MCDL retains an in-house construction engineer to guide and assist the tenants through the construction or remodel process of their office space and provides these services at no additional cost to the tenant.
Cosmetic Changes to the Office
Invariably, over time, tenants will decide to upgrade or improve the interior of their suite. For example, one may decide to replace carpet, paint or add wall covering. If contemplating any of these changes, it is important that you first call our in-house construction engineer at ext. 7309 or (972) 566-7309 or the “hotline” at ext. 5555 or (972) 566-5555 and you will be transferred to the construction engineer. The MCDL staff will assist you in planning and completing these alterations in an efficient manner, with minimum disruption to you and to your neighboring tenants.
Adding Equipment to the Office
When adding certain heavy power consumption equipment or heat-generating equipment within the office, additional electrical or plumbing connections may be necessary. Additionally, the location of very heavy equipment may need to be evaluated by MCDL. Therefore, it is important that you first call our in-house construction engineer at ext. 7309 or (972) 566-7309 or the “hotline” at ext. 5555 or (972) 566-5555 and you will be transferred to the construction engineer. If there is insufficient power available to your floor for high power consumption equipment, you may have costs associated with getting the power to your suite. There may also be an electrical surcharge for high energy consuming equipment.
Remodel / Construction
Occasionally, physicians decide to alter the design of their suites in order to better accommodate their practice. For example, a physician may determine that the waiting room is too small, or that additional examination / treatment rooms are needed. The MCDL in-house designer will meet with the physician practice and assist them in this planning process and subsequently provide “space plans” to meet the needs of the physician practice. Sometimes a tenant elects to secure the service of an interior designer by which to assist in the “finish schedule”. If these services are needed, the tenant is encouraged to employ them before completion of the drawings. Subsequently, after the tenant has approved the space plan, the following will occur:
- A set of architectural drawings will be completed either by MCDL’s in-house designer or, if “shell” space, by an independent architectural firm. This process usually takes about 2-3 weeks.
- Plan review to seek approval from TDLR Agency (Texas Department of Licensing and Regulation) for code compliance.
- After the architectural drawings are completed, a bid meeting is scheduled with the tenant, the general contractors bidding the project, and MCDL staff. It is recommended that tenants select 3 contractors in order to secure the most competitive bid.
- MCDL will identify independent contractors that routinely bid construction work at Medical City and for which tenant can select a number of contractors to provide a bid. Should tenants want other independent contractors, they must meet requirements of: insurance, bondability, length of time in business, business history, etc.
- When bids are received, they are opened and reviewed in a “closed bid” meeting with the tenant and MCDL staff.
- The tenant selects a contractor and construction commences. The usual time frame for securing a bid for a typical office remodel is approximately 10 days and the usual time frame for most construction is 75 - 90 days.
- The usual time frame for construction of a “shell” space is approximately 90 - 120 days.
- During the time the office construction is underway, ongoing “construction progress meetings” are held with the tenant, contractor, interior designer and MCDL staff.
- Prior to moving in and after the final inspection of the space, a Certificate of Occupancy by the City of Dallas is issued. Also before move-in, the tenant and MCDL will prepare a “punch” list of any remaining items for the contractor to complete. These may be completed before or after the tenant occupies their office.
Warranties & Repairs:
- Any new plumbing, electrical and HVAC products, doors, cabinets, hardware, ceilings, etc., together with their installation, carry a one-year warranty from the general contractor.
- When occupying an office that has been previously used by another tenant, any repairs to the existing leasehold improvements may be made by a general contractor, but will not necessarily be warranted by the general contractor as with newly constructed improvements. If full warranty is desired, new equipment or products should be specified during the planning process.
- MCDL will repair any problems associated with the building’s main distribution sources for plumbing, electrical, and HVAC systems. This includes vertical plumbing sewer mains, main vertical water distribution systems, main building electrical panels, and main trunk ducts for HVAC systems. However, tenant requirements for upgrades to these services or problems with connections from their space to these main sources, will be at the expense of the tenant.
Definitions
- “Space Plan” - A plan showing how the rooms would be arranged in the space, which would include location of plumbing devices and cabinets.
- “Finish Schedule” - Items that are necessary for the completion of the architectural drawings, which include selections for: hardware, paint, wall coverings, floor coverings, lighting selections and countertops.
- “Leasehold improvements” - Any product attached to the Landlord’s building, including but not limited to: walls, doors, lighting, cabinets, flooring, plumbing and ceiling material.
- “Shell” Space - Space that has no walls, ceilings, lights and/or bare of any improvements.
- “Closed Bid” - Whereby each contractor simultaneously submits their construction bid in a sealed envelope and subsequently the tenant opens.
- “Construction Progress Meetings” - Meetings held on a periodic basis by which to discuss the progress of construction, identify any potential changes, verify schedules and completion times, etc.
- “Punch” List - Items of minor construction that may be completed before or after the tenant takes occupancy.
CERTIFICATE OF OCCUPANCY REQUIREMENTS
Before a tenant takes occupancy of an existing or second-generation space and without any construction modification to the space, the City of Dallas requires the tenant to obtain a Certificate of Occupancy. At such time, the City of Dallas will require the tenant to comply with all existing Dallas Code Upgrades, such as fire alarms, exit signage, emergency lighting, etc. Upon such compliance, a tenant will be issued a Certificate of Occupancy and thus be allowed to occupy the premises.
Before a tenant occupies a newly constructed “shell” space, the tenant must not only meet the City of Dallas codes, but also meet federal and state codes, such as the Texas Accessibility Standards. The City of Dallas will then issue a Certificate of Occupancy and the tenant will be allowed to occupy the premises.
The staff of MCDL will inform you of these codes so they can be incorporated in the planning for your new office.
BUILDING INSPECTIONS
Each year, an Inspector from the Dallas City Fire Marshal’s office inspects MCDL’s facilities for potential fire hazards. The Fire Marshal will confirm (i) that all fire exit signs are present in the building corridors and common areas, mounted in the correct location and are operable; (ii) that fire extinguishers have been tested and are working properly; and (iii) that the fire alarm system is functioning properly.
In addition, the Fire Inspector will also ask to inspect select tenant office suites for potential fire hazards. Typically, they will look for such deficiencies as flammable tanks that are not properly secured, furniture or equipment that may be blocking fire exit corridors, or supplies which are stored above the fire sprinkler heads. You will be notified well in advance of these inspections. However, maintaining a high degree of fire safety in your suite at all times will ensure a favorable inspection.
