Specifications include, but are not limited to:. The Landlord’s Services in § B-1 describe the services that the Landlord must provide to the Tenant under the Commonwealth Office Lease. The Landlord’s Services, with any modifications agreed to by the Commonwealth based on the selected proposal, will be incorporated into the Lease. The proposer must clearly identify in the proposal each proposed modification so that DCAMM, in consultation with the User Agency, can take this into account in evaluating the proposal. Conditional selection of a proposal may include a requirement that the proposer withdraw a proposed modification. The Landlord’s Improvements in § B-2 describe the improvements that Landlord must provide to Tenant under the Commonwealth Office Lease. The Landlord’s Improvements, with any modifications agreed to by the Commonwealth based on the selected proposal, will be incorporated into the Lease. The proposer must clearly identify in the proposal each proposed modification so that DCAMM, in consultation with the User Agency, can take this into account in evaluating the proposal. Conditional selection of a proposal may include a requirement that the proposer withdraw a proposed modification. DCAMM encourages proposers to suggest ways to use existing or less costly improvements to meet the needs of the User Agency and to submit alternative proposals that meet the needs of the User Agency in a better or more cost-effective manner. DCAMM’s intention is to provide a clear basis for determining whether proposals are acceptable and comparable while also making it possible to take advantage of useful and cost-effective alternatives. LANDLORD’S SERVICES Hours of Operation: The User Agency’s Hours of Operation are from 8:30 a.m. to 5:00 p.m. Monday through Friday except state holidays. Utilities: Landlord must ensure the delivery of the following utility services to the Building and Premises: (1) water, sewer, gas, fuel, and electricity, (2) heating, ventilation, and air-conditioning (HVAC), (3) all common-area lighting, and (4) power for the User Agency’s office equipment and lighting within the Premises. During the Hours of Operation, Landlord must ensure that HVAC is available and properly operating and functioning throughout the Premises and Landlord must maintain the temperature within 70º and 74 Fahrenheit in the wintertime and within 72º and 76 Fahrenheit in the summertime. In the Main Distribution Frame (MDF), and Intermediate Distribution Frames (IDFs), if any, Landlord must maintain the temperature at no more than 70º Fahrenheit 24/7. Maintenance of Premises, Appurtenant Areas, and Building: Landlord must provide the continuous maintenance and repair services needed to maintain the Premises, appurtenant areas, systems, equipment, and the Building in good repair and tenantable condition. Landlord must provide Material Safety Data Sheets for all products used on-site. Landlord must keep the Building and appurtenant areas clean and free from litter and from pests, through implementation of an Integrated Pest Management program. Landlord must maintain common pedestrian walkways and landscaped areas. Landlord must remove snow and ice from all entrances, exits, sidewalks, and parking areas before the Hours of Operation and during such hours if snow, ice, or both accumulate. Landlord must use environmentally preferable ice-melt and sand as necessary to ensure safety. Landlord must supply, install, and maintain entry mats at all Building entrances. Landlord must maintain and repair the Building envelope and systems including, by way of example and not limitation, roofs, windows, floors and floor covering, walls and wall coverings, ceilings, locks, life-safety systems and fire-protection equipment, lighting fixtures and lamps, and all mechanical, electrical, and plumbing systems serving the Building and the Premises. Landlord must service heating, ventilating, and air-conditioning equipment in accordance with the manufacturer’s recommendations and must replace filters quarterly or more often if indicated or dictated by local conditions or by the manufacturer’s recommendations. Landlord must maintain the heating, ventilating, and air-conditioning equipment so that the indoor air quality is consistent with each IAQ Standard/Guideline identified in the table under Initial Indoor Air Quality Testing in § B-1. Landlord must replace worn or damaged ceiling tiles and floor coverings with equal or better goods and must repair and repaint worn or damaged wall surfaces in the Premises. If the Term of Lease is ten years, or if the original Term of Lease is extended to ten years, Landlord must repaint all rooms listed under Meeting Areas and Client Service Area in the SAFS in § B-3 at the beginning of the fourth and the seventh year of the Lease Term in accordance with the specifications in § B-2, and Landlord must re-carpet all carpeted rooms in the Client Service Area and Meeting Areas and the circulation areas leading to or from the Client Service Area to the Staff Areas at the beginning of the sixth year of the Lease Term in accordance with the Specifications in § B-2. Landlord must repaint all other painted surfaces within the Premises at the beginning of the fifth year of the Lease Term in accordance with the Specifications in § B-2. Landlord is responsible for moving and returning furniture as necessary to accomplish painting and re-carpeting. The User Agency may waive this requirement in writing for certain rooms, or where protective wall covering is provided and installed. Maintenance and Repair of Landlord-Provided Systems Furniture (LL- Wkstn): At Tenant’s cost, Landlord must provide the continuous maintenance and repair services needed to maintain all parts and components of the Landlord-Provided Modular Systems Furniture described in § B-2 in good repair and usable condition, in accordance with the manufacturer’s recommendations for the maintenance and care of the workstations. Reconfiguration Services for Landlord-Provided Systems Furniture (LL- Wkstn): At Tenant’s cost, Landlord must provide reconfiguration services for Landlord-Provided Modular Systems Furniture, as requested by Tenant. Building Security and Access: Landlord must enable authorized employees of the User Agency to access the Premises at any time (24/7). Landlord may enable such access via security guards, a master key, an electronic card, or a similar restrictive entry system. Landlord must provide, maintain and service all the security systems and security systems components described in § B-2. For the intrusion alarm system and the water detection and temperature and humidity monitoring systems in the MDF and IDFs, Landlord must provide a 24/7 alarm monitoring service to alert Landlord’s property manager and User Agency of an alarm. Reverse Osmosis System for the Premises: Landlord must provide, maintain and service, at Landlord’s sole cost and expense, a reverse osmosis filtration system and the number of Points of Use (POUs) stated in the SAFS in § B-3. Each POU shall dispense both hot and cold water. In addition, Landlord must install and maintain a 3’ x 3’ section of Resilient Floor Tile (RTF) under each POU. Janitorial Services: Landlord must provide the janitorial services of a professional cleaning-service company that consistently, adequately, and sufficiently supervises the employees of such company and ensures that standard office-cleaning practices are followed and performed at all times. Landlord must require such company to carry comprehensive liability insurance for not less than $2,000,000 combined single limit, and Workers’ Compensation insurance covering all persons employed by such company in the Building and appurtenant areas, issued by a carrier or carriers qualified to conduct business in Massachusetts, and naming the Commonwealth of Massachusetts as an additional insured. Landlord must provide Material Safety Data Sheets for all cleaning products used on-site to Tenant and User Agency. Services include: Daily: Throughout the Premises, clean and sanitize all work surfaces of all modular workstations, and of all individual offices. Empty all waste baskets; remove trash; wash and clean all fixtures, counters, and floors in all restrooms, in each Staff Support Room, and in the Mothers Room; replenish paper and soap and hand-sanitizing products in all restrooms, and supply and replace all liners for all waste and sanitary napkin receptacles; replenish paper and hand-sanitizing products in the Restrooms, Mothers’ Room and in each Staff Support Room; sweep or dry-mop uncarpeted floors (including entrances, lobbies, and corridors); vacuum carpeting with HEPA-filter vacuum; clean drinking fountains and H20 points of use. Weekly: Wash all uncarpeted floors, clean and sanitize all furniture and all horizontal surfaces, including, by way of example and not limitation, fixtures, blinds, window sills, and convection units; buff uncarpeted floors; clean all door-entry window glass, visual-glass panels on room doors, all glass sidelights, all office visual-glass panels, and all modular-furniture glass panels. Quarterly: Strip, wax, and buff uncarpeted floors; vacuum air diffusers and return grilles. Semi-Annually: Clean carpet using a cleaning method consistent with the carpet manufacturer’s instructions; wash windows (inside and outside); damp-wash air diffusers, return grilles, and surrounding walls and ceilings. Annually: Wash blinds; dust all high surfaces. As Needed: Supply and replenish all paper and soap and hand-sanitizing products in restrooms; supply and replace paper towels in the Mothers Room and in each Staff Support Room, supply and replace all liners for all waste and sanitary napkin receptacles; exterminate pests; spot-clean carpets. Recyclables Collection: Landlord must provide recycling receptacles for paper in each office and at each workstation, and Landlord must empty the receptacles as needed, but not less than once per week, into Landlord-provided recycling bins for recycling by Landlord. In addition, Landlord must provide the User Agency with recycling services for, at a minimum, delivery pallets, cardboard, glass, and recyclable plastic and metals. Cleaning Products and Methods, Hand Soap and Paper Supplies: Landlord and Landlord’s professional cleaning-service company must use environmentally preferable cleaning products and methods, provide hand soap with bio-based ingredients in the restrooms, and supply paper products with post-consumer waste recycled content. Additional Janitorial Services during the Term: From time to time, by agreement between Tenant and Landlord, Landlord may be required to perform additional janitorial services or increase the frequency of the services described above. Preparation for Occupancy by Tenant: Before Tenant occupies the Premises, Landlord must perform, or Landlord must cause Landlord’s professional cleaning-service company to perform, a comprehensive cleaning of the Premises including, by way of example and not limitation: vacuum and wash all horizontal surfaces (including, by way of example and not limitation, soffits, window sills, counters, work surfaces, interiors of millwork cabinets installed by Landlord); wash, wax, and buff all uncarpeted floors; vacuum all carpeting with HEPA-filter vacuums; and wash windows inside and outside. In addition, Landlord must verify that all ductwork has been cleaned, all grilles have been washed, and all temporary filters have been replaced, as specified in § B-2.7 Ventilation. Initial Indoor Air Quality Testing: Within 30 days after the Date of Occupancy, Landlord must conduct initial indoor air quality testing (Initial IAQ Testing) of the Premises using a Certified Industrial Hygienist approved by Tenant. Initial IAQ Testing must include, without limitation, direct-reading measurements of temperature, relative humidity, carbon dioxide, carbon monoxide, airborne particulates, and volatile organic compounds in a representative sampling of the Premises that demonstrates results consistent with those identified below, and a moisture survey of readily accessible porous building materials in areas where water is or is likely to be present. Material Measured IAQ Standard/Guideline Source Carbon dioxide 800 ppm MA DPH Carbon monoxide Less than or equal to outdoor concentrations MA DPH Particulate in air .035mg/m3 US EPA VOCs Less than or equal to outdoor concentrations MA DPH Landlord must deliver to Tenant and User Agency a written report (the Initial IAQ Report) of the results of the Initial IAQ Testing. If the Initial IAQ Report identifies any deficiencies in the indoor air quality or HVAC system of the Premises or Building, Landlord and Tenant must establish a schedule to remedy the deficiencies and Landlord, at Landlord’s sole cost and expense, must immediately commence such remediation and pursue it diligently to completion. Upon completion of this remediation, Landlord must undertake additional IAQ Testing and must deliver to Tenant and User Agency a written report of the results of the additional IAQ Testing that demonstrates that the deficiencies have been remediated. Indoor Air Quality Testing During Lease Term: Within 30 days after receipt of a written request from Tenant, once during lease years 1 – 5 and again once during lease years 6 – 10 if the Term of Lease is ten years or if the original Term of Lease is extended to ten years, Landlord must conduct, at Landlord’s sole cost and expense, indoor air quality testing (IAQ Testing) of the Premises using a Certified Industrial Hygienist approved by Tenant. IAQ Testing must demonstrate results consistent with those identified above. Landlord must deliver to Tenant and User Agency a written report (the IAQ Report) of the results of the IAQ Testing. If the IAQ Report identifies any deficiencies in the indoor air quality or HVAC system of the Premises or Building, Landlord and Tenant must establish a schedule to remedy the deficiencies and Landlord, at Landlord’s sole cost and expense, must immediately commence such remediation and pursue it diligently to completion. Upon completion of this remediation, Landlord must undertake additional IAQ Testing and must deliver to Tenant and User Agency a written report of the results of the additional IAQ Testing that demonstrates that the deficiencies have been remediated. Re-Balancing of HVAC System During Lease Term: If the Term of Lease is more than five years or if the original Term of Lease is extended beyond five years, Landlord, at Landlord’s sole cost and expense, must rebalance the HVAC system at the beginning of lease year 6 and Landlord must provide Tenant with a registered engineer’s certification that the air distribution is properly balanced in accordance with the design intent as set forth in the approved Working Drawings, along with a copy of the supporting balancing report not later than ninety days following the beginning of lease year 6. Landlord must correct identified deficiencies. Professional Design Services: Promptly following selection of its proposal, the selected proposer must provide professional design services to the User Agency to complete the Schematic Space Plan of the Premises that will be incorporated into and made part of the Lease as Exhibit B.
