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Construction works of the office building Laeva Str. 2, Tallinn and the description of the technical systems.

Prior to the transfer of the commercial space, the Lessor shall carry out construction and preparation works for the Lessee, in the following volume and extent (the retail prices below are net of VAT):

1. The spaces specified in Annex 1 to the Contract shall be prepared as a commercial space.
2. Exterior openings and exterior walls – glass facade with aluminium profiles (triple outer glass).
3. Interior openings – glass metal exterior doors, veneered interior doors with wood frame, or MDF doors, or painted wood interior doors.
4. Non-load bearing partition walls – metal frame gypsum board walls (118mm), in accordance with the volume specified in the construction design project. In shafts and technical areas– light block walls 100/150/200/250 mm in accordance with volume specified in the construction design project.
5. Columns and load-bearing walls – reinforced concrete columns are used as the vertical load-bearing structures of the building. Load-bearing walls are made of reinforced concrete.

1.1 Commercial space.

Floor: Carpeting, price 18€/m2.
Wall: Smoothed, plastered, painted.
Postid: Smoothed, plastered, painted.
Ceiling: Module suspended ceiling600x600mm,T-lath(e.g. ECOPHON, Harmony) and smooth gypsum ceiling boards. The scope of each type of ceiling usage according to the volume specified in the project. The module suspended ceiling price is€ 11.5/m2.
Wall base: MDF
Doors: Wooden door with veneer or laminate covering.

1.2 Toilet facilities

Floor: Ceramic tile 600×600 mm. Price 16€/m2.
Wall: Wall Plate 150×150 mm. Price€ 12.3/m2.
Ceiling: Paintedgypsum boards.
Mirror: In all sanitary rooms, near the sink, according to the size of the room.
Sanitary wares: Gustavsberg Logic

1.3 Cleaning and support facilities

Floor: Ceramic tile 100×100 mm. Price 9.5 €/m2.
Wall: Ceramic tiles 100×100 mm. Price 9.5 €/m2.
Ceiling: Gypsum board covered ceiling.

1.4 Parking

Floor: Covered with surface hardener (e.g. MASTERTOP).
Wall: Protective concrete coating.
Ceiling: Concrete.
Doors: Insulated rising gates.
Other: Parking spaces marked by lines on the floor.

1) Presented above are the unit prices of the materials, which include the cost of materials and do not include the cost of labour.

2) The prices shown are retail prices, to which VAT shall be added.

2. Heating

2. The source of heat supply in the building is district heating thermal junction. The following subsystems located in the building are provided with heat:

- Radiator heating;
- heated floors;
- building ventilation heat exchangers;
- water heating;

The building is mainly designed with radiator/convector heating. The underground car park is heated with a ventilation system. Ground-floor business premises are equipped with heated floors.

The radiator/heat output in the offices, retail spaces and catering facilities is regulated by controllers in the heating/ cooling rooms and motor-operated valves. In other public areas– by self-controlled thermostatic valves.

On the ground floor, at the main entrance, there will be warm air curtains.

3. Ventilation

3. Commercial and office space ventilation has been resolved through the use of mechanical inflow and outflow systems. Air exchange is designed in accordance with the standards EVS845-1:2004, EVS845-2:2004 and EVS 845-3:2004, according to which the intended ventilation in the office space is at least 1.5 l/sperm2 of floor space, in meeting rooms at least 4.3 l/sperm2 of floor space, in commercial premises (the system’s automatics ensure the necessary quantities of air depending on the number of people and the CO2 content in the air) at least 2.5 l/sperm2 of floor space. There are no designated smoking rooms in the building.

The building’s ventilation systems are designed to ensure that their work is carried out according to the work load of rooms and the appropriate climate parameters are ensured.

4. Cooling

The station supplying cooling to the building, consisting of one or two chillers, is located in the technical room in the basement of the building or on the roof.
The cooling of the ground floor commercial properties is designed with cooling ventilation air and ceiling fan-coils.
Cooling output power adjustment is designed in accordance with the room; with the aid of heating/cooling room controllers controlling electric valves and “fancoils”.
The intended interior temperatures:

Staircase/corridors: not controlled in the summer in winter +20 +/- 2,0
sanitary installations: not controlled in the summer in winter +20 +/- 2,0
offices: in summer +24 +/- 1.5 in winter +20 +/- 2,0
ground floor commercial space: in summer +24 +/- 1.5 in winter +19 +/- 3,0
Underground car park: not controlled in the summer in winter +5

5. Water supply, sewerage

5. Water shall be supplied by the AS Tallinna Vesi water pipeline.
There is one primary water measurement unit in the building, and there are subunits for measuring the water consumption of each individual commercial and office space.
There is a fire hydrant system planned throughout the building. In the car park a sprinkler system is planned.
Wastewaters are diverted into the street pipeline of AS Tallinna Vesi.

6. Automation

6. KVVKJ systems in the building are controlled by local control centres, which are connected to the central computer of the building’s management.

7. Electricity supply

 The switchboard and uninterruptible power supply installation option.

Each lease space shall be provided with an on-site distribution board, located in a separate room with low-current rack-equipment and UPS device. For the uninterruptible power supply to the commercial and office spaces, offices, servers, computers, and so on, the UPS device can be installed. For this reason sections have been created in the distribution boards of each office space for the UPS device to be connected. The Lessee buys and installs the UPS, if needed.

Electrical system accounting

For each individual leased space there will be an electricity meter. The meters are located in the distribution boards for each floor. Electricity meters are equipped with a local network reader, which allows the administrator to read the meters from a central computer. All the meters are two-tariff.

Power supply at work stations

In offices and rented premises, the socket cables shall be put in mounting boxes, with the strong and weak current being separated by a partition.

In commercial and office spaces, for each work station there will be 4 +2 sockets, 2 of them connected to the UPS power option. Secretarial work stations and meeting rooms will have 6 +2 sockets. Cleaning sockets will be located under the lighting switches in specific individual rooms and in the halls at a distance of ~ 10m.


Lighting systems design is based on EVS-EN 12464-1:2003 “Light and lighting – Lighting of work places”, which as signs technical lighting parameters for the following rooms:

Room average illumination frequency Em (lx) UGR colour rendering Ra
Corridors 100 28 80
Stairwells 150 25 80
WC 200 25 80
Technical rooms 200 25 80
Office space 500 19 80
Commercial (general lightning) 300 22 80

Mainly low-pressure fluorescent or compact fluorescent lamp luminaries are used, with lighting equipped with compensation devices.
For general lightning in the offices, low glow optic luminaries are used. In warehouses and technical rooms – closed (with dome) lights are used.
Adverse health effects from pulsed lighting (flicker) shall be reduced by the use of low pressure lamps with electronic devices in permanent work places.

8. Low voltage systems

Automatic fire detection and fire alarm system

The automatic fire detection and fire alarm system will be integrated in the building as a single electronic surveillance and monitoring system. The automatic fire detection and fire alarm system is intended to detect fire in the controlled area at the earliest possible stage and to give notice thereof by indicating the area of the detection, and to detect the faults that are threatening the operation of the system, giving a notice thereof.

All areas of the building (except for the special cases specified in the normative documents) are equipped with fire detectors. Mainly optical smoke detectors are used on the floors of the building. In those areas where the use of smoke detectors is impractical or impossible, a special type of fire detector, equipped with temperature sensors, shall be used.

Security and alarm system(AVS)

The security and alarm system will be integrated into the building as a single electronic surveillance and monitoring system. The security and alarm system is intended to detect unauthorised entry into a secured area, to fix the location of the intruder as accurately as possible and immediately inform authorized security personnel of the intrusion.

Each office and commercial space has its own alarm. Arming is generally conducted with a keypad, which shall be provided for each staircase and the ground floor lobby.

All rooms accessible through windows, as well as high security rooms, shall be equipped with passive infrared motion detectors (IR). On the outer perimeter of the ground floor of the building there will be acoustic glass break detectors. These detectors shall also be installed on terraces, balconies and similar easy-to-reach are as allowing access through windows and glass elements.

Access Detection Control System (LPS)

The system is intended to ensure access by authorized persons in the building through access controlling doors, according to the extent of the authorisations as signed to them before hand, and to prevent access by unauthorized persons. A passage control system shall be installed a tall perimeter doors to the building, on the floor doors, commercial spaces doors, office entrance doors and doors to the building’s technical rooms.

Access detection control system equipped doors can be opened via the card reader located next to the door. Remote card readers shall be used as the card readers.

The rear entrance to the stairwell of the building shall be equipped with an on-door speakerphone and key lock. The on-door speakerphone is intended to function as a phone- network based. The door phone allows for the opening of the door though the phone network.

Entrance to the parking level shall been abled with the rising gate integrated into the access control system. Card readers permitting ease of use shall be installed at the entrance and exit to the parking garage.

Video Surveillance System

The video surveillance system monitors the building’s car park and lobby and, where appropriate, publicly used spaces. To monitor the main entrance and reception, the cameras are installed in the lobby. Mainly high-resolution colour cameras are used.

Communication networks

An integrated telephone and computer network or telecommunications network shall be installed in the office premises. The network is created pursuant to category 6 terms and conditions, with a central point in the corresponding distribution board of the commercial space, using RJ45 category 6 interfaces and panels. For computer and telephone communications at each work station there shall be installed a double socket 2xRJ45. In the secretarial work station there shall be double volume communication equipment (2x2xRJ45). In the meeting room, equipment for a single work station is prescribed. Sockets shall be enclosed in the boxes.

Television reception points shall be mainly located in meeting rooms and rest areas.


Weak and strong flow equipment shall be installed and purchased by the Lessee.

9. Other equipment

For the office and commercial properties, mailboxes made of stainless steel in the A3 format shall be installed.
The office and commercial space lessees shall purchase all furnishings (including furniture, etc.) themselves.
For the purpose of cleaning the building’s façade, bollards shall be installed on the roof, to which the wire ropes of facade cleaners shall then be attached.