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This Commercial Subcontract Agreement ("Agreement") is entered into as of October 1, 2026, by and between Prime General Contracting Partners LLC ("Contractor") and Commercial Trade Solutions LLC ("Subcontractor").
Subcontractor shall furnish all labor, materials, equipment, supervision, and tools necessary to complete the specified trade work described in the attached Bid Proposal and Contract Drawings, adhering strictly to CSI MasterFormat specifications, local municipal building codes, and manufacturer installation guidelines. Work shall be performed in a good and workmanlike manner.
Contractor shall pay Subcontractor the agreed Lump Sum Contract Price in monthly progress payments based upon the percentage of work satisfactorily completed, less a standard 10% retainage. Retainage shall be reduced to 5% upon 50% completion, and released in full within thirty (30) days following substantial completion, punch list sign-off, and delivery of final lien waivers.
Contractor shall remit progress payments to Subcontractor within seven (7) calendar days of receipt of payment from the Project Owner. Unexcused late payments shall accrue statutory interest per applicable state commercial prompt payment statutes.
No alterations, additions, or deletions shall be executed without an authorized, written Change Order signed by both Contractor and Subcontractor specifying price adjustments and schedule modifications. Subcontractor shall give prompt written notice within forty-eight (48) hours upon discovery of concealed or unforeseen subsurface/structural conditions.
Subcontractor shall maintain throughout the duration of the project: (a) Statutory Workers' Compensation Insurance ($1,000,000 limit); (b) Commercial General Liability Insurance ($1,000,000 per occurrence / $2,000,000 aggregate) naming Contractor as Additional Insured on a primary and non-contributory basis; (c) Commercial Auto Liability ($1,000,000 combined single limit). Subcontractor shall strictly comply with all Federal OSHA 30 standards.
Subcontractor warrants all workmanship against defects for a period of one (1) full year from the date of substantial completion. Subcontractor shall promptly correct defective workmanship at its sole expense upon written notification by Contractor.
On receipt by the undersigned Claimant of a check in the amount of $28,500.00 payable to Claimant, and when the check has been properly endorsed and has been paid by the bank on which it is drawn, this document becomes effective to release any mechanic's lien right, any right arising from a payment bond, and any claim under a construction invoice for labor, services, equipment, or materials furnished through the Through Date specified below.
The Contract is hereby changed and modified as follows (attach detailed subcontractor breakdown, RFI reference, and supplier quotes as Exhibit A):
| Original Contract Sum: | $148,000.00 |
| Net change by previously authorized Change Orders: | $0.00 |
| The Contract Sum prior to this Change Order was: | $148,000.00 |
| The Contract Sum will be INCREASED by this Change Order in the amount of: | +$16,450.00 |
| The new Contract Sum including this Change Order will be: | $164,450.00 |
NOTE: This Change Order constitutes full, complete, and final settlement and accord for all direct, indirect, delay, impact, disruption, and overhead costs arising out of or related to the changed work described herein. Upon mutual execution, this document becomes an integral part of the Contract.
The Work performed under this Contract has been reviewed and inspected by the Prime Contractor and Subcontractor and is certified to be substantially complete in accordance with the Contract Documents. The designated Work is sufficiently complete so that the Owner can occupy, operate, and utilize the Work for its fully intended commercial use.
The statutory One-Year Workmanship & Equipment Warranty Period commences on the Date of Substantial Completion established above. The failure to include any item on the punch list does not alter the Subcontractor's obligation to complete all Contract Work.
PLEASE TAKE NOTICE that the undersigned trade contractor/material supplier has begun or will begin providing labor, materials, equipment, or services for the improvement of the real property designated above.
STATUTORY WARNING: This is NOT a lien, cloud on title, or reflection on the contractor’s credit. It is a statutory notice required by law for the preservation of rights to record a mechanic’s or materialman’s lien in the event of non-payment. If you have questions regarding this notice or require lien waivers with progress billings, contact the undersigned promptly.
The undersigned Contractor certifies that to the best of their knowledge, information and belief the Work covered by this Application for Payment has been completed in accordance with the Contract Documents, that all amounts have been paid for Work for which previous Certificates for Payment were issued, and that current payment shown herein is now due.
In accordance with the Contract Documents, based on on-site observations and the data comprising this application, the Architect certifies to the Owner that to the best of the Architect's knowledge the Work has progressed as indicated, the quality of the Work is in accordance with Contract Documents, and the Contractor is entitled to payment of the AMOUNT CERTIFIED.
| CSI Trade Division | Subcontractor Firm Name | Headcount | Hrs/Worker | Total Hours | Primary Scope / Location Today |
|---|---|---|---|---|---|
| Div 23 Mechanical | Apex Mechanical & Energy Contractors | 10 | 8.0 | 80.0 | Rigged 2x VRF Condensers on Roof; Welded Level 3 chilled water headers |
| Div 26 Electrical & Solar | Lone Star Commercial Electric LLC | 12 | 8.0 | 96.0 | 480V 3-phase feeder rough-in to mechanical room; PV inverter conduits |
| Div 07 Roofing / Envelope | Pinnacle Commercial Roofing Group | 8 | 8.0 | 64.0 | 60-mil TPO membrane welding around curb penetrations & parapet flashings |
| Div 03 Concrete & Civil | Texan Structural Concrete Solutions | 6 | 8.0 | 48.0 | Poured exterior transformer equipment pads & bollard footing embeds |
| TOTAL DAILY JOBSITE HEADCOUNT & MAN-HOURS | 36 Men | - | 288.0 Hrs | Zero overtime authorized; standard productive shift | |
|
ACORD™ CERTIFICATE OF LIABILITY INSURANCE
|
DATE (MM/DD/YYYY): 09/14/2026 |
|
PRODUCER / BROKERAGE:
Aon Risk Insurance Services West, Inc.
2001 Ross Avenue, Suite 3800, Dallas, TX 75201 Contact: (Direct Surety Broker) | Phone: (Your Direct Estimating Line) | Email: estimating@yourcompany.com |
INSURERS AFFORDING COVERAGE:
INSURER A: Travelers Property Casualty Co of America (NAIC 25674)
INSURER B: Liberty Mutual Insurance Company (NAIC 23043) INSURER C: Zurich American Insurance Company (NAIC 16535) INSURER D: Texas Mutual Insurance Company (NAIC 22945) |
|
NAMED INSURED (TRADE SUBCONTRACTOR):
Apex Mechanical & Clean Energy Solutions, LLC
4850 Industrial Parkway, Suite 300, Dallas, TX 75201 • State License: TACLA-884920E |
|
| LTR | TYPE OF INSURANCE | ADDL INSR | WVD SUBR | POLICY NUMBER | POLICY EFF (MM/DD/YYYY) | POLICY EXP (MM/DD/YYYY) | LIMITS |
|---|---|---|---|---|---|---|---|
| A |
COMMERCIAL GENERAL LIABILITY [X] Commercial General Liability [X] Occurrence Basis GEN'L AGGREGATE LIMIT APPLIES PER: [X] PROJECT [ ] POLICY [ ] LOC |
Y | Y | GL-984102-TX | 01/01/2026 | 01/01/2027 |
EACH OCCURRENCE: $1,000,000 DAMAGE TO RENTED: $300,000 MED EXP (Any person): $10,000 PERSONAL & ADV INJ: $1,000,000 GENERAL AGGREGATE: $2,000,000 PRODUCTS-COMP/OP AGG: $2,000,000 |
| B |
AUTOMOBILE LIABILITY [X] Any Auto [X] All Owned, Hired & Non-Owned Autos |
Y | Y | CA-481902-TX | 01/01/2026 | 01/01/2027 | COMBINED SINGLE LIMIT (Ea accident): $1,000,000 |
| C |
UMBRELLA / EXCESS LIABILITY [X] Occurrence Basis [X] Following Form CGL / Auto / WC Retention / Deductible: $10,000 |
Y | Y | UL-771920-TX | 01/01/2026 | 01/01/2027 |
EACH OCCURRENCE: $5,000,000 AGGREGATE: $5,000,000 |
| D |
WORKERS COMPENSATION & EMPLOYERS' LIABILITY [X] WC Statutory Limits (Texas) Officers / Principals Excluded? [ ] Yes [X] No |
N/A | Y | WC-552910-TX | 01/01/2026 | 01/01/2027 |
E.L. EACH ACCIDENT: $1,000,000 E.L. DISEASE - EA EMPL: $1,000,000 E.L. DISEASE - POLICY: $1,000,000 |
|
DESCRIPTION OF OPERATIONS / LOCATIONS / VEHICLES / SPECIAL PROVISIONS (Mandatory Contractual Endorsement Language):
PROJECT: All Commercial Construction Operations, Installation & Retrofit Works of the Named Insured.
General Contractor, Project Owner, and their parent corporations, subsidiaries, officers, directors, and employees are named as ADDITIONAL INSUREDS on a PRIMARY AND NON-CONTRIBUTORY basis with respect to General Liability (ISO forms CG 20 10 04 13 for ongoing operations and CG 20 37 04 13 for completed operations, or manuscript equivalent) and Automobile Liability. A WAIVER OF SUBROGATION applies in favor of the Additional Insureds on General Liability (CG 24 04), Automobile Liability (CA 04 44), and Workers' Compensation (WC 00 03 13) where permitted by applicable state law and required by written contract executed prior to loss. NOTICE OF CANCELLATION: Thirty (30) days advance written notice of cancellation, non-renewal, or material change shall be delivered to Certificate Holder (10 days for non-payment of premium). |
|
CERTIFICATE HOLDER:
Turner Construction Company / Project Owner
Attn: Subcontract Risk & Compliance Dept 2001 Ross Avenue, Suite 2400, Dallas, TX 75201 Email: dallas.compliance@tcco.com |
AUTHORIZED REPRESENTATIVE:
Marcus Sterling, CIC, CRM
AUTHORIZED INSURANCE BROKER SIGNATURE
|
| PO Number | Item / Equipment Description | Delivery Schedule | Net Purchase Sum |
|---|---|---|---|
| PO-APEX-8849-01 | 2x Daikin Magnetic Bearing Chillers (600 Tons Total) | Oct 15, 2026 | $485,000.00 |
| PO-APEX-8849-02 | 4x Greenheck Total Enthalpy DOAS Make-Up Air Units | Nov 01, 2026 | $210,000.00 |
| TOTAL AUTHORIZED JOINT CHECK SUM: | $695,000.00 | ||
| Item # | Copies / Format | Manufacturer / Author | Description of Drawing, Product Data or Sample |
|---|---|---|---|
| 01 | 1x Electronic PDF | Multistack / Carrier | Product Data: 400-Ton 4-Pipe Simultaneous Heat Recovery Chiller-Heater Cut Sheets |
| 02 | 1x Electronic PDF | Apex Engineering | Shop Drawing: Equipment Pad Dimension, Inertia Base & Seismic Spring Isolator Details |
| 03 | 1x Electronic PDF | Tridium Niagara N4 | Controls Submittal: BACnet/IP Points List, Sequences & Wiring Diagrams |
| A ITEM |
B DESCRIPTION OF WORK |
C SCHEDULED VALUE |
D WORK PREV COMPLETED |
E WORK THIS PERIOD |
F STORED MATERIALS |
G TOTAL COMPL & STORED (D+E+F) |
H % (G/C) |
I BALANCE TO FINISH (C-G) |
J RETAINAGE (10%) |
|---|---|---|---|---|---|---|---|---|---|
| 01 | Mobilization, Submittals & Engineering | $45,000.00 | $45,000.00 | $0.00 | $0.00 | $45,000.00 | 100% | $0.00 | $4,500.00 |
| 02 | Modular Air-to-Water Heat Pump Chillers | $315,000.00 | $180,000.00 | $85,000.00 | $30,000.00 | $295,000.00 | 93.7% | $20,000.00 | $29,500.00 |
| 03 | Hydronic CHW/HHW Piping & Insulation | $95,000.00 | $45,000.00 | $30,000.00 | $0.00 | $75,000.00 | 78.9% | $20,000.00 | $7,500.00 |
| 04 | Dedicated Outdoor Air DOAS & DCKV Hoods | $145,000.00 | $70,000.00 | $50,000.00 | $10,000.00 | $130,000.00 | 89.7% | $15,000.00 | $13,000.00 |
| 05 | Building Automation DDC & Niagara N4 | $85,000.00 | $35,000.00 | $30,000.00 | $0.00 | $65,000.00 | 76.5% | $20,000.00 | $6,500.00 |
| 06 | Testing, Adjusting, Balancing & Cx | $35,000.00 | $0.00 | $15,000.00 | $0.00 | $15,000.00 | 42.9% | $20,000.00 | $1,500.00 |
| GRAND TOTALS: | $720,000.00 | $375,000.00 | $210,000.00 | $40,000.00 | $625,000.00 | 86.8% | $95,000.00 | $62,500.00 | |
| CSI / Activity Description | Subcontractor Trade | Crew | Location | Week 1 (09/14 - 09/18) | Week 2 (09/21 - 09/25) | Week 3 (09/28 - 10/02) | % Done | ||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| M | T | W | T | F | M | T | W | T | F | M | T | W | T | F | |||||
| Div 22: Underground Sanitary & Hydrostatic Test | Apex Mechanical | 4 | Level 1 Slab | ● | ● | ● | ● | ✓ | 100% | ||||||||||
| Div 26: Main Switchboard Conduits & Feeders | VoltEdge Electric | 6 | Main Elec Vault | ● | ● | ● | ● | ● | ● | ● | ● | ✓ | 85% | ||||||
| Div 23: Overhead Medium Pressure Duct Mains | Titan HVAC Systems | 5 | Level 2 Plenum | ● | ● | ● | ● | ● | ● | ● | ● | ● | ● | ● | ● | ✓ | 70% | ||
| Div 09: Light Gauge Metal Stud Framing & Top Track | Pinnacle Drywall | 8 | Level 2 Partitions | ● | ● | ● | ● | ● | ● | ● | ● | ● | ● | 45% | |||||
| Div 21: Fire Sprinkler Branch Drops & Test | BlazeStop Fire Protection | 3 | Level 2 South Wing | ● | ● | ● | ● | ● | ● | ● | ✓ | 60% | |||||||
| Div 14: Elevator 1 & 2 Guide Rail Alignment | Ascent Elevator Group | 4 | Elevator Shafts 1-2 | ● | ● | ● | ● | ● | 25% | ||||||||||
In accordance with the provisions of the Contract between the Owner and the Contractor as indicated above, the:
TRAVELERS CASUALTY AND SURETY COMPANY OF AMERICA (Hartford, CT)
on bond of Apex Mechanical & Piping Contractors Inc., Contractor, hereby approves of the final payment to the Contractor, and agrees that final payment to the Contractor shall not relieve the Surety Company of any of its obligations to Metro Development Authority & Prime Builders LLC, Owner, as set forth in the said Surety Company's bond.
The Surety confirms that all sub-subcontractors, labor forces, and material suppliers have delivered final lien waivers or that acceptable escrow guarantees have been verified.
Subcontractor Scope Modification • Itemized Cost Breakdown • Contract Time Impact Sheet
Please submit an itemized quotation for changes in the Contract Sum and Contract Time resulting from the proposed modifications described below. THIS IS NOT A CHANGE ORDER OR DIRECTIVE TO COMMENCE WORK.
Issued for price breakdown and scheduling review only.
Pricing valid for 30 calendar days from submission date.
Binding Owner/Architect Work Order Prior to Change Order Agreement • AIA A201™ §7.3
YOU ARE HEREBY DIRECTED TO MAKE THE FOLLOWING CHANGE(S) IN THIS CONTRACT AND PROCEED IMMEDIATELY WITH THE WORK.
Certifies change is justified and compliant with design.
Authorizes immediate funding and schedule adjustment.
Receipt acknowledged; work proceeding under directive.
Legal Transfer of Occupancy • Punch List Sizing • Warranty & Retainage Release Trigger
The Work performed under this Contract has been reviewed and found, to the Architect's best knowledge, information and belief, to be substantially complete. Substantial Completion is the stage in the progress of the Work when the Work or designated portion is sufficiently complete in accordance with the Contract Documents so that the Owner can occupy or utilize the Work for its intended use.
Certifies work is substantially complete per specifications.
Agrees to complete attached punch list within 30 days.
Accepts occupancy and assumes utility & insurance responsibility.
Companion to AIA G706™ • Final Subcontractor & Material Supplier Lien Waivers • Title Indemnity
The undersigned hereby certifies that to the best of the undersigned's knowledge, information and belief, the Releases or Waivers of Lien attached hereto include all the Work, materials, equipment, and labor for which Payment has been applied for, and covers all subcontractors, laborers, material suppliers, and equipment rental companies who have or might have liens against any property of the Owner arising out of the performance of this Contract.
The Contractor further agrees to indemnify and hold harmless the Owner and Architect from any and all mechanic's liens, stop notices, or claims arising from labor, services, or materials provided under this Contract.
| Trade / Vendor Entity | Scope / Materials Furnished | Final Paid Amount | Waiver Status |
|---|---|---|---|
| Precision Pipe Insulation LLC | Hydronic line acoustic & thermal insulation | $142,500.00 | ✓ Unconditional Final |
| Midwest Valve & Fitting Supply | Victaulic grooved valves & 10" pipe fittings | $218,450.00 | ✓ Unconditional Final |
| Crane & Rigging Logistics Corp | 300-ton crane hoisting & chiller setting | $64,800.00 | ✓ Unconditional Final |
| Automated Controls Engineering | BACnet DDC sensors & VFD wiring | $96,200.00 | ✓ Unconditional Final |
Subscribed and sworn to before me under penalty of perjury.
State of Indiana, County of Marion. Subscribed on Sep 14, 2026.
Architect / Engineer Scope Expansion • Additional Clean Tech Engineering Fees • Schedule Adjustment
The Agreement between Owner and Architect is hereby amended to incorporate the following additional engineering and consulting services:
Agrees to provide amended scope per revised terms.
Authorizes professional fee adjustment and schedule extension.
Subcontractor Scope Adjustment • Authorized Price Adjustment • Revised Subcontract Sum & Schedule
The Subcontract Agreement between Prime Contractor and Subcontractor is hereby amended as follows:
Initial executed subcontract agreement amount
Cumulative sum of previous Subcontract Change Orders #01 through #02
Net amount added to or deducted from subcontract
Number of calendar days added to or subtracted from subcontract completion date
When signed by Prime Contractor and Subcontractor, this document becomes an amendment to the Subcontract and the Subcontractor shall proceed promptly with the Work.
Breakdown of Work Completed & Stored to Date • CSI Division Line Items • AIA G702 Pay App Attachment
| Item (A) | Description of Work (B) | Scheduled Value (C) | Previous Work (D) | This Period (E) | Stored Mats (F) | Total Done (G) | % (H) | Balance to Finish (I) |
|---|---|---|---|---|---|---|---|---|
| 01 | Mobilization, Structural Foundation & Vibration Pads | $75,000.00 | $75,000.00 | $0.00 | $0.00 | $75,000.00 | 100% | $0.00 |
| 02 | 500 kW Microturbine Skid Delivery & Rigging | $680,000.00 | $544,000.00 | $136,000.00 | $0.00 | $680,000.00 | 100% | $0.00 |
| 03 | Heat Recovery Steam Generator (HRSG) & Flue Gas Ducting | $320,000.00 | $160,000.00 | $96,000.00 | $24,000.00 | $280,000.00 | 87.5% | $40,000.00 |
| 04 | Electrical 480V Interconnection, Switchgear & Net Metering | $185,000.00 | $92,500.00 | $55,500.00 | $10,000.00 | $158,000.00 | 85.4% | $27,000.00 |
| 05 | High-Pressure Gas Train, Booster Compressor & Controls | $140,000.00 | $70,000.00 | $42,000.00 | $0.00 | $112,000.00 | 80.0% | $28,000.00 |
| TOTALS (CSI DIVISIONS 01-48): | $1,400,000.00 | $941,500.00 | $329,500.00 | $34,000.00 | $1,305,000.00 | 93.2% | $95,000.00 | |
Surety Bond Authorization • Retainage Reduction / Partial Release • Preservation of Performance Bond Obligations
The Surety, on bond of the Contractor listed above, hereby approves of the reduction in or partial release of retainage to the Contractor as set forth below, and agrees that such reduction or release of retainage shall not relieve the Surety of any of its obligations to the Owner as set forth in said Surety Bond.
This consent is issued pursuant to AIA Document G707A™ and leaves in full force and effect all conditions and covenants of the existing Performance Bond and Labor and Material Payment Bond.
Original contract plus approved change orders
Total retainage withheld from previous pay applications
Net retainage dollars authorized to be disbursed to Contractor
Continuing retainage held by Owner pending Final Completion
In witness whereof, the Surety has hereunto set its hand and seal this 15th day of September, 2026. Certified copy of Attorney-in-Fact Power of Attorney attached hereto.
Defensible Lump-Sum Breakdown • Embedded 7 Change Order Shield Clauses • CSI MasterFormat
Acceptance of Proposal: The specifications, financial terms, and protective conditions enumerated herein are satisfactory and accepted. General Contractor authorizes Subcontractor to execute work as specified upon execution of standard subcontract agreement incorporating these terms.