# Bid Contract Exhibits — Attach to All Trade Bids

**Effective:** May 29, 2026 · Bids without these terms are **scope quotes only** — not awards.

Incorporate by reference on every bid form submission. Counsel to finalize Louisiana-specific language.

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## Exhibit A — Insurance requirements (minimum)

| Coverage | Minimum limit | Notes |
|----------|---------------|-------|
| Commercial general liability | **$2M** per occurrence / **$4M** aggregate | Owner + lender additional insured |
| Automobile liability | **$1M** combined single limit | All owned/hired/non-owned |
| Workers compensation | Statutory LA limits | WC employer liability **$1M** |
| Umbrella / excess | **$5M** | Over GL/auto |
| Professional liability (AOR/PE/survey) | **$2M** | Per claim |
| Builder's risk | **100%** completed value | Owner as named insured · through CO |
| Liquor liability (if bar ops subcontracted) | **$2M** | Mirage Pour / event service |

**Certificates:** Due **10 days** before mobilization; **30-day** cancellation notice; waiver of subrogation in favor of Owner and CRE lender.

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## Exhibit B — Bonds (GC only)

| Bond | Amount |
|------|--------|
| Performance bond | **100%** of contract sum |
| Payment bond | **100%** of contract sum |
| Surety | A.M. Best **A-** or better · LA-licensed |

Alternates (lender approval only): LOC at **110%** contract sum.

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## Exhibit C — Payment & lien waivers (Louisiana)

- **Progress payments:** Monthly, **90%** of approved work; **10% retainage** until substantial completion.
- **Final payment:** After punch list, stamped as-builts, CO-ready, and **unconditional** lien waiver.
- **Sub-tier:** GC shall require **conditional** waivers with each sub pay app; **unconditional** upon cleared funds.
- **No pay-when-paid** — pay-if-paid only with **7-day** maximum delay and sub-tier protection rider.
- **Stored materials:** Off-site stored materials require bond/insurance and Owner approval.

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## Exhibit D — Change orders & schedule

- **No extra work** without signed written change order (CO) before work starts.
- CO pricing: cost + **10%** overhead + **5%** profit unless unit prices in contract.
- **Time extensions** only via signed CO tied to documented delay.
- **Liquidated damages:** **$500/day** after substantial completion date in bid (calendar days from NTP), capped at **5%** of contract (negotiable).
- **Program lock:** REV 9.5 / 7.7 geometry changes require Owner written approval — field changes still require CO.

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## Exhibit E — Indemnity & warranty (summary)

**GC / subs:** Defend, indemnify, hold harmless Owner and lender from claims arising from contractor work, injury, property damage, and code violations except Owner's sole negligence.

**Warranty:**

| Trade | Minimum |
|-------|---------|
| GC workmanship | **1 year** from substantial completion |
| MEP / FPE | **1 year** + manufacturer pass-through |
| Foodservice equipment | **1 year** parts/labor · pass-through OEM |
| Containers / modular | Per manufacturer · **no less than 1 year** weathertight |

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## Bid mechanics

- **Bid valid:** **30 calendar days** from submit date.
- **Bid incorporates:** This exhibit set + [AUTHORITY-INDEX.md](./AUTHORITY-INDEX.md) program locks.
- **Award:** Written notice to proceed only — email quote ≠ contract.

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## Vendor program (separate)

Founding vendor economics on public site are **not** a lease. See [VENDOR-LEASE-OUTLINE-DRAFT.md](./VENDOR-LEASE-OUTLINE-DRAFT.md) for minimum terms before signature.