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TENANT MANUAL A GUIDE TO BUILDING SERVICES AT 10 EXCHANGE PLACE
10 Exchange Place Jersey City, New Jersey 07302
Revision 2013.06.27
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Welcome to 10 Exchange Place
Dear Tenant,
This manual is designed to act as a reference guide to policies and services which are more fully detailed in your lease. It contains phone numbers, addresses and brief outlines of the subjects most likely to concern you during your tenancy.
It also outlines safety systems, actions that will be taken by the building staff, and your own responsibilities during any emergency. Please take a few minutes to familiarize yourself with its contents and layout.
We want your working day at 10 Exchange Place to be pleasant, productive, and safe. At John Hancock, we pride ourselves on quality service and responsive attention to the needs of our tenants. We encourage you to work with us in upholding our service goals and to provide feedback to improve our services and enhance your business environment.
Sincerely,
Property Management and Staff
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TABLE OF CONTENTS
Table of Contents ................................................................................................... 3
Building Information ............................................................................................... 5
Building Amenities ..................................................................................................................................... 5
Property Management ........................................................................................... 7
Hours of Operation .................................................................................................................................... 7 Holiday Schedule ........................................................................................................................................ 7 Building Staff ................................................................................................................................................ 7
Tenant Communication ......................................................................................... 8
Tenant Amenities ................................................................................................... 8
Building Access ....................................................................................................... 9
Tenant Employee going to Tenant’s Premises .................................................................................... 9 Tenant Visitor going to Tenant’s Premises ........................................................................................ 10 Deliveries to Tenant’s Premises ........................................................................................................... 10 Contractor Authorization and Access .................................................................................................. 11
Freight Elevator Policy .......................................................................................... 13
Security ...................................................................................................................14
Building Identification Card .................................................................................................................... 14 Lock Outs ..................................................................................................................................................... 14 Lost and Found ........................................................................................................................................... 14 Property Removal ...................................................................................................................................... 14 General Security ........................................................................................................................................ 15
Emergency Response ............................................................................................ 16
Medical Emergencies ............................................................................................................................... 16 Fire | Smoke Conditions ........................................................................................................................... 16 Elevator Entrapment ................................................................................................................................. 17 Building Evacuation ................................................................................................................................... 17 Bomb Threat ............................................................................................................................................... 18 Power Failure .............................................................................................................................................. 19 Water Leaks ................................................................................................................................................ 19 Earthquakes ................................................................................................................................................ 19 Hurricanes .................................................................................................................................................. 22
Building Services ................................................................................................... 24
Additional Services .................................................................................................................................. 24 Building Service Work Order Requests............................................................................................... 24 Building Engineers .................................................................................................................................... 24 Cleaning Services ..................................................................................................................................... 24 Climate Control ......................................................................................................................................... 25
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Construction by Tenant .......................................................................................................................... 26 Deliveries .................................................................................................................................................... 26 Energy Conservation ............................................................................................................................... 26 Electrical ..................................................................................................................................................... 27 Elevators ..................................................................................................................................................... 27 Extermination ............................................................................................................................................ 28 Freight Elevator ......................................................................................................................................... 28 Handicap Access ...................................................................................................................................... 28 Keys ............................................................................................................................................................. 28 Lighting ........................................................................................................................................................ 28 Loading Dock ............................................................................................................................................. 29 Maintenance .............................................................................................................................................. 29 Moving Policy & Procedures.................................................................................................................. 29 Plumbing ..................................................................................................................................................... 30 Recycling ..................................................................................................................................................... 30
Insurance Requirements ...................................................................................... 33
Tenant Move In Check List.................................................................................. 37
Appendix A – Tenant Manager List ................................................................... 38
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BUILDING INFORMATION
Building Amenities
Banking
An ATM is located off of the Main Lobby.
Newsstand
There is a newsstand / convenience store located in the Lobby just off the South Entrance to the building.
Restaurant
Bistro Exchange Marketplace is located in the Lobby in the northern corridor.
Federal Express
Federal Express is located in the southern corridor of the Lobby.
Mailroom
The U.S. Postal Service will make a daily delivery to the Building Postal Lockers, located next to the freight elevator on the ground floor.
Each tenant will be responsible for retrieving the mail from their assigned locker. A private locker key will be supplied by the Property Management Office.
Tenants should not use their box number on correspondence – instead use their floor and/or suite number.
Out-going mail will be picked up daily at 8:45 a.m. and 3:00 p.m. There is also one mail pick up on Holidays at 8:45 a.m. All outgoing mail should be placed in empty U.S. Mail bins, which are located in the Postal Locker Room.
Parking
There is a public car parking garage located in the base of the building. The garage is operated by One Parking. Parking is provided for the use of tenants, visitors, and the general public. Daily and monthly parking, as well as pre-paid parking validation, can be arranged directly with One Parking at 201.432.7380.
Zipcar
One Parking has arranged for Zipcar to commit 3 vehicles on the 3rd Level - South of the garage for users to reserve at their convenience.
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As a benefit to tenants of 10 Exchange Place, Zipcar is offering Business discounts for our tenants. Please reference Tenant Amenities for more information.
Smoking
There is no smoking allowed inside 10 Exchange Place. This includes restrooms, elevator lobbies, garages, fire stairways, and other traffic areas.
Smoking within 25 feet from any building entrance is prohibited.
A sitting area, along with ash urns, is located on the south side of the building towards Hudson Street, and may be used for smoking.
Security Officers will advise smokers within the building or within 25 feet of any entrance to please extinguish their cigarette or to move outside the 25 feet boundary. If the smoker does not comply, the on-duty Security Supervisor will notify the Tenant Manager immediately.
Bike Rack
A bike rack is located on Parking Level 1 by the elevators. Bikes will need to be brought in to the building through the parking garage entrance ramp. Bikes are prohibited inside the building.
Bikes should be secured with locks and the building is not responsible for stolen or damaged property.
Loading Dock
The Loading Dock is located off of Christopher Columbus Drive. Only vehicles with Commercial License Plates will be allowed into the Loading Dock. The Loading Dock is for unloading and loading of material, and in no instances will parking be allowed. Vehicles are prohibited from idling while in the Loading Dock.
The Loading Dock has 3 bays – 2 large bays and 1 smaller bay.
Freight Elevator
The Building has only 1 Freight Elevator to accommodate all of the floors.
Elevator Cab Size: 6’5” W x 9’ L x 15’ H Weight Limit: 6,500 lbs. Door Opening: 5’ W x 8’5” H
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PROPERTY MANAGEMENT
The Management Office is located on the 10th Floor.
The telephone number for the building is 201.451.9808.
Hours of Operation
The Property Management Office normal business hours are 8:30 AM to 5:00 PM from Monday through Friday.
Please note that although the Office may be closed, the phone lines are answered by the Security Console in the Lobby and there are Building Services staff working after hours.
Holiday Schedule
The Management Office will be closed in observance of the following holidays:
New Year’s Day Martin Luther King Day President’s Day Memorial Day Independence Day Labor Day Thanksgiving Day Day After Thanksgiving Christmas Day
Building Staff
Property Director Peter Baracskai
Assistant Property Manager Hamne Colon
Sr. Administrative Assistant Christine Williams
Chief Engineer David Defino
Collins Building Services Helen Tolentino
Allied Security
Fire Safety Directors David Defino
Greg Aker
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TENANT MANAGERS In order to best facilitate a productive working relationship with all tenants of the building, we require that each Tenant provide 3 Tenant Managers who are authorized to request building services and interact with the Property Management Office on behalf of your firm.
Some of the responsibilities of the Tenant Manager are:
Receive communication from the building and disseminate to Tenant’s employees as necessary.
Provide communication to the building as pertains to Tenant’s operations.
Complete Work Orders in the iTendant system for building services requests.
Provide approval for security related matters, such as access to premises, identification cards, property removal passes, etc.
Provide Contractor Access Notification and Certificates of Insurance for Tenant’s contractors and vendors.
Provide notification for Freight Elevator Reservations.
Ask questions and provide feedback on how to improve building services.
Please use the form in Appendix A of this manual to provide / update the 3 Tenant Managers’ names and contact information, along with signature.
TENANT COMMUNICATION
Emails to the Tenant Managers are the preferred method of communication. In instances when emails can not be sent, a phone call will be made to only one Tenant Manager from each firm, and that Tenant Manager shall be responsible for subsequent communication within the Tenant’s firm.
TENANT AMENITIES
Please contact Property Management at [email protected] for the most current Tenant Amenities List.
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BUILDING ACCESS
10 Exchange Place is accessible 24 hours a day, 365 days a year. Access procedures to the building are dependent upon the type of visitor, and the time of and reason for visit:
Tenant Employee going to Tenant’s Premises
o With Building ID Card
o Without Building ID Card
Tenant Visitor going to Tenant’s Premises
Deliveries to Tenant’s Premises
o Food Delivery
o Standard Delivery
o Non-Standard Delivery
Contractor Access
Tenant Employee going to Tenant’s Premises
With Building ID Card
A Tenant with a Building ID Card may enter the passenger elevator bank at the ground floor by showing their ID Card to the Officer on duty at the South Side Lobby (or Main Lobby Desk after hours).
As Security has established the precedent of allowing Tenant ID Cards in lieu of Building ID Cards, Tenant ID Cards are currently acceptable.
Please note the building is planning to improve access control with new turnstiles in 2014, and will communicate any changes when appropriate.
Without Building ID Card
A Tenant without a Building ID Card will need to sign in at the Main Lobby Desk under the TENANTS WITHOUT ID CARDS form and be treated as a Tenant Visitor going to Tenant’s Premises.
Outside of Normal Business Hours, a Tenant without a Building ID Card will require further approval. The Security Officer will call the Tenant Manager (as listed on the Tenant Contacts form) in order to obtain approval. If approval is granted, the Tenant will be treated as a Tenant Visitor.
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Tenant Visitor going to Tenant’s Premises
Visitors will need to sign in at the Main Lobby Desk and present an identification card upon arrival and will receive a Visitor Pass. Visitors will need to keep the Pass displayed at all times while inside building and upon reentry. Passes are to be returned to Security upon completion of visit to building.
If the Visitor can not present an identification card, a call will be placed to a Tenant Manager for approval prior to allowing access.
For large groups of visitors, the Tenant Manager should send advance notice to allow Visitor Passes to be prepared to minimize waiting times.
Deliveries to Tenant’s Premises
Food Delivery
Small food deliveries that can be carried by the Tenant, are to be handled at the Main Lobby Desk by calling the Tenant expecting the delivery and advising that their food is in the Lobby and to come to the Lobby to pick it up. Delivery persons are not allowed up on Tenant floors.
Large food deliveries or catering deliveries are to be handled at the Loading Dock Security Desk. If the delivery company does not have a Certificate of Insurance on file, the Tenant expecting the delivery is to be called advising that their delivery is at the Loading Dock Security Desk and that they should come down to escort the delivery person upstairs. The Delivery Person should sign in and be given a Visitor’s Pass.
A catering event in which an outside company will provide food and services to a Tenant for an event, the catering company should be treated per the Contractor Access procedures.
Standard Delivery
A Standard Delivery is a typical delivery of supplies and/or products that are used for the day to day operation of a Tenant. Examples of such deliveries include: postage (USPS, Fed Ex, UPS, DHL), office supplies (Staples, Office Depot, WB Mason), water (Poland Spring, Fresh and Cool), vending (Aramark, Coffee Distributers), archiving and shredding (Iron Mountain, Shred-It), and florists.
A Standard Delivery is to be handled at the Loading Dock Security Desk. The delivery company must have a valid Certificate of Insurance on file and sign in prior to be granted access.
Non-Standard Delivery
A Non-Standard Delivery is a delivery of products that are unusual in size or nature, such as computer equipment, appliances, gym equipment, or specialty equipment.
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A Non-Standard Delivery is to be handled at the Loading Dock Security Desk, and treated per the Contractor Authorization and Access procedure.
Contractor Authorization and Access
Please note that the building has prepared a separate Contractor Handbook as a guide to working at 10 Exchange Place. This handbook is available by contacting the Property Management Office and should be provided to each contractor.
Please note that each contractor and subcontractor should be listed separately.
Contractor Authorization
In order to provide access only to contractors who are authorized to work in the building, entry into the building for contractors requires prior authorization as follows:
The Tenant or the Tenant’s General Contractor / Construction Manager (with written notice from Tenant) needs to provide authorization of the contractors and/or vendors that are allowed to perform work in their premises.
Although the term Tenant is used below, it includes the Tenant’s General Contractor or Construction Manager. Also, the term contractor includes all contractors, subcontractors, and vendors.
Prior to the commencement of construction, Tenant is to provide a list of all contractors, subcontractors, and vendors that are requested to work in their premises to Property Management for approval. This list will also be reviewed to determine if valid Certificates of Insurance (COI’s) are on file. A list of contractors without valid COI’s will be sent back to the Tenant.
A Notification List of all contractors and subcontractors that are scheduled to work in the building must be submitted to Property Management via email to [email protected] with the follow information for each contractor:
Tenant Name Date Working Hours Contractor Name
The Notification List should be provided by 3 PM for work scheduled for the following day and by Noon on Friday for work scheduled for the weekend and/or for the following week. This list will be reviewed and COI’s will be checked, and then forwarded to Security and Engineering via a Contractor Access List.
It is also required that large deliveries by contractors and vendors be included in the Contractor Authorization process and that Freight Elevatior Reservations be made in advance when appropriate.
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For larger projects, the notification list can summarize several days of work, but should be submitted no more than weekly.
Example of Notification List:
Tenant X – 30th Floor Saturday Contractor A 7 AM – 3 PM Subcontractor B 7 AM – 7 PM Sunday No work scheduled Monday – Friday Contractor A 7 AM – 3 PM Subcontractor B 7 AM – 3 PM Contractor C 7 AM – 3 PM Subcontractor D 7 AM – 3 PM Tuesday Vendor E - delivery 7 AM – 8 AM Freight Reservation
Contractor Access
All contractor and subcontractor personnel are to enter the building via the Loading Dock located on Christopher Columbus Drive. All personnel are to stop in the Security Office to sign in and receive a Visitor’s Pass. The Freight Elevator is to be used to travel to and from the Tenant’s floor. The Passenger Elevators are NOT to be used.
The Visitor’s Pass is to be kept on hand and displayed for re-entry into the building.
Access will be provided ONLY to personnel from contractors and subcontractors that are authorized on the Contractor Access List per the Contractor Authorization process above.
Contractor Delivery
Contractor Deliveries by Contractors on the Contractor Access List are to follow the Freight Elevator Reservations Policy.
Access to Telephone, Electrical, and Mechanical Closets
In addition to the Contractor Access requirements above, Contractors requesting admittance to telephone, electrical, and mechanical closets must obtain Engineering approval. The Security Officer will advise the Chief Engineer (or on-duty Engineer) over the radio of the request and the Engineer will provide access.
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FREIGHT ELEVATOR POLICY
During Normal Business Hours, the freight elevator will be used for personnel and minor construction deliveries only. The intent is to allow the freight elevator to be used for normal building operations in automatic mode without the doors being held open. Normal Business Hours for the freight elevator are defined as
o Monday through Friday from 8:00 AM through 6:00 PM Minor construction deliveries are defined as small enough in size to occupy less than half
of the entire freight elevator and limited in quantity to 2 trips. o Any delivery on a pallet (or otherwise requiring a pallet jack) will automatically be
excluded from minor delivery classification and will require a Freight Reservation. Outside of Normal Business Hours, the freight elevator must be reserved for major construction deliveries. The Security Officer will confirm the construction delivery has been approved by checking the Contractor Access List for “FREIGHT RESERVED” under the Notes column. Reserving of the freight elevator will be subject to the following rules: The freight elevator will be reserved on a first come, first served basis. The freight elevator will be reserved for one hour periods, with a maximum of two hours
concurrently. (If more than two hours are required, special advance notification must be provided with the reason for the extended period and then only with the approval of Property Management.) The intent is to allow the numerous contractors a dedicated time frame in which to schedule deliveries.
Reserving the freight elevator does not guarantee exclusive use. The elevator must be shared to accommodate personnel and minor deliveries from other contractors. However, by reserving the freight, your firm has the primary right for major deliveries.
An operator (provided by the Cleaning Vendor) is required to run the elevator. The cost of this operator will be charged back to the Tenant reserving the elevator.
In order to reserve the Freight Elevator, an email notice must be sent by the Tenant Manager at least 48 hours in advance to [email protected] advising of the date, time period, tenant name, floor, and contractors. Once approved, the reservation will be scheduled on the Contractor Access List.
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SECURITY
Security personnel are on duty at 10 Exchange Place during evening hours and weekends in addition to normal business hours.
Building Identification Card
You will need your Identification Card to enable you to access the Lobby Elevators during normal business hours and entry to the Building after hours.
Building Identification Cards can be obtained as follows:
The Tenant Manager will provide email notice of new employees to the Property Management Office.
The new employee should visit the Security Office located on the Ground Floor by the Loading Dock and can be accessed via the Freight Elevator.
The new employee will have his/her picture taken and a Building ID Card will be prepared and delivered to the employee.
Lock Outs
In the event a Tenant is locked out of their premises or an individual needs a door inside Tenant space opened, please contact 201.451.9808. A Security Supervisor will contact a Tenant Manager for approval prior to opening any door.
Lost and Found
Lost and Found is located within the Security Office by the Loading Dock. If you find any lost items, please deposit them at the Security Office. Should you lose an item, check with the Security Office to see if it was brought in.
Property Removal
Items being removed from the building will need a Property Removal Pass. This Pass will be on the Tenant’s letterhead, indicating the name of the person removing the items, the date of removal, and a description of the items. The Pass will need to be signed by a Tenant Manager.
The Pass is to be presented to the Security Officer who will inspect the items being removed and check the removal pass. Items being removed without a pass will be stopped and the Tenant Manager will be contacted for approval.
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General Security
Although, security personnel provide basic protection for the building, security is everyone’s responsibility. Your cooperation and vigilance is essential. Each tenant can be effective in preventing the loss of valuable possessions and their company’s property by careful observance of these common sense procedures:
Be particularly observant of strangers in your area, if their identity cannot be readily established; please contact Property Management or Building Security.
Establish and use, within your premises, a secured area for packages, purses, salable and transportable property, etc., and particularly any form of negotiable instrument or petty cash.
Be certain that public corridor doors are locked when offices are empty.
Never prop security doors open and be aware of who is entering behind you. "Piggybacking" is one of the most common ways that unauthorized individuals gain access to secure areas.
Enforce strict discipline and control on keys and access cards. Return Building ID Cards to Property Management when an employee leaves.
Promptly report to Property Management or Building Security the loss of property or any suspicious event.
Articles of value (handbags and coats) should not be left in open, unattended reception areas or on desks in offices at any time.
At the end of each working day, store small personal and company items of value, such as laptops, mobile phones, iPods, calculators, etc., in a locked desk, credenza, file cabinets or other secured locations.
If you take your jacket off and leave it on a chair or door hook, take valuable items out of the pockets, especially your wallet! Do not leave your Identification Card lying on top of your desk.
Special care should be taken during certain times best suited for pilferage, i.e., the first 30 minutes after opening, lunch hours, and just before closing. These are the times of maximum movement of personnel and absence from work areas and offices.
Serial numbers of all valuable items should be recorded and retained in a file to aid police in the recovering property in the event of loss or theft. Update serial numbers as necessary.
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EMERGENCY RESPONSE
Medical Emergencies
For a medical emergency immediately contact 911. Then contact Property Management at 201.451.9808.
It is important to advise the building of any medical emergency so that we can expedite the entry of the medical response team to the appropriate area. Also, the building has a first aid kit, oxygen, and automated external defibrillator (AED) for emergency use.
Fire | Smoke Conditions
Fire Warden Team
All Tenants shall provide responsible and dependable employees available for designation by the Fire Safety Director as Fire Wardens, Deputy Wardens, and Male and Female Searchers which shall comprise the Fire Response Team for the Tenant.
Each Tenant on each floor of the building shall be under the direction of a designated Fire Warden for the evacuation of the occupants in the event of a fire. He/She shall be assisted by Deputy Fire Wardens and Male/Female Searchers. A Deputy Fire Warden and Male/Female Searchers shall be provided for each tenant. Additional Deputy Fire Wardens may be required. Tenants on multiple floors will provide a Fire Warden, Deputy Fire Warden, and Male/Female Searchers for each floor.
Members of the Tenant’s Fire Warden Team will receive training on fire prevention, reporting on emergency conditions, initiating floor searches, and coordinating evacuation as necessary.
If you discover a Fire:
Rescue anyone in immediate danger.
Confine the fire by closing but not locking doors.
Pull the Manual Fire Alarm Station in your area located next to the exit stairwells.
Alert your Fire Warden.
Fire Warden will immediately implement Emergency Response Procedures and instruct all personnel to begin evacuation of the floor via the stairs to a re-entry floor a minimum of 5 floors down.
DO NOT USE ELEVATORS. If you are in an elevator when the alarm sounds the elevator may automatically descend to the Lobby Level.
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When safe to do so, call the building Fire Command Station via the Fire Warden Phone. Tell the operator your floor and the location of the Fire. Describe if possible the fire, it’s type and severity.
If you hear the Fire Alarm:
Remain calm. Listen for instructions over the Public Address System.
Proceed immediately to nearest designated stairwell. Close doors but do not lock them. Take only essential belongings with you. Keep your hands free.
Feel doors before opening them. Do not open any that are hot.
Follow the instruction of your Fire Warden/Deputy Fire Warden. You may be asked to inspect the area or help others.
Await direction from the Fire Warden and/or via public address announcements.
Evacuation should be via uncontaminated stairs. Avoid the stair being used by the Fire Department. Proceed down the stairs staying to the right.
DO NOT USE ELEVATORS. If you are in an elevator when the alarm sounds the elevator may automatically descend to the Lobby Level.
If you are disabled, await help from designated aides, or wait near the exit stairwell doors for assistance in evacuation.
Evacuation shall be via the stairs to a re-entry floor a minimum of 5 floors down.
If evacuation of the building is required – once outside the building, the Fire Warden shall gather the occupants to a safe distance, at a minimum 200 feet from the building.
Elevator Entrapment
In the event an elevator stops while moving, please remain calm. Confirm that a floor call button has been engaged by pressing the floor you want to go to and an alternate floor. (Please note that the elevator doors will close and the elevator may move and park itself with the doors closed if a call button is not pushed.) If there is no response, press the elevator emergency button. This will cause a warning alarm to sound at the Main Lobby Console. The Security Officer will respond and assist until you are evacuated.
Building Evacuation
There may be an emergency situation which is not a fire or smoke situation, but will require an evacuation of the building. This type of situation would require the immediate evacuation of
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the occupants of the building due to a threat where remaining in the building poses a greater threat than being outside. (In instances where the evacuation does not need to be immediate, these procedures will not be followed.) Also, in instances where information regarding the threat is unknown, the evacuation will be considered voluntary since evacuating the occupants may place them in greater danger.
In the event of a Building Evacuation an announcement will be made with the following information
The building is conducting a voluntary evacuation of the building.
Proceed to the nearest Fire Exit on your floor and walk down the stairs to exit the building.
Proceed at least 200 feet away from the building.
Any other factual information regarding the situation will be provided.
Follow the direction of your Fire Response Team who have received additional training.
Bomb Threat
If you receive a bomb threat, keep calm. Have a prearranged signal to alert manager or supervisory personnel to listen to, and if possible, record the call. Advise the caller, if you can, that the detonation of the bomb may kill or injure innocent people. Obtain as much of the following information as possible.
QUESTIONS TO ASK:
Where is the bomb? When is bomb going to explode? What kind of bomb is it? What does it look like? What kind of package is bomb in? Why did you place the bomb? Where are you calling? Exact words of caller: Description of callers voice: Male ____ Female ____ Child ____ Approx. Age ____ Accent _____ Other voice characteristics: Listen for background noise: Music ____ Talking ____ Traffic ____ Aircraft ____Children ____ Machines ____ Typing ____ Time caller hung up:
CALL POLICE IMMEDIATELY AT 911
State – “I have received a bomb threat”, Give company name. Give building name, address, and floor. Give name of person receiving the call.
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After you have notified Police Department, call 201.451.9808 and report the above information. Inform them that you have called 911.
Commence search of your area to determine if any strange objects are present. DO NOT TOUCH SUSPICIOUS OBJECTS IF FOUND.
Report to Police/Fire Department the results of your search. Police and Bomb Squad will contact and question the person who received the bomb threat. A building evacuation may take place as authorized by the Police.
Power Failure
In the event of a power failure, please remain calm and patient while the cause of the outage is determined. Open window treatments to allow more light to enter the building.
Please note that the building has an emergency generator to provide electrical power to critical fire/life safety systems in the event of a power failure:
fire alarm system
fire suppression system
emergency lighting
elevators – recall to lowest floor and operation of a limited number in each bank
Once the cause of the outage is determined, the building will advise the Tenant Managers with information on the situation.
Water Leaks
Any water leaks should be immediately reported to the Property’s Management Office at 201.451.9808. Persons discovering leaks should be certain to provide their name, their company’s name, floor location and extent of leak. If water is coming through the ceiling, and, if feasible, move computers, telephones, and other electronic equipment, close all open drawers in the vicinity, move papers or work in progress, place wastebaskets or buckets under leak and move furniture.
Earthquakes
Earthquake Preparedness
While an office building is structurally designed to minimize earthquake damage, it is wise for all occupants to be well prepared as well as keenly aware of the earthquake emergency procedures.
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The following supplies may be necessary to protect and sustain your employees in the event of an earthquake:
Food – stock your office with non-perishable and easy-to-store food products such as dehydrated foods and food bars.
Water – keep at least a three-day supply of purified water. It is recommended that you stock two quarts of water per day, per employee.
Emergency Lighting – flashlights, flares, light sticks. Batteries – keep a fresh supply Medical – keep a well-stocked First Aid Kit. Choose kits designed to treat earthquake-
related injuries such as heavy bleeding, shock and broken bones. Blankets – lightweight fire and shock retardant emergency blankets. Radios – portable transistor radios with extra batteries and two-way radios. Fire Extinguisher Medications – persons on medication should keep a 72-hour supply in their desk.
During An Earthquake
While Earthquake Emergency Procedures are similar to those of a fire, one specific difference should be communicated to all building occupants: Evacuation during fire is highly probable, whereas evacuation during an earthquake is not probable.
Please adhere to the following safety procedures during an earthquake:
1. Take shelter away from windows and seek protection under tables, desks, or other objects that offer shelter from flying glass and debris.
2. Do not leave the sheltered area or exit the building until the quake is over. Seek safety where you are and leave calmly afterward if evacuation is necessary.
3. Do not dash for exits – stairwells may be unsafe. 4. Never attempt to use elevators during an earthquake. Afterwards, do not use elevators
until they are checked for safety. 5. Stay clear of bookcases, file cabinets, windows and other heavy objects. 6. Turn off electrical equipment. Do not be surprised if electricity goes off or alarm systems
are activated. 7. Do not smoke or use matches in case of gas leaks. If power fails, use battery operated
lights.
If You Are Outside of the Building When An Earthquake Occurs
1. Move away from buildings, utility wires and poles, debris and areas subject to falling glass. 2. If you are unable to reach a clear area, stand in a doorway or archway. 3. If threatened by falling debris, cover face with one forearm and the back of the head with
the other. 4. The most dangerous place to be is on a sidewalk subject to falling debris such as glass and
masonry.
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After an Earthquake
1. Check for injured persons. DO NOT attempt to move a seriously injured person unless they are in immediate danger.
2. DO NOT use matches, candles or other open flames. 3. DO NOT turn on electrical switches or appliances. 4. Inspect your area for damage. Check for fire. Check utilities for gas and water leaks or
electrical shorts. Stay clear of wires that are shorting out. 5. If you smell gas, immediately inform the Fire Command Station and begin evacuation
procedures by gathering at the stairwells. 6. Clean up any dangerous spills. 7. Replace telephone receivers to restore communications. 8. Listen to the radio for emergency reports. 9. DO NOT spread false rumors regarding the condition of the building or anything else that
may cause panic. 10. Cooperate with Management personnel and Fire Department representatives. 11. Be prepared and stay alert for aftershocks.
Checklist for Business Survival following an Earthquake
Businesses face many hurdles in recovering from earthquakes. A key to survival is looking ahead and planning for recovery before an earthquake strikes. The following checklist identifies areas that can reduce the impact of an earthquake by enabling your company to continue normal business operations.
Make agreements with vendors and suppliers to assure continued business or identify alternate sources in the event your normal vendors are unable to function after an earthquake.
Develop and maintain inventories for critical supplies, equipment and employee skills. Develop a plan for informing clients, the general public and the media about company
operations following an earthquake. Store duplicates of vital company records and important documents off-site. Take steps to “quake proof” your computer facility and equipment. Establish contracts with engineers and suppliers to survey damage and perform clean up
following an earthquake. Develop a plan for business restoration including securing alternate work sites for
personnel, restoring damaged utility systems, and controlling access to company facilities. Develop alternate marketing strategies for your products or for moving into other markets
under post earthquake conditions. Create post-earthquake financing and investment strategies to protect corporate assets. Make sure your bank is informed about your disaster contingency planning to assure quick
response to your post-earthquake needs. Review existing inter-company mutual aid agreements to establish what needs might be
following an earthquake.
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Hurricanes
Hurricane Preparedness
The following supplies may be necessary to protect and sustain your employees in the event that a hurricane leaves you temporarily stranded in the office building:
Food – stock your office with non-perishable and easy-to-store food products such as dehydrated foods and food bars.
Water – keep at least a three-day supply of purified water. It is recommended that you stock two quarts of water per day, per employee.
Emergency Lighting – flashlights, flares, light sticks. Batteries – keep a fresh supply Medical – keep a well-stocked First Aid Kit. Choose kits designed to treat injuries such
as heavy bleeding, shock and broken bones. Blankets – lightweight fire and shock retardant emergency blankets. Radios – portable transistor radios with extra batteries and two-way radios. Fire Extinguisher Medications – persons on medication should keep a 72-hour supply in their desk.
Local weather media and governmental agencies will provide information regarding approaching storms.
There are two designations placed on a Hurricane: a watch and a warning. A Hurricane watch indicates weather conditions are right for a hurricane. A Hurricane warning is issued when a hurricane with sustained winds of 74 mph or higher is expected in a specified coastal area in 36 hours or less.
Notification and Evacuation
Typically the governmental emergency operations centers are the controlling entity for an approaching hurricane and may issue an order to evacuate low lying and other susceptible areas as far in advance as thirty-six (36) hours of the storm making landfall. If an order to evacuate has been made, Property Management will notify the Tenant Managers of the order to evacuate. Tenants will need to secure their suites and exit the building.
In the Event of a Hurricane
1. Floor Warden or Tenant Managers should alert all staff. 2. Immediately close the blinds in your office. 3. Once this is accomplished, stay away from the windows. 4. Tune in any battery operated radios to a station with weather updates 5. Move away from the perimeter of the building (windowed areas) toward the center of the
building and close the doors behind you.
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6. Floor Wardens and other emergency personnel will direct you towards corridors, stairwells and elevator lobbies.
7. Do not exit these designated areas or use elevators. 8. Do not be surprised if electricity goes off or alarm systems are activated. 9. If necessary, protect yourself by placing your head close to your knees and covering your
neck with your hands. 10. If you cannot reach a corridor or lobby in time, the next safest place is under a desk, table
or chair. 11. Remain in the designated area until an announcement has been made by designated
emergency personnel or building management that it is safe to return to your work station. 12. Once everyone has returned to their workstation, emergency personnel should assist
Property Management in accounting for all employees. 13. If anyone has been injured, designated emergency personnel should assist where possible
and follow the Medical Emergency Procedures outlined in this Manual. 14. If any portion of your offices or surrounding building areas have been damaged, please
notify Property Management immediately.
After a Hurricane
1. Inspect your suite for any damage. Damage should be reported to Property Management. 2. The building will be inspected for damage. 3. In the event that the building sustains damage that would prohibit normal occupancy,
Property Management will notify the Tenant Managers of the closure of the building and provide additional information regarding the status of reopening.
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BUILDING SERVICES
Additional Services
Please do not hesitate to call the Property Management Office at 201.451.9808 with any questions that you might have. We are here to assist you!
Building Service Work Order Requests
10 Exchange Place has a web-based work order system that can be accessed at http://exchangeplace.itendant.com. This system is referred to as the iTendant system.
The Tenant Manager will be issued a username and password that will enable them to access the site and keep track of all work being performed within your space.
Maintenance request calls include: climate control (heating, air conditioning), general cleaning, electrical/mechanical engineering, plumbing, locksmith, painting, carpentry, elevator maintenance, and fire safety issues.
If the service is a chargeable item, it will be reflected on your next monthly statement.
Building Engineers
The Building is staffed with engineers, 24 hours a day from Monday through Friday and Saturday from Midnight to 3:00 PM.
Cleaning Services
Cleaning is contracted to a professional janitorial service company, Collins Building Services. Cleaning personnel are uniformed with displayed identification. They are supervised by the service company while in your premises.
If there are cleaning oversights, items missing, broken, or other concerns about cleaning, please inform the Property Management Office.
Offices will be cleaned as outlined in the Cleaning Specifications of each Tenant’s lease.
Trash to be removed by cleaning personnel that are not in the usual waste baskets should be clearly marked with a “Trash Sticker”. Trash Stickers are available by contacting the Property Management Office. Please note the building’s recycling program is covered under Recycling below.
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Office debris will be removed by cleaning personnel, but care should be taken by your staff to place the debris in the wastebaskets only that which are to be discarded. Retrieval of discarded items is virtually impossible because trash is disposed of in a compactor.
o Please note that removal of non-office related materials, such as furniture, computer equipment, phones, cabling, etc., shall be arranged through the Property Management Office at an additional charge.
Cleaning personnel are not required, nor expected to remove large packing cases or shipping boxes. Special arrangements must be made with your moving or delivery company for such removals.
The cleaning personnel are instructed not to disturb anything on top of desks and to clean only those desks, which have been cleared off at night.
Cleaning personnel are instructed that doors in Tenants’ space should be left as they are found upon entry. For example: a door that is locked should be left locked; a door that is closed and unlocked should be left closed and unlocked; a door that is open should be left open.
Should you have a special cleaning request, please contact the Property Management Office.
Climate Control
Each individual floor has its own cooling units and tenant area temperatures are thermostatically controlled by variable-air-volume boxes. Heating is provided by two boilers that can operate on either gas or fuel oil.
Typically, the Building is responsible to provide conditioned air to the floor and the Tenant is responsible for the distribution system.
Heating, Ventilation and Air Conditioning services are typically provided during normal business hours: Monday through Friday from 8:00 AM to 6:00 PM and on Saturday from 8:00 AM to 1:00 PM.
Please note that the AC units are normally not run on Saturdays to conserve energy, but can be scheduled by contacting the Property Management Office.
Tenants may request Overtime HVAC services for an additional charge by following the Building Service Work Order Requests procedures above. Unless otherwise specified in your lease, the current charge is $75.00 per hour.
To achieve maximum comfort, please adhere to the following guidelines. Please refrain from placing credenzas, movable partitions, and other furniture closer than five inches from a window area to insure proper heat distribution from the building’s perimeter heating system. This will insure proper airflow and ventilation.
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For typically comfort adjustments, please follow the Building Service Work Order Requests procedures above. However, should temperature levels change abruptly or exceed reasonable comfort limits, please contact the Property’s Management Office at 201.451.9808.
Construction by Tenant
Tenants needing to perform any construction in their premises must submit plans to the Property Management Office for approval prior to commencement of any work or modifications. Please refer to the Building’s Rules & Regulations for contractor’s specific requirements.
Please contact Property Management at [email protected] for the most current Building Rules & Regulations.
Deliveries
The Property Management Office must be notified 24 to 48 hours in advance for any delivery being made to the building. Any deliveries that are not properly scheduled will be turned away.
All deliveries of furniture, equipment, on a pallet, or in large size or quantities must be made after normal business hours. Additional charges for a Freight Elevator Operator will be applicable for any large delivery. Please refer to the Freight Elevator Policy for details.
Delivery vendors are responsible for removing any and all trash, packaging materials and pallets from the building. Vendor must supply masonite if making a delivery to a multi-tenant floor.
Energy Conservation
The Building is committed to reduce the amount of energy consumed. We ask that all employees do their part to reduce energy usage. The suggestions below are part of The Building Owners and Managers Association (BOMA) Energy Efficiency Program.
Occupants’ Behavior
Turn off Equipment - During off hours, make sure to power down everything – such as copiers, kitchen equipment, and task lights
Institute an Energy Awareness Program Use ENERGY STAR® Equipment - Adopt a procurement policy as part of your overall
successful energy management strategy Utilize Power Management Software
o Monitor power management
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o CPU/Hard Drive Power Management Harvest Daylight
o Locate work stations requiring high illumination adjacent to windows o Switch off lights when daylight is sufficient
Use Work Station Task Lighting - Direct light at areas where tasks are being performed and use lower wattage for overhead ambient lighting
Lighting
Change Incandescent bulbs to LED, CFL, or HID Convert T12 fixtures to T8 and T5 Perform Full Floor Lighting Sweeps Install Occupancy Sensors
Please contact the Property Management Office at 201.451.9808 if we can be of any assistance with the above items.
Electrical
The Building does not have an electrician on staff. However, we can assist in arranging electricians for electrical issues that include installation of outlets, power outages, emergencies, reactive and preventive building maintenance. For requests of this nature contact the Property Management Office.
Electrical devices such as space heaters, small refrigerators, and hot plates are not approved for use in the building. Plugging these devices into electric receptacles can cause circuit overloads and a potential fire hazard. An individual desk or work space in a cubicle is only designed for 350 to 550 watts of power for office equipment like a computer, desk lamp, or battery charger. A small space heater can draw as much as 1,000 watts alone.
Elevators
Twelve passenger elevators, which operate between the lobby and upper levels, serve the building. There are also two elevators servicing the Parking Garage, from the lobby through the sixth (P6) parking level.
The passenger elevators are for the use by passengers only. If you are making a delivery or transporting items around the building, the freight elevator must be used.
The elevator system is an Elevonic’s 401 solid state computerized system that incorporates a traffic management feature for dispatching passenger cars on a timely fashion.
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Extermination
Extermination services are provided to common areas throughout the building.
If you require additional extermination services contact the Property’s Management Office. Should the Exterminator determine that the Tenant’s housekeeping is insufficient, the Tenant may be charged accordingly to correct the problem.
Freight Elevator
The Building has only 1 Freight Elevator to accommodate all of the floors.
Elevator Cab Size: 6’5” W x 9’ L x 15’ H Weight Limit: 6,500 lbs. Door Opening: 5’ W x 8’5” H
The Freight Elevator is required to be used for transporting supplies, furniture, pushcarts, large messenger deliveries, contractor personnel, etc. Freight Elevator reservations are required for use during moves. Please refer to the Freight Elevator Policy for details.
Please refer to the Moving section below for large moves.
Handicap Access
10 Exchange Place is handicap accessible. Access is available through the lobby level doors that have the handicapped insignia. If assistance is needed, Security is available.
Please ensure that any physically disabled employee – either permanently or temporary – are reported to the Building’s Fire Safety Director and the Tenant’s Floor Warden. This is to ensure that in an emergency situation, assistance can be provided.
Keys
Six (6) keys to each Tenant’s main entrance door lock are provided by the Property Management Office. Additional keys may be obtained at the Tenant’s expense.
Tenants must not duplicate keys. Requests for lock re-keys must be made through the iTendant system.
Lighting
Engineers are available to replace light bulbs. Bulb replacements are typically completed at Tenant’s cost. Please submit a Building Service Work Order Request for this service.
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Loading Dock
The Loading Dock is located off of Christopher Columbus Drive. Only vehicles with Commercial License Plates will be allowed into the Loading Dock. The Loading Dock is for unloading and loading of material , and in no instances will parking be allowed.
The Loading Dock has 3 bays – 2 large bays and 1 smaller bay.
Maintenance
10 Exchange Place provides repair and maintenance on the building standard items such as light fixtures, door hardware, temperature controls, and equipment in Public Areas.
However, Tenant requests such as picture hanging, light bulb replacement, and other minor repairs will be charged to the Tenant. Prices may vary depending on the specific job to be performed.
All requests from Tenants for service should be coordinated through the Tenant Manager.
The maintenance staff is available to serve your normal needs, however, they will not make any repairs to furniture or custom supplied items.
The maintenance staff are not permitted, nor equipped, to move heavy furniture. Your delivery people must provide their own handling of all heavy materials or equipment. In addition, due to insurance restrictions, the maintenance staff is not permitted to loan any tools or equipment (i.e. hand trucks and ladders).
The type and extent of any job to be done depends on the maintenance staff availability to perform work requests that are not lease requirements.
Moving Policy & Procedures
Tenants should contact the Property Management Office as far in advance as possible, but not less than 2 weeks before, to coordinate their move. All moves in/out must take place between the hours of 6:00 PM and 8:00 AM, Monday through Friday, or anytime on Saturday and Sunday. Additional charges for extra security personnel or porter service may be applicable. As a brief checklist, please provide the following to the Property Management Office at least 5 days prior to move-in:
Certificate of Insurance with named additional insured
Tenant telephone contact list with fax numbers
Name of Tenant Administrative Liaison
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All movers must adhere to the following:
Where furniture or equipment is being moved with wheel or skid-type dollies, clean Masonite sections provided by the tenant’s moving company will be used as runners on all finished floor areas. The Masonite sections must be at least 4’ x 8’ wide sheets in elevator lobbies and corridors, and 32” wide sheets through doors in the tenant’s space. All Masonite sections must be taped to prohibit sliding.
The mover must provide and install protective coverings on all walls, corners, door facings, elevator cabs, and other areas along the route to be followed during the move. These areas will be inspected for damage after the move.
Damage to the building or fixtures caused by the move are the responsibility of the Tenant. They will be responsible for any cost incurred to repair or restore damages.
Tenant must arrange freight elevator usage with the Property Management Office for all moves. A firm arrival time must be established. If Management supervision (or additional security personnel) is required, as determined by the Management Office, a nominal fee will be charged to the tenant.
Movers will be required to remove all boxes, trash, etc., when leaving the building. Remaining materials will be disposed of, and the tenant will be billed for the disposal charges.
Movers must carry insurance in accordance with the following Tenant Manual section entitled “Insurance Requirements”.
Plumbing
All issues regarding faucets, toilets, urinals, or building water leaks will be directed to a building engineer. Please submit a Building Service Work Order Request for this service.
Recycling
10 Exchange Place has developed a recycling program for the building to focus on workplace recycling, construction and demolition waste, and building operations waste which will comply with state and local laws and USGBC LEED-EB requirements.
The program became effective January 1, 2009 and the main points are outlined below:
The key requirement of the program is to keep all recyclable mixed-paper waste and recyclable glass/metal/plastic materials, separate from non-recyclable waste such as plastic salad containers, Styrofoam, and other food-related packaging.
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Each desk or work station should have only one collection bin. Regardless of color, this bin will be used for mixed paper only. Mixed paper includes ALL types of paper.
All food and beverage waste should be taken to the pantry or other central areas for disposal to reduce odors, prevent spills, and deter pests.
Glass, metal, and plastic beverage containers should also be taken to designated receptacles in pantry areas or other central locations for recycling.
Cardboard boxes must be emptied of all debris and placed beside bins.
Any item not inserted into a collection bin will need a “trash” sticker to identify it as trash.
Removal of electronic waste, toner cartridges, and other non-typical waste or donating reusable office equipment and supplies can be accommodated on request.
Please contact the Property Management Office at 201.451.9808 with any questions.
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INSURANCE REQUIREMENTS
All Certificates of Insurance should be emailed to [email protected] Prior to commencement of work and/or providing services on or at the Property and at all times during the performance of such all such work or providing of services, all approved Contractors, Subcontractors and every other contracted third party performing work or providing service on or at the Property ( each, a “Contractor”) must maintain and provide ownership with an insurance certificate(s) as set forth in Paragraph k and other documentation requested by Owner (and prior to any subsequent renewal of insurance) in form and substance satisfactory to Owner, evidencing the following minimum insurance coverage:
a. Workers Compensation Insurance required in the State where the work/services are being performed, and including Employers Liability Insurance with limits no less than $1,000,000 each accident for bodily injury by accident and $1,000,000 each employee and policy limit for bodily injury by disease. b. Automobile Liability with limits no less than $1,000,000 each accident covering all owned, leased, borrowed and non-owned vehicles. c. Commercial General Liability and limits no less than $1,000,000 per occurrence and $2,000,000 general aggregate, and $2,000,000 products and completed operations aggregate covering bodily injury, property damage and personal injury including product liability and completed operations coverage’s. Policy shall include extended completed operations coverage, for at least three (3) years after after acceptance of the Contractor’s work either through policies in force or through an extended reporting period endorsement for products/completed operations liability. d. Umbrella Liability with limited no less than $5,000,000 per occurrence, $5,000,000 general aggregate, and $5,000,000 products and completed operations aggregate ($10,000,000 for high hazard operations i.e., certain services and/or certain work to be preformed reasonably determined by John Hancock Life Insurance Company (U.S.A.) (and, to the extent Owner is a joint venture or partnership, any partner or joint venturer in such partnership or joint venture) to have a heightened risk of harm) providing limits in excess of a-c above per location. Policies shall be written as follow form or with a form that provides coverage that is at least as broad as the primary insurance policies. e. Environmental Impairment Liability Insurance for any contract involving Asbestos or Mold remediation or use of pesticides or other hazardous substances. Coverage shall be with limits appropriate to the contract but no less than $2,000,000 per occurrence and $2,000,000 annual aggregate.
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f. Shall name John Hancock Life Insurance Company (U.S.A.), with an address of 10 Exchange Place, Jersey City, NJ 07302 as the “Certificate Holder” . g. With respect to Commercial General Liability coverage, all such policies shall name Manulife Financial Corporation and all subsidiaries including, but not limited to, John Hancock Life Insurance Company (U.S.A.) as additional insureds for all operations, using an endorsement form at least as broad as the most recent edition of Additional Insured-Owner Lessors or Contractors Form B (CG2010 11/85) and otherwise, in form and substance satisfactory to Owner. h. If Contractor’s work includes professional design or engineering services, by professionals on staff or under consulting agreement, Contractor must secure, acquire and maintain or require its independent consultant to acquire and maintain Architects and Engineers Professional Liability insurance in limits no less than $3,000,000 per occurrence and $3,000,000 general aggregate covering the professional services performed in connection with the project and continuing in force by renewal or extended reporting provision for not less than three years after completion of the project. This coverage form may be made “claims made” and include defense expense within the limit of liability.
Each policy shall be written on an occurrence basis with the exception that a claims made form can be used for Environmental Impairment Liability and Architects and Engineers Professional Liability insurance as long as the policy (a) has a retroactive date prior to the date of project commencement and (b) is maintained by Contractor throughout the performance of services under this Agreement and for at least three (3) years thereafter either through policies in force or through an extended reporting period. Contractor shall use commercially reasonable efforts to require all of its contractors and subcontractors to maintain policies in compliance with the duties, obligations, and requirements of the insurance provisions required herein. Prior to the commencement of operations as provided for under the Agreement and within seven (7) days of any policy renewal thereafter, Contractor and all of its contractors and subcontractors shall furnish Certificates of Insurance (“Certificates”) to Purchaser on Acord 25 or a substitute equivalent form. These Certificates shall evidence the following for each and every policy: (i) insurance company name, (ii) policy number, (iii) policy period, (iv) per occurrence and aggregate limits, (v) deductibles or self insured retentions, and (vi) any applicable additional insured or waiver of subrogation endorsements. These Certificates shall also expressly provide that the insurance companies issuing the specified policies shall endeavor to mail at least thirty (30) days advance written notice of cancellation or non-renewal to all certificate holders. Each insurance company listed in the Certificate shall be (i) admitted to do business in the state where the project is located and (ii) rated by AM Best Company as having a financial strength rating of “A-“ or better and a financial size category of “VIII” or greater or otherwise be satisfactory to Owner.
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The policy evidencing General Liability Coverage shall state that such policies are primary in all respects and any insurance carried by Manulife Financial Corporation and all subsidiaries including, but not limited to, John Hancock Life Insurance Company (U.S.A.), is non-contributing with such policies. The General Liability insurance policy shall further provide for (i) severability of interests wherein Contractor is insured against any claims that may be brought by the additional insureds, and (ii) if Contractor’s General Liability insurance is provided by means of a so called “blanket policy”, then the aggregate limit must apply to John Hancock Life Insurance Company (U.S.A.) per project or location. Each policy endorsement must waive the insurer’s right of cancellation, without at least thirty (30) day’s prior written notice (10 days notice, if cancellation is for non-payment of premium) to be delivered by certified or registered mail to John Hancock Life Insurance Company (U.S.A.). All policies shall provide that the insurer unequivocally waives any right of subrogation against Manulife Financial Corporation and all subsidiaries including, but not limited to, John Hancock Life Insurance Company (U.S.A.). All policies required by shall be written by insurance carriers licensed to do business in each state in which Contractor is doing business, which must include the Sate of New Jersey, which carriers are rated no less than B+ VIII by the most recent edition of Best’s Key Rating Guide, and are otherwise reasonably satisfactory to John Hancock Life Insurance Company (U.S.A.). Self-insurance of any coverage, or part thereof, is acceptable only upon written consent of John Hancock Life Insurance Company (U.S.A.) after Contractor has provided proof of financial ability to support such self-insurance, and shall be entirely for the account of the Contractor, waiving all rights of recovery against Manulife Financial Corporation and all subsidiaries including, but not limited to, John Hancock Life Insurance Company (U.S.A.), for any sums expended by Contractor. All policies shall provide that the insurer unequivocally waives any right of subrogation against Manulife Financial Corporation and all subsidiaries including, but not limited to, John Hancock Life Insurance Company (U.S.A.). Contractor may also carry such other insurance as it deems necessary for its own protection, and any such insurance must include a waiver of the insurers’ rights of subrogation against Manulife Financial Corporation and all subsidiaries including, but not limited to, John Hancock Life Insurance Company (U.S.A.).
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TENANT MOVE IN CHECK LIST
Move In
Assign 3 Tenant Manager(s) who are authorized to request building services and interact with the Property Management Office on behalf of your firm.
Review MOVING POLICY & PROCEDURES in Tenant Manual
Make Freight Reservations
Keys
Mailbox Assignment
Photo Identification Cards
Itendent access
Identify Fire Response Team
Fire Safety Training
______________________
______________________
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APPENDIX A – TENANT MANAGER LIST
List 3 Tenant Manager(s) who are authorized to request building services and interact with the Property Management Office on behalf of your firm.
Tenant Name:
Tenant Manager # 1:
name:
email:
office phone:
mobile phone:
signature:
Tenant Manager # 2:
name:
email:
office phone:
mobile phone:
signature:
Tenant Manager # 3:
name:
email:
office phone:
mobile phone:
signature:
