Tenant Manual : Building Services and Operations

Please note that this portion of this guide was designed to provide you with general information about building services and operations. In the event of a conflict between the information contained in this Guide and the specific terms of your lease, the terms of your lease shall SUPERSEDE THIS GUIDE.

Providing excellent service to you is our primary goal. Through frequent inspection of the property and careful management of the building's resources and personnel, our intent is to promptly and courteously respond to your needs and operate the building in a manner that exceeds your expectations. Therefore, we request your assistance by notifying us of any situation or condition that you feel requires attention.

Please click a link to learn more:

Building Maintenance

A service request may be submitted through any of the following channels:

  1. Contact the office of the building via phone or email.
  2. Submit an electronic request exclusively through our "Angus" anywhere web based service request system.

Note: Submitting a request on-line is the most efficient method, and will allow self-service work order entry, status checking and the ability to review work order history on-line. We strongly encourage you to submit requests electronically. If you would like to learn more about how to make and manage your service requests electronically, please contact the office of the building for details.

Once a service request has been received, the office of the building staff will address the problem as soon as possible and, if applicable, send an invoice for the completed service request. If the situation warrants external assistance, the office of the building staff will obtain pricing approval prior to performing the work.

Please direct all service requests to the office of the building rather than maintenance personnel. This procedure helps the office of the building staff keep track of your requests and ensure that they are resolved in a timely fashion.

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HVAC

Heating, Ventilation and Air Conditioning (HVAC) systems in the building typically operate Monday through Friday during normal business hours of 8:00 a.m. - 6:00 p.m. and on Saturday's 8:00 a.m. - 1:00 p.m. If at any time during working hours you desire adjustment to the temperature within your suite, electronically submit a work order or contact the office of the building for assistance. To avoid damage and minimize delays, please do not adjust thermostats. In addition, we suggest that you keep blinds closed when in direct sunlight. Keeping blinds closed at night and over the weekend will help maintain a more constant temperature in your suite.

HVAC services after business hours are available upon request and can be scheduled by submitting a service request on-line or by contacting the office of the building. There will be a charge for after-hours HVAC service.

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Trash Removal

Normal building trash removal is provided as a standard building service. Large-scale debris, such as that following construction or minor renovations is your responsibility as the tenant.  For disposal of debris and boxes, please contact the office of the building. In addition, you as the tenant are responsible for the removal of all medical, infectious or hazardous waste from the premises, including any needles, syringes and other articles or substances classified as medical, infectious or hazardous waste by law. Any such removal must be approved by the office of the building and performed in compliance with applicable law.

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Signs, Lettering, and Notices

All signage being displayed outside your suite must be coordinated through the management office. If you wish to display a sign or notice in any public area of the building, prior written approval from the office of the building is required.

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Tenant Functions and Guidelines

If you are planning a function (e.g., party, reception), please notify the office of the bulding at least two weeks in advance. The office of the building maintains certain policies and procedures that assist in coordinating events and limiting liability of the building. The office of the building may ask for the following: date and time of event, number of guests, presence of alcohol, parking requirements, overtime HVAC requirements, service elevator use, janitorial needs, electrical requirements (for sound equipment), security requirements, and certificates of insurance. A function may not be held in the common areas or on the building grounds without prior management approval. 

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Lost and Found

Please report any lost or found items to office of the building.

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Stairways

All exit stairways are for emergency use only. Please notify all employees of this security restriction and ask that they cooperate fully so that we may help keep the building secure.

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Energy Conservation

Tenants can assist in our efforts to reduce building operating costs through energy conservation. Please make a special effort to educate your employees about the importance of using energy wisely.

Following are examples of how your employees can help in our efforts to reduce energy costs:

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Storage

If you require additional storage space, please contact the office of the building.

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Janitorial Services

Janitorial services are typically provided 5 days a week. If you have any special cleaning requests, please contact the office of the building.

Janitorial Specifications

Janitorial services will cover the specifications as follows and it is expected that all building areas will be maintained and the necessary spot cleanings performed to ensure the continued satisfaction of the client and employee base Services shall include, but not be limited to the following:

1. OFFICE AREAS (ALL FLOORS)

NIGHTLY SERVICES (FIVE NIGHTS PER WEEK)

  • Empty all waste receptacles. Clean and reline when needed. Remove materials to designated areas.
  • Remove recycling materials when container if full (see weekly)
  • Vacuum all carpeted main traffic and use areas, including conference rooms, reception areas, interior stairwells, hallways and corridors with the exception of individual offices (see weekly). Spot vacuum/clean all other areas as needed.
  • Wash and sanitize all drinking fountains.
  • Damp-mop spillage in uncarpeted office areas.
  • Spot clean carpets to remove light spillage. Report large spills to supervisor.
  • Assure all designated locked doors are closed after area has been cleaned.
  • Activate all alarm systems as instructed by occupant (if applicable).
  • Arrange chairs at desk and conference room tables and turn off lights upon exiting.
  • Clean conference room tables and remove any remaining food items.
  • Clean and sweep all lunchroom/eating areas. Wash and wipe tables and counter tops and clean sinks.
  • Remove scuff marks on floors as needed.

WEEKLY SERVICES

  • Remove recycling material when container is full.
  • Vacuum all carpeted areas completely, private office and cubicle interiors, desk knee area spaces and under waste containers.
  • Dust and wipe clean with damp or treated cloth all office furniture, file cabinets, and cubicle partition tops, (DO NOT MOVE PAPERS).
  • Remove all finger marks and smudges from all vertical surfaces, including doors, door frames, around switches, private entrance glass and partitions.
  • Damp wipe and polish all glass furniture tops.
  • Damp mop hard surfaced floors and/or uncarpeted floors.
  • Sweep uncarpeted floors employing dust control techniques with exception of lunchrooms (which is to be performed nightly).

MONTHLY SERVICES

  • Dust and wipe clean chair bases and arms, telephones, cubicle shelves, window sills, relite ledges and all other horizontal surfaces as needed to maintain clean appearance (DO NOT REMOVE PAPERS).
  • Edge vacuum all carpeted areas as needed.


2. RESTROOM

NIGHTLY SERVICES (FIVE NIGHTS PER WEEK)

  • Clean and sanitize all mirrors, bright work, countertops, and enameled surfaces.
  • Wash and disinfect all drains, urinals, bowls (cleaning underside of rim) and fixtures using scouring powder to remove stains.
  • Wash both sides of all toilet seats with soap and/or disinfectant.
  • Clean flushometers, piping, toilet seat hinges, and other metal.
  • Empty, clean, and damp wipe all waste receptacles.
  • Sweep, wet mop, and sanitize entire floor, including around toilet seats and under urinals.
  • Damp wipe all walls, partitions, doors, and outside surfaces of all dispensers as needed.
  • Fill toilet paper, soap, towels, and sanitary napkin dispensers (if applicable).
  • Wash and disinfect all shower walls, floors, bright work, and doors (if applicable).
  • Replace trash liner.

WEEKLY SERVICES

  • Flush water through P-trap weekly to ensure elimination of door.

MONTHLY SERVICES

  • Machine scrub floors.


3. LOBBY, ELEVATORS, CORRIDOR, INTERIOR STAIRWAYS (EXCLUDING EMERGENCY EXIT STAIRWAYS) AND ENTRANCE AREAS

NIGHTLY SERVICE (FIVE NIGHTS PER WEEK)

  • Keep janitorial rooms clean, neat and orderly condition.
  • Maintain all janitorial carts and equipment in safe and clean condition.


4. FITNESS CENTER (IF APPLICABLE) (PLEASE BREAK OUT COST AS SEPARATE BID)

NIGHTLY SERVICE

  • Vacuum all exposed carpeted floors.
  • Spot clean all mirrors and walls.
  • Spray and disinfect fitness center equipment nightly.

WEEKLY SERVICES

  • Edge vacuum all carpeted areas as needed.
  • Dust all ledges as needed.
  • Clean mirrors completely.
  • Stocking supplies and towels.


5. LOCKER ROOMS (IF APPLICABLE)

NIGHTLY SERVICES (FIVE NIGHTS PER WEEK)

  • Perform complete building cleaning specifications to restrooms and locker room areas.
  • Clean and disinfect showers completely, including walls, doors, floors, and floor drains.


6. LOADING DOCK, VAN PARKING AREAS, TRASH RECYCLING AREAS

NIGHTLY SERVICES (FIVE NIGHTS A WEEK)

  • Empty and reline all waste receptacles.
  • Sweep ramps, loading bays and parking areas for trash and cigarette butts.


7. GENERAL BUILDING COMMON AREA SERVICES

NIGHTLY SERVICE (FIVE NIGHTS PER WEEK)

  • Spot clean and restock as needed all janitorial service closets.
  • Pick up and compact all recycle trash, including boxes in accordance with tenants recycle specifications.
  • Vacuum all garage lobbies and elevator carpet.


8. RECHARGEABLE SERVICES

  • Wash walls
  • Strip and seal resilient flooring
  • Clean wood paneled walls
  • Shampoo carpets
  • Assist in special events
  • Construction cleanup
  • Wash waste cans, furniture, chair pads, etc.
  • Wash chalkboards, whiteboards, and display cases
  • Removal of large debris (i.e. boxes and files)
  • Change non-typical lamps
  • Defrost and clean refrigerators
  • Clean accent lighting fixtures

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Service Fees

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