BUILDING POLICIES & PROCEDURES

These are general building safety rules for contractors or delivery personnel. For construction projects also see vendor, contractor and service provider section / rules and regulations for construction. 

• Report all occupational injuries and illnesses to your supervisor.
• Fighting, gambling, horseplay and other misconduct are not permitted.
• Jumping off equipment or vehicles is prohibited.
• Compressed air must not be used to dust yourself off or clean an area.
• Keep exits, aisles and the access to fire equipment free of obstruction.

• Smoking is prohibited on property.
• Gas cylinders when stored must be secured, restrained and capped.
• Possession of weapons (firearms, knife-other than a pocket knife, explosive devises) will not be tolerated.
• Concealing defective work will not be tolerated.
• Profane or abusive language will not be tolerated.
• Become familiar with your work area and the two closest passageways to exit, in the event of an emergency evacuation. The building’s emergency evacuation signal is the sound of a "whoop" tone.

Normal moving and delivery activities must be scheduled at least 48 hours in advance. Additional advance notice should be provided for “major” moving events involving more than one elevator load of material. Notification must be issued by the Tenant (not by a vendor) and should be delivered to the Management Office or to the Columbia Tenant Work Request System. Your notice should include:

• Tenant Name, Suite, and Tenant Contact Name (if entered through Columbia Tenant Work Request System this is automatically entered)
• Date and Time of Move
• Name of Moving Company and Contact Information Insurance Certificate(s)
• Special Requirements (elevators, loading dock, etc.)

Scheduling is conducted on a first-come, first-served basis. Major moving activity is generally defined as comprising of anything that requires the use of the elevator pads and cannot be hand carried or brought in with the use of a hand truck and is limited to weekend periods, weekdays before 8:00 a.m. and/or after 6:00 p.m.

INSTRUCTIONS TO MOVING COMPANIES

All Deliveries
Routing for all deliveries to 95 Columbus is via the Loading Dock entrance. The entrance is on Wayne Street, off of Marin Blvd.

Weight Limits for Trailers
The maximum vehicle weight is 72,000 pounds. Maximum axle load is 32,000 lbs.

Floor Protection
The moving company must provide approximately 80 to 100-linear feet of masonite for after-hours moving activity to cover the following areas:

• Padding or other protection of all entrances, doorways and walls affected by the move.
• Covering of all floors traversed during the move with appropriate material.
• We ask that movers wait until 6:00 p.m. to install Masonite and other protective coverings to avoid causing potential trip hazards during normal business hours.

Other Protection
Prior to entering from the 95 Columbus entrance for after-hours moves or deliveries, areas that must be wrapped include the elevator doorframes, all other doorframes, corners on walls, and any other exposed area that may be subject to damage.

Pallet jacks of any size are prohibited. Forklifts of any type are prohibited. 
A valid certificate of insurance for the moving company must be provided to the Management Office prior to any moving or delivery activity. The certificate must include the information with respect to insurance coverage, additional insured endorsements, and certificate holders. 

The purpose of these Rules and Regulations is to inform the Contractors of their responsibility to this property during construction or remodeling of tenant spaces. Construction companies, electricians, plumbers, and personnel providing remodeling or repair services must be approved by the Property Management Office. It should be understood that the General Contractor is totally responsible for the action of its employees and subcontractors, and their compliance with these Rules and Regulations. At all times, General Contractor’s personnel should be aware that this property is not a construction site, but rather an occupied office building and therefore appropriate precautions to protect the property, the tenants, and the business atmosphere must be adhered to.

The Property Management Office maintains a list of qualified contractors who have performed work in the building and fulfilled the requirements listed below. If you prefer to use a contractor who is not pre-qualified, please contact the Property Management Office. 

All Contractors must be well-established with at least 5 years in business, be licensed in the jurisdiction of the property location to perform their trade work and provide references for comparable work in Class A commercial office space for the scope and quality of work tenant is proposing to complete.

The scope of these Rules and Regulations shall include, but not be limited to the following:

General: Work to be performed by any contractor within the property must be approved and scheduled in advance with the Property Management Office. All contractors must check in with Building Security and obtain a Contractor Identification Badge on a daily basis.  48-hour notice shall be given for any work request that involves the Fire/Life Safety systems at the property.

All required permits must be obtained prior to the start of any work and copies provided to the Property Management Office.

Upon completion, certificates of final approval must be obtained. Duplicates of all such permits, approvals, and certificates must be delivered to the Property Management Office as soon as they become available.

Insurance: All general contractors and subcontractors must provide a current certificate of insurance evidencing adequate workman’s compensation, general liability, and property damage coverage. Property specific requirements will be provided. 

Site Condition and Protection: Contractor will provide floor, wall, and ceiling protection from the freight elevator to the entrance of the suite where the work is to take place. The type of protection is to be Masonite, with ends taped together to prevent tripping hazards. Protection will be provided by contractor for the freight elevator doorframe on the floor where the work is to take place. All carpet and elevator protection should be installed prior to the start of demolition or remodeling. Protection shall be maintained in a clean, safe manner and be left in-place throughout the duration of the work. The construction area is to be broom swept and all trash removed at the end of each work shift. Public areas leading to construction areas will be thoroughly cleaned at the end of each work shift at the contractor’s expense. Contractor shall correct and repair any damages at their own cost.

Debris: Contractors will provide their own means of debris storage and removal. Contractor’s dumpster must be placed in the loading dock area on a first come first served basis, approved by and scheduled with the Property Management Office. Debris must not spill or be left around the dumpster. Contractor is responsible for cleanliness of the area. The Property Management Office reserves the right to require Contractor to remove the dumpster with 24-hour notice.

The service elevator must be reserved in advance through the property’s Work Order system. 
 

Paint and patching materials shall not be disposed of through the buildings plumbing. 
 

Noise and Noxious Odors: Particularly noisy work such as core drilling (or fume producing work such as oil-based painting) must be approved by and coordinated with the Property Management Office and performed after business hours only. Odor producing work, such as staining of doors, must be approved by and coordinated with the Property Management Office so action can be taken to dissipate fumes, protect/disable the smoke detectors, and arrange for additional security, if necessary. If security/engineering assistance is necessary, contractor is to pay for said cost.

If contractors or subcontractors personnel use radios or other music playing devices, they must be turned down to a level not audible in any occupied or public areas. No loud or obscene language will be tolerated, and violators will be asked to leave the property. 

Egress and Ingress: All movement of contractors and subcontractor materials will be through the loading dock, service corridors and service elevator. No passenger elevator(s) are to be used. The service elevator may be used for small material movement during business hours with prior written approval from the Property Management Office. The loading dock is located at 10 Wayne Street. 

Access to the property outside of normal business hours must be requested at least 48-hours in advance and receive written approval from the Property Management Office. Delivery or removal of materials that are too large for the service elevator must be coordinated with the Property Management Office.

A more detailed Building Work Rules and Regulations for Contractors will be distributed to contractors prior to the commencement of any work and acknowledgement of and agreement to Work Rules and Regulations must be received by the Property Management Office prior to commencement of any work.

Sustainability Considerations: All renovation and new construction projects of a scope that meets any of the following criteria shall also be required to comply with Columbia’s Sustainable Design & Construction Guidelines, which are available from the Property Management Office.

For projects which do not meet any of the criteria below, tenants are encouraged to implement any sustainable design and construction practices described in the guideline document to the extent that it is practical to do so.

• New construction (including additions) 10,000 sf or greater.
• Alterations of 20,000 sf or greater.
• New, replaced, or relocated mechanical, electrical, or plumbing equipment that serves 20,000 sf or larger.
• Projects having a new, replaced, and/or relocated, HVAC system with heating equipment size of 480,000 BTU’s or greater, or with a cooling equipment size of 600,000 BTUs or greater.
• Projects are pursuing LEED, WELL, or other sustainable building certification.

VENDOR INSURANCE REQUIREMENTS

Please refer to your Lease for Vendor Insurance requirements and information. 

PREFERRED VENDOR LISTS

At Columbia, we recognize the vital role our suppliers play in helping us meet the needs and expectations of our many stakeholders. We rely on our suppliers to deliver the level of quality, service, value, efficiency, integrity, and innovation that we ourselves strive to provide to our tenants, investors, partners, employees, and communities. Therefore, we seek to build and maintain a diverse, competitive, and highly capable network of suppliers in and across the regions in which we operate.

Our supplier selection process is stringent and helps us identify and build relationships with suppliers that meet our needs and expectations, align with our goals, and share our values. We actively manage our suppliers and monitor their ongoing performance to promote and build the best possible relationship between our organizations. We also seek to work with suppliers from a diverse range of backgrounds, in order to drive innovation and create a more resilient supplier network for Columbia.

We are committed to holding ourselves and our supplier community to the highest standards of business conduct and integrity, and we expect all suppliers with whom we engage to operate in accordance with our Vendor Code of Conduct. Visit our website at www.columbia.reit/responsibility/overview/ for more details. 

We encourage our tenants to follow these same guidelines when selecting suppliers and invite you to utilize our list of preferred vendors that meet these requirements for excellence, capability, competitiveness, and diversity. Please contact the Property Management Office for our current list of preferred vendors for this property.

SMOKING

Columbia is committed to providing healthy buildings to all occupants. In compliance with local compliance/regulations Fitwel certification standards, smoking and the use of e-cigarettes and tobacco products is strictly prohibited in all areas of the building and anywhere onsite, including within 25 feet of any building entrance, operable windows, doors, outdoor air intakes, or outdoor seating areas. 

FLAMMABLES

Flammable materials are not permitted anywhere on the premises. If, for any reason, you have any materials necessary for the operation of normal office equipment that require special care, they must be stored in safety containers, and the Property Management Team must be notified.

LOITERING & SOLICITORS

Canvassing, soliciting, peddling, and loitering are not allowed within the building.  If you are approached by a solicitor of any kind, contact the Property Management Office immediately and we will make every attempt to escort the individual from the building.

NON-PERMITTED HOLIDAY DECORATION

All holiday decoration must meet local and state authorities’ requirements regarding the use of or restriction against live materials. In addition, decorations may not impede any means of egress, and nothing is to be hung from or cover exit signs or sprinklers.

If you are interested in adding holiday décor in your office space or the building, please contact the Property Management Office for specific guidelines and recommendations.