Template- The Alhambra Tenant Manualwestoncorporatecenter.com/download/tenant_handbook_weston.pdfTenant Handbook The Alhambra (October 2017) LETTER OF INTRODUCTION Dear Tenant: In

T R A N S W E S T E R N C O M M E R C I A L S E R V I C E S

T E N A N T H A N D B O O K

W E S T O N C O R P O R A T E C E N T E R 2 5 0 0 W e s t o n R o a d

2 7 0 0 S o u t h C o m m e r c e P a r k w a y W e s t o n F L 3 3 3 3 1

www.transwestern.net The Alhambra Management Office

2 Alhambra Plaza, Suite 101 Coral Gables, Florida 33134

Tenant Handbook The Alhambra (October 2017)

L E T T E R O F I N T R O D U C T I O N Dear Tenant: In an effort to provide you with a greater understanding of building operations, Transwestern Commercial Services has compiled this Tenant Handbook. It is intended to answer many of the questions you may have regarding services, policies and procedures at The Weston Corporate Center. We are certain you will find this handbook helpful and recommend you keep it readily accessible to all of your employees. If you have any additional comments or concerns that are not addressed in this handbook, then please call the Transwestern Commercial Services’ office at (305) 447-9191, and ask for May. Sincerely, TRANSWESTERN COMMERCIAL SERVICES May Herkert, RPA, FMA Senior Property Manager (954) 825-3717 [email protected]


T A B L E O F C O N T E N T S S E C T I O N I General Information

Contact Information Rental Payments Building Hours Access Control System Security Guard Visitor and Special Admits After Hours Heating & Cooling Keys Office Security Thefts Holiday Schedule Smoking Soliciting

S E C T I O N I I Building Rules and Regulations

Quiet Enjoyment Canvassing Animals, Bicycles, Vehicles Office Equipment Trash Common Areas Alterations Electric Heaters/Fans Plumbing Fixtures Fire and Safety Regulations

S E C T I O N I I I Move-In Instructions

General Information Move-In Checklist Moving Company Requirements Insurance Requirements Tenant Contact/Emergency Contact Form Freight Elevator Reservation Tenant Signage Key Order Building and Parking Access Card


T A B L E O F C O N T E N T S (cont.) S E C T I O N I V Building Services

Maintenance Cleaning Services Trash Removal Extermination Services Mail Access to Offices Recycling Program

S E C T I O N V Emergencies

General Information Fire Emergencies Building Evacuation Fire Prevention Rules Bomb Threats Power Failures Medical Emergencies Elevator Malfunctions Stairwell Exit Plan

S E C T I O N V I Contractor Services

Waiver of Lien Rights Construction Rules & Regulations

S E C T I O N V I I Move-Out Instructions

General Information Move-Out Checklist Moving Company Requirements Freight Elevator Reservation Form Forwarding Address Form


G E N E R A L I N F O R M A T I O N C O N T A C T I N F O R M A T I O N

Management May Herkert, Senior Property Manager (954) 825-3717 Hector Siles, Operations Manager (305) 447-9191 or (305) 907-7314

Main Office: (305) 447-9191 Fax (305) 444-1948 Leasing Tim Talbot, President (954) 385-0000 Andy Ackerman, Senior Director (954) 385-0000 Engineering Staff Ramon Liz, Engineer (954) 610-2191 R E N T A L P A Y M E N T S Rental Payments are due on the first day of every month. Rental and all other miscellaneous payments should be mailed to: ACH Instructions:

Bank: JP Morgan Chase Account Name: GK Weston Corporate Center, LLC Account #: 2005 67581 ABA # (ACH): 111 000 614 (Use this for ACH)

Wire Instructions:

Bank: JP Morgan Chase Account Name: GK Weston Corporate Center, LLC Account #: 2005 67581 ABA # (Wire): 021 000 021 (Use this is you will wire funds)

Lockbox Mailing Address: Box Title: GK Weston Corporate Center, LLC

P.O. Box 733831 Dallas, TX 75373‐3831

Lockbox Courier Address:

JPMorgan Chase Attn: GK Weston Corporate Center, LLC & Box 733831 14800 Frye Road, 2nd Floor Ft Worth, TX 76155

Late charges will automatically be assessed for payments received after your due date per your lease.


B U I L D I N G H O U R S The building is open Monday through Friday from 8:30 a.m. until 6:00 p.m. Building access is available twenty-four (24) hours a day seven (7) days a week by using your building access card. A C C E S S C O N T R O L S Y S T E M Your building is equipped with an access control system monitored by onsite security personnel. The perimeter doors of the building and elevators are locked at 6:00 p.m. Monday through Friday. Your employees may gain access to the building and to your floor after hours with their activated building access card. Your employees may gain access by placing their access card in close proximity to the proximity reader. There is a proximity reader located outside the main lobby doors. At the front door, the proximity reader will scan your Card and you will hear the bolt release. You can enter the building through the door closest to the reader. The door will automatically close and lock behind you. It is important not to let any individuals enter with you if you do not know them. The lobby doors, as well as the elevators, will be unlocked at approximately 7:30 a.m. (unless there is an emergency) Monday through Friday. The lobby doors and all elevators will be locked at 6:00 p.m. Monday through Friday and twenty-four (24) hours a day on weekends and holidays. The Parking Level entrance doors from the garage are secured 24/7.

V I S I T O R S A N D S P E C I A L A D M I T S If you are expecting a visitor after hours, you must make prior arrangements with management to admit your visitor into the building and onto your floor. Weekend visitation must be arranged on Friday before 2:00 p.m. of the designated weekend. When you contact the Senior Property Manager, inform him or her that you want to arrange a special admit. Please provide the visitor’s name, the day the visitors are expected, the approximate time of arrival, permission for admittance, and the floor they need to access. If you will be arriving with the visitor, then it is not necessary to contact Management. Simply have your guest sign in at the front desk to have the visit on record.

It is important not

to let any individuals enter with you if you do

not know them.


When visitors arrive at the building, they should always check in with the security front desk. If you have arranged for their admittance, their names will be on an admit list and security will allow them immediate access into the building.

A F T E R H O U R S H E A T I N G & C O O L I N G If you anticipate working during non-building hours and will require heating or cooling in your office, then you must notify in writing the Senior Property Manager no less than 24 hours in advance. Please include company name, suite number, date required time, space and your agreement to pay the Landlord for the service at an hourly rate to be quoted on the Overtime HVAC Form to be provided by the Senior Property Manager upon request. This letter should be signed by an officer of the company or a person authorized to sign on behalf of your firm. K E Y S Upon moving in, each tenant will be provided with an appropriate number of keys. Any lost or additional keys requested after the initial move-in will be charged to the tenant. The Building’s Engineer is responsible for key control. The Engineer must handle any changes made to the lock in your office door. All keys must be returned to the Management Office at lease termination. A mailbox number will be assigned to you on or before your move in date. A charge of $107.00 + tax will be charged to you for locksmith services needed in order to rekey the mailbox and provide copies of the mailbox key. O F F I C E S E C U R I T Y Theft can be a problem in office buildings. Offices are normally unlocked during normal business hours and numerous delivery people and visitors are in the building throughout the day. Outlined below are several measures you can take to prevent thefts in your office: 1. Keep all doors locked after you leave the office. 2. Instruct employees to keep valuables, including purses, in locked

desks when unattended. 3. Keep calculators and expensive items off desktops when not at desk.


4. Articles of value, including handbags and coats should not be left in unguarded reception areas or desks, even for a few minutes.

5. Thoroughly mix the combination when closing a vault or safe. 6. Do not leave the vault or safe combination on or in a desk. 7. Notify the Concierge or the Engineer when loiterers are observed in

corridors or washrooms. Report peddlers and canvassers to the Engineer or Senior Property Manager.

8. Special care should be taken during times best suited for pilferage

(i.e. thirty minutes after opening), during absence from work areas and office.

9. Check wastebaskets at the end of the day to see if any equipment or

other valuables may have been stored for later removal. 10. Serial numbers should be recorded to aid police in recovering

property in the event of loss or theft. 11. Do not leave articles of value in automobiles in the parking garage. 12. Lock suite entry door when entry area is unattended. T H E F T S In the event that something is discovered missing from your office, please send a letter to Management stating the details so we have a record in our files. It is up to the tenant’s discretion as to whether the tenant desires to report the event to the police. H O L I D A Y S C H E D U L E The Building observes the following Federal Holidays: New Year’s Day Memorial Day Independence Day

Labor Day Thanksgiving Day Christmas Day

Please be advised that, as a general rule, building and management observe these holidays. On these specific days, the building will be closed and all building services (including but not limited to HVAC, janitorial and maintenance) will be suspended.


S M O K I N G As of August 2, 1991, in accordance with the Smoking Regulation Amendment Act of 1990, smoking has been regulated in the work place. Each tenant is responsible for complying with these regulations. Therefore, in compliance with these regulations, smoking is prohibited in the following building areas: Common area hallways

Stairwells

Men’s and women’s restrooms

Elevators and elevator lobbies

The main lobby Tenant spaces

Smoking is allowed in the Rear Entry to Weston Corporate Center properties, facing the lake. S O L I C I T I N G Soliciting is not permitted. If someone is soliciting in your suite, then please notify the Senior Property Manager or the Engineer and we will send appropriate personnel to have them escorted off the premises.

Smoking is not

permitted within the tenant spaces.


B U I L D I N G R U L E S & R E G U L A T I O N S Q U I E T E N J O Y M E N T Tenant shall not obstruct or interfere with the rights of other tenants in the building, or of persons having business in the building, or in any way injure or harass such tenants and persons. C A N V A S S I N G Canvassing, soliciting and peddling in the building are prohibited and tenant shall cooperate to prevent such activities. A N I M A L S , B I C Y C L E S , V E H I C L E S Tenants shall not bring or keep within the building any animal, bicycle, motorcycle, or other types of vehicle except as required by law. Motorcycles and other types of vehicles are permitted in the parking lot with the approval of the building’s ownership. O F F I C E E Q U I P M E N T Tenant shall place all office equipment and any other device of any electrical or mechanical nature in the demised premises in settings approved by Landlord, so as to absorb or prevent any vibration, noise or annoyance. Unauthorized or non-inspected installation and operation of coffee makers, heating plates, microwave ovens, personal fans and similar items must be avoided. Electric space heaters are prohibited. T R A S H The disposal of any trash, refuse or other substances of any kind should not occur except in the designated refuse containers. No material shall be placed in trash boxes or receptacles if such material cannot be disposed of in an ordinary and customary manner without being in violation of any law or ordinance.


C O M M O N A R E A S Tenants shall use the common areas only as a means of ingress and egress and Tenant shall not permit any loitering by any persons in the common areas or elsewhere within the building. The common areas and roof of the building are not for the use of the general public. No tenant shall install any radio or television antenna, loudspeaker or other device on the roof or exterior walls of the building. A L T E R A T I O N S Tenant shall not mark, paint, drill, cut, string wires within or in any way deface any part of the building without the prior written consent of Landlord and as Landlord may direct. Upon removal of any wall decorations or floor coverings by Tenant, any damages to the walls or floors shall be repaired by Tenant at Tenant’s expense. E L E C T R I C H E A T E R S / F A N S Electric space heaters and/or fans present a fire hazard and are strictly prohibited. P L U M B I N G F I X T U R E S Tenants shall not use the restrooms or plumbing fixtures of the building for any other purpose than the purpose for which they were constructed or manufactured. F I R E A N D S A F E T Y R E G U L A T I O N Subject to all fire or other safety regulations, all doors opening onto common areas, and all doors upon the perimeter of the demised premises shall be kept closed. During non-business hours, doors should be kept locked, except when in use for ingress or egress. Tenant shall cooperate with energy conservation by limiting the use of lights to areas occupied during non-business hours.

Electric space

heaters and/or fans present a fire

hazard and are strictly prohibited.


M O V E - I N I N S T R U C T I O N S G E N E R A L I N F O R M A T I O N IMPORTANT: Please provide 48-hour notification to the Senior Property Manager when moving bulky materials, office furniture or equipment in or out of the building. All such movement must be pre-arranged with the Senior Property Manager. All of the following will be subject to Management’s approval: Time of delivery or movement Method of movement Routing of movement Certificate of Insurance: Building requirements for certificates of

insurance can be provided by the Senior Property Manager upon request.

Transwestern Commercial Services shall not be liable for injury or damages to any person or property involved as a result of tenant deliveries or move-ins. Two and four-wheel dollies, carts or other type conveyances (with the exception of baby buggies and wheel chairs) must be taken into the freight elevator only. Only packages, cartons or other items that can be carried by hand may be transported on passenger elevators. Materials that can cause discomfort, inconvenience or damage (such as open paint cans) should not be carried on passenger elevators even when carried by hand. All dollies and conveyances of materials, supplies or equipment will be entered through the loading dock and transported via the service hallway to the freight elevator. When moving furniture or equipment, please provide Management with an email stating the date and time of the move. 48-hour notice is required. If it involves the utilization of a professional moving company, then you must also provide Management with a Certificate of Insurance meeting the Landlord’s insurance requirements from the moving company. During the following hours, NO elevators are available for moving furniture and equipment Monday through Friday, except Holidays: 8:30 a.m. - 6:00 p.m.


The tenant will be responsible for ensuring that the building lobby floors (including carpeting, tile, marble and wood) are protected during the move. Any move-ins or outs after building hours, during holidays or on weekends must be attended by an Engineering staff member at the tenant’s expense.


M O V E - I N C H E C K L I S T

The information requested on the following checklist must be provided to the Senior Property Manager for approval before your move date. ACTION ITEM Provide contact person to Management

Loading Dock and/or Freight Elevator Reservation Form

Directory Strip and Door Letter Form

Key Request Form

Tenant’s and Mover’s Certificate of Insurance for Management

Please contact the Assistant Property Manager with any additional questions.

M O V I N G C O M P A N Y R E Q U I R E M E N T S Prior to the day of the move, your moving company must provide a Certificate of Insurance evidencing the following: Worker’s Compensation Insurance - FL General Liability Insurance Endorsements (2 required) must read: “GK Weston Corporate Center LLC, KBS Realty Advisors, LLC., KBS Capital Advisors, LLC, and Transwestern Commercial Services, LLC, Transwestern Commercial Services Florida, LLC dba TRANSWESTERN are named as additionally insured as regards to premises located at 2500 Weston Road and 2700 S Commerce Parkway Weston, FL 33331. All rights of subrogation against GK Weston Corporate Center, LLC, KBS Realty Advisors, Inc., KBS Capital Advisors, LLC, and Transwestern Commercial


Services, LLC, Transwestern Commercial Services Florida, LLC dba TRANSWESTERN Certificate Holder must read as follows: GK Weston Corporate Center, LLC KBS Realty Advisors, Inc. Transwestern Commercial Services Florida, LLC 2500 Weston Road Weston FL 33134 Coverage must be primary and non-contributing with the Certificate Holders with a 30 day notice of cancellation except 10-days for no-payment of premium subject to policy terms and conditions. Building Management will inspect your move-in route to your suite before and after your move. We suggest that your move coordinator attend the walkthrough. Tenants are responsible for their moving company by:

Scheduling arrivals and departures

Supervising help

Providing access to restrooms

Making repairs to building damages and/or reimbursement for costs

Removing all packing materials

Requiring placement of rigid boarding over the pathway to and from the elevators and office.

Protecting wall corners with shields

Keeping elevators padded

Using established service routes and access doors

Prohibiting the use of the main lobby without special approval and preparation

Notifying Building Management for answers to any questions related to the building


I N S U R A N C E R E Q U I R E M E N T S

Contractor/Moving Company, at its sole cost and expense, must carry and maintain the following insurance coverage with insurance companies authorized to do business within the District of Coral Gables, with a minimum A.M. Best rating of A8. Before commencing work, Contractor/Moving Company shall furnish Manager with certificate(s) of said insurance policy or policies and shall assume responsibility for placement and renewal of all such policies. Commercial general liability insurance, on an occurrence form, adequate

to protect the interest of the parties hereto; shall name Manager, Asset Manager and Owner as additional insureds; and shall be the primary liability insurance for all claims or liabilities arising from, or incidental to this Contract. General liability risks and key exposures to be covered shall include, but not be limited to, the premises and Contractor's operations in connection with the Property, blanket contractual, personal injury, and completed operations. The limits of each policy shall be not less than $1,000,000 per occurrence for bodily injury, personal injury and property damage;

Automobile liability insurance, including bodily injury and property

damage combined; in an amount not less than $1,000,000 each occurrence; which shall name the Owner, Asset Manager and Manager as additional insureds as to the liabilities arising from the actions of the Contractor, or its agents, employees or subcontractors; and shall be primary and not excess over any liability policy carried by Owner, Asset Manager or Manager;

Worker's Compensation insurance in full compliance with all applicable

state and federal laws and regulations covering all employees of Contractor. Coverage shall include employer's liability insurance in an amount equal to statutory limits. Such policy shall contain a waiver of subrogation as to the Owner, Asset Manager and Manager;

Umbrella liability insurance written on an occurrence form; providing

coverage in an amount of not less than $2,000,000. Such insurance shall be in excess of all liability coverage required herein and shall name the Owner, Asset Manager and Manager as additional insureds.

To the extent that the Contractor employs, utilizes or contracts with subcontractors and/or independent contractors for some or all of the services to be provided hereunder and pursuant to the Contract, the Contractor shall require such subcontractors and/or independent contractors to comply with the same insurance requirements as set forth above.


T E N A N T C O N T A C T / E M E R G E N C Y F O R M S

The Senior Property Manager will include a couple of forms with your welcome email needed to update your company information into the building operations records. For each tenant in the building, building management requests the names of two (2) people for contact purposes. The first is the Tenant Contact who will be responsible for requesting services from the Landlord. This person should be authorized to sign service requests for additional work, which may be provided at an additional cost. The second name is that of an alternate contact. We are also requesting the home telephone numbers of these individuals in case of an after-hours emergency. All home telephone numbers are kept strictly confidential.

T E N A N T S I G N A G E

Please provide the following details to the Senior Property Manager in order to request a building standard tenant sign to be installed on the wall next to your suite entry door. Door Lettering (Building Standard) Suite Number: ______________ Firm Name: ___________________________________________________ Other: ________________________________________________________ There are no costs for door lettering at initial move-in. Any changes at a later date would generate a fee. Non-Standard Building Signage Please submit all requests for non-standard building signage in writing to the Management Office for approval. Non-standard signage will be furnished and installed at the tenant’s cost and must be approved by Landlord prior to installation. ___________________________________ __________________________ Signature Title _____________ Date


K E Y O R D E R F O R M Please notify the Senior Property Manager if in need of additional copies of your entry, bathroom, mailbox keys. A key order form will be provided to you for your completion and approval.

B U I L D I N G A C C E S S C A R D

Please notify the Senior Property Manager for any Building Access Card requests, or you can request them online via our Work Order system, here.

You will need to request access to Angus Anywhere our work order system, or you can reach out by phone or email.


B U I L D I N G S E R V I C E S

M A I N T E N A N C E In the event of an emergency or should maintenance problems arise, please call the Management Office, and after 6:00 p.m. please call our 24/7 security desk. Please give your name, company name, suite number, phone number, and the nature of your problem. Someone from the maintenance/security/management staff will assist you as soon as possible. Maintenance personnel are equipped to handle varying degrees of lighting, plumbing, electrical, cooling and heating, and door and lock problems. If the problem is outside of our normal maintenance service, then Maintenance will often be able to recommend a contractor to assist you. C L E A N I N G S E R V I C E S The cleaning for The Weston Corporate Center is handled by contract services. Cleaning service is provided five nights a week, Monday through Friday. Carpets will be vacuumed, unobstructed surfaces dusted, and trash will be emptied. If trash that is to be disposed of is not in wastebaskets, then please inform cleaning personnel by leaving a large note on such items marked TRASH and BASURA (Spanish word for trash). Please DO NOT leave items that are not trash on top or near wastebaskets that might be misconstrued as garbage. If you have special cleaning needs, such as carpet shampooing, then contact the Senior Property Manager. Special cleaning services can be arranged at tenant expense. If a small cleaning problem should arise during working hours, then please contact the Senior Property Manager and the building porter will be dispatched. If you have any questions or comments regarding the cleaning services, then please notify the Senior Property Manager. T R A S H R E M O V A L As stated above the cleaning personnel empty trash Monday through Friday. The tenant is responsible for removing a considerable amount of trash (i.e. boxes from a delivery or supplies) and furniture or equipment. Should you require assistance or a special waste pick-up, please contact the SeniorProperty Manager. Please use the freight elevator to remove the trash.


E X T E R M I N A T I O N S E R V I C E Extermination service is provided monthly for common areas of the building. If your office needs special attention, then please contact the Senior Property Manager and provide the issue, your name, company name and suite number. This information will be supplied to the exterminator and the problem will be handled accordingly. M A I L Mail is delivered daily to the mailroom located at the 1st floor lobby. Access to the mailroom located at Weston Corporate Center must be approved by the Senior Property Manager. The office manager in your suite must contact the Senior Property Manager to register users to the mailroom. Access will then be added to your existing building/parking access card. UPS drop boxes are located on the main lobby of the buildings. A C C E S S T O O F F I C E S Anyone not having a key to your suite or offices will not be admitted by Transwestern Commercial Services’ personnel. This includes your employees. The Engineer and Management should receive periodically a list of emergency phone numbers of key personnel in your company who should be contacted in emergency situations. The Senior Property Manager will provide you with The Weston Corporate Center Emergency Contact Form via your Welcome Email. Tenants are requested to maintain a current phone list of these emergency phone numbers and to provide a copy to the Management Office. A list of each Tenant’s key management personnel with the appropriate telephone numbers is essential so that they can be reached in the event of an emergency. R E C Y C L I N G P R O G R A M Transwestern Commercial Services has made a firm commitment to provide recycling programs in all properties under our management. Attached below is a list of items recycled at the property.

A list of each Tenant’s key management

personnel with the appropriate

telephone numbers is essential so that

they can be reached in the event of an

emergency.



E M E R G E N C I E S Report all emergencies to the appropriate local authorities first, by calling 911 for fire, police and/or ambulance, then to the Building Engineer’s office. When calling this number, please provide the following information: suite number, floor, tenant name, person calling, phone number and the nature of the emergency. After business hours, call (786) 340-5289. Below are some common-sense procedures that should be followed in almost every type of emergency. Remain calm. Panic can cause more damage and/or injury in many

cases than the emergency itself. Contact the appropriate party immediately and relate all pertinent

information such as the exact location of the emergency, name and nature of emergency, etc.

Do not add to the situation by exaggeration or by relating irrelevant or

unsubstantiated statements. Do not become a spectator. Head away from, not toward, the problem

area. Avoid getting in the way of emergency personnel. Follow the directions of those in charge. Remember, if it is decided to evacuate, use the appropriate areas

designated for this purpose, remain calm and be courteous to others. We strongly recommend that each tenant establish an internal procedure for handling emergency situations. Appropriate representatives should be appointed and given the responsibility of coordinating emergency procedures in cooperation with the management office. All employees should understand what your emergency coordinator’s role is during emergency situations. The management office should have the name and telephone numbers (both during and after-hours) of the emergency coordinator. The emergency coordinator should be familiar with the location of all emergency exits, equipment and telephone numbers of all emergency services. The emergency coordinator for the building is the Engineer. The backup emergency coordinator is the Senior Property Manager. The emergency control center is the engineer’s office, which initiates all evacuation, facility shut-down procedures, and layouts needed to effect emergency action plans. The engineer’s office should be aware of any special or unique situations within the tenant’s area such as: Handicapped personnel: A form to be completed for The City of Weston

Fire Department will be included with your welcome email.


Unusual working hours Special equipment or materials which would be either helpful or

harmful in the event of an emergency Personnel with a history of health problems, such as heart conditions,

diabetes, etc. F I R E E M E R G E N C I E S The Weston Corporate Center are protected by a fire alarm system. When a manual fire alarm on a floor is pulled, the alarm bell will automatically ring on each floor throughout the building. Smoke and heat detectors are located in areas that might be prone to fire - those areas with electrical equipment and wiring - such as mechanical rooms, electric rooms, telephone closets, elevator lobbies, and janitorial closets. When activated, these will also initiate the system into alarm. When a pull station, smoke detector, or heat detector is activated due to a fire condition, then all elevators will be recalled to the lobby level and parked. Use only the stairwells to evacuate the building in the event of a fire. All tenants should familiarize themselves with the location of fire extinguishers and fire alarm manual stations. Tenants should also know the locations of the exits, recognize the sound of the fire alarm, know how to activate the fire alarm and notify the fire department. Proceed directly to the exit whenever the fire alarm is heard. Prior to opening a door, feel the door front to determine it there is heat behind it. If the door is hot, then do not open and find another means of egress. Upon Discovering a Fire Alert personnel who may be immediately endangered and proceed to the

nearest pull station to activate the alarm system. Sound the fire alarm, no matter how small the fire seems to be.

Notify the Building Engineer and/or the concierge/security. Close all doors behind you, especially the door to the burning room.

Use only the stairwells to evacuate the

building in the event of a fire.


B U I L D I N G E V A C U A T I O N Upon hearing the bell alarm system, immediately evacuate the building

in an orderly manner, using the designated evacuation routes provided on your Welcome Email and stairwell exits. When exiting, avoid crowding or undue haste. A fall might spell disaster for those who follow. Descend the stairs carefully. When you reach the ground floor, exit in an orderly fashion. Do not run! Do not use elevators! Do not call engineering office or concierge desk! If the alarm is found to be false, you will be notified immediately.

Personnel in the lower levels or garage should take the stairway up the Lobby or walk up the garage ramp to exit. Do not use elevators!

All handicapped personnel will be assigned an aide to help them

evacuate the building or obtain assistance for them. Floor monitors should notify the Engineer and Management of all handicapped persons and persons who may require assistance (e.g. pregnant employees, employees in casts, employees recovering from a recent illness, etc.) so that we can account for these employees after the building is evacuated or notify a fire fighter of their locations in the building.

The handicapped employee or a person needing assistance is to remain in the stairwell, if he/she requires a trained fire fighter to carry him/her down the stairs and out of the building. The aide should notify the fire fighters of locations of all persons requiring assistance in stairwells. When out of the building, employees should remain on sidewalk and stay clear or the building entrance to allow access by fire department personnel.

What to do if Your Exit Route is Blocked by Smoke

Stay calm and crawl low in smoke. The air is easier to breathe near the floor. If trapped in a room, then close all the doors between you and the smoke. Seal the cracks around the doors and vents. Signal at the window to rescuers. If there is a phone in the room, then give the fire department your exact location, even if they are on the scene.

All Clear Signal

The fire department will inform the Building Engineer when it is safe for employees to return. The Building Engineer will give an “all clear” signal and notify the employees that they may return to the building. Please re-enter the building in an orderly fashion.

Do not run!

Do not use elevators!

Do not call

engineering office or concierge desk!

.


F I R E P R E V E N T I O N R U L E S All employees shall observe the following fire prevention rules: Keep stairwell doors closed at all times except during evacuation to

minimize spreading of fire from the “chimney” effect. Keep aisles clear of obstacles. Do not store equipment in aisles or block

doorways. Do not block exits. Safeguard all flammable materials. Do not plug in an excessive quantity of electrical equipment. Continuous

overloading of electrical lines causes insulation to become brittle and fall away from the wires. The lack of adequate insulation may cause wires to become overheated, which can readily ignite, causing a fire. Overloaded plugs or power strips should be avoided. If fuses or circuit breakers repeatedly blow out, then the circuit is probably overloaded. Request an electrician through the Transwestern Commercial Services Engineers’ Office to determine the possible deficiency.

Maintain good housekeeping in all areas of the building, since this is one

of the most effective means of preventing fire. Unauthorized installation and operation of coffee makers, heating plates,

microwave ovens, personal fans, and similar items must be avoided. Electric space heaters are prohibited.

Obey “No Smoking” signs. All areas in which smoking is prohibited

will be clearly marked with “No Smoking” signs. Do not use trash cans or paper disposal areas for cigarette ashes or butts. B O M B T H R E A T S In the event that a bomb threat is made to your office, there are certain procedures you can follow that will be helpful to Property Management and the police in determining the appropriate cause of action. Try to remain as calm as possible. Signal to another employee, if possible, to get on the same line (another phone) quietly and take notes. After receiving a threatening phone call, notify the Police Department by dialing 911; then notify the Building Engineer. An appropriate course of action will then be determined for searching and evacuating the building. Outlined below are questions that should be completed if a bomb threat is received. This form will assist police in identifying the caller.


Circle items that apply as you listen: Identify: Male Female Adult Juvenile

Voice: Loud Soft Normal Intoxicated Other

Speech: Fast Medium Slow

Slurred Foul

Diction: Excellent Good Fair Slow Accent: Describe Manner: Calm Angry Rational Irrational Street

Background Noises: Office Voices Music

Bar Cafeteria Factory Traffic

Other Ask: Exact location of bomb? Inside? Outside? Which Floor? Time set to explode? What kind of bomb? What does it look like? Legitimate caller usually wants to avoid injuries or deaths. Request

as much information as possible by expressing a desire to save lives. Notify the Building Engineer or the concierge/security guard.

Time _________________ Suite # _________________ Date: _____________ Time Completed: ___________________ Person Receiving Call: __________________________________ Additional Information: Did caller indicate knowledge of the building? If so, how? What line did call come in on? Is this a listed or unlisted number? Is this a night number? If so, whose?


P O W E R F A I L U R E S In the case of a power failure: One elevator will operate in the event of a power outage. If you are instructed to evacuate, then make sure to lock all areas. Remain in a group; it will be easier to notify you when the system is

operational. Return to the building when instructed by the proper authority. Elevators: Do not force open the doors or try to escape through the roof

hatch. You may reach a Central Monitoring Center by using the phone inside each elevator cab. Inform them where you are and which elevator you are in; this information is located by each phone.

M E D I C A L E M E R G E N C I E S In the event that an accident or illness of an employee or visitor takes place in your office area: Call Emergency at 911. Give Emergency Dispatcher the following information:

Your name Building name and address Floor number and location of emergency on floor Any details of accident or illness

Do not move injured/ill person. Try to make them as comfortable as

possible. Whenever possible, have someone meet the emergency unit in the lobby. Contact the Assistant Property Manager between the hours of 8:30 a.m.

and 5:30 p.m. If an emergency occurs between 5:00 p.m. and 8:30 a.m., please call the Security Desk at (305) 446-2041. Inform them you have called 911 and briefly describe the nature of the emergency.

The emergency unit will be with you shortly and will administer

necessary medical assistance. Determine, if possible:

At all times, try to remain as calm as

possible!


Name, address and age of injured/ill person Nature of problem Allergies and if currently on any medication Local doctor

REMEMBER: at all times, try to remain as calm as possible! E L E V A T O R M A L F U N C T I O N S Push the Emergency Phone button and use the telephone. It will

automatically ring to a Central Monitoring System. Give the person who answers the phone your location and the number on

the elevator cab panel. Do not panic! There will only be a short delay until the elevator

controls are corrected. The elevator is secure - it will not fall. Do not attempt to escape by forcing open the door.

S T A I R W E L L E X I T P L A N The following page contains a diagram of the stairwell exits that should be used in the event of an emergency. The evacuation plan will be included with your Welcome Email.


C O N T R A C T O R S E R V I C E S

Subsequent to the completion and occupancy of your new office, you may find that you need additional items or specific requirements have changed. If you discover you desire a change, then please feel free to notify the Operations Manager. All alterations and improvements to the premises must be approved by the Landlord. This approval is necessary to make certain that the proposed work not only meets the same standards of original construction, but also complies with all building codes and regulations. Transwestern Commercial Services has resources for a variety of contractual services. Whether you are installing an additional electrical outlet or constructing major renovations, please contact the Operations Manager to contract these services. The Operations Manager will be happy to assist you. If you prefer to contract work for yourself, then please remember that all construction or electrical work must be approved by the Management Office prior to any work starting in the building. Prior to the work starting, your contractor must provide copies of licenses and insurance to the Senior Property Manager. After the work is fully executed, your contractor must execute a Release of Lien and (a sample Waiver of Lien is on the next page). This document serves to evidence that he contractor has received full payment for their work and protects you and the Landlord against any lien claims. Depending on the scope of the work, we may also require drawings, which clearly delineate the scope of work, and a building permit to be provided prior to the work starting.

All alterations and improvements to the premises must be approved by the

Landlord.


W A I V E R O F L I E N R I G H T S

PROJECT: ___________________________________________________ Contractor or Supplier: The undersigned does hereby forever release and discharge the Owners, the Building and the land upon which the Building is located, from any and all causes of action, suits, debts, liens, damages, claims and demands whatsoever in law or equity which the undersigned and/or its assigns ever had, now have, or ever will have against the Owners, the Building, and/or the land upon which the building is located, by reason of delivery of materials and/or the performances of work relating to any construction in or of the Building. IN WITNESS WHEREOF, the undersigned has executed this Waiver on this _____ day of ____________, 20____. WITNESS OR ATTEST: By: ____________________________________ Title: ___________________________________ Subscribed and sworn to me this _____ day of _________________, 20______. Notary Public: _______________________________________ My Commission Expires: _______________________________________


C O N S T R U C T I O N R U L E S & R E G U L A T I O N S The following regulations establish the minimum criteria for all construction activities on the property. The regulations are subject to change and Contractors will be notified of changes that affect their work. Transwestern Commercial Services (Management) requires strict compliance with these regulations. Prior to the commencement of any work, this section must be read by both Tenant and Contractor and a signed acknowledgement must be turned in to Management. A C C E S S Security Contractor shall sign in and out all construction personnel with the

Lobby Attendant (or engineer on weekends) at the start and end of each work day.

Work Affecting Adjacent Spaces or Requiring Use of Freight Elevator Adjacent Space: Request for approval 24 hrs. prior to any work that will

require access to adjacent lease spaces. Building Systems: Requests for approval 24 hrs. in advance of any work

which shall require the impairment or alteration of any building system Freight Elevator: Freight Elevator Request Form shall be submitted for

approval 24 hrs. in advance of any extensive use requirements for the freight elevators (i.e. stocking material, removing trash).

Freight elevator, affected public corridors, doors, and door jambs must

be protected with padding. P E R S O N N E L Construction personnel shall use the freight elevators at all times. Only

Contractor's supervisory personnel may use the passenger elevators.


Alcohol, drugs, smoking and pets are not permitted on the property or within the building. Construction Personnel found to be in the possession of or under the influence of drugs or alcohol are subject to immediate removal from the property and banned from further work on the property.

AM/FM Radios, televisions, cassette players or other electronic devices

with external speakers are not permitted. Contractor personnel are not permitted to use vending machines inside

the tenant spaces, or table, and chairs in common areas provided for the use of the building tenants. Contractor’s staff must wear a shirt with contractor’s logo.

Contractor’s staff must be respectful of tenants. Use of foul language,

rude behavior or vandalism by Construction personnel will result in immediate removal from the property and may be banned from further work on the property.

Parking will not be provided in the building. S U B C O N T R A C T O R S Only those Mechanical, Electrical, Plumbing, Fire Sprinkler, Security

and Fire Alarm subcontractors which have been approved by Management may perform work on the project. Qualified journeymen and steamfitters only can perform work on HVAC equipment. Only plumbers and electricians licensed in the Florida may perform plumbing and electrical work.

H O U S E K E E P I N G All common areas shall be kept clean at all times. These areas include

but are not limited to common corridors, restrooms, stairwells, lobbies, elevators, loading dock, and the grounds. Lobby areas are to be vacuumed at end of each work shift.

Construction debris and trash shall be removed from the jobsite as soon

as practicable. Management reserves the right to require trash removal on demand.

Construction debris and trash shall not be stored for any period of time

in mechanical rooms, freight lobbies, adjacent spaces or any other location outside of the jobsite. Contractors must furnish sealed trash cans to be used for food-related trash to prevent insect and rodent infestation.


All trash removal shall be scheduled for weekends, or Monday through Friday between the hours of 6:00 p.m. and 7:00 a.m.

Contractor shall provide walk off mats at each exit from the jobsite.

Mats shall be maintained or replaced as necessary to prevent construction dust from being tracked throughout the buildings.

Mechanical and Electrical rooms shall be broom cleaned daily. Panel

covers shall be replaced on all active electrical panels daily. Cleaning of paint brushes, spackle knives, tools and buckets are

permitted only in the slop sink in the janitor’s closet. No contractor is permitted to use the building’s equipment, ladders or

tools. B U I L D I N G S Y S T E M S / F A C I L I T I E S Fire Sprinkler Systems Contractor shall notify Management 24 hours in advance of any work

affecting the sprinkler system. Contractor shall check in with the Chief Engineer immediately prior to

commencement of the sprinkler work. Chief Engineer shall accompany Contractor and tag impaired devices. When notified by the Contractor, impaired device tags shall be removed

by Chief Engineer after the work is complete and the system is operational.

Sprinkler Standpipes or risers may not be drained or remain empty

between the hours of 8:30 a.m. and 6:00 p.m. Sprinkler feed mains, cross mains and branch lines shall be drained after

7:30 a.m. on regular business days only and must be refilled by 5:00 p.m. each day. Exceptions require approval of Management. The Contractor may incur additional cost for Management personnel when these steps are not followed.

Fire Alarm Contractor shall not conduct any activities that will activate the building

fire alarm system prior to the implementation of precautionary measures to prevent false alarms.


Contractor shall be charged $250.00 per occurrence in the event of false fire alarms caused by smoke detectors that have not been taken out of service prior to the work in accordance with the following procedures: ▬ Contractor shall notify Management in advance of any activities

that will require impairment of any smoke detectors.

▬ Smoke detectors will be taken out of service by Management. Contractor's personnel shall not disable smoke detectors for any reason.

▬ Contractor shall notify Management Security when the work is

finished and shall not leave the project until all smoke detectors are back in service.

The building’s fire alarm contractor must perform the final connection to

the building’s fire alarm system. Please coordinate with Chief Engineer. Building Facilities Contractor will only use the Lower Level restrooms. Restrooms, toilets,

maids’ closet, wash bowls and other apparatus shall not be used for any purpose other than that for which they were designed. Any expenses for repair of damage to the above shall be borne by the Contractor.

Thermostats/HVAC System Existing thermostats and induction units (or the like type of equipment)

shall be protected during demolition and construction to prevent malfunction of the HVAC operating systems. Contractor will install new filters on fan coil units at end of project.

T H E W O R K The work shall not begin prior to authorization by Management. A copy

of the building permit and the contractor’s certificate of insurance must be provided before work can commence.

All work must be performed in accordance with all of the applicable

codes and regulations (including but not limited to OSHA). Contractor is required to use Lock Out/ Tag Out procedures as required by OSHA. Contractor is to furnish Lock Out/ Tag Out supplies, if needed.

Noisy Work: Noisy work shall be performed between 6:00 p.m. and

8:00 a.m. or on weekends regardless of the location in the building. Noisy work includes but is not limited to drilling, grinding, shooting stud track or ceiling hanger wires, and the use of power saws.


Welding: All welding shall be performed between 6:00 p.m. and 7:00 a.m. and procedures for venting fumes shall be approved by Management twenty-four (24) hours prior to commencement of the work. Contractor is to have an adequate fire extinguisher and blankets available at all times.

Noxious fumes: All work that will produce noxious fumes (i.e. oil based

or spray painting and sizing) shall be performed after 6:00 p.m. and shall be finished with ample time to clear the air of the fumes prior to 7:00 a.m. weekdays, or on weekends.

Management reserves the right to stop any work that is disruptive to the

tenants in the building. Contractor shall work in harmony with other Contractors and

Subcontractors performing work in the building on behalf of Management or other tenants.

Contractor shall maintain an active and current safety training and record

keeping program and require his Subcontractors to do likewise. Contractor shall notify Management twenty-four (24) hours in advance

of ceiling close-in so that Management will have the opportunity to inspect the work.

Signs or logos will not be permitted without prior approval of

Management. Demolished materials are property of Manager unless noted otherwise. Any penetrations of the slab require the slab to be first x-rayed, which is

to be performed after normal business hours and coordinated with engineer.

General contractor’s superintendent is required to supervise all related

project work on a full-time basis. M A T E R I A L S Materials shall be hoisted via the freight elevators. Passenger elevators

shall not be used for material transportation. No materials shall be hoisted outside the freight elevator cabs without

prior notification and approval of Management. All costs associated with material hoisting shall be borne by the Contractor.

Materials shall not be stored in the freight elevator lobbies, mechanical

rooms or any other common space within the building. Materials shall


not be stored in adjacent vacant space without prior consent of management.

Dollies, carts and other moving or loading apparatus shall have rubber

tires. The expense of any damage caused to floors/wall, etc., by moving materials shall be borne by the Contractor causing the damage. All public areas are to be sufficiently protected in advance by the Contractor to avoid such damage.

Freight elevators are available on a first come, first serve basis. The

Contractor is advised to contact Management 24 hrs. in advance of any hoisting operations that will require extensive use of the freight elevators to determine the availability of the elevators. (See 1.2 Freight Elevators).

Management reserves the right to inspect all tool boxes, storage bins,

trash bins, or other conveyances prior to removal from the property. The Contractor shall comply with all Federal, State, and Local

regulations pertaining to the use of hazardous materials or potentially hazardous materials. No hazardous materials may be used on the property without prior written approval of Management. All MSDS sheets must be submitted to Management prior to delivery of material to site.

All doors, hardware, door frames, light fixtures, HVAC units, air boots,

slot diffuses, millwork and appliances to be removed from demolished leases are the property of the building and may be required to be relocated elsewhere in the building. Please contact the Construction Management office for direction.

I N S U R A N C E Contractors and their Subcontractors shall provide insurance coverage in

accordance with the requirements of the Management. A Certificate of Insurance evidencing the required coverage shall be

submitted by the Contractor to Property Management prior to the commencement of the work. The Certificate shall name the following as additional insureds:

Endorsements (2 required) must read: “GK Weston Corporate Center LLC, KBS Realty Advisors, LLC., KBS Capital Advisors, LLC, and Transwestern Commercial Services, LLC, Transwestern Commercial Services Florida, LLC dba TRANSWESTERN are named as additionally insured as regards to premises located at 2500 Weston Road and 2700 S Commerce Parkway Weston, FL 33331. All rights of subrogation against GK Weston Corporate Center, LLC, KBS Realty


Advisors, Inc., KBS Capital Advisors, LLC, and Transwestern Commercial Services, LLC, Transwestern Commercial Services Florida, LLC dba TRANSWESTERN Certificate Holder must read as follows: GK Weston Corporate Center, LLC KBS Realty Advisors, Inc. Transwestern Commercial Services Florida, LLC 2500 Weston Road Weston FL 33134 H A Z A R D O U S M A T E R I A L S S P I L L S O R R E L E A S E S If a material cannot be identified, assume it is hazardous. If a hazardous material is released or spilled, there are a few basic

responses that must be followed. The following minimum response procedures should be followed regardless of the nature of the incident.

Notify Building Management of the incident immediately. State the

location of the accident, the type of material released and any actions taken.

Evacuate everyone in the vicinity immediately. This includes tenants,

contractors, and building personnel. If the release of a dangerous vapor or gas occurs, a larger area of evacuation may be necessary.

Once you know the area is cleared, you may take safe and reasonable

steps to identify the released materials. If you can identify the materials, small spills of liquids may be limited with sand bags or adsorbents. Isolated fumes or gases may be limited by closing doors or shutting down air handler units in the area.

If the material has not been identified, the Property Manager or Chief

Engineer will attempt to use Material Safety Data Sheets to classify the material according to its hazardous properties. If the spill or release is deemed to be a threat to a wide spread area of the property and/or its occupants, then immediately call 911 and ask for the Coral Gables Fire Department HAZMAT Response Unit.

The management office reserves the right at any time to rescind, alter, or

waive (in whole or part) any of these Construction Rules and Regulations whenever the management office deems necessary, desirable, or proper in its sole and reasonable judgment.

Tenant: __________________________________ _____________ Name Date


Contractor: __________________________________ _____________ Name Date


M O V E - O U T I N S T R U C T I O N S

G E N E R A L I N F O R M A T I O N IMPORTANT: Please provide 48 hour notification to the Building Engineer when moving bulky materials, office furniture or equipment in or out of the building. All such movement must be pre-arranged with the Building Office. All of the following will be subject to Management’s approval: Time of delivery or movement Method of movement Routing of movement Transwestern Commercial Services shall not be liable for injury or damages to any person or property involved as a result of tenant deliveries or move-ins or outs. Two and four-wheel dollies, carts or other type conveyances (with the exception of baby buggies and wheel chairs) must be taken into the freight elevator only. Only packages, cartons or other items that can be carried by hand may be transported on passenger elevators. Materials that can cause discomfort, inconvenience or damage (such as open paint cans) should not be carried on passenger elevators even though they are carried by hand. All dollies and conveyances of materials, supplies or equipment will be entered through the loading dock and transported via the service hallway to the freight elevator. When moving furniture or equipment please provide the Building Manager with a letter stating the date and time of the move. If it involves the utilization of a professional moving company, then you must also provide the Building Manager with a Certificate of Insurance for the moving company. During the following hours, NO elevators are available for moving furniture and equipment Monday through Friday, except Holidays: 8:30 a.m. - 6:30 p.m. The tenant will be responsible for ensuring that the building lobby floors (including carpeting, tile, marble and wood) are protected during the move. A Building Engineer at the tenant’s expense must attend any move-ins or outs after building hours, during holidays or on weekends.


M O V E - O U T C H E C K L I S T

This checklist and the attached forms will help with your move. You may find it helpful to keep a copy of each completed form in this handbook. ACTION ITEM

Loading Dock and/or Freight Elevator Reservation request to Assistant Property Manager

Forwarding Address to Assistant Property Manager

Tenant and Mover’s Certificate of Insurance for Management

Please contact the Building Engineer with any additional questions.


M O V I N G C O M P A N Y R E Q U I R E M E N T S Prior to the day of the move, your moving company must provide a Certificate of Insurance evidencing the following: Worker’s Compensation Insurance - FL General Liability Insurance Endorsements (2 required) must read: “GK Weston Corporate Center LLC, KBS Realty Advisors, LLC., KBS Capital Advisors, LLC, and Transwestern Commercial Services, LLC, Transwestern Commercial Services Florida, LLC dba TRANSWESTERN are named as additionally insured as regards to premises located at 2500 Weston Road and 2700 S Commerce Parkway Weston, FL 33331. All rights of subrogation against GK Weston Corporate Center, LLC, KBS Realty Advisors, Inc., KBS Capital Advisors, LLC, and Transwestern Commercial Services, LLC, Transwestern Commercial Services Florida, LLC dba TRANSWESTERN Certificate Holder must read as follows:

GK Weston Corporate Center, LLC KBS Realty Advisors, Inc. Transwestern Commercial Services Florida, LLC 2500 Weston Road Weston FL 33134

Building Management will inspect your move-out route to your suite before and after your move. We suggest that your move coordinator attend the walkthrough. Tenants are responsible for their moving company by: Scheduling arrivals and departures Supervising help Providing access to restrooms Making repairs to building damages and/or reimbursement for costs Removing all packing materials Requiring placement of rigid boarding over the pathway to and from the

elevators and office. Protecting wall corners with shields Keeping elevators padded


Using established service routes and access doors Prohibiting the use of the main lobby without special approval and

preparation Notifying Building Management for answers to any questions relating to

the building.


Documents

Template- The Alhambra Tenant Manualwestoncorporatecenter.com/download/tenant_handbook_weston.pdfTenant Handbook The Alhambra (October 2017) LETTER OF INTRODUCTION Dear Tenant: In