After Hours Access
All Customers should have an Employee Access List on file with the Management Office. These lists ensure who can or cannot have access to an office after building hours.
Normal Building Hours are 7:00am to 6:00pm Monday - Friday, and 8:00am - 1:00pm on Saturday. In the event that you need to access the building after normal building hours you will need to have appropriate clearance on your employee access card; with after hours access you will be able to access the building 24 hours a day seven days a week.
Building Signage and Directory
The San Felipe Plaza Digital Directory is located in the lobby next to the security desk.
Please inform Property Management of any changes that need to be made to your listing.
Please submit an Angus Work Order or notify the Property Management office immediately if there are any problems with the cleaning in your office area.
San Felipe Plaza has standardized corridor identification plaques (suite plaques) for Customers that are ordered only upon receipt of written authorization of the exact lettering. In order to ensure proper identification at the time of occupancy, it is important to order the plaques at least 6 to 8 weeks prior to actual move-in. The Property Management office will provide an estimate for the cost of the plaque. All office signage will be produced and placed according to building standard.
Deliveries and Moves
All deliveries to San Felipe Plaza must be cleared through the Property Management office. All companies must have a valid Certificate of Insurance on file before they will be allowed to access the property.
Office moves and large deliveries are typically scheduled Monday-Friday after 5:00pm and anytime during the weekend; unless previous arrangements have been made with property management. Weekend deliveries/moves must be listed on the security access letter or access will be denied.
Freight elevator use is on a first come first serve basis.
Please contact the Property Management office at 713.457.2350 for further details and information.
San Felipe Plaza currently has 3 elevator banks.
|Low Rise access
|Mid Rise access
|High Rise access
|Shuttle Elevator access
(must take high rise to Level 44 to access shuttle elevator)
HVAC (Heating, Ventilation, and Air Conditioning)
HVAC is provided as follows:
||7:00am - 6:00 p.m. (Excluding Holidays)
||7:00am - 6:00 p.m. (Excluding Holidays)
||8:00am - 1:00pm (upon request only)
If you require air conditioning or heating outside of normal business hours you will need to submit a work order in the Angus Work Order system. You will be notified once the request has been programmed. The fee for overtime air is $50/hour. If the requests is received after 3:00pm there will also be a $55 programming fee. These charges will be billed on your monthly rental statement.
General Office Security
Please remember to use the buddy system when leaving the building after hours. If you are staying late, please be sure that your main office door is locked. Should you need assistance, please stop by the Security Desk or call the Security Desk at 713.457.2347.
Lost and Found
Please contact the Property Management Office at 713.457.2350 if you have lost or found something in the building.
Due to liability reasons, neither the Property Management office nor Security is able to collect or sign for any Customer packages that are delivered.
Maintenance Requests / Work Orders
Angus Anywhere is online work order system. Use this system to submit routine maintenance requests directly to the engineering department and to track the status of previously submitted requests. To access Angus Anywhere please visit www.pkyservicerequests.com.
Once you have logged into the system, the default screen is My Requests. My Requests will show your service requests for the last 30 days. You can change the time span shown to Anytime, Last 7 Days, Last 30 Days, Last 60 Days, or Last 120 Days.
There is also the option to create a New Request, Find Request (look up by work order number), and My Profile (update contact information, username, and password).
Completing a Service Request Form:
- Click on New Request.
- Your floor and suite number will automatically populate, unless you have more than one office.
- Choose the appropriate Request Type.
- Fill in the Details regarding the request. Please do separate requests for different Request Types. (i.e.: John Doe's office is too hot. Light out in Jane Doe's office.)
- Click Submit and an overview of your work order will display.
- Then click either Submit Another Request or Done.
Please contact Property Management for log on credentials.
Miscellaneous services such as painting, electrical and plumbing can be performed by building personnel for a fee. The maintenance staff is not able to assist in moving furniture, hanging objects or installing shelving due to liability reasons. Please call the Property Management office at 713.457.2350 to obtain an estimate for any work.
Please note that the expense of replacing fluorescent light tubing in standard fixtures is covered by the Building; however, any other bulbs or service to specialty lighting may be a separate charge to the Customer.
The San Felipe Plaza parking garage is managed by Standard Parking.
Mark Becker is the on-site Facility Manager and can be reached at 713.457.2362
The common areas of the building, including restrooms, are treated on an on-going basis. Individual suites can be treated. Please contact the Property Management office at 713.457.2350 for details.
Any pest problems should be entered as a work order into the Angus Work Order system or reported to the Property Management Office.
Rent is due on or before the first of each month. Payments received after the fifth of the month will be subject to a late fee unless your lease agreement states differently. We also offer Automatic Bank Draft for your convenience; please see the Automatic Bank Draft section of this site.
Checks should be made payable to: PKY-San Felipe Plaza, L.P. and remitted to our lock box.
The address for the lockbox is:
PKY - San Felipe Plaza, L.P.
P. O. BOX 202973
DALLAS, TX 75320-2973
In the event that the need arises and you have to overnight your rent payments to avoid late fees. Overnight payments cannot be made to the lockbox. If you need to overnight a payment, please address it to:
2975 Regent Boulevard
Irving, TX 75063
Airbill Reference section should include:
San Felipe Plaza / 4123702433
Solicitation is not permitted. If someone is soliciting in your suite, please notify the Management Office at 713.457.2350 and we will send appropriate personnel to escort them off the premises.
Bomb threats likely will be received by your telephone receptionist. In the event of a bomb threat:
- Fill out the bomb threat checklist. We recommend copies be kept accessible at the receptionist's desk.
- Immediately notify 911, then contact Property Management at 713.457.2350. Give the location: Suite_______ Floor_______ Give name of the person who received the threat.
- A thorough search of the area/building will commence. Evacuation decisions will be made by the proper authorities.
- Customers will be notified by Property Management over the intercom with respect to the decision to evacuate the area/Building.
- If evacuation is ordered, follow the Evacuation Procedures outlined under FIRE and follow instructions from Property Management or Emergency Personnel.
If an unidentified package (box, bag, briefcase, etc.) is discovered in your area, notify Property Management office immediately for assistance at 713.457.2350.
If requested, Customers should be available to assist official searchers in identifying "suspicious packages" not normally found in their area.
Give information ONLY to authorized personnel; i.e., manager of your office, emergency personnel (upon proper identification), Property Management personnel. DO NOT TALK to outsiders or news media.
Should a riot or civil disturbance start outside the building, the security guards will immediately lock all entrances to the building. The police will be notified and we will keep you informed. In the event one of your employees sees a civil disturbance:
- Notify the Property Management office or Security immediately 713.457.2350
- Notify the Police Department (if they are not already on-site) by dialing 911
- Avoid confrontation with demonstrators, allow the police to do their job
- If demonstrators are NOT Peaceful, limit their access to the building(s) by securing doors and elevators if possible
- Record written description(s) or take photos of persons you see committing acts of vandalism or violence
All Customers and their employees should be familiar with these procedures in the event an elevator stops and the doors remain closed while they are a passenger.
DO NOT MAKE ANY ATTEMPT TO FREE ENTRAPPED PASSENGERS!!
Please STAY CALM - You are not in danger
Located inside each elevator, there is an emergency phone panel. In the event of an emergency press the silver emergency button located inside this panel. This button is easily identifiable as it is outlined with a red light. Pushing this button will directly connect you to the emergency operator. Please inform the operator of your emergency. In the event that the call disconnects we have the ability to call back.
The emergency operator will notify Property Management /Security personnel and someone will respond immediately. In some cases it may be necessary to wait for an elevator technician who will respond as quickly as possible.
You will have constant telephone contact with our staff, maintenance or the emergency operator until your emergency is resolved.
The elevator technician is responsible for all corrective action. If the emergency responders (fire department or EMT's) are on site, they will wait for the elevator technician to arrive to open the doors unless there is a life-threatening medical issue.
In the event passengers are stranded in a stalled elevator cab and they contact you directly, immediately notify the Property Management and/or Security Teams at:
Property Management Office: 713.457.2350
Building Security/After Hours Emergency: 713.457.2347
Immediately call 911 in the event of an emergency.
Then call the appropriate number below to assure proper assistance for arriving emergency personnel:
During business hours - Property Management - 713.457.2350
After Hours - Security Desk - 713.457.2347
If you call 911 as a result of a medical emergency, please be sure also to notify building management or Security with your name, callback number, and location so that Security may swiftly guide the paramedics to your exact location.
If the audible alarm within the building sounds, please do not call the Management Office, unless you have something specific to report. Building Management is aware of the noise, as well as the source of the alarm, whether it's false or a legitimate emergency.
Please keep the telephone lines clear so that Management may attend to the situation as quickly and efficiently as possible.
The Property Manager will order a general building evacuation when occupants must be removed for their own safety or at the direction of the Fire Department. Notification to evacuate will normally be given by the fire evacuation horns or PA system, but evacuation instructions may be given to Floor Captains by Angus, telephone or word of mouth, starting with the floor or floors where the emergency exists. Occupants of the floor where there is a fire or other emergency will be directed to go to the stairwells and walk down to the exits on the plaza or street level.
Persons with physical disabilities should be assisted in using the stairwells if they are able to do so. Otherwise, psychically challenged persons should be escorted to a safe location and assistance should be requested. Someone should remain with the person until the emergency is over:
Visually impaired persons should have an assigned "buddy" to assist them in the event of an evacuation. Ask each person the best way to assist him or her to the stairwell and lead them to safety. It is important that the "buddy" remain with the person until the emergency is over.
Physically challenged/non-ambulatory persons: Each person should have a "buddy" or "buddies" assigned to assist them in the event of an evacuation. In most incidences, it will only be necessary to move the person into the stairwell for safety. If it becomes necessary to move them down the stairs, various lifting and carrying techniques can be utilized. Ask the person the best way to help them. Stay with the person until the emergency is over. Elevators are restricted for use by the responding emergency unit and cannot be used for Customers or Building Management.
Evacuees who exit to the building exterior in case of a fire or earthquake should move a safe distance away to avoid possible injury from falling glass and to avoid any interference with emergency services who are responding to the situation.
Upon exiting Floor Captains will be responsible for ensuring that all persons in their assigned area are accounted for and report to the Property Management Team.
No one will be allowed to re-enter evacuated areas until it has been determined that the emergency has ended and the fire department has given permission.
The Houston Fire Department is familiar with San Felipe Plaza. The Fire Department knows the location of, and has access to, all of the fire fighting systems and equipment in the Building. Tests and inspections of fire protection alarms and components are completed regularly on an approved schedule by a qualified contract alarm service company and building maintenance personnel.
Fire extinguishers and hose connections are located throughout the building. Fire equipment should be used by trained personnel only.
During a fire emergency, elevators will NOT be available as a means of egress since all passenger elevators will automatically be brought to the lobby floor.
The alarms will be activated one floor above and one floor below the actual floor where an alarm condition exists. In the event that other areas become endangered, the alarms for those floors will automatically be activated. During an alarm condition, the alarm tone (slow whoop) will sound along with a recorded message instructing the occupants of that particular floor to evacuate the building.
The fire alarm may sound for one or more of the following reasons:
- Activation of fire sprinkler head(s)
- Activation of smoke detector(s)
- Activation of fire alarm pull box(es)
IF FIRE IS DISCOVERED IN YOUR CUSTOMER AREA:
- Activate the NEAREST FIRE ALARM. Fire alarm pull stations are located next to the stairwells and the freight elevator.
- After the alarm has been pulled, notify the Security Desk at 713.457.2347 to report the location of the fire.
- Do not attempt to extinguish a fire even a minor fire. Never jeopardize your own safety or the safety of others. Trained emergency personnel will be responsible for extinguishing fires.
- Follow the Evacuation Procedures below if evacuation is necessary.
If a fire alarm sounds on your floor, STAY CALM. Proceed immediately to the nearest stairway marked with an "EXIT" sign. Walk DOWN to the first floor and LEAVE THE BUILDING. Evacuate to a point at least 200 feet from the Building. Do not evacuate to the Parking Garage.
Handicapped and/or disabled persons who are NOT self-ambulatory or able to exit by way of the stairs individually should be moved to the stairway listed on their "Customer Assistance List", and the Fire Department or Property Management office or Security should be notified IMMEDIATELY for assistance.
All handicapped or disabled individuals should be registered with the Property Management office so their floor location will be known in the event of an evacuation.
- REMAIN OUTSIDE. Upon determination of the cause for the alarm by Property Management and/or Fire Department Personnel, further instructions will be given.
DO NOT RE-ENTER the building until Property Management and/or Fire Department personnel gives clearance to do so.
NOTE: During an evacuation condition, the following rules must be observed:
Keep talking to a minimum.
Walk in an orderly fashion to the nearest exit.
Keep to the right and use handrail when maneuvering down stairwells as firefighters will use the inside stairs.
Do not use elevators.
Active Shooter / Dangerous Persons
If a person observed on the Premises appears to present a threat to the safety of others as indicated by threats, irrational behavior, possession of a weapon, etc., immediately call 911 and request Police assistance. Describe the person(s), location, description and behavior to the 911 operator. Never approach a suspicious person alone. If the person(s) is armed, keep your distance and avoid any confrontation. Notify a member of the Property Management or Security teams to address the situation.
If it is confirmed that an armed person has gained access to the upper floors, Customers are advised to remain in their offices with the doors locked. The Property Management Team will secure the elevators to limit his/her movement from floor-to-floor. Customers will be notified of the emergency situation and asked to lock their office doors and remain in their offices until further advised.
Always cooperate with the authorities and follow their instructions. If the elevators are in 'fire service' mode, they will be readily available to police, but they will require assistance and keys to operate them.
If it is necessary to keep the building secured, Customers will be kept informed by Angus, Email, telephone and/or PA announcements.
Please take a moment to view the RUN. HIDE. FIGHT.® Surviving an Active Shooter video by cicking the link below.
Department of Homeland Security - Active Shooter Preparedness
Parkway Realty Services recommends that each Customer have an emergency action plan in place to help their employees prepare for, and react quickly to, a regional emergency, including terrorist attacks. Click on the links below to access a variety of resources that aid in preparing for a regional emergency.
Department of Homeland Security
Federal Emergency Management Association
American Red Cross
Center for Diseases Control and Prevention Emergency Preparedness and Response
Local media outlets will provide important information during an emergency situation. Please turn your TV or web browser to the appropriate station or URL.
In the event that an accident or illness befalls one of your employees, or a visitor to your office area, please:
Call Emergency Services at 911.
Provide the Emergency Dispatcher with the following information:
- Your name
- Your Building's name and address
- Your specific floor number and the exact location of the emergency
- Any pertinent details of the accident or illness
- Do not move the injured/ill person. Attempt to make them as comfortable as possible.
- If feasible, send someone to meet the emergency unit upon its arrival in the lobby.
- Call the Management Office or Security. Inform them that you have called 911 and briefly describe the nature of the emergency.
- The emergency unit will be with you shortly and will administer all necessary medical assistance.
- Determine, if possible:
- Name, address, and age of injured/ill person
- The nature of the problem, as best you can surmise
- All known allergies and current medications taken by the individual
- A local doctor
- Emergency contact person (family member)
All Office Buildings and Common areas are served by emergency generators. In the event of power failure, these generators will provide emergency power for certain basic building functions.
Those functions include:
- Activating emergency lights on each floor throughout the building, including all Exit signs.
- Activating all stairwell lighting.
- Activating the building's emergency Fire, Life and Safety Systems as well as the building's communication systems.
- Recalling all elevators to the ground floor lobby. (One elevator will remain operative for use by firefighters to assist handicapped persons or to take service crews and equipment into the building, as needed).
- It is seldom necessary to evacuate the building during a power failure. Unless you are directed to do so through the emergency communication system, please remain in your offices.
Please … DO NOT CALL the Management Office unless you need to notify us of the location of a disabled employee.
In the event of a flood that may cause damage to Customer property or affect the normal operation of the building, designated Customer representatives will be contacted by Building Management personnel, regardless of the time of day.
The first priority is to ensure that no personal injury occurs as the result of a flood. The second priority is to discover the cause and prevent or minimize additional flooding.
Once the flooding has been contained, clean-up operations will be commenced. Customers will need to contact their insurance carrier for any damage to their property.
In case of severe storm conditions during regular business hours, the following procedures should be observed: Keep an incoming telephone line open to be able to receive communications from Property Management.
If a tornado, hurricane or severe storm strikes, seek shelter in:
Nearest stairwell or rest room and sit down, OR
An interior office (without glass) and sit down, OR
Under a desk or table away from glass, OR
The stairwells of the building are considered one of the safest areas.
If time permits:
Lower and close ALL blinds/draperies.
Close ALL doors (DO NOT LOCK).
If emergency assistance is required as a result of injury or illness, call (in the following order):
- Emergency 911
- Property Management 713.457.2347
- Security 713.457.2354
NOTE: During storm conditions, the following rules must be observed:
Walk in an orderly fashion to the nearest method of shelter as outlined above.
The Property Management office will inform Customers via the intercom system if authorities recommend evacuation of the building in anticipation of hurricane conditions. The following procedures should be followed prior to evacuation:
- Inform all employees of the alert.
- Lower and close all blinds and draperies.
- Close all doors inside your suite, and lock your entrance door(s).
- Keep informed of storm conditions by listening to radio or TV broadcasts. Do not attempt to return to the building until storm conditions have completely cleared.
If there is a toxic spill or exposure, proceed immediately to an area where you are no longer exposed. Call 911. Provide the building's address, your floor and phone number, and what type of spill has occurred.
Take appropriate action to contain the hazard; close doors behind you, and always follow all safety procedures when working with toxic materials.
Policies and Procedures
Automatic Bill Payments
With an Automatic Bank Draft (ABD) you can have your recurring monthly charges paid through your checking or savings account, saving you time and expense. Each month we will send you a statement showing your recurring charges, and on the first business day of each month we will issue a debit against your specified account for these charges. Please contact the property management office at 713.457.2350 to obtain this form.
Building Rules And Regulations
No smoking shall be permitted in the Building common areas.
Parkway Realty Services will provide and maintain a directory for all tenants of the Building. No signs, advertisements or notices visible to the general public shall be permitted within the Building unless first approved in writing by Parkway Realty Services.
Sidewalks, doorways, vestibules, halls, stairways and other similar areas shall not be obstructed by tenants or used by any tenant for any purpose other than ingress and egress to and from the leased premises and for going from one to another part of the Building.
Corridor doors, when not in use, shall be kept closed.
Plumbing fixtures and appliances shall be used only for the purposes for which designed, and no sweepings, rubbish, rags or other unsuitable material shall be thrown or placed therein. Damage resulting to any such fixtures or appliances from misuse by a tenant shall be paid by tenant.
Parkway Realty Services shall provide all locks for doors into each tenant's leased area, and no tenant shall place any additional lock or locks on any door in its leased area without Parkway Realty Services' prior written consent. Two keys for Parkway Realty Services shall furnish each lock on the doors in each tenant's leased area. Additional keys shall be made available to tenants at tenant's cost. Tenants shall not have any duplicate keys made except by Parkway Realty Services.
Except for microwave ovens, electric current shall not be used for cooking, or heating without Parkway Realty Services' prior written permission.
All tenants will refer all contractors, contractors' representatives and installation technicians who are to perform any work within the Building toParkway Realty Services for Parkway Realty Services' supervision, approval and control before the performance of any such work. This provision shall apply to all work performed in the Building including, but not limited to installation of telephones, medical type equipment, telegraph equipment, electrical devices and attachments, and any and all installations of every nature affecting floors, walls, woodwork, trim, windows, ceilings, equipment and any other physical portion of the Building.
Movement in or out of the Building of furniture or office equipment, or dispatch or receipt by tenants of any heavy equipment, bulky material or merchandise shall be performed only in such manner, during such hours and using such elevators and passageways as the Building Manager may designate and approve in advance and, if reasonable, necessary or appropriate in view of all the circumstances, then only upon having been scheduled in advance with the Building Manager.
The location, weight and supporting devices for any libraries, central filing areas, medical type equipment, safes and other heavy equipment shall in all cases be approved by Parkway Realty Services prior to initial installation or relocation.
No portion of any tenant's leased area shall at any time be used for cooking, sleeping or lodging quarters. No birds, animals or pets of any type, with the exception of guide dogs accompanying visually handicapped persons, shall be brought into or kept in, on or about tenant's leased area.
Tenants shall not make or permit any loud or improper noises in the Building or otherwise interfere in any way with other tenants or persons having business with them.
Each tenant shall endeavor to keep its leased area neat and clean. Nothing shall be swept or thrown into the corridors, halls, elevator shafts or stairways, nor shall tenants place any trash receptacles in these areas.
Tenants shall not employ any person for the purpose of cleaning other than the authorized cleaning and maintenance personnel for the Building unless otherwise approved in writing by Parkway Realty Services.
To insure orderly operation of the Building, Parkway Realty Services reserves the right to approve all concessionaires, vending machine operators or other distributors of cold drinks, coffee, food or other concessions, water, towels or newspapers.
Parkway Realty Services shall not be responsible to the tenants, their agents, patients, employees or invitees for any loss of money, jewelry or other personal property from the leased premises or public areas or for any damages to any property therein from any cause whatsoever whether such loss or damage occurs when an area is locked against entry or not.
Tenants shall exercise reasonable precautions in protection of their personal property from loss or damage by keeping doors to unattended areas locked. Tenants shall also report any thefts or losses to the Building Manager and security personnel as soon as reasonably possible after discovery and shall also notify the Building Manager and security personnel of the presence of any persons whose conduct is suspicious or causes a disturbance.
Tenants, their employees, patients, guests and invitees may be called upon to show suitable identification and sign a building register when entering or leaving the Building at times other than normal Building operating hours, and all tenants shall cooperate fully with Building personnel in complying with such requirements.
Tenants shall not solicit from or circulate advertising material among other tenants of the Building except through the regular use of the U.S. Postal Service. Tenants shall notify the Building Manager or the Building personnel promptly if it comes to their attention that any unauthorized persons are soliciting from or causing annoyance to tenants, their employees, guests or invitees.
Parkway Realty Services reserves the right to deny entrance to the Building or remove any person or persons from the Building in any case where the conduct of such person or persons involves a hazard or nuisance to any tenant of the Building or to the public or in the event or other emergency, riot, civil commotion or similar disturbance involving risk to the Building, tenants or the general public.
Tenant shall not tamper with or attempt to adjust temperature control thermostats in the Building. Parkway Realty Services shall adjust thermostats as required to maintain the Building standard temperature.
All requests for overtime air conditioning or heating must be submitted in writing to the Building Management Office by 3:00 p.m. on the day desired for weekday requests, by 3:00 p.m. on Fridays for weekend requests, and by 2:00 p.m. on the preceding business day for Holiday requests.
No flammable or explosive fluids or materials shall be kept or used within the Building except in areas approved by Parkway Realty Services, and Tenant shall comply with all applicable building and fire codes relating thereto.
Parking in the parking garage shall be in compliance with all parking rules. Failure to observe the rules and regulations shall terminate Tenant's right to use the parking garage and subject the vehicle in violation to removal and/or impoundment. No termination of parking privileges or removal of a vehicle shall create any liability on Parkway Realty Services or be deemed to interfere with Tenant's right to possession of the Premises. Vehicles must be parked entirely within the stall lines and all directional signs, arrows and posted speed limits must be observed. Parking is prohibited in areas not striped for parking, in aisles, where "No parking" signs are posted, on ramps in cross hatched areas and in other areas as may be designated by Parkway Realty Services. Every person is required to park and lock his vehicle. The owner of the vehicle or its driver assumes all responsibility for damage to vehicles or persons.
Parkway Realty Services reserves the right to rescind any of these rules and regulations and to make such other and further rules and regulations as in its judgment shall from time to time be needful for the safety, protection, care and cleanliness of the Building, the operation thereof, the preservation of good order therein and the protection and comfort of the tenants and their agents, employees and invitees, which rules and regulations, when made and written notice thereof is given to a tenant, shall be binding upon it in like manner as if originally herein prescribed.
Contractors Rules & Regulations
The General Contractor/Contractor/Vendor/Supplier ("Contractor") must assemble and submit prior to obtaining building permits when required and commencing construction, the following for review by Owner:
- Certificate of Insurance naming the Owner and Property Manager named above (general liability & workman's compensation) with the endorsements and coverage minimums outlined in the Building's Vendor Insurance Requirements.
- List of Trades and corresponding subcontractors.
- Schedule of construction.
- Complete and current set of the approved construction/contract documents.
- Building Permits and other Governmental clearances.
- Name and Emergency telephone number(s) of the responsible Project Manager for the project.
- Foreman /Field Superintendent's home phone and pager number.
Contractor shall advise all Subcontractors, Suppliers, etc., of the following building rules and regulations concerning their proper conduct within the building. It is the Contractor's responsibility to ensure everyone reads and understands these rules and regulations. Ignorance of it is not a waiver of liability or responsibility. Failure to comply with any of these rules may result in your contract being canceled, your people being asked to leave the job site and/or fines given to the Contractor. The Contractor is ultimately responsible for the conduct of his Subcontractors, Suppliers, Employees, etc.
1. No one shall be allowed to endanger the building, its premises or its occupants in any manner whatsoever. If such a situation occurs, the Contractor, Subcontractor, Supplier, etc. shall immediately take steps to correct and eliminate the hazardous condition. In the event that the Contractor's personnel fail to perform in a satisfactory manner, the Owner reserves the right to immediately take steps to remedy the hazard at the Contractor's expense. All "loud" work, such as demo and installing floor track, shall be performed after normal business hours during 6:00 PM to 6:00 AM unless approved in advanced by the Building Management Office. Building management reserves the right to stop any work at any time due to excessive noise.
2. In the event that the building is equipped with a freight elevator to serve all floors, all Owner Improvement Contractors and Contractor personnel are to use only the freight elevator for transportation of men, materials and equipment. No personnel or equipment are permitted within the finished passenger cabs (unless written permission is given); these are reserved for occupants of the building and their guests. If any Contractor personnel are found in the passenger cars with tool belts, material, equipment or tool chests, the elevators will be immediately inspected for damage and contractor shall be required to repair such damage. The individual may be required to leave the site.
3. All Contractors and all personnel shall enter and exit through the loading dock at all times or other locations as determined by Building Property Management. All Contractors shall sign in at the Security Desk located in the lobby upon entering the Building.
4. All deliveries are to be accepted, moved and delivered to the work area by Contractor. When accepting deliveries; Masonite must be laid to protect floor finishes. It is the Contractor's responsibility to keep public areas clean at all times.
5. All material deliveries shall be made at the loading dock or designated area by property management. Contractor, where applicable, shall coordinate any and all deliveries with the Building Management Office. Contact Security if you have any concerns regarding the size of the vehicle. Material will be brought through the loading dock to the freight elevator. Hazardous material is not allowed on site, without prior written notification of type and quantity and authorization by the Building Management Office. All deliveries consisting of bulk material must be made between the hours of 6:00 PM and 6:00 AM, and must be scheduled at least 24-hours in advance with the Building Management Office. If deliveries are to be made at other times, approval must be obtained from the Building Management Office. At no time will material be transported through the building lobby or public areas unless specifically authorized in writing.
6. All construction waste and debris shall be removed via the freight elevator to the loading dock. Construction waste and debris shall only be removed between the hours of 6:00 PM to 6:00 AM No construction waste or debris may be placed in the building dumpster/compactor. The Contractor will provide for removal of waste and debris from the building at his own expense. If a dumpster is required (space allowing), the location shall be authorized by Building Management office. The Contractor will keep the loading dock free from debris.
7. Construction personnel shall at all times maintain the highest level of project cleanliness. All construction debris shall be removed through the service elevator on a daily basis and shall never be allowed to produce a fire hazard. In the event that the Contractor fails or refuses to keep the demised premises free of accumulated waste, the Building Management Office reserves the right to enter said premises and remove the debris at the Contractor's expense.
In addition, all public areas, i.e., corridors, restrooms, janitor's closets, etc. shall be maintained and kept free of construction debris, dust, etc. Contractor shall provide moistened walk-off mat at all exits from the construction site to the common corridor. Any flammable or hazardous materials (i.e. paint) may only be stored on the premises with prior permission of the building management office that shall designate an area for such storage.
8. Pre-filters shall be installed over regular air filters on all return air openings on floors under construction. Pre-filters will be replaced every 14 days. If building filters or equipment requires replacement or cleaning due to construction dust, the Contractor will be charged. Contractor will temporarily install filters in any demising firewall damper. Contractor is to remove these filters at the end of the job, prior to final punch list walk.
9. All Owner entrance and exit doors are to be kept closed to restrict the movement of dust, dirt, and noise. Close off temporary openings with polyurethane. Due to local fire codes, no openings may be made on an occupied floor to the corridor unless the premise is "fire watched." See No. 16 for fire watch procedures and penalties. All corridor doors must remain closed unless materials are being delivered to the construction site. All HVAC filters in fan rooms shall also be delivered in operable condition at time of completion (thus a temporary filter should be added to the existing filter).
10. Specific Restrooms will be designated for Contractor use. Anyone found using restrooms (other than specifically designated restrooms for contractor use) or janitorial closets will be subject to dismissal. Said restroom, any/all sinks and/or drinking fountains will NOT be used for disposing of anything or washing of anything. Contractor will be fined $300.00 per offense, and the person will be asked to leave the project. No one is permitted to use the janitorial closets without management's permission. Upon completion of each Owner improvement, the Contractor will be responsible for restoring the facility to its original state.
11. All corrective work or work performed in occupied spaces at any time must be scheduled and approved by the Building Management Office and must be immediately cleaned up by the workmen prior to their leaving the job or at the end of the business day if the project is on-going. The Contractor shall be responsible for all costs incurred by the Building Management Office if this clean-up work is not performed satisfactorily.
12. All traffic control, flagmen, barricades, etc., as may be necessary or required by any agency having jurisdiction, shall be the sole responsibility of and at the expense of Contractor.
13. All Contractors are to take precautions to prevent the accidental tripping of the fire alarm system. False alarms shall be fined to the Contractor at $ 300.00 each offense.
14. No gasoline-operated devices, i.e., concrete saws, coring machines, welding machines, etc., shall be permitted within the building premises. All work requiring such devices shall be by means of electrically operated substitutes.
15. All welding equipment (gas and oxygen canisters), will be pre-approved by Building Management Office, and shall be properly chained and supported to eliminate all potential hazards. Welding will only be done with a qualified, properly equipped fire watch present. Violation of this will result in a $1,000.00 fine to Contractor. All area around any welding will be protected from spark. Contractor is to notify Building Management Office 24 hours in advance to any welding. At the completion of use, said containers shall be removed from the building.
16. Please contact the Building Management Office 24 hours in advance to schedule work on the following building systems: (Any disruption of services will be scheduled at the Building Management Office's discretion.)
- Domestic water.
- Fire Life Safety System (alarm, speaker, or strobe) installation, tie-ins or testing. All FLS final ties-ins will be done by Building Owners approved FLS contractor at Contractors expense. Twenty-four hours notice to the Building Management Office is required. Testing will be done between 6:00 pm and 6:00 am.
- Electrical tie-ins to base building or the addition of equipment to any area other than the Owner suite except sub panels located within the Owner premises.
- Sprinkler system.
- Telecommunication and Satellite Dish.
- Any work that will take place outside the demised Owner space (i.e. floor coring, electrical, etc.) requires 48 hours advance notice.
- Any tie-ins that may affect other Owner spaces.
- Noise or odor producing work.
Note: If a utility or building alarm is to be turned off for Contractor's work, Contractor must notify the Building Management Office prior so security can disarm the system. Any system that is turned off will need a person to stand guard as fire watch. If it is discovered that a fire watch is not posted, the Building Management Office will post a security guard at market rate around the clock. Said expense will be deducted from the Contractors contract along with a $1000.00 penalty. If a security system or fire life safety system is disabled, it must be enabled by the end of each days work.
17. Construction personnel are not permitted to block open any entry door, stairway doors and electrical room doors. These doors provide the fire protection required by code. Continued violation of this provision shall be subject to a $200.00 fine and/or removal of subcontractor from site. Janitorial doors shall be kept closed at all times on occupied floors.
18. Contractors shall provide and keep available the required amount, based upon square footage, of fire extinguishers, within the demised premises during construction.
19. Contractor/Subcontractor shall inaugurate and maintain an accident prevention program and an employee safety-training program.
20. All employees on the job, regardless of whose direct payroll they are on, shall be required to respond to safety and emergency (i.e. evacuation) instructions, including alarms, from the Contractor's supervision. Persons who do not respond shall be removed from the job.
21. Respect must be shown to the Building Tenants and personnel at all times. Rude and obscene behavior, including foul and abusive language, will not be tolerated. All clothing will be appropriate and non-offensive. Offenders will be asked to remove themselves from the premises and shall not be permitted to return.
22. Any persons not on the approved Contractor list will be denied access to the property - no exceptions. All Contractors, vendors, employees, guests, invitees, agents, etc., must sign in with Security at their desk in the main lobby.
23. All workers are required, when and where applicable, to wear on their person the Building Management Office approved vendor badges. These badges can be checked out on a daily basis from the Building Management Office. Contractor will be charged $25.00 for each badge not returned from his trades.
24. No tobacco smoking or chewing will be permitted in the building. Smoking is permitted in designated areas only.
25. No radios or other sound producing equipment will be permitted in the building or parking structure.
26. "Wet Paint" signs must be posted in all public areas when appropriate.
27. All exterior/site and interior common areas, near or adjacent to Construction area(s), shall be protected from all damage during the course of construction. The Contractor shall erect barriers and take other practical measures to assure protection of these areas. Areas to protect include, but are not limited to:
- Paved parking areas, sidewalks, planters, or landscaping.
- Building shell surfaces, building entries/exits, building systems service rooms.
- Building lobby, corridors, elevators, elevator lobbies, and stairways.
- Building toilet facilities, telephone access rooms, signage/directories.
Soiled surfaces and/or damages occurring as a result of negligence or carelessness, on part of construction personnel, shall be immediately remedied or returned to its original condition at the Contractor's sole expense.
28. Contractor shall provide temporary electrical devices within the demised premises for their Subcontractor's use. Contractor will not be permitted to run extension cords through public space (i.e. across corridors) on occupied floors or through occupied Owner spaces.
29. The Contractor shall use reasonable measures to minimize energy consumption in the construction area when possible. The Building shall pay for normal electrical consumption during the construction process. All lights and equipment must be extinguished at the end of the Contractor's business day. In the event that the Contractor continues to leave lights and equipment on during off-hours, the Building Management Office reserves the right to receive just compensation for excessive electrical consumption.
30. Loading Dock parking will only be used for temporary loading or unloading of equipment and supplies. Any vehicles found in unauthorized spaces will be subject to posted parking rates/regulations.
31. No Contractor shall be allowed to start any work in the building without having a current Certificate of Insurance on file with the Building Management Office. Contractor must keep current insurance certificates on all Subcontractors. Any Contractor or Subcontractor performing work without a current insurance certificate will be immediately ordered off the premises. Contractors shall list the following, in addition to the building owner as additionally insured: Its agents, employees, partners, and shareholders.
32. Contractor/Subcontractor shall obtain and pay for a City Business License, if required.
33. The Contractor/Subcontractor shall obtain at his expense, all permits and licenses necessary to perform the work and shall comply with all laws, ordinances, State and Federal government regulations, and of any Board or Commission or other duly qualified body.
34. All work shall be performed in accordance with all applicable laws and the rules and regulations of all City, State and Federal agencies having jurisdiction over the work.
35. Loading Dock doors may only be opened for delivery of material after hours, otherwise, the dock doors will be locked down.
36. The Owner and/or the Building Management Office reserves the right to inspect work, stop work and/or have a worker removed from the job at any time during the contract.
37. No work is to be performed, nor materials stored in any area other than the suite under construction without prior written authorization. Any material found in any location, other than the suite under construction, will be confiscated and disposed (this includes electrical and telephone rooms). No staging of trucks or materials will be allowed in areas, which may affect traffic flow to the adjoining properties.
38. Ceiling spaces shall be left clear of all debris. No debris, equipment, or materials shall be allowed to rest on the ceiling grid or tile. Contractor shall inspect for and remove any debris found on the ceiling grid or tile. This shall include residual ceiling tile or cuttings. All deck high or "pony" walls are to be removed if the under grid wall is demolished.
39. Access to the roof and electrical rooms of the building shall be permitted only with prior consent of the Building Management office.
40. Any penetrations of the drywall below or above the ceiling shall be patched in such a manner as to maintain the rating of the wall and leave no opening. Any penetration through fire rated areas must be sealed with an approved fire rated sealant and conduit intended for that application.
41. All space above the ceiling is an HVAC return air plenum. As such, the use of PVC and other flammable material that does not display a factory label stating an intended use in such an area or an acceptable flame/smoke rating will not be installed in that space. Therefore, only plenum rated wire or cabling will be allowed in this area. Rating must be factory stamped and must read "CMP 4 with 100% FEP wire insulation" or equivalent on the insulation jacket. The only acceptable alternative is to provide EMT conduit and encase the non-rated cable within.
42. Exposed plenum rated cabling shall not rest on ceiling tile, fire sprinkler lines, ductwork, VAV boxes, air conditioning units, or electrical conduit. Subject cabling shall be supported from the deck above by properly anchored hangers. Under no circumstances will cabling run through dampers. Cabling shall not penetrate rated walls without conduit enclosure and rated caulking or approved fire block.
43. All equipment or conduit in the ceiling spaces that can be viewed through a return air grill shall be painted flat black. Ensure all HVAC controls are properly masked off during texturing and painting.
44. Service access to existing equipment shall not be hampered or obstructed by added equipment or newly constructed members.
45. Contractor is responsible for implementing Indoor Air Quality (IAQ) as set forth by the Building Management Office. All return air to the building air system shall be covered with proper filter media prior to any construction and removed after all construction is completed.
46. Building Management's selected roofing contractor will seal all roof penetrations. Contractor will remain responsible for watertight integrity of any penetration until sealed.
47. EMT conduit is not to contact or be supported by HVAC units, dusts, or piping.
48. If hazardous material or dangerous conditions are suspected the Contractor is required to advise the Building Management Office before disturbing subject material.
49. Should there be a need to deviate from any of the regulations contained in this document, only the Building Management office is authorized to allow such changes.
50. All Contractors working over the weekend and after the normal hours shall provide the building management office a list of workers 24 hours prior to the worker being on site or they will be denied access. The list should also include an estimated time the Contractors will be working, the location of the work to be done, the number of employees and the working Supervisor who will be present in the building during the performance of the work.
51. Rubber non-marking wheels are required on all vehicles transporting materials in the Building or floors shall be protected. Said wheels and vehicles will be kept clean and free of debris that could be tracked onto common areas.
52. The Contractor will be required to furnish the building management office with a list of Subcontractors prior to commencement of the job. This list will include phone numbers and contacts for each Contractor/Subcontractor, including home and emergency telephone numbers.
53. Contractor and Subcontractor are not allowed to smoke, eat, or drink in the suite under construction or in any part of the building, unless written permission is given. Contractor shall not bother or remove any personal items from the Tenant's desk, furniture, etc., unless instructed by the Building Management Office. Contractor shall not enter into any Tenant's refrigerator or use any appliances such as microwave ovens, toasters, coffee machines, etc., nor should they consume any food or beverage that is the property of the Tenant.
54. The Contractor, or his agent, shall provide safety barricades or cables at floor penetrations. Such penetrations will be fire watched as described in No. 15.
55. Any existing vertical and/or horizontal area separation is required to remain intact during construction. If any separations are compromised and not immediately sealed, a fire watch will be required. See No. 15 for fire watch procedures and penalties.
56. Contractor will exercise construction noise and abatement by the use of proper scheduling practices. The peaceful enjoyment of existing, adjacent leases (above, below, or to the sides) shall not be disturbed as a result of the contractors work. Noisy and Odor Producing work, (such as, but not limited to hammer or drilling, core drilling, shooting of studs, carpet tack strips, painting, wall covering, or other Owner disturbances.); will only be allowed between the hours of 6:00 PM to 6:00 AM, Monday through Friday. All work of this nature must be scheduled twenty-four hours in advance with the Building Management Office. Contractor will be asked to leave if this is violated.
57. Contractor must X-Ray the concrete floor slab before coring to identify safe core locations.
58. Tenant, at its expense, must install a Landlord-approved master key override switch next to electronic access keypads and card readers, if Tenant elects to install card readers that do not allow for the use of Building access cards, on all doors where such access controls are installed unless a secondary door with Building-keyed access exists. If installing electric strikes, which are preferred for non-stairwell wood doors over magnetic locks, only electric cylinders may be used in the suite access doors and doors that are visible from the Building common area.
59. Close-out Documents
Upon completion of construction (or other work as it applies), the Contractor shall immediately supply to Landlord the following items (and any other documentation as required by Landlord) compiled as a Close-Out Document Package or similar record of documentation. The document package should include:
- Cover Page
- Table of Contents
- Divided Tabs
NOTE (Re: Final Payment): A minimum 10% of the total authorized project cost is typically held as retainer until Final Completion. All close-out requirements must be met in order for Landlord to release Final Payment. See additional notes regarding "Payment/Reimbursement Requests" below.
A. Project Directory
A Project Information Sheet with all contact information, including:
- Tenant Name, Tenant Contact Person, Telephone number, Fax number and email address
- Contractor Name, Contractor Contact Person, Telephone number, Fax number and email address
- All Subcontractors, their Contact Person, Telephone number, Fax number and email address
B. Certificate of Occupancy
Original Certificate of Occupancy or, as applicable, an original Certificate of Compliance
C. Certificate of Acceptance
Signed documentation of Landlord and/or Tenant (as applicable) acceptance of completed punch repairs must be provided.
Contractor must have completed all punch list repairs to meet building standards as determined by Landlord (or Tenant if Tenant Construction).
D. Substantial Completion Letter (for Warranty)
Signed by Architect, Contractor & Tenant (and/or Landlord as applicable)
E. Warranties & Guarantees
All Contractor and Manufacturer warranties and guarantees on any equipment installed by the Contractor or Subcontractors
F. Release of Lien(s)
Notarized Affidavit of Bills Paid and Full Release of Lien shall be included from each of the Contractors, Subcontractors, Vendors and Suppliers.
The lead page of this package should include a summary list of Releases of Lien provided.
G. Permit Job Cards
Copies of all permits related to the job
With signature from all applicable City Inspectors
H. Magnetic Lock Certification
City of Houston Electric Lock Certification for each magnetic lock used in the construction space
I. ADA Documentation
To show compliance with required guidelines (where applicable)
Original Permit Plans; and
Complete set of As-Built drawings (MEP, Architectural, Structural, Life Safety, Electronic Locks & other applicable trades)
- Electronic format (Auto-CAD format, and/or PDF alternate where applicable and approved by Landlord); and
- Full-size hard copy set
K. NEBB/Air Balance (Verified by Building Engineering)
For applicable projects, such as tenant space build-outs
L. O & M Manuals
All Operating & Maintenance Manuals for any equipment installed by the Contractor or Subcontractor
MSDS information on all materials used in demolition and/or construction
Shall consist of, but is not limited to, chemicals, chemical agents, drywall, drywall mud, drywall tape, paint and paint thinners or additives, carpet and adhesives, ceiling tile, floor tile and adhesives, wood flooring and adhesives, cove base and adhesives, millwork, laminates, metals and stones, etc.
N. Payment / Reimbursement Requests (Tenant Construction)
Requests for Landlord payment to Tenant's contractor or reimbursement to Tenant, such as in the use of Landlord's contribution to Tenant Improvements, should be made in writing and should include itemized invoices and/or receipts for all charges included in the payment request.
NOTE (Re: Progress Billing): Submit Partial Release with each invoice and Final Release with the Final Payment invoice. Typical retainer included in Final Payment is 10% of total.
Prior to the commencement of work, this guideline must be initialed and signed by Contractor.
Cooking / Food Preparation
Food preparation equipment is not allowed in Customer spaces unless the space was specifically constructed for food preparation. Microwaves and coffee pots are allowed but may require upgraded electrical to accommodate the additional electrical load. Any equipment / devices that are brought in that can burn food, cause smoke and/or fire, is subject to removal by Management.
Please refer to the Insurance Article in your Lease for the exact coverage requirements for the Certificate of Insurance.
All visitors, delivery services, and vendors that conduct any business within San Felipe Plaza must have a Certificate of Liability Insurance on file with the property management office 24 hours prior to their arrival.
Click here for the Vendor Insurance Memo
Large deliveries and/or moves are not allowed during normal business hours. A completed Passdown form must be signed by Management and given to Security prior to any moves. The moving vendor must have a Certificate of Insurance on file prior to the scheduled move. Please contact the Property Management office to coordinate your move or for more information.
See the Passdown - After Hours & Delivery Authorization Form
ANY physical change to the Customer improvements in your office requires prior written approval from the Property Management office. This is to ensure that all building safety and governmental code regulations are met. Additions such as furnishings are not subject to approval. If suite modification is required, including any electrical or mechanical work, the Property Management office can provide pricing and construction management services.
San Felipe Plaza maintains a no smoking policy throughout the building, including all common areas, the lobby, restrooms, stairwells, and elevators.
Customer shall not allow any smoking in the Building. There are designated smoking areas in the Loading Dock and the outside Plaza patio.
"Smoking" shall mean inhaling, exhaling, burning, carrying, or possessing any lighted tobacco product, including, without limitation, cigarettes, cigars, and pipes. Landlord reserves the right to promulgate additional rules for the Building which may include fines upon Customers of the Building whose employees and invitees do not comply with rules prohibiting smoking in or about the Building (besides designated outdoors areas).
Customer shall exercise diligent efforts to cause its employees and invitees not to smoke in or about the Building (besides designated outdoors areas).