1. business and industrial

Two Liberty Place
Electronic Tenant® Portal
Created on October 9, 2014
Building Amenities: Building Amenities
Two Liberty Place is connected to The Shops at Liberty Place, an enclosed upscale mall. It is also
connected to the Westin Hotel, a 290-room luxury hotel. The property is also located in close proximity to
some of Philadelphia’s most premiere hotels and restaurants. It is also conveniently located to several of
Philadelphia’s national historic buildings/locations.
Though primarily an office building, renovations have begun converting the top 20 floors, or roughly 400,000
square feet of the building from office space to luxury condominiums known as The Residences at Two
Liberty Place.
This project gives the city its highest and most expensive residences to date as well as making it
Philadelphia’s tallest mixed-use building. The scope of the project also included the city’s highest restaurant
R2L Restaurant located on the 37th floor of the building.
Building Operations: Building Management
The Property Management Office hours are 8:30 a.m. to 5:00 p.m., Monday through Friday, except national
holidays. The Building Office is located in Suite 2650. Please do not hesitate to contact the Management
Office at:
Phone: 215-568-4055
Fax: 215-568-1412
Address:
50 S. 16th Street
Philadelphia, PA 19102
The following personnel are available to address your needs:
Title
Name
Property Manager John
Maguire
Assistant Property LisaAnn
Manager
Ciandra
Phone
Number
Email
215-568-4056 [email protected]
215-568-9404 [email protected]
PROBLEMS AFTER HOURS
Should you have an emergency problem after hours, please call the Lobby Console Guard at 215-568-1257
or 1258. The guard will contact the appropriate staff member.
Building Operations: Building Hours and Holidays
Two Liberty Place will be open for normal business operation from 6 a.m. to 6 p.m., Monday through Friday,
except National Holidays. Air conditioning, heating systems and elevator service will be available during
these times and on Saturday from 6 a.m. to 1 p.m. For information on how to access the building after hours
and on Saturday, Sunday, or Holidays, please see the After Hours Access section of this handbook.
HOLIDAYS
The Building will be closed in observance of the following national holidays.
New Year’s Day
Memorial Day
Independence Day
Labor Day
Thanksgiving Day
Christmas Day
Variances from, or additions to the above will be announced by memo from the Property Management
Office. If you plan to work on holidays, weekends or after hours and will require air conditioning during that
time, please remember to enter the request within the Service Request System.
Building Operations: Leasing
The leasing company for Two Liberty Place is CB Richard Ellis, located at Two Liberty Place 50 S 16th
Street, Philadelphia, PA 19102. The main phone number is (215) 561-8900.
Building Operations: Rental Payments
In terms of your lease, the Fixed Rent and Additional Rent are due on the first day of each and every
calendar month. Please be advised, all past due payments will be subject to a late fee in accordance with
your lease.
Please make all checks payable to:
Offices at Two Liberty Place, LP.
Remit payment to:
Offices at Two Liberty Place LP
P.O. Box 417296,
Boston MA 02241-7296,
Box #417296.
Building Operations: Tenant Contacts
Each Tenant is asked to appoint one contact in the company to collect requests from employees and direct
them to the Property Management Office. This contact may also serve as a tenant representative, acting as
a liason to the Property Management Office to receive notices, updates, general building information, as
well as an emergency contact. By utilizing one point of contact, duplicate requests are eliminated, enabling
the Property Management Office to respond efficiently. Once the individual(s) are appointed the Property
Management Office will then issue a user name and password so they can submit requests for service
orders. Service orders should be submitted through the Service Request System.
Building Security: Overview
Building Security is a 24/7 operation. For emergencies please contact the Lobby Console at 215-568-1257
or 1258.
Building Security: After Hours Access
Access card keys are needed to “enter” and “exit” the Building on Saturday and Sunday.
ENTERING AFTER BUSINESS HOURS
Only tenants with building access cards will gain entrance to the Building after business hours and on
weekends. Should tenants expect visitors after business hours, a guest list must be hand delivered to the
guard at the Lobby Console.
Building Security: Building Access
BUILDING ACCESS SYSTEM
Building access cards are needed to enter the Building. Below is information to use the building access
system at Two Liberty Place. If there are any questions regarding the system, please contact the Property
Management Office at 215-568-4055.
BUILDING ACCESS HOURS
Normal hours at the Building are 6 a.m. to 6 p.m., Monday through Friday.
Below are sign-in procedures to ensure prompt efficient processing of visitors/guests:
1. Lobby Console Desk – “All” visitors and guests will need to show valid identification to the guard at
the Lobby Console. The guard will print an access card for the individual and a phone call will be
made to the tenant announcing their arrival. However, if a visitor arrives and they are on a tenant
guest list that was submitted to the guard at the Lobby Console, the visitor will be given a card and will
be permitted to go directly through the turnstile in order for them to take an elevator to the tenant
floor. Employees that forgot their access cards must show ID and Security must check for their name
in the computer system before allowing them access to their space.
2. Freight Area Security Desk – All couriers and contractors need to sign-in, show valid identification and
will be given a visitor pass. The guard will then call the tenant/general contractor announcing their
arrival.
3. Security Supervisor – Will make sure these procedures are implemented and assist in anyway
possible to ensure prompt efficient processing of visitors, couriers and contractors.
Building Security: Deliveries
Routine small deliveries may be made between 8:00 a.m. and 5:00 p.m., Monday through Friday. Large
deliveries should be scheduled in advance by contacting the Property Management Office 24 to 48 hours
before delivery or by completing the TWO LIBERTY PLACE BUILDING ACCESS REQUEST FORM.
Please provide Property Management with an access request form prior to scheduling any deliveries to the
building.
Please notify your delivery company of our building delivery requirements in advance to avoid any
unnecessary delays.
Building Security: General Office Security
Security Checklist
The following is a list of general office security suggestions, which are offered to you as an aid in
establishing your internal security procedures:
Restrict office keys to those who actually need them.
Keep complete, up-to-date records of the distribution of all office keys.
Establish uniform procedures for collecting keys prior to the termination of employees.
Establish a rule that keys must never be left unguarded on desks or cabinets.
Require that filing cabinet keys be removed from locks and placed in a secure location after opening
cabinets.
Prevent unauthorized personnel from reporting a lost key and receiving a replacement.
Ensure that a responsible person is in charge of issuing all keys.
Store keys systematically in a secured wall cabinet of either your own design or one that conforms to
a commercial key control system.
Insist on identification from repairmen who come to work in your office.
Clear all desks of important papers.
When working alone in the office at night, lock the front door to prevent anyone else from entering.
Keep the police, fire department, and building security telephone numbers posted.
Double check to see that all doors are securely locked before you leave.
Suspicious Persons
If you see suspicious or offensive persons in the building, please call the Management Office immediately. If
possible, make note of appearance, clothing, etc. in order to assist building security in locating them.
Please be aware of strangers in your Tenant areas and halls. Quite often a question such as “May I help
you locate someone?” will be enough to deter a potential thief. Suspicious encounters of this type should be
reported to the Management Office immediately.
Building Security: Keys
If you require additional keys for your office(s) our building locksmith on the premises will be called and the
charges will be billed to your account. Should you require to re-key your suite, the locksmith will be called
and the charges will be billed to your account. All keys must be keyed to Landlord’s master.
Building Security: Lost and Found
Please contact the Management Office at 215-568-4055 to claim items that have been lost or found in the
buildings.
Building Security: Property Removal
If you should be required to remove any corporate property from the building, we ask that you complete a
Property Release Slip provided by your manager and show it to the guard at the Lobby Console. This policy
is to help ensure that company items are being removed from the property in an approved manner.
Building Security: Solicitation
Solicitation is not permitted. If someone is soliciting in your suite, then please notify the Management Office
at 215-568-1257 or 1258 and we will send appropriate personnel to escort them off of the premises.
Building Services: Building Signage and Directory
Tenant shall be allowed to display their company name, floor and suite number on the electronic building
directory located in the Lobby of the Building. Tenant must provide the Property Management Office with the
proper spelling and suite number of their company.
FLOOR SIGNAGE
Tenant shall be provided with a strip on the template elevator lobby sign on each floor. The initial cost of the
signage shall be provided by the Landlord. Any changes to the original order shall be at the Tenant’s
expense.
TENANT SIGNAGE
All Tenant signage on multi-tenant floors and common areas must meet with the following guidelines:
1. Tenant signage should not be illuminated in any way.
2. All Tenant signage is subject to prior written approval by the Landlord. Any signage without Landlord
approval is subject to removal at sole cost of the Tenant.
3. All Tenant signage shall be designed, fabricated, installed, and maintained by the Tenant at Tenant’s
sole cost and expense.
4. No signage is to be taped, stapled, tacked, or adhered to walls without Management’s approval.
5. No notices, or signs, should be posted without approval from Management.
6. All Tenant signage shall be professionally installed.
Building Services: Elevators
Each elevator has a (red) ALARM button in case of any emergency. Should the elevator stop and the doors
do not open, remain calm. There is no danger, the car will not fall. Press the (red) ALARM button and it will
sound at the Lobby Console. In addition, you will be able to speak with the lobby guard. The guard will call
the appropriate personnel at the elevator company to alleviate the problem. (Deliveries are NOT allowed in
the passenger elevators, unless arrangements have been made through the Management Office).
Please report any and all elevator malfunctions (i.e., doors not closing properly, elevator cab not leveling
with floor, call button lights) by entering the request in the Service Request System.
Building Services: Freight Elevator
There are two freight elevators available during the hours of 6am and 5pm, Monday through Friday. Any
after hour freight usage must be scheduled with the Property Management Office. All deliveries must sign-in
with Security, show proper photo ID, and obtain an access badge for the floor of delivery. Tenant employee
use of the freight must be authorized by the Tenant Contact, or other authorized Tenant representative, and
access privileges will granted to the employee.
SCHEDULING FREIGHT ELEVATOR SERVICE
The Property Management Office should be notified of any large moves or deliveries, and work should be
completed before 8:00 A.M., or after 4:00 P.M., Monday through Friday, or any time during the weekends.
The Property Management Office should be notified of any planned moves or deliveries in order to schedule
the freight elevator, as well as to notify Security and other building tenants, if necessary. Advance notice is
always suggested and can reduce the chance of delays.
Building Services: Forms
For your convenience, we have included downloadable and printable PDF document forms that will expedite
various building management service requests. Hard copies of all forms are available from the Property
Management Office as well. To view and print PDF files, you need the Adobe Acrobat Reader software. If
not already installed on your computer, it can be obtained for free at www.adobe.com.
Building Access Request Form
Access Card Request
Disabled Person Request Form
Emergency/Office Contact Form
Fire Warden Request Form
Building Services: HVAC and Lighting
Because of the concern of rising energy costs and our desire to conserve energy, our lighting system is
programmed to turn on every morning at 7:00 a.m. and turn off every evening at 7:00 p.m., Monday through
Friday. Property Management can adjust the timers according to a tenants work schedule and lighting
needs. In addition, there are manual override controls within each space. There is also perimeter motion
detection sensor lighting installed within the tenant spaces.
The heating and air conditioning equipment is controlled to a comfortable setting. If employees are too warm
or cool, please enter a Service Request to regulate the controls.
AFTER HOURS HVAC
Air conditioning and heating will be provided during the normal Building hours of 6:00 a.m. to 6:00 p.m.,
Monday through Friday and 6:00 a.m. to 1:00 p.m. on Saturday. No air conditioning on Sundays.
After hours air conditioning will be billed to the tenant at $75.00 an hour.
To arrange for after hours air conditioning, please enter a Service Request with 24 hours advanced notice.
Building Services: Janitorial
Building Management has a contract with a janitorial company for cleaning the tenant offices and common
areas. Cleaning service is provided Monday through Friday after 6 p.m. Cleaning services include
vacuuming carpets, mopping tile floors, removing trash and cleaning the restrooms. Please do not place
trash or empty boxes in the corridors or restrooms.
Please enter a Service Request for special cleaning needs such as carpet shampooing or washing interior
glass partitions. These services can be arranged at tenant’s cost.
Building Services: Mail Service
All “In-Coming” mail from the United States Postal Service will be sorted and placed within each tenant’s
designated locked mailbox. The USPS person typically arrives at the building on Monday between the hours
of 1:30 p.m. and 2:00 p.m. and Tuesday through Friday between 12:00 p.m. and 1:00 p.m.
Tenant’s will receive a designated mailbox along with (2) keys. If mailbox keys are lost, they can be
replaced for a fee of $20.00. Please notify the Property Management Office for a replacement key.
Small amounts of “Out-going Mail” can be inserted within one of six designated mailbox slots marked
“outgoing mail” located along the wall of mailboxes. Out-going mail within those slots will be picked up at
3:00 p.m. by the USPS. If mail is placed within those slots after 3:00 p.m. then the USPS will pick up mail the
next business day. Please note after 3:00 p.m. there is another alternative. Out-going mail can be placed
within the provided bins marked “Bulk Mail” 5:00 p.m. pickup.
*All Outgoing Mail must be placed within the “Bulk Mail” bins no later than 5:00 pm in order to make the last
postal run. At 5:00 pm, Building Security will pick up the mail bins and place them on the loading dock where
the USPS will drive up to the dock and pick up the outgoing mail. Any outgoing mail placed in the mailroom
after 5:00 pm will be picked up the next business day.
There is also a UPS and Federal Express drop box located in the mailroom.
Please click here to view the Self Service Mailroom Procedures Memo
Building Services: Maintenance Requests
For your convenience this Handbook includes an Electronic Tenant® Service Request System. Use this
system to submit routine maintenance requests directly to the engineering department; to track the status of
previously submitted requests; to download important documents; and to communicate with the property
management office.
Simply click on the link below,
Enter your username and password
Choose the action you would like to complete
Click here to log into the Electronic Tenant Service Request System
Once you have logged into the system, you will be presented with four options:
1. Complete a Maintenance Request Form
2. Update User Information
3. View Electronic Maintenance Request Log
4. Download Miscellaneous Administrative Forms
For detailed instructions for using the Electronic Tenant® Service Request System please see the following
pages or contact the Building Office.
Completing a Service Request Form
After logging in, click on the "Electronic Maintenance Request Form" Link. Users will be taken to a service
request form.
Step One- Confirm or complete all contact information.
Step Two- Choose the nature or type of request being submitted.
Step Three- If applicable, provide details of the contractor to be used.
Step Four - Review all information thoroughly. Click submit.
You will receive conformation via e-mail that your request was submitted to the management office.
Updating User Information
Personalized user information is used to auto-fill the Electronic Maintenance Request Form for quick and
easy submission. In addition, accurate contact information will assist the management staff in expediting all
maintenance requests. Each user should check regularly to ensure that accurate information is on file.
Click here to log into the Electronic Tenant Service Request System
Electronic Maintenance Request Log
This feature allows users to track and monitor all service requests submitted through the Electronic Tenant®
Service Request System. Service requests are sorted by month and will have the current month displayed
upon entry.
Miscellaneous Forms
Here users can download and print various administrative forms, reports and documents. In order to access
the forms and documents contained in this section, users must have Adobe Acrobat Reader 5.0 or higher
installed on their computers. This software is free and can be obtained by clicking here.
Questions regarding the Electronic Tenant Services Request System should be directed to the Management
Office.
Click here to log into the Electronic Tenant Service Request System
Building Services: Telephone and Data Systems
Prior to moving in, each tenant should contact their communication provider company for installation of their
system. Costs for special work such as special conduit, electrical outlets, floor monuments, etc. are the
responsibility of the tenant. Any telephone, cabling, or electrical work subsequent to move-in will be
performed at the tenant’s expense. Tenants must notify the Property Management office for vendor access
to phone closets, riser rooms etc. A TWO LIBERTY PLACE BUILDING ACCESS REQUEST FORM must
be completed and sent to the Property Management Office.
Emergency Procedures: Bomb Threat
Telephone Threat
When a bomb threat is made over the telephone, obtain the following information from the caller:
Exact location of the device.
Time set for explosion;
Description of the device;
Reason the caller has placed the bomb;
Exact words used by the caller.
Keep this information as confidential as possible.
Notify the Police Department. Call 911.
Notify the Management Office at 215-568-4055.
Once the Management Office has been notified of a bomb threat, it is our policy to advise your firm’s
manager or senior officer. It is up to the manager or senior officer to decide whether it is appropriate to
evacuate the office.
In the event that you are asked to evacuate the Building, please move away from the Building so as to allow
unfettered access to emergency personnel. Do not re-enter the Building until the Management Office, the
Police, or the Fire Department have given clearance.
Suspicious Packages or Mail Bombs
Letter bombs are usually sent through the mail addressed to a specific individual in the company, usually
disguised to look like some sort of gift or a small package. Letter bombs have the power to kill or seriously
maim anyone in close proximity. Letter bombs are usually contained within a large size manila envelope ¼”
to ½” thick and are fairly rigid.
However, the technology used in letter bombs has become increasingly sophisticated, and can be difficult to
detect visually. Letter bombs have been mailed from cities or small towns in the United States, as well as
from foreign countries. Be especially wary of letters that are mailed to titles -- Chairman, President,
Manager, Security Officer, etc. – rather than directly to named individuals.
If you suspect a parcel contains a letter bomb:
Clear everyone out of the immediate area; establish at least a 25-foot radius around the package.
Notify the police at 911 and Building Management.
DO NOT HANDLE IT UNDER ANY CIRCUMSTANCES.
DO NOT ATTEMPT TO DEACTIVATE IT YOURSELF.
Emergency Procedures: Civil Disturbance
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. We will keep you informed.
If a disturbance should occur in the main lobby, all elevators will be turned off at the first floor and the police
will be summoned.
Emergency Procedures: Elevator Malfunction
Each elevator has a (red) ALARM button in case of any emergency. Should the elevator stop and the doors
do not open, remain calm. There is no danger, the car will not fall. Press the (red) ALARM button and it will
sound at the Lobby Console. In addition, you will be able to speak with the lobby guard. The guard will call
the appropriate personnel at the elevator company to alleviate the problem. (Deliveries are NOT allowed in
the passenger elevators, unless arrangements have been made through the Management Office).
Please report any and all elevator malfunctions (i.e., doors not closing properly, elevator cab not leveling
with floor, call button lights) by entering the request in the Service Request System.
In the event of a power outage, elevators will continue to operate using our emergency power generator.
Should an outage occur, elevator lights will remain on, but the car itself will temporarily cease moving. Each
elevator will automatically return to the lobby, their doors will open, and they will remain inoperable until the
power has been restored.
IN THE EVENT OF A FIRE, ELEVATORS MUST NOT BE USED FOR EVACUATION. USE THE
STAIRWELLS.
Emergency Procedures: Emergency Contacts
POLICE ASSISTANCE – DIAL 911
Then notify Two Liberty Security Console at 215-568-1257 or 215-568-1258
FIRE ASSISTANCE – DIAL 911
Then notify Two Liberty Security Console at 215-568-1257 or 215-568-1258
BOMB THREAT ASSISTANCE – DIAL 911
Then notify Two Liberty Security Console at 215-568-1257 or 215-568-1258
MEDICAL RESCUE – PARAMEDICS – DIAL 911
Give them your address and suite number and then notify Two Liberty Lobby Console
215-568-1257 or 215-568-1258
Building Address
50 S. 16th Street
Philadelphia, PA 19102
Property Management Office
Parkway Realty Services, LLC
Two Liberty Place
50 S. 16th Street, Suite 2650
Philadelphia, PA 19102
Important notes
If you call 911 as a result of a medical emergency, please be sure also to notify Building Management 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 Management may to
attend to the situation as quickly and efficiently as possible.
Emergency Procedures: Evacuation
Tenants must assist in clearing floors during an evacuation. Floor Wardens are responsible for
these duties:
FLOOR WARDENS
The Floor Warden shall direct, enforce and have full charge of the evacuation of all personnel assigned to
his/her floor during any emergency.
Two Fire Wardens must be filled for each floor. One should be assigned near the East stair towers and one
assigned near the West stair towers. If you are a company having few employees, you may wish to provide
names of volunteers for just one or possibly two positions. Of course, companies occupying an entire floor
will need to fill both positions for that floor.
TWO LIBERTY PLACE PRE-RECORDED EVACUATION VOICE MESSAGES
AUTOMATIC EMERGENCY VOICE MESSAGES
Upon receipt of an alarm signal from a fire alarm indicating appliance (water/sprinkler flow, pull stations,
smoke detector, etc.), the fire alarm system will automatically activate the Voice Alarm System. The
following messages will be automatically transmitted throughout the building.
EVACUATION TONE AND MESSAGES:
A slow “whoop” evacuation tone followed by one of the following messages.
Messages will be reported giving three (3) rounds of three, with one minute intervals of alarm sound –
“slow whoop”.
ALARM MESSAGE (TO FLOOR OF ALARM, FLOOR ABOVE AND FLOOR BELOW):
“ATTENTION, ATTENTION. AN EMERGENCY HAS BEEN REPORTED IN THIS BUILDING. WHILE THIS
REPORT IS BEING VERIFIED, PLEASE PROCEED INTO THE NEAREST FIRE EXIT STAIRWAY, AND
AWAIT FURTHER INSTRUCTIONS. REMAIN IN THE FIRE EXIT STAIRWAY. DO NOT USE
ELEVATORS. REPEAT, DO NOT USE ELEVATORS. USE THE EXIT STAIRS ONLY.”
ALERT OR CHASER MESSAGE (TO ALL OTHER FLOORS):
A 900 Hz 30 pulse/min. alert tone followed by a voice message, which states:
“ATTENTION, ATTENTION. AN EMERGENCY HAS BEEN REPORTED IN THIS BUILDING. WHILE THIS
REPORT IS BEING VERIFIED, PLEASE STAND BY FOR FURTHER INSTRUCTIONS. DO NOT ENTER
THE FIRE EXIT. DO NOT USE THE ELEVATORS.”
In the event that the emergency condition requires total building evacuation, an additional message
will be provided and activated manually by a switch at the fire control panel. Upon the activation of the
“evacuation” switch at the fire control panel, the following will be transmitted throughout the building.
Message #3 will be repeated with intervals of alarm sound, continuously until silenced.
THIRD FLOOR AND GROUND:
“ATTENTION, ATTENTION. AN EMERGENCY HAS BEEN REPORTED IN THIS BUILDING. PLEASE
CEASE OPERATIONS AND LEAVE THE BUILDING, UTILIZING THE NEAREST EXIT OR FIRE EXIT
STAIRWAY. DO NOT USE ELEVATORS. REPEAT, DO NOT USE ELEVATORS.”
The sequence of the “slow whoop” and voice message will sound continuously until silenced at the
fire control panel.
EVACUATION MESSAGE (ALL OTHER FLOORS EXCEPT THIRD AND GROUND)
(PRECEDED BY ALARM SIGNAL) (MANUAL):
“ATTENTION, ATTENTION. AN EMERGENCY HAS BEEN REPORTED IN THIS BUILDING. PLEASE
CEASE OPERATIONS AND LEAVE THE BUILDING, UTILIZING THE NEAREST EXIT OR FIRE EXIT
STAIRWAY. DO NOT USE ELEVATORS. REPEAT, DO NOT USE ELEVATORS.”
The sequence of the “slow whoop” and voice message will sound continuously until silenced at the
fire control panel.
fire control panel.
Emergency Procedures: Fire and Life Safety
1. If you discover a fire or smoke, sound the building fire alarm. Know the location of the alarm signal
and how they operate.
2. The person at the lobby desk will notify the Fire Department by dialing 9-1-1 when an alarm is
transmitted.
3. WHEN THE FIRE ALARM SOUNDS, leave at once. Close the doors behind you and proceed into the
fire exit and remain there until you are given instructions by the Fire Department of the Building Fire
Marshal. Fire exits are safe areas of refuge, since they are enclosed with doors and walls that are fire
rated to keep smoke and heat from entering the stairs.
4. WHEN THE ALERT TONE SOUNDS, please stand by for verbal instructions from the building
emergency control center by the way of the voice control system. Do not enter the fire exits, do not
evacuate.
5. WHEN THE EVACUATION ALARM SOUNDS LEAVE AT ONCE. Close door behind you. Proceed
into the fire exit and LEAVE THE BUILDING.
6. DO NOT USE ELEVATORS. If power fails, the elevators will stop, causing the occupants to become
trapped. Since elevator shaftways are like chimneys, smoke could enter the elevator shaft thereby
asphyxiating the occupants who are trying to evacuate the building.
7. Feel the door the leads from your office to the corridor before opening it. If it is hot or smoke is
seeping in, do not open. If you cannot reach the fire exit, keep the door closed and seal off any
cracks. Use your telephone to call the Fire Department by dialing 9-1-1, and give the address of the
building, the floor you are on, and the office number.
8. If the door feels cool, open cautiously. Be prepared to close it quickly if the corridor is filled with
smoke or if you feel heat pressure against the door. If the corridor is clear, proceed with the building
evacuation instructions.
9. PHYSICALLY CHALLENGED: A responsible person or persons that work in the same area as the
disabled should be assigned to assist in the event of fire. The disabled are to be taken to the fire exit
and remain on the landing until assisted by the Fire Department.
10. If caught in smoke or heat, stay low where the air is better. Take short breaths through your nose until
you reach an area of refuge.
IMPORTANT: Fire exits are safe areas of refuge. Fire exit doors must remain closed at all times so that
smoke and heat cannot enter the stairway. These exits are not to be used for storage of any type. They
must remain clear and well lit at all times. If you see a door tied, propped open, or blocked, report it to
Building Management immediately.
Emergency Procedures: Flooding
In the event of a flood that may cause damage to tenant property or affect the normal operation of the
building, designated tenant 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. Tenants will need to
contact their insurance carrier for any damage to their property.
Emergency Procedures: Homeland Security
Parkway Realty Services recommends that each tenant 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
http://www.dhs.gov/dhspublic
Federal Emergency Management Association
http://fema.gov/
American Red Cross
http://www.redcross.org/
Center for Diseases Control and Prevention Emergency Preparedness and Response
http://www.bt.cdc.gov
Local media outlets will provide important information during an emergency situation.
Emergency Procedures: Medical Emergency
In the event that an accident or illness befalls one of your employees, or a visitor to your office area,
please:
1. Call Emergency Services at 911.
2. Provide the Emergency Dispatcher with the following information:
a. Your name
b. Your Building’s name and address
c. Your specific floor number and exact location of the emergency
d. Any pertinent details of the accident or illness
3. Do not move the injured/ill person. Attempt to make them as comfortable as possible.
4. If feasible, send someone to meet the emergency unit upon its arrival in the lobby.
5. Call the Management Office at 215-568-4055. Inform management that you have called 911 and
briefly describe the nature of the emergency.
6. The emergency unit will be with you shortly and will administer all necessary medical assistance.
7. Determine, if possible:
a. Name, address and age of injured/ill person
b. The nature of the problem, as best you can surmise
c. All known allergies and current medications taken by the individual
d. A local doctor
Emergency Procedures: Pandemic Preparedness
What you Need to Know
An influenza (flu) pandemic is a worldwide outbreak of flu disease that occurs when a new type of influenza
virus appears that people have not been exposed to before (or have not been exposed to in a long time).
The pandemic virus can cause serious illness because people do not have immunity to the new virus.
Pandemics are different from seasonal outbreaks of influenza that we see every year. Seasonal influenza is
caused by influenza virus types to which people have already been exposed. Its impact on society is less
severe than a pandemic, and influenza vaccines (flu shots and nasal-spray vaccine) are available to help
prevent widespread illness from seasonal flu.
Influenza pandemics are different from many of the other major public health and health care threats facing
our country and the world. A pandemic will last much longer than most flu outbreaks and may include
"waves" of influenza activity that last 6-8 weeks separated by months. The number of health care workers
and first responders able to work may be reduced. Public health officials will not know how severe a
pandemic will be until it begins.
Importance and Benefits of Being Prepared
The effects of a pandemic can be lessened if you prepare ahead of time. Preparing for a disaster will help
bring peace of mind and confidence to deal with a pandemic.
When a pandemic starts, everyone around the world could be at risk. The United States has been working
closely with other countries and the World Health Organization (WHO) to strengthen systems to detect
outbreaks of influenza that might cause a pandemic.
A pandemic would touch every aspect of society, so every part of society must begin to prepare. All have
roles in the event of a pandemic. Federal, state, tribal, and local governments are developing, improving,
and testing their plans for an influenza pandemic. Businesses, schools, universities, and other faith-based
and community organizations are also preparing plans.
As you begin your individual or family planning, you may want to review your state's planning efforts and
those of your local public health and emergency preparedness officials. State plans and other planning
information can be found at http://www.flu.gov/professional/checklists.html
The Department of Health and Human Services (HHS) and other federal agencies are providing funding,
advice, and other support to your state. The federal government will provide up-to-date information and
guidance to the public if an influenza pandemic unfolds.
Pandemic Flu Resources
There are many publicly available resources in place to help communities, companies, and individuals plan
for a possible pandemic flu outbreak. A few of the most useful sites are linked below:
Pandemicflu.gov
This is the official U.S. Government site for information on pandemic and avian influenza. The material on
this site is organized by topic for easy reference.
Centers for Disease Control and Prevention (CDC)
The CDC Web site is another primary source of information on pandemic influenza. They also have a
hotline—1-800-CDC-INFO (1-800-232-4636)—that is available in English and Spanish, 24 hours a day, 7
days a week (TTY: 1-888-232-6348). Or, if you prefer, questions can be e-mailed to [email protected].
Department of Homeland Security (DHS)
DHS is working on a “Business Planning Guide,” which will be posted on the DHS home page and on
Pandemicflu.gov as soon as it is completed. Also, for business-specific questions, the DHS has created an
e-mailbox— [email protected].
BOMA Resources
BOMA/Greater Toronto Pandemic Flu Report
The report addresses the threat to commercial buildings from an avian flu pandemic.
The resources above will provide a lot of information, but we also encourage you to:
Listen to local and national radio
Watch news reports on television
Read your newspaper and other sources of printed and Web-based information
Look for information on your local and state government Web sites
Consider talking to your local health care providers and public health officials.
Emergency Procedures: Power Failure
All Two Liberty Place 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:
1. Activating emergency lights on each floor throughout the building, including all Exit signs.
2. Activating all stairwell lighting.
3. Activating the building’s emergency Fire, Life and Safety Systems as well as the building’s
communication systems.
4. Recalling all elevators to the ground floor lobby. (One elevator will remain operative for use by
security 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.
Emergency Procedures: Recovery Operations
Recovery operations should not be overlooked when developing an emergency plan. Part of being prepared
for an emergency is being able to quickly rebound from an unwelcome event and resume normal
operations. Preparation will make recovery less difficult and more efficient, translating into smaller losses
and less down time.
Restoring Business Operations
Quick resumption of business operations is paramount for minimizing losses. If a business is not producing,
it is not generating revenue. No business can survive long this way. Extended down time can result in the
loss of furloughed employees. It can also result in loss of customers to alternate sources. Remember, no
product and service is irreplaceable. The misfortune of one company can be the opportunity of another.
There are three keys to restoring business operations:
Vital business records must be kept intact and damage-free;
Key production equipment must be quickly restored; and
A location must be provided where operations can take place.
Vital records must be kept safe. These include: accounting records, business contracts, insurance policies,
equipment diagrams and specifications, production line specifications, operating parameters, product
tolerances, vender information, certificates of incorporation, and tax numbers. Companies must know who
they supply, who supplies them, who they owe, who owes them, what they produce, how they produce it,
etc. Loss of plans, specifications and instructions can delay or prevent a recovery while the product and
production schemes are being reinvented.
Restoring Business Operations (Continued)
Key production equipment that has been damaged must be repaired quickly. Quick restoration will depend
heavily on the ability of a company to detail the specifications of their equipment. Most production lines
develop or modify production equipment to fit their particular assembly line. Records of these designs or
modifications must be kept so that equipment manufacturers can restore or rebuild equipment to proper
specifications.
When recovery planning is done, the possibility of total loss of production should be considered. In this
case, the company should weigh the benefits of rebuilding versus modifying the production scheme. Either
way, plans and specifications should be made beforehand, so that recovery operations are not delayed.
Repairs, particularly extensive repairs, may take a while to complete. If a company owns or operates more
than one facility, employers should consider emergency relocation of workers and equipment to these other
facilities. Temporary production lines can be set up or extra shifts added. Goods should be shifted to
alternate warehouses. If a company does not own another location, short-term leasing should be
considered.
To expedite repairs, companies should develop contacts with contractors, planners and designers. Names
and numbers of these people should be kept on hand so that repairs can be swiftly implemented. By having
prior contacts established, no time will be wasted “auditioning” talent, and, if the emergency has effected a
large area, the relationship may result in obtaining preferential service as a repeat customer.
Insurance Issues of Recovery
The insurance company claims department should be contacted as soon as an insured loss has occurred.
Oral notification must be immediately followed up with written notice. This means that you must have
available:
The address and telephone number of your insurance company.
The name of your insurance representative.
Relevant policy numbers and information.
This information should be protected as vital records. A company must know who to contact, how to identify
themselves to the insurance company and what their policy covers.
Policy information is extremely important. Insurance policies are negotiated business contracts. Not all
losses are automatically covered by all types of insurance, nor are they reimbursed the same way. Further,
an insured has duties under these contracts which must be fulfilled for an insured loss to be recoverable. All
this information will be spelled out in the policy.
An employee should be appointed claims coordinator to oversee the claims handling and act as liaison with
the insurance company. The claims coordinator will be responsible for managing all claims handling
activities, from the initial notification of the insurance company through the final settling of the claim.
Insurance Issues of Recovery (Continued)
The claims coordinator should have a comprehensive knowledge of company personnel, operations, sales,
records, planning and goals. They should know the types of coverage held by the company, insurable
losses allowed, requirements for coverage, and insurable values of physical assets on site.
The insurance company has the right to send a claim adjuster to the site to verify that loss. The adjuster’s
duty is to inspect the property to ascertain the amount of damage done, and see that damage control and
recovery steps are in order.
Claims adjusting is also a service which is paid for as part of the insurance premium. Claims adjusters have
great experience in recovery matters. Insureds can use the adjuster’s expertise to come up with a course of
action when different recovery operations are possible. The adjuster will be able to tell what expenses are
recoverable and the proper ways for calculating losses. They can also point out steps which are not being
taken which should be. This guidance can greatly speed recovery.
To help speed claims preparation, the accounting department should set up temporary accounts to identify
all charges resulting from the loss, so that time does not have to be spent later sorting out charges.
Emergency Procedures: Severe Weather
When severe weather conditions become apparent, the U.S. Weather Bureau describes conditions by two
(2) classifications, a Watch or a Warning. This applies to the reporting of severe thunderstorms, the
approach of weather conditions favoring the formation of tornadoes, a hurricane condition, a winter storm
condition, etc. A Watch becomes effective when atmospheric conditions are present that can produce the
particular weather phenomenon. A Warning means that the weather condition has been spotted and prompt
action must be taken to enhance safety.
Except in very rare circumstances, the decision to evacuate the building based on the above weather
reports will not be made by Building Management, but rather by each Tenant Company. However, in the
event these conditions do exist, the following guidelines should adhered to:
Move away from outside windows. If the windows in your offices are supplied with blinds, close the
blinds (this will provide protection from broken glass).
Do not panic.
If evacuated, lock all desk drawers and take all items of value with you.
If evacuated, use a route that is in the building interior and stay away from large expanses of glass
and windows.
Use the stairwells rather than the elevators.
If evacuated, do not return to your office until advised to do so.
Emergency Procedures: Toxic Hazards
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 also 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.
Introduction: Welcome
The tenant information provided in this Electronic Tenant® Handbook is meant to provide you with a better
understanding of Two Liberty Place and to facilitate your company’s operations. There is a great deal of
information contained within this handbook; take the time to familiarize yourself with this handbook and it will
become a valuable resource for you and your company. Please note that the Building Management Office is
available to help in any way possible. Your first call for any problem or question can always be directed to
the Building Management Office, and we will assist you from there.
Every attempt has been made to provide current and accurate information in this handbook, but it is
possible that some items will change over time. The Building Management Office will promptly notify you of
any such changes. Please feel free to contact the Building Management Office with any questions you may
have. We are here to serve you.
Welcome to Two Liberty Place, a premier Parkway Realty Services property.
Introduction: About Parkway Realty Services
Please visit their website at www.pky.com.
Introduction: About Two Liberty Place
Two Liberty Place is a fifty-seven story Class A+ office tower totaling 1.2 million square feet. It is the third
tallest skyscraper in Philadelphia, and the 33rd tallest building in the United States stretching 848 ft (258m).
The tower was completed in 1990. Two Liberty is the smaller sister building to nearby One Liberty Place.
The property is located in the heart of historic downtown Philadelphia. It offers tenants efficient floor plans
with a state-of-the-art building infrastructure. Building features include 23 high speed elevators in three
banks, two freight elevators, 24/7 on-site security, advanced telecommunications infrastructure and service,
and after-hour HVAC through remote dial.
Two Liberty Place also had its signature crown lights replaced with LED lights to enhance its appearance at
night. The crown lights are capable of decorative color changes.
Introduction: Operating Instructions
Navigation
You move through The Electronic Tenant® Handbook just as you would a traditional Internet site. It’s as
simple as pointing and clicking. The main page features a Table of Contents that provides links to each
Chapter. Upon entering a Chapter, you will find links to the specific information provided in that chapter’s
Sub-Sections. You may return to the Table of Contents or Chapter Overview at any time by clicking the
clearly labeled link on every page. Click here to download a User Friendly Guide that will walk you though
the Electronic Tenant Handbook and its features.
Special Features
This Electronic Tenant® Handbook has special features, such as a Forms Section and Search engine. In
order to take advantage of these useful features, you must have Adobe Acrobat Reader installed on your
computer. This software is free and easy to use, and can be obtained by clicking here.
Updates
The Electronic Tenant® Handbook is updated on a regular basis, so please be sure to periodically check for
updates and new information. In order to keep you abreast of your property’s operations, we have included
a monthly Building Calendar and Announcement Board. Here, you will find information regarding
scheduled maintenance and events taking place at the property. If you are having trouble accessing the
Electronic Tenant® Handbook or need assistance, please e-mail or call the Management Office.
Policies and Procedures: Construction
The Property Management Office will assist in coordinating any repairs or remodeling you may require (i.e.,
painting, carpet replacement and patching, installation of telephone and electrical outlets, demolition and
relocation of existing walls).
All construction services or repair work, as well as the contractors performing such work, must be union and
approved in writing by the Property Management Office. If the work is not performed by Offices at Two
Liberty Place, LP and we deem that supervision is necessary; a fee will be charged and must be paid by the
tenant. (All major construction drawings must be approved by Offices at Two Liberty Place, LP or its
authorized agent.)
Policies and Procedures: Contractor Rules and Regulations
The following construction requirements are subject to change and/or modified at any time:
1. Prior to commencement of any work on site, the following items must be completed by the Contractor:
Owner approval in writing of Architect plans and specifications.
Executed General Contract.
Waiver of Liens filed with appropriate municipality.
Insurance Certificate provided evidencing appropriate coverages and additional insureds.
Submission of a Contractor’s Request Form requesting access.
2. All designs affecting base building systems including, but not limited to, Sprinkler, HVAC, Life Safety
System, Electrical, Plumbing, Controls, Structural, Penetrations, etc., must be approved in writing by
ownership and/or management prior to the commencement of any work.
All General Contractors must be approved by building ownership and/or management. Exhibit
A, attached hereto, includes a list of Contractors that have been pre-qualified to work in the
building. Contractors seeking to work in the building that are not on the list are required to
submit an AIA Contractor Qualification Form to Building management for approval. All
contractors must provide a current certificate of insurance listing all required coverages and
additional insured naming Parkway Properties, Inc.; Parkway Properties Office Fund II, L.P.;
PKY Fund II Philadelphia I, LP; Offices at Two Liberty Place, LP; Two Liberty Place LP; Two
Liberty Place Hospitality; The Falcone Group; and Residences at Two Liberty Place, their
subsidiary and affiliate companies, as well as the employees, officers, directors, and agents of
such companies. The referenced General Liability, Automobile Liability, and Umbrella policies
include an Additional Insured Endorsement in favor of Parkway Properties, Inc.; Parkway
Properties Office Fund II, L.P.; PKY Fund II Philadelphia I, LP; Offices at Two Liberty Place,
LP; Two Liberty Place LP; Two Liberty Place Hospitality; iStar Financial Inc.; and Residences
at Two Liberty Place, their subsidiary and affiliate companies, as well as the employees,
officers, directors, and agents of such companies. Coverage is considered primary and not
excess prior to commencement of work. Through this insurance, the contractor will assume
liability for all sub-contractors hired for the project.
3. All sub-contractors must be approved by building ownership and/or management.
4. Sprinkler Work:
Any work involving the sprinkler system must be coordinated and arranged through the
management office.
Any major reconfiguration (10 heads or more) of the sprinkler system requires a submission of
hydraulic calculations and subsequent system re-certification.
Sprinkler system must be re-filled daily after 6:00 pm.
With prior approval from building ownership and/or management, a sprinkler system may be
down for more than 24hr., excluding weekends and holidays. A fire watch must be posted.
Building engineer can do a single floor. Multiple floors will be conducted by additional security
personal. Floors must be contiguous. The attached labor rates, Exhibit C, will apply.
Fire extinguisher, minimum 25lbs. ABC type ever 2,500 square feet, must be maintained
throughout the project.
5. Fire Alarm System:
Notice of work involving areas in and around any aspect of the fire alarm system must be
coordinated and arranged with the management office for deactivation of appropriate zones on
a daily basis.
Lightweight plastic covers to be placed on smoke detector heads to prevent dust accumulation
and removed daily.
In the event of prolonged deactivation of the fire alarm system a fire watch must be posted.
Building engineer can do a single floor. Multiple floors will be conducted by additional security
personal. Floors must be contiguous. The attached labor rates, Exhibit C, will apply.
All connections of fire alarm components to the building system to be done by a Siemens
technician.
6. Dust control:
Wet rugs to be placed at each elevator designated for construction use and fire stairwell. Must
be maintained daily.
Should the project become extremely dusty, a plastic (visqueen) barrier must be provided at the
entry to a work area to limit carryover to other spaces.
Replace all vav filters and air handlers when construction is completed.
7. Locks:
Building standard lock system to be Sargent 8200 Series with removable cylinders. Contact John Walke
John Walker at 215-568-3916 for proper keying structure.
8. HVAC:
All HVAC controls to be by Tozour-Trane. Contact Richard Palardy at 610-962-1600. All
control wiring is to be plenum rated attached to the structure and properly labeled.
All existing and new HVAC devices to be monitored and/or controlled by the Tozour-Trane
Building Automated Control System.
All requests for supplemental HVAC must be designed by a professional engineer and are
subject to review and approval by the Owner and its MEP consultant Alderson Engineering.
9. Plumbing:
All Pressure Relief Valves to be piped to approved drains.
Di-electric connections where applicable, are to be provided for connections to base building
systems.
10. Electrical:
Must meet with Two Liberty Chief Engineer to determine which electrical closets and panel
boxes are to be used on any tenant construction project.
All electrical work performed in electrical closets must be done in conduit.
All index cards properly filled out identifying all circuits.
All data and communication wiring shall be plenum rated and installed in a neat and
coordinated manner. Cable runs are to be bundled whenever possible, suspended from the
structure and not resting on ceilings.
All tenant electric must be sub-metered. Meter to be approved by owner and/or manager.
Electrical panels to be used by the tenant must be confirmed with Building Engineering,
prior to construction.
11. General Work Rules:
Damage to Property
Any damage to the property or building, interior or exterior, will be repaired by Property
Management with the contractor or sub-contractor causing the damage assuming the
responsibility for complete monetary reimbursement to Management.
Access
Normal access to the buildings is from 6:00am to 6:00pm, Monday through Friday. In order to
gain access after normal business hours, the contractor must complete the Contractor Request
Form attached hereto and forward to LisaAnn Ciandra, Assistant Property Manager at least
24 hours in advance. All contractors requiring after hour access must provide individual names
to be updated daily. Fire Towers or Passenger Elevators may not be used to enter or exit the
building. Depending on the size of project fire tower doors may be released electrically for inter
floor commuting.
Deliveries
All contractors must only use a designated service elevator. All designated service elevators,
other than the freight elevator, must be padded at all times and masonite must be used to
protect the flooring. All deliveries and rubbish removal must enter and exit by the freight
elevator. Elevator control wiring may not be tempered with by any construction personnel, if
found, the individual will not be allowed to return to job site. Loading dock hours are from 6:00
am to 6:00 pm. Large deliveries and trash removal to be done (off hours) and must be
scheduled with LisaAnn Ciandra, Assistant Property Manager by completing the
Contractor Request Form attached hereto and submitted at least 24-hours in advance
.Dumpsters must be picked up or delivered between the hours of 9:00 pm and 5:00 am.
Elevator & Security charges will apply after hours, subject to labor rates. Total cost for
both services will be approximately $60.00 per hour.
Access to Other Tenant Areas
Any contractor that may need to work in one of our tenants suites that is not part of the project
must contact the general contractor foreman and the Management Office prior to scheduling of
the work to be completed (i.e. coring after hours in a suite below the project). Our tenants
should not be contacted directly by any contractor. This must be done through LisaAnn
Ciandra, Assistant Property Manager at 215-568-9404 and scheduled at the tenant’s
convenience.
Protection of Building Common Areas
Contractors must protect all common area flooring with taped down masonite when doing
heavy construction or moving equipment/materials through the common corridors.
Noise
All heavy noise (i.e. drilling, coring, etc.) must be performed before 7:00 am or after 6:00 pm
during the week if such work during normal business hours results in disruption of other
building tenant’s quiet enjoyment. Any such work must be coordinated with Property
Management. All areas around the center core of building must be x-rayed prior to drilling.
Burning, Cutting & Welding
Burning, cutting and welding work is to comply with all local and national codes pertaining to
such work and the contractor shall be responsible for all damages resulting from this type of
work. Prior to commencement of any burning, cutting or welding, etc., contractor shall notify
the Building Management in writing as to the nature, floor and extent of the work. As a
minimum, the Contractor shall post a fire watch during and at least 2 hours after any such work
is performed and also obtain a hot work permit through engineering.
Utility Shutdown Coordination
Any electrical or water shutdowns must be scheduled after business hours. Contractors must
request Property Management for approval of proposed shutdowns by use of the Contractor
Request Form attached hereto and submitted to Lisa Ann Ciandra, Assistant Property
Manager. Request forms must be submitted to allow Building Management to give the building
tenants at least 48 hours notice. One of our staff members must be present when each
shutdown occurs.
Storage of Construction Materials
Equipment or materials pertaining to a project cannot be stored in common corridors, common
restrooms, and occupied tenant space or stair towers. All doors to the buildings must be kept
free and clear of any equipment, materials or vehicles at all times.
Trash Handling
Prior to commencement of work, any contractor planning on using a large exterior dumpster
must coordinate the placement of the dumpster with Property Management. This dumpster
cannot block or partially block the entrance to the loading dock or adjoining dock bays. Any
dangerous situation that may occur or could possibly occur must be marked off with caution
tape to protect the public. Loading dock hours are 6:00 am to 6:00 pm.
Contractors planning to perform construction trash removal must order a Dumpster
through Waste Management at 610-622-8340.
Parking
No Contractors vehicles will be permitted to park in the loading dock without first obtaining
written permission from Property Management.
Conduct of Contractor Employees
Any contractor caught vandalizing the property will pay for all damages and will be removed
from the project and property immediately.
from the project and property immediately.
Clean-up During Construction
All contractors and their employees must maintain neat appearance and a high level of
professionalism at all times while working at our property. All work areas to be kept in an
orderly fashion at all times and broom swept daily.
Vacant Spaces
No one is allowed or permitted on a vacant floor or area without an escort. Arrangements must
be made through the Management Office and by completing the Building Access Form.
Injuries
Any contractor or their employees that are injured on the job at our property must report the
injury immediately to Property Management.
Finacl Clean-up
At the end of a project the constructed area is to be delivered to the Owner/Tenant in a clean
and acceptable manner conducive to an office environment. This would included but may not
be limited to, free of any construction debris, dust, carpets vacuumed, glass cleaned, window
treatment cleaned, perimeter fan coil units cleaned, VCT floors waxed, other floor types
sealed, bathrooms and kitchens cleaned, light fixtures cleaned, etc.
Use of Restrooms
Restrooms may be used if the constructed floor is vacant. They must remain clean and in an
acceptable manner conducive to an office environment. Vandalism will not be accepted and
will be cause for dismissal from the property.
Non-Smoking Building
This is a non-smoking building and contractors must abide by this rule. Any contractor caught
smoking will be removed from the project and property immediately.
Policies and Procedures: General Rules and Regulations
The following Rules and Regulations, hereby accepted by Tenant, are prescribed by Landlord to enable
Landlord to provide, maintain, and operate, to the best of Landlord's ability, orderly, clear and desirable
premises, Building, Complex and Parking Facility for the Tenants therein at as economical a cost as
reasonably possible and in as efficient a manner as reasonably possible, to assure security for the
protection of Tenants so far as reasonably possible, and to regulate conduct in and use of said Premises,
Building Complex and Parking Facility in such manner as to minimize interference by others in the proper
use of same by Tenant.
1. Except for approved signage as provided in a tenant’s lease, no sign, placard, picture, advertisement,
name or notice shall be inscribed, displayed or printed or affixed on or to any part of the outside or
inside of the Building or any part of the Premises visible from the exterior of the Premises without the
prior written consent of Landlord, which consent may be withheld in Landlord’s sole discretion.
Landlord shall have the right to remove, at Tenant’s expense and without notice to Tenant, any such
sign, placard, picture, advertisement, name or notice that has not been approved by Landlord. All
approved signs or lettering on doors and walls shall be printed, painted, affixed or inscribed at the
expense of Tenant by a person approved of by Landlord. All window coverings, shades or screens
shall conform to the requirements established by Landlord for occupants of the Building. No awning
shall be permitted on any part of the Premises.
2. No towel, barbering or boot blacking, shoe shining or repair services, or other similar services shall be
provided to the Premises, except from persons authorized by Landlord and at the hours and under
regulations fixed by Landlord.
3. The directory of the Building will be provided exclusively for the display of the name and location of
tenants only and Landlord reserves the right to exclude any other names there from.
4. The sidewalks, halls, passages, exits, entrances, elevators and stairways shall not be obstructed by
any of the Tenant Parties or used by Tenant for any purpose other than for ingress to and egress
from its Premises. The halls, passages, exits, entrances, elevators, stairways, balconies and roof are
not for the use of the general public and Landlord shall in all cases retain the right to control and
prevent access thereto by all persons whose presence in the judgment of Landlord shall be
prejudicial to the safety, character, reputation and interests of the Building and its tenants. No tenant
and no employees or invitees of any tenant shall go upon the roof of the Building.
5. Tenant shall not alter any lock or install any new or additional locks or any bolts on any interior or
exterior door of the Premises without the prior written consent of Landlord, which consent Landlord
shall not unreasonably withhold provided that Landlord is furnished with at least three copies of the
key to each such new or additional lock.
6. The toilet rooms, toilets, urinals, wash bowls and other apparatus shall not be used for any purpose
other than that for which they were constructed and no foreign substance of any kind whatsoever
shall be thrown therein and the expense of any breakage, stoppage or damage resulting from the
violation of this rule shall be borne by the tenant who, or whose employees or invitees, shall have
caused it.
7. Tenant shall not overload the floor of the Premises or mark, drive nails, screw or drill into the
partitions, woodwork or plaster or in any way deface the Premises or any part thereof.
8. Except as appropriate or required during Tenant’s move-in or construction period: No furniture,
freight or equipment of any kind shall be brought into the Building without the consent of Landlord and
all moving of the same into or out of the Building shall be ‘done at such time and in such manner as
Landlord shall designate. Landlord shall have the right to prescribe the weight, size and position of all
safes and other heavy equipment brought into the Building and also the times and manner of moving
the same in and out of the Building. Safes or other heavy objects shall, if considered necessary by
Landlord, stand on a platform of such thickness as is necessary to properly distribute the weight.
Landlord will not be responsible for loss of or damage to any such safe or property from any cause,
and all damage done to the Building by moving or maintaining any such safe or other property shall
be repaired at the expense of Tenant. The elevator designated for freight by Landlord shall be
available for use by all tenants in the Building during the hours and pursuant to such procedures as
Landlord may determine from time to time. The persons employed to move Tenant’s equipment,
material, furniture or other property in or out of the Building must be acceptable to Landlord. The
moving company must be a locally recognized professional mover, whose primary business is the
performing of relocation services, and must be bonded and fully insured. In no event shall Tenant
employ any person or company whose presence may give rise to a labor or other disturbance in the
Real Property. A certificate or other verification of such insurance must be received and approved by
Landlord prior to the start of any moving operations.
8. (Continued) Insurance must be sufficient in Landlord’s sole opinion, to cover all personal liability, theft
or damage to the Real Property, including, but not limited to, floor coverings, doors, walls, elevators,
stairs, foliage and landscaping. Special care must be taken to prevent damage to foliage and
landscaping during adverse weather. All moving operations shall be conducted at such times and in
such a manner as Landlord shall direct, and all moving shall take place during non-business hours
unless Landlord agrees in writing otherwise.
9. Tenant shall not employ any person or persons other than the janitor of Landlord for the purpose of
cleaning the Premises, unless otherwise agreed to by Landlord. Except with the written consent of
Landlord, no person or persons other than those approved by Landlord shall be permitted to enter the
Building for the purpose of cleaning the Building or the Premises. Tenant shall not cause any
unnecessary labor by reason of Tenant’s carelessness or indifference in the preservation of good
order and cleanliness.
10. Tenant shall not use, keep or permit to be used or kept any foul or noxious gas or substance in the
Premises, or permit or suffer the Premises to be occupied or used in a manner offensive or
objectionable to Landlord or other occupants of the Building by reason of noise, odors and/or
vibrations, or interfere in any way with other tenants or those having business therein, nor shall any
animals or birds be brought in or kept in or about the Premises or the Building. In no event shall
Tenant keep, use, or permit to be used in the Premises or the Building any guns, firearm, explosive
devices or ammunition.
11. Except for kitchen facilities approved as part of Tenant’s lease, no cooking shall be done or permitted
by Tenant in the Premises, nor shall the Premises be used for the storage of merchandise, for
washing clothes, for lodging, or for any improper, objectionable or immoral purposes. Notwithstanding
the foregoing, however, Tenant may maintain and use microwave ovens and equipment for brewing
coffee, tea, hot chocolate and similar beverages, provided that Tenant shall (i) minimize the emission
of any food or cooking odor from leaving the Premises, (ii) be solely responsible for cleaning the
areas where such equipment is located and removing food-related waste from the Premises and the
Building, or shall pay Landlord’s standard rate for such service as an addition to cleaning services
ordinarily provided, and (Hi) maintain and use such areas solely for Tenant’s employees and
business invitees, not as public facilities. Notwithstanding clause (ii) above, Landlord shall, without
special charge, empty and remove the contents of one (1) is-gallon (or smaller) waste container from
the food preparation area so long as such container is fully lined with, and the contents can be
removed in, a waterproof plastic liner or bag, supplied by Tenant, which will prevent any leakage of
food related waste or odors; provided, however, that if at any time Landlord must pay a premium or
special charge to Landlord’s cleaning or scavenger contractors for the handling of food-related or
so-called “wet” refuse, Landlord’s obligation to provide such removal, without special charge, shall
cease.
12. Tenant shall not use or keep in the Premises or the Building any kerosene, gasoline, or inflammable
or combustible fluid or material, or use any method of heating or air conditioning other than that
supplied by Landlord, except for normal office supplies or as otherwise provided in a Tenant’s lease.
13. Except as otherwise required in connection with Tenant’s initial construction or permitted alterations,
no boring or cutting for wires will be allowed without the prior consent of Landlord.
14. Upon the expiration or earlier termination of the Lease, Tenant shall deliver to Landlord the keys of
offices, rooms and toilet rooms which have been furnished by Landlord to Tenant and any copies of
such keys which Tenant has made. In the event Tenant has lost any keys furnished by Landlord,
Tenant shall pay Landlord for such keys.
15. No furniture, packages, supplies, equipment or merchandise will be received in the Building or carried
up or down in the elevators, except between such hours and in such elevators as shall be designated
by Landlord, which elevator usage, if after normal business hours, shall be subject to the Building’s
customary charge therefore as established from time to time by Landlord.
16. On Saturdays, Sundays and legal holidays, and on other days between the hours of 6:00 P.M. and
8:00 AM., access to the Building, or to the halls, corridors, elevators or stairways in the Building, or to
the Premises may be refused unless the person seeking access is known to the person or employee
of the Building in charge and has a pass or is properly identified. Landlord shall in no case be liable
for damages for any error with regard to the admission to or exclusion from the Building of any
person. In case of invasion, mob, riot, public excitement, or other commotion, Landlord reserves the
right to prevent access to the Building during the continuance of the same by closing the doors or
otherwise, for the safety of the tenants and protection of property in the Building.
17. Tenant shall be responsible for insuring that the doors of the Premises are closed and securely
locked before leaving the Building and must observe strict .care and caution that all water faucets or
water apparatus are entirely shut off before Tenant or Tenant’s employees leave the Building, and
that all electricity, gas or air shall likewise be carefully shut off, so as to prevent waste or damage,
and for any default or carelessness Tenant shall make good all injuries sustained by other tenants or
occupants of the Building or Landlord. Landlord shall not be responsible to Tenant for loss of property
on the Premises, however occurring, or for any damage to the property of Tenant caused by the
employees or independent contractors of Landlord or by any other person.
18. Landlord reserves the right to exclude or expel from the Building any person who, in the judgment of
Landlord, is intoxicated or under the influence of liquor or drugs, or who shall in any manner do any
act in violation of any of the rules and regulations of the Building.
19. The requirements of any tenant will be attended to only upon application at the office of the Building.
Employees of Landlord shall not perform any work or do anything outside of their regular duties
unless under special instructions from Landlord, and no employee will admit any person (tenant or
otherwise) to any office without specific instructions from Landlord.
20. Subject to Tenant’s right of access to the Premises in accordance with Building security procedures,
Landlord reserves the right to close and keep locked all entrance and exit doors of the Building on
Saturdays, Sundays and legal holidays and on other days between the hours of 6:00 P.M. and 8:00
A.M., and during such further hours as Landlord may deem advisable for the adequate protection of
the Building and the property of its tenants.
21. No smoking shall be permitted in the Premises or any part of the common areas of the Building or the
adjoining land, except in those areas, if any, which may be specifically designated by Landlord from
time to time.
Policies and Procedures: Insurance Protection
In terms of your lease, you must carry certain insurance coverages relative to your tenancy and you are
required to provide a Certificate of Insurance showing the appropriate coverages. Forward a Certificate of
Insurance to the Property Management Office.
Click here for a sample Certificate of Insurance listing Insurance Requirements and Additional Insured.
Policies and Procedures: Moving Procedures
Two (2) weeks in advance, Tenant should contact the Property Management Office to coordinate the move.
A Certificate of Insurance is required from the moving company. Please click here for a sample Certificate
of Liability Insurance listing insurance requirements and naming additional insured's. A copy of this can be
faxed to the Property Management Office at 215-568-1412.
Move-ins and move-outs must be accomplished during moving hours, Monday through Friday before 7:00
a.m. and after 4:00 p.m. and by appointment on Saturday and Sunday. Scheduling for the assigned (freight)
elevators is also required for tenant office move-ins and move-outs. Tenant must complete the TWO
LIBERTY PLACE BUILDING ACCESS REQUEST FORM and submit to the Property Management Office.
The following rules pertain to moving furniture, equipment and supplies in and out of Two Liberty
Place:
1. All moves previously arranged with the Property Management Office must be accomplished before
7:00 a.m. or after to 4:00 p.m., Monday through Friday or on Saturday and Sunday by appointment.
2. The moving company must make arrangements with the Property Management Office for use of the
assigned elevator for each move and a firm arrival time will be established. If move-in supervision is
required, an hourly fee will be charged to the tenant.
3. Clean Masonite sections will be used as runners on all finished floor areas where heavy furniture or
equipment is being moved with wheel or skip type dollies. The masonite must be at least 4’ x 8’ x ¼”
sheets and taped together to prevent sliding. It must be used in all elevator lobbies and corridors.
4. The mover must provide and install protective coverings on all walls, door facings, elevator cabs and
other areas along the route to be followed during the move.
5. Any damage to the Property or fixtures caused by the move will be repaired and/or paid for by the
moving company and/or the tenant.
6. Only the assigned elevator will be used for the move.
7. Tenant upon move-out should leave suite in broom swept condition all personal property and rubbish
removed and suite restored to original move-in condition.
8. The moving company must carry the coverage listed on the Certificate of Liability Insurance Form:
a. The limits set forth above are minimums. If higher coverages are carried by the moving
company, claims may be filed for those higher amounts.
b. Each company moving supplies, furniture, and/or equipment through this Building shall secure
and present to the Property Management a Certificate reflecting these coverages at least 24
hours before the move takes place.
c. All trash and refuse generated as a result of the move shall be hauled off the property by the
moving company the same day that the move takes place.
In addition, the moving company must agree to protect, indemnify and hold Landlord harmless from and
against all claims, demands, and causes of action of every kind in character arising in favor of the moving
company’s employees, Landlord’s employees or other third party on account of bodily injury, personal
injury, death or damage to property in any way resulting from willful or negligent acts or omissions of the
moving company, its agents, employees, representatives or subcontractors. The moving company shall be
responsible for all damages and losses sustained by them to their tools and equipment utilized in the
performance of all work thereunder.
Policies and Procedures: Smoking
Two Liberty Place maintains a no smoking policy throughout the building, including all common areas, the
lobby, rest rooms, stairwells and elevators. Please do not smoke at building entrances.