Policies & Procedures
240 Princeton Avenue Associates, LP maintains specific rules and regulations that apply to all tenants and contractors performing work or services at the building for our tenants or for the building owner. Poor conduct will not be tolerated. Remember, your conduct is a reflection on you and your company and can affect future opportunities and assignments if determined to be a problem by the landlord and its agent.
PRIOR TO COMMENCEMENT OF ANY WORK:
There will be absolutely no work or service performed in the building until the following mandatory requirements are met:
- A valid certificate of liability insurance for the contractors must be on file in the Property Management Office. The certificate must include the following verbiage, and list the building ownership entities and the Linque Management Company, Inc. as additional insured:
- IT IS AGREED AND UNDERSTOOD THAT 240 Princeton Avenue Associates, LP, Liberty Properties, LLC and CBRE Inc. ARE ADDED AS ADDITIONAL INSUREDS.
- All work and contractors and subcontractors must be pre-approved by Property Management.
- Each worker, whether employed by the contractors or a by a subcontractor, must possess a comprehensive understanding of building life safety procedures.
CONTRACTORS, SUBCONTRACTOS AND VENDORS:
The following general rules apply to all contractors and/or subcontractors, including building vendors:
- Smoking is prohibited at all times in all areas of the building.
- Workers are expected to behave professionally. It is a requirement that all workers will be friendly and polite to everyone in the building at all times.
MISCONDUCT / IMMEDIATE DISMISSAL:
The following serious offenses, when committed on the property, may result in an immediate dismissal of the individual and/or contractor and possibly suspend the project until cured:
- Core drilling, hammer drilling, or installing tackless carpet strips between the hours of 8:00 am and 6:00 pm (Normal Business Hours) Monday thru Friday.
- Working while intoxicated or under the influence of illegal drugs.
- Possession of illegal drugs or illegal drug paraphernalia.
- Violation of any Local, State or Federal statutes.
- Possession of firearms, explosives or weapons.
- Physical or verbal abuse, and/or harassment of any individual.
- Duplication of keys or illegal/unauthorized entrance into a restricted area/space.
- Intentional property destruction.
- Sleeping on the job.
- Behaving in a disorderly or inappropriate manner.
- Working on any live electrical services (Code RU70).
Property Management respects the dignity of each individual, tenant and service provider here at the property. We are committed to fairness, professionalism and quality of service and it is our expectation that all individuals will readily observe these rules as the conduct their professional affairs accordingly.
LIFE SAFETY PRODEEDURES:
The following are general life safety procedures to observe while performing work in the building:
- In the event of a medical emergency, workers should call 911 to report the incident to get first responders on alert to mobilize.
- Property Management must be notified of any injuries that occur on the property, so that the incident can be properly documented.
- Detailed life safety procedures are available from the Property Management Office upon request; regarding issues such as building evacuations, threats and other events.
LIFE SAFETY SYSTEMS:
The following are requirements of the contractors/subcontractors when working on building life safety systems:
- If there is a possibility that work might cause dust or odors in the building or that life safety equipment might be compromised/activated, Property Management must be notified 48 hours in advance of such work taking place. Per our current billing rates, a fee will be charged for each time fire alarm devices are disabled and/or a sprinkler is shutdown.
- If there is a possibility that life safety equipment has been compromised/activated, Property Management must be notified immediately.
- A minimum of 18 inches of clearance must be maintained from each sprinkler head at all times.
- Contractor must maintain the proper equipment to manage water from any broken sprinkler pipes.
- Regarding "Hot Work", prior to any welding, soldering or metal cutting, contractors must present the management office with a valid fire permit and proof of fire watch. This work must be requested and approved by Property Management at least 48 hours in advance.
GENERAL CONSTRUCTION REQUIREMENTS:
The following are general construction requirements for all contractors, subcontractors, service providers and tenants when performing work at the property:
- Tenant must submit Construction Documents (plans and specifications) to Management Office for approval prior to commencement of the project.
- Management reserves the right to approve, restrict and remove any sub-contractor, contractor, individual or employee for any trade performing work in the building.
- Tenant must submit to Management the following items prior to the commencement of the project:
- Name of General Contractor/Construction Management Firm.
- Subcontractor List for approval.
- Certificates of Insurance from general contractor and subcontractor in compliance with insurance guidelines. Tenant, Ownership Entities and Management Company, Inc. must be named additionally insured.
- Copy of Demolition Permit (if Applicable).
- Copy of Building Permit (no later than three (3) business days prior to start).
- Copy of Long-Form or Fast-Tract Application to Building Department.
- Construction Schedule.
- Project directory to include: name of firm, address, contact and telephone number.
- All contractor work shall be performed in accordance with all applicable laws and codes, local Fire Department Construction Guidelines.
- Record of As-built drawings must be submitted within 30 days of the completion of the project.
- Tenant must submit Certificate of Occupancy at completion of project.
- Contractor shall be responsible for repairing any and all damages caused by them or their subcontractors during the project.
- Contractors are not permitted to use any building maintenance equipment including vacuums, ladders, or supplies unless approved by Property Management.
ACCESS PROCEDURES AND SPECIFIC WORK REQUIREMENTS:
The following are access procedures and specific construction requirements for all contractors, subcontractors, service providers and tenants when performing work at the property.
- The following work must be done on premium time (overtime), not during normal business hours, unless previously approved by Management.
- Demolition above and below occupied space or which may cause disruption to other tenants in the building on other floors.
- Coring for electrical/telephone floor outlets above occupied space.
- Oil based or "Polymyx" painting on occupied multi-tenant floors (Latex paint work allowed).
- Any work performed outside of project site.
- Gluing of carpet on occupied multi-tenant floors.
- Shooting of studs into deck for mechanical fastening devices (allowed until 8:00 AM) under occupied floors.
- Drilling into deck for mechanical fastening devices (allowed until 8:00 AM).
- Testing of life safety system and sprinkler tie-ins.
- Coordination of deliveries requiring use of loading dock and freight elevator exceeding 1/2 hour.
- Deliveries via tractor/trailer trucks.
- Any other activity which may cause disruption to tenants in the building.
- Cleaning and Rubbish Removal: The contractor is responsible for leaving freight elevators and related work areas "broom clean". The contractor will incur costs for clean-up if areas are left dirty, including servicing of freight elevator for demolition debris not transported properly. Rubbish cannot be stored in the work area and must be disposed of on a regular basis.
- Waiver of Mechanics Lien will be required prior to all payments.
- Contractor will post the building permit on a wall of the construction site or location required by the local inspector while work is being performed.
- Prior to demolition, if carpet is to remain in the suite, it is to be protected by a heavy plastic cover (or equal) or removed, stored, and reinstalled upon completion of work.
- Public area corridor and carpet is to be protected by plastic runners (or equal) or a series of walk-off mats from the elevator to the suite under construction.
- Contractor shall provide heavy plastic (or equal) screening for dust protection and/or temporary walls of suitable appearances as required by Property Management to screen the construction site.
- Walk-off mats are to be provided at entrance doors.
- No utilities (electricity, water, gas, and plumbing) or services to the tenants are to be cut off or interrupted without first having requested, in writing, and secured, in writing, the permission of the Property Manager.
- The Property Manager will be notified of all work schedules of all workmen on the job and will be notified, in writing, of names of those who may be working in the Building after "normal" business hours.
- All workers are required to wear a shirt, shoes, and full-length trousers.
- Protection of hallway carpets, wall coverings, granite and marble, and elevators from damage with Masonite board, carpet, cardboard, or pads is required.
- Public spaces, corridors, elevators, bathrooms, lobby, etc. must be cleaned immediately after use. Construction debris or materials found in public areas will be removed at the offender's cost.
- All construction materials or debris must be stored within the project confines or in an approved lock-up.
- Contractor shall post no signs without Property Manager's express approval, which may be withheld for any reason.
- Any work performed on base building systems (i.e., roofing, HVAC, glass curtain wall, etc.) that could impact existing warranties shall be coordinated with Property Manager prior to performing said work. If Property Manager stipulates that a certain company/subcontractor/vendor must be used in order to preserve a warranty, then Contractor shall comply.
- Contractor shall supply Property Manager with a copy of all permits prior to the start of any work.
- Staging areas for deliveries will be available on a case-by-case basis. Contractor shall notify Property Manager of the area requirement prior to the start of the project. Property Manager will notify Contractor of areas available. If such areas are available, Contractor will abide by all rules as in this document.
- Any work affecting the building roof will require the Property Management Office's approval, and be in accordance with the roof warranty.
VENDOR/SUBCONTRACTOR INSURANCE SPECIFICATIONS:
- General Liability coverage in the form of a Comprehensive General Liability policy or a Commercial Liability policy with the broad form CGL endorsement included in the coverage. The insurance company issuing said policy must be rated B+ or better by Bests ratings.
- The general liability in Item #1 must be on an occurrence basis with per occurrence and aggregate limits of liability of no less than $5,000,000. This limit can be provided through a combination of a primary general liability policy and an umbrella liability policy or other multi-property "blanket" liability coverage. If there are any deductibles or self-insured retentions please state this.
- Automobile Liability and Worker's Compensation Coverage must be in place.
- The following MUST be named as additional insured as their interest may appear: 240 Princeton Avenue Associates, LP, Liberty Properties, LLC and CBRE, Inc.
- Should any of the above described policies be canceled, not renewed, changed materially in amount of coverage or changed in insuring form, the vendor/subcontractor’s insurance company will give 30 days prior written notice.
INSURANCE SPECIFICATIONS FOR CONSTRUCTION PROJECTS:
Certificate of Insurance
The Contractor and each Sub-Subcontractor shall maintain at all times during the performance of the Work (with the exception of Completed Operations - Products Liability insurance which must be provided, to the extent reasonably available, for a period of two (2) years after Final Completion of the Work), and to pay for the following kinds of insurance, written for not less than the limits of liability set forth below or any limits required by law, whichever is greater.
|Kind of Insurance||Amount|
|Workers' Compensation, including an "all states Endorsement".||Statutory|
|Employer's Liability||$1,000,000 each accident $500,000 disease policy limit; $500,000 disease each employee.|
|Commercial General Liability including Blanket Contractual Liability, Employees as Additional Insureds, Completed Operations Products Liability and providing coverage for explosion, collapse an underground property damage hazards, Premises Medical Payments and Incidental Medical Malpractice, Broad Form General Liability Endorsement, Personal Injury Liability, and Broad Form Property Damage Endorsement.||$5,000,000 bodily injury and $5,000,000 property damage combined single limit per occurrence and annual aggregate $5,000,000 personal injury.|
|Comprehensive Automobile Liability (covering all owned, non-owned or hired vehicles).||$5,000,000 bodily injury each person and property damage each accident; $5,000,000 bodily injury each accident.|
|Umbrella for Subcontractors||$4,000,000 Required if General Liability, bodily injury or combined totals are less than $2,000,000.|
|Umbrella for General Contractor||$10,000,000 Required if General Liability, bodily injury or combined totals are less than $10,000,000.|
This insurance shall require provision of no less than thirty (30) days prior written notice of cancellation or material change sent by registered mail to the Architect, the Owner, the Landlord, and all other additional insureds under such insurance. The insurance required herein must be issued by responsible companies qualified to do business and in good standing in Massachusetts with an A.M. Best Company rating of A: XI or the highest other rating as may be required of Landlord by any mortgagee from time to time, or better.
The contractor agrees to indemnify and hold harmless Management and Ownership, its officers, employees, servants, and agents from and against any and all liability, loss and expense resulting from personal injury, sickness or disease, destruction of property, including the loss of use thereof, arising in while or in part, by reason of, or in any way resulting from operations under this contract, whether such operations be by said contractor or by any sub-contractor or any one directly or indirectly employed by either of them. Compliance by the contractor with the insurance provisions hereof shall not relieve contractor from liability under this provision.
Loss of Damage to Contractor's Property
All property of any kind, owned, hired or supplied by the contractor or any subcontractor, their employees, servants or agents not intended to be incorporated into or made a part of the work to be performed under this contract shall be at the sole risk of the respective contractor, subcontractor or their employees, servants, or agents.