Contractors Rules & Regs

All Contractors working at One South Street must obey the following rules and regulations, whether working for the Owner, Tenant or Subtenant. These rules are to assure the safety, cleanliness and smooth operations of One South Street for the benefit of all occupants.
Section A: Operating Procedures:
  • Contractor or Subcontractor signage shall not be displayed in the building common areas or on any of the window glass. Contractor WILL post the building permit on a wall of the construction site while the work is being performed.
  • Freight Elevator use is to be coordinated with the management company and large deliveries are to be scheduled at the discretion of the management company. The building operating hours are Monday through Friday, 6:30 am to 7:00 p.m.  Any work after these hours must be scheduled 48 hours in advance through the building engineer and/or management office. Transport and movement of construction materials, equipment, personnel and trash shall be made on the freight elevator only. The elevator may be used only when it is completely protected as determined by the building engineer. Elevators are not available Monday-Friday 7:30 a.m. – 9:30 a.m., 11:30 a.m. – 1:00 p.m. and 4:30 p.m. – 6:00 p.m.  Contact the building engineer to have the elevator locked off for your exclusive use.
  • Any work involving admittance to any existing Tenant space other than the area of remodeling must be scheduled with that Tenant, through the management office at least 24 hours prior to commencement of work. This work may need to be done on an overtime basis as requested by circumstances. For third party Contractors, 8 hours notice will be required, and a representative of the Tenant and/or the engineering department must be present to allow access.
  • All construction material or debris must be stored within the project confines or in an approved lock-up. Vacant spaces may NOT be used for temporary storage or delivery of materials without prior arrangement with the building management.  All Contractors are responsible for the storage of flammable or otherwise hazardous materials and these may NOT be stored on-site.
  • The Contractor shall be responsible for all loss of material and tools and shall hold the Owner and their representatives harmless for such loss and from damages or claims resulting from the work.
  • The Contractor shall use the loading dock for all deliveries, however, the Contractor shall not use the loading dock area for parking, nor are vehicles to be left at the dock unattended. The loading ramps are for unloading and delivery of materials or equipment. Major deliveries are to be scheduled with the management office at least 24 hours ahead of time.  No building materials are to enter the buildings by way of the main lobby and no materials are to be stored or staged in any lobbies, at any time.
  • The Contractor shall remain mindful of the Tenants and shall not permit his staff or those of his Subcontractors to:
  • smoke in the buildings
  •  use radios on the work site
  • yell or other boisterous activity
  • congregate in the lobbies or in front of the building
  • eat or have open food containers in the elevators, carpeted areas or public lobbies
All workers are required to wear shirts, shoes and full-length trousers.
  • Alcohol or other controlled substances are not allowed and will not be tolerated. Individuals under their influence or found having them in their possession will be prosecuted.
  • The Contractor shall not use bathrooms in the building, but shall furnish portable toilets, to be placed in the loading dock area. The Contractor shall be permitted to use the janitors sink for water supply on the floor upon which the construction occurs, however, Contractors shall ensue that no drywall mud, flammable or any other substance that could stop up the drain or seer system or be potentially hazardous be put therein.
  • All construction documents must be approved in advance by the management office.  Copies of all permits shall be submitted to the management office prior to the start of work and inspection finals must be furnished to the management office upon job completion.  Final as-built drawings (including mechanical, electrical, plumbing and reflected ceiling plan) in CADD softcopy format and hardcopy must be furnished to the management office within 15 days of job completion. ALL work must be performed in accordance with all local, state and national building and fire codes and must also conform to all local utility codes.
  • All Tenant suites MUST be keyed to the Building Master Key System. We do not lend out master keys to Contractors for this purpose, but we will work directly with the locksmith. Please call the engineering office to coordinate Tenant keying services.
  • Waiver of Mechanics Lien from the Contractor and all Subcontractors for all work and supplies will be required prior to making payments. Upon completion, Contractor shall provide (3) copies of all warranties, manuals, as built drawings, etc. to the Engineer prior to final payment.
Section B: Engineering Requirements:
  • Core drilling and X-rays are not permitted without prior approval from Owner or their Structural Engineer. Approval for core drills can only be accomplished by submitting a sketch indicating the size and exact locations of the core drill seven days prior to commencement of work and subject to the same criteria as Section A – Item 6.
  • All floor penetrations not core drilled must be chipped to expose existing re-bar. Chip hammering, hammer drilling, core drilling or any other disruptive works shall be coordinated with the Owner. This work must be performed outside normal business hours if it will cause disturbance or inconvenience to existing Tenants.
  • Ductwork is not to be fastened to, screwed to, or in any way affixed to partitions, blocking, anchorage or any other non-duct related items.
  • Contractors are to take due care not to penetrate any existing conduit lines within the slab. All floor penetrations are to be located and reviewed with the Building Engineer prior to commencement of work. In the event an electrical conduit buried within the slab is damaged during a floor penetration, the Engineer is to be notified immediately. Repairs to the conduit are to be performed by the Contractor immediately after notifying the Engineer.
  • Any connections to the existing fire alarm system or sprinkler system, where applicable, in which the system is required to be shut down, by-passed or subverted in any way shall be coordinated through the Engineer. Contractor cannot leave sprinkler lines out of service, and any damage caused by failure to abide by these restrictions will be the responsibility of the contractor.
  • All key access, fire alarm work, or security interruptions must be arranged with the Engineer. The Contractor shall not be permitted to activate and/or deactivate Life Safety Systems. The Engineer must perform this ONLY.
  • No utility services (electricity, water, gas or plumbing) to the Tenants shall be disrupted without prior request, in writing, from the Contractor to the Engineer and Owner and approval has been received. The Contractor shall ensure that any work requiring the shutdown of plumbing, fire alarm, mechanical or electrical systems does not disrupt the normal operation of the building. This may result in the work being performed outside normal business hours.
  • No electrical services shall be put on the Emergency Circuit, without specific written approval of the Engineer and Owner.
  • When utility meters are installed, the Contractor must provide the Engineer with a copy of the operating instructions for that particular meter.
  • Any work performed on base building systems (roofing, HVAC, glass curtain wall, etc.) that could impact existing warranties shall be coordinated with the Engineer prior to performing said work. If the Engineer stipulates that a certain Company, Subcontractor and/or Vendor must be used to preserve a warranty, the Contractor shall comply.
Section C: Construction Performance:
  • The Contractor shall perform a site survey prior to commencing work and identify any existing conditions or items that add to or differ from the scope of work outlined in the plans and specifications, and that are required to bring the suite up to current building or fire code acceptance. These must be addressed in writing to the Owner at least 48 hours prior to the submission of the Contractor’s proposal. Submission of Proposal is considered acceptance of the existing conditions.
  • Prior to commencement of work, the Contractor is to provide a Certificate of Insurance listing the following as additional insured: 
One South Street, LLC
American Real Estate Partners Management, LLC (Certificate Holder)
      All insurance requirements must meet the following limits of liability:
$1,000,000 Each Occurrence
$2,000,000 General Aggregate
$2,000,000 Products & Completed Operations Aggregate
$5,000,000 Umbrella Each Occurrence / Aggregate
$2,000,000 Each Occurrence
$2,000,000 General Aggregate
$2,000,000 Products & Completed Operations Aggregate
$4,000,000 Umbrella Each Occurrence / Aggregate
  • Statutory Worker’s Compensation Insurance must be held at all times.
  • Business Automobile Liability Insurance for $1M each accident must be held at all times.
  • The Contractor is to give a list of contacts and phone numbers for his company, as well as a list of Subcontractors with address, phone numbers and name of contact person prior to commencement of work to the Tenant, building engineers and Owner.
The owner will be notified of all work schedules of all workmen on the job and will be notified, in writing, of the names of those who may be working in the building after “normal” working hours.
  • The Contractor shall schedule a pre-construction meeting with the Tenant, Owner and Engineers to introduce the project superintendent, perform a pre-construction inspection of all common areas, including restroom and areas not affected by the remodeling work and discuss project specifics including schedules. Any pre-existing damages or deficiencies will be noted at that time and copies provided to all parties. Upon completion of work the Contractor shall return these areas in the same condition in which they were originally viewed. Any damages occurring during construction shall be corrected and the cost of such corrections are the responsibility of the Contractor.
  • The Contractor shall submit a construction schedule for approval by the Owner prior to the commencement of work.
  • All changes to the contract and the scope of work are to be authorized by the Engineer prior to their performance. Owner and Engineer do not guarantee payment of said changes initiated by the Tenant.
  • The Owner and Engineer reserve the right to shut the job or a portion of the job down immediately if any danger to the building or an existing Tenant is noted. The Owner reserves the right to require certain portions of the project which create objectionable noise or odors (i.e. polymix, oil-based paint, etc.) be performed after hours, dependent on the sensitivity of existing Tenants adjacent to, above, or below space being constructed.
  • Each Contractor is responsible for clean up of their work area and trash including the removal of waste foods, milk and soft drink containers, from the building on a daily basis. The buildings’ trash receptacles and compactors are not available for use by the Contractor and at no time is the Contractor to place any construction debris in the buildings’ trash compactor or dumpster without prior approval of the Owner. The Contractor shall obtain the Owners prior approval before locating any dumpster on the site. Trash and debris must be removed off-site. If ceiling tile or fire stopping is disturbed, they must be replaced immediately.
  • Public spaces, corridor, elevators, bathrooms, lobby, etc. must be cleaned immediately after use. Construction debris or materials found in public areas will be removed at the Contractor’s expense.
  • Upon completion of the work, space is to be thoroughly cleaned prior to being turned over to the Owner. This includes vacuuming of carpets, washing of all interior walls, windows and windowsills. Additionally, cleaning and wiping of all existing hardware and doors of dust and speckles of paint, cleaning of all restrooms that Contractor ahs used and reinstalling of any window treatment removed prior to starting work. Owner reserves the right to bill contractor for any cost incurred to clean up debris left by Contractor.
  • Contractor and Subcontractors are to use care and consideration for the other occupants, guests in the building when working in any public areas, i.e., bathrooms, phone closets, etc. Contractors may not enter any other areas of the building to perform work, i.e., tie in etc., without notifying the Owner or the Engineer.
  • The facilities of the building management office, i.e., telephone, copier, typewriter, etc., are not available for Contractor use. Contractors should refrain from frequenting the management office for these reasons.  Contacts with the Owner or Engineer should be for work related matters only.
  • The Contractor and Subcontractors shall employ, for the performance of this work, only workmen who do not conflict with labor union affiliations of workmen employed by the Landlord and its Contractors and Subcontracts (Merit Shop). Should the performance of Tenants’ work result in any conflict with any union to which any workman employed by the Landlord or its Contractors and Subcontractors belong, then notwithstanding responsibility for cause of such conflict, the Contractor shall immediately upon notice by the Landlord have removed from the building such of their Subcontractors and Workmen who are party to such conflict.
  • The Contractor shall ensure that their employees and Subcontractors protect the building against damage resulting from the performance of work and transportation of materials to leased premises. Transportation of all materials in or out of the building shall not cut, mark or otherwise damage the floors, carpets and walls of the building.
  • The Contractor shall provide whatever protection is required to adequately protect carpets, stonework, wall coverings, floors and elevators at the premises from damage. If carpeting is to remain in the suite, it is to be protected by heavy plastic cover or removed for future reinstallation upon completion of the work. Plastic, masonite or carpet runners should be used from the elevators to the suite being constructed. Plastic wheels are not an acceptable substitute. The Contractor shall also provide heavy plastic screening or a temporary wall of suitable appearance, as required by the Owner, to screening and protect adjacent areas from dust or debris.
  • There shall be no alterations to or interference with any installations which have been made by the Owner or others and no part of the Building, specifically including any load bearing members, and curtain wall shall be cut, sleeved, drilled, punctured or otherwise interfered with, without the prior written approval of the Owner.
  • Only “Rawl Nail In Anchors” or low velocity “Hilti” fasteners with a maximum penetration of ¾” will be acceptable for anchorage to the Owners floors.
  • During the course of the work the Contractor shall be responsible, to the extent necessitated by such work, for the safety of the building its occupants and their workmen and shall protect the same as required by good construction practice and law. Contractor shall employ full time supervision at the job site during the performance of any portion of the work.
  • Contractor will be responsible for the behavior of its employees and Subcontractors employees. Harassment and/or “teasing of tenants, occupants, guests and general public are specifically prohibited.
  • The Contractor shall notify the Owner when work is completed and ready for the Owner’s inspection. Final approvals by Maryland inspectors must be available for review at that time. All damage to the building will also be determined at that time.
The management office is open Monday through Friday between 9:00 a.m. and 5:00 p.m. We can be reached by telephone at (410) 347-4000 or facsimile (410) 347-4009.