Policies & Procedures

Policies and Procedures: Smoking
One South Street 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; Maryland State Law prohibits smoking by any person within 25 feet of any entry.

Complaints can be made by calling 311 or submitting online at www.baltimorecity.gov/311-services using the Environmental Health option.

Policies and Procedures: Insurance Protection

A Certificate of Insurance from your insurance company is required verifying that you have obtained the
coverage required under the terms of your lease. Both One South Street, LLC (owner) and
American Real Estate Partners, LLC (managing agent) must be named as additional insurers. The
Certificate of Insurance should be mailed to:

One South Street, LLC (owner)
One South Street, Suite 820
Baltimore, MD 21202

Policies and Procedures: Christmas Trees and Holiday Decorations

To ensure the proper and safe display of Christmas trees and holiday decorations, the following rules and
regulations apply:

Live trees are not permitted in individual suites.
Artificial trees must be flame-proofed and approved by the City Fire Marshall.
Christmas trees must be placed in areas that do not block exit doors or hide exit signs from
Only decorations of non-flammable materials are permitted. Candles or flame decorations are
not permitted.
Electric lights used on trees must conform to the jurisdictional electric code and be UL
Electric wiring may not be used on metallic trees. Metallic trees may be illuminated by spotlight
at a safe distance.
Christmas trees may not be set up prior to December 1 and must be removed by January 2.

Policies and Procedures: Tenant Alterations
All improvements and alterations will be performed in accordance with the tenant's lease agreement. As
indicated in your lease, tenants desiring to renovate their offices must obtain approval from the Property
Management Office for structural, mechanical, electrical, or other changes prior to beginning work. On all
construction, working drawings will be required and must meet with the approval of the Property Manager
prior to the start of any work. Copies of permits for construction, certificate of insurance for the contractor,
and final plans are also required prior to the commencement of the work.

A detailed list of specifications for contractors and letters of intent are available in the Property Management
Office. Please obtain this information prior to your request for approval.

Policies and Procedures: Certificate of Insurance Requirements

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 Workers Compensation Insurance must be held at all times.
Business Automobile Liability Insurance for $1M each accident must be held at all times.

Please forward your COI via fax to 410-347-4009 for processing.

Policies and Procedures: Moving Procedures

To ensure you have an efficient and secure move into One South Street, to prevent any damage to the
building, and to minimize interference with the lobby areas and other Tenants, the following moving
procedures must be observed:

The section on "Specifications for Moving" should be given to those moving companies bidding on your
move into or out of the building so they can accurately price your move.

Please call the Management Office to discuss move dates that are under consideration.
When a moving date is firmly established, aWork Permit must be filled out and sent to:

One South Street, LLC
c/o American Real Estate Partners
One South Street
Suite 820
Baltimore, MD 21202-3201

The Work Permit should provide the following information:
1. Date of move
2. Time periods for which the designated freight elevator is needed (the freight elevator may or may not
be reserved for the exclusive use of the moving company)
3. Name of moving company
4. Name of the contact person with the moving company and the Tenant representative with your
5. A list of all moving company personnel who will enter the building
6. Proof of adequate insurance coverage by the moving company

The written notification must be received by the Property Manager a minimum of ten (10) business days
prior to your move. You will be notified immediately if we cannot accommodate your move on the day or
days requested.

Advance written notice is also required for any contractors/vendors needing access to your suite and the
freight elevator prior to your move. Every effort will be made to accommodate your needs.

Moving Times:

All move times must be coordinated with the Building Management office. The elevator can be reserved for
your move after 6:00 pm on weekdays or anytime on weekends. Accommodations for moving during the
business day can be made, but the freight elevator cannot be reserved for exclusive use during the
business day. Moves cannot be conducted between the hours of 6:00 a.m. and 6:00 p.m. Monday through

The movers must bring adequate protection for the Tenant's lobby floor, elevator cabs, elevator frames, and
the carpet on the floors in which the move is being made. Property Management personnel must check
these protection measures before the move will be permitted to proceed.

Moving companies and Tenant will be responsible for leaving the building and premises clean. This will
include removing all cartons and other trash generated from the move from the premises, sweeping or
vacuuming the lobby floor, and cleaning up the elevator cabs. If you desire help in the cleanup, cleaning
personnel can be provided at your cost if arranged in advance. Building containers cannot be used for
extraordinary trash removal. Arrangements for each of these services can be made by calling the Property
Management Office at 410-347-4000.

Any and all damage to the building or elevator cabs that is caused by the Tenant, the moving company, or
the employees or agents of either the Tenant or the moving company will be the responsibility of the
Tenant. The Landlord will be reimbursed for the entire cost of restoring the building to its original condition
prior to the move by the Tenant.

The building staff is available to assist you with your move. The fee for building staff supervision of your
move is $55.00 per hour per staffer. If you desire additional air conditioning or heating during your after-hours move
period, please notify the Property Management Office in advance and in writing. The after-hours fee will be
charged according to your lease agreement.

Building Management has established the following specifications for the movement of office furniture and
equipment into or out of One South Street:


The mover shall perform all services required to move furniture, office machines, records, and supplies.
This shall include all services from the packing and pickup of the equipment to its delivery at the designated
Each employee of the moving company shall be bonded and uniformly attired in the same type and color of
uniform. These requirements shall be strictly adhered to maintain the security of the premises and to
provide easy identification of the movers by the Property Management staff.

Inspection of the Premises
The mover shall be responsible for inspecting the property to be moved and the facilities at both the point of
origin and destination. The movers shall acquaint themselves with the conditions existing at both locations
so they may furnish the appropriate equipment and labor.

Supervision, Labor, Material and Equipment
The mover shall furnish all supervision, labor, materials, supplies, and equipment necessary to perform all
of the services that are contemplated in an orderly, timely, and efficient manner. Such equipment shall
include, among other things dollies, trucks, padding, corner guards, etc., as may be required. All material
handling vehicles used in the interior of the building must have rubber-tire wheels.

Crating, Padding, and Packing Material
The mover shall take every precaution by means of crating and padding to safeguard the property from
damage. All padding and packing materials are to be removed by the movers. The mover shall also
furnish, install, and remove protective materials from the floor, carpet, walls, and glass wherever necessary
to protect the building from damage.

Floor and Wall Protection
The mover shall, at all times, protect and preserve all materials, supplies, and equipment. This means that:
  • All wall corners must be protected.
  • Masonite floor protection must be used on all stone, wood, and carpeted areas.
  • Elevator must have properly fitted pads in place on all doors, walls, and door frames.

The mover, at the mover's own expense, will obtain and maintain any necessary permits, franchises,
licenses, or other lawful authority required for the move. Before the move is made, the mover may be
required to produce evidence of such authorities to the Property Management Office.

The mover, at the mover's sole cost and expense, shall obtain, maintain and keep in full force and effect,
insurance coverage as follows:

The limits and type of insurance set forth are minimums and may not be for any amount less than stipulated
  • $1,000,000 Each Occurrence
  • $2,000,000 General Aggregate
  • $2,000,000 Products & Completed Operations
  • $4,000,000 Umbrella Each Occurrence/Aggregate
  • $2,000,000 Each Occurrence
  • $2,000,000 General Aggregate
  • $2,000,000 Products & Completed Operations
  • $3,000,000 Umbrella Each Occurrence/Aggregate
The following names must be listed on the certificate as Additional Insured's:

One South Street, LLC
American Real Estate Partners, LLC (Certificate Holder)
Certificate Holder:
American Real Estate Partners, LLC
2350 Corporate Park Drive, Suite 110
Herndon, VA 20171
Service Address:
One South Street
Baltimore, MD 21202

All Insurance Certificates must be accompanied with an endorsement to the policy and faxed to
410-347-4009 with an original mailed to the location listed above under Certificate Holder.
Should you have any questions or concerns, please contact our office at 410-347-4000.

All moves must go through the loading dock entrance and onto the designated elevator for freight. Suite
move-in or move-out hours are after 6:00 pm Monday through Friday and anytime on Saturday and
Sunday. All move hours must be coordinated with Building Management and approved in advance.
The loading dock freight elevator has dimensions of 8'8" deep, 5'3" wide, and a height of 10'9" with a
maximum door opening of 4' wide and 8'6" high.


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 theOne South Street for the
benefit of all occupants.

Section A: Operating Procedures:
1. 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.
2. 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.
3. 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.
4. 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.
5. 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.
6. 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.
7. 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.
8. 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
9. 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.
10. 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.
11. 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.
12. 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:
1. 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.
2. 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.
3. 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.
4. 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
5. 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.
6. 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.
7. 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.
8. No electrical services shall be put on the Emergency Circuit, without specific written
approval of the Engineer and Owner.9. When utility meters are installed, the Contractor must provide the Engineer with a copy
of the operating instructions for that particular meter.
10. 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:

1. 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.2. 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.

3. 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.
4. 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.
5. The Contractor shall submit a construction schedule for approval by the Owner prior to
the commencement of work.
6. 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.
7. 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
8. 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.
9. 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.
10. 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
11. 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.
12. 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.
13. 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.
14. 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.
15. 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.
16. 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.
17. Only ?Rawl Nail In Anchors? or low velocity ?Hilti? fasteners with a maximum
penetration of ? will be acceptable for anchorage to the Owners floors.
18. 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.
19. 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.
20. 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.