Tenant Manual
For your protection, there is a security officer on duty in the building 24 hours a day, 7 days a week, 365 days a year.
The main entrance to 55 Second Street is located on Second Street. The building is open to the general public from 7 a.m. to 6 p.m. Monday through Friday, and from 9 a.m. to 1 p.m. on Saturday. At all other hours and on holidays, a cardkey and photo ID is required for access. In addition to a cardkey, arrivals to the building during off-hours are required to sign in and sign out at the security console. This is both a security measure and a practice recommended by the Fire Department in the event of an emergency. Late departures from the building (after 6 p.m. on weekdays) will also be asked to sign out at the security console. We greatly appreciate your cooperation with these procedures.
Any visitors that arrive during non-business hours will need to be signed in at the security desk and then escorted up by a tenant employee.
The loading dock and parking garage are accessible from Anthony Street, between 1st and 2nd Street off of Mission Street during business hours.
Bicycles are not permitted inside 55 Second Street at any time. However, bicycle parking is available free of charge in the building’s parking garage 24 hours a day, 7 days a week to tenants and tenant visitors. Arrivals to the building during “closed” hours simply need to contact Security via the intercom located at the garage entrance for access.
Cardkeys allow employees access to the building during non-business hours including weeknights, weekends and holidays. Please contact the Building Management Office to issue new employee cardkeys, and to report lost cards or terminated employees.
The loading dock area of the 55 Second Street building is open Monday through Friday from 7a.m. to 8p.m. During this time period, the dock may be used for delivery of supplies and small items that can be brought into the building for a maximum of 20 minutes at a time. Any deliveries or moving that will require more than two trips must take place during non-business hours. The loading dock is approximately 40 feet in length. Please ensure any vendor vehicle is no longer than 40 feet, including cab and trailer, to allow vehicles to pass in and out of the parking garage. Reservation of the freight elevator can be made through the Building Management Office and is on a first-come, first-served basis. For more detailed information, see the “Tenant Move Manual”.
55 Second welcomes registered and documented service dogs. Prior to bringing your dog to our building please get in touch with the Property Management team at (415) 777-5520, so that we can ensure that you meet all of our requirements, and approve your pet's presenence at 55 Second. In addition, please fill out our 55 Second Street Dog Policy form so that you can properly prepare for requesting building access for your pup.
55 Second Street is serviced by a total of nine elevators. All elevators are equipped with emergency stop buttons (which stop the elevator, prevent the doors from opening, and sound a local alarm that can only be heard if you are on the same floor), and emergency telephones which contact an off-site operator at the elevator company who can summon help at any time of day or night.
In order to protect both the passengers and the finishes inside the passenger and garage elevators, property management requires that all deliveries, carts, and equipment come through the loading dock and freight elevator. Lightweight airline-style handcarts are permitted inside the passenger elevators provided they are padded sufficiently to prevent damage to the lobby and elevator floors.
The freight elevator has a door opening of 8 feet tall by 4 feet wide. Inside dimensions are 11 feet tall by 7 feet wide by 5 feet deep and weight capacity of 4,500 pounds. Please feel free to contact building management with any questions.
55 Second Street is equipped with a modern life safety system. Among the most important safety features this system offers are two exit stairwells, smoke detectors at all elevator lobbies and a public address system to every floor. A diesel-powered generator provides power to the building’s key systems (including the life safety system) in the event of a power outage.
Building Management offers training to tenants on what emergency procedures to follow in the event of fire, earthquake, bomb threat or civil disturbance. We ask that you assign at least one Floor Warden for your office and that the Floor Warden takes responsibility for monitoring your premises in accordance with fire safety regulations. For more comprehensive information, please read see “Emergency Procedures”.
- HVAC services are provided Monday through Friday from 8:00 a.m. to 6:00 p.m. with the exception of holidays. (Your services may vary depending on the terms of your lease). Additional service hours are available by written request to the building office at least 24 hours in advance via work order system. Note that additional services are billable. Adjustments needed to the temperature or airflow in your offices are handled by our on-site building engineers – please submit a work order for service as needed.
- Please keep in mind that the window blinds are a key part of the building’s heating and cooling system. Because varying degrees of sunlight affect offices on the same thermostat or ventilation unit differently, the most effective way to even out the temperature in a zone is to use the blinds. The blinds do not block out 100% of the sunlight and they do not need to be closed completely to have an effect on the temperature, but they do need time to make a difference. Your best bet is to adjust the window blinds before sunlight hits the window. Sunlight creates heat even when it it’s cold outside and can quickly drive up the temperature in an office.
- Blinds are routinely closed by the janitorial staff and lowered on weekends. Feel free to raise your blinds on Mondays.
- Space/ Floor heaters are NOT permitted on the premises.
With the dialup system, overtime lighting can be ordered by the tenant by making a telephone call and entering a code established for each floor/tenant, thus authorizing the charges for the overtime lighting. Currently, the charge for overtime lighting is $15.68 per hour for each code.
By entering the code for a floor/tenant, you will be able to activate the lights on that floor for two (2) hours. The system will warn you that it is going to turn off the lights at the expiration of the two hours by “blinking” the lights off momentarily five minutes prior to the lighting shutting off. If you plan to continue working beyond five minutes, you can then call up the system again to authorize another two hour lighting period.
To turn your lights on, or keep them on after they have blinked, please follow these steps:
- Dial the computer’s phone number: 415.904.8126
- The computer will pick up the line and signal with a two second beep. Wait for the beep to end before continuing.
- Enter your floor’s code and then press the # symbol. The code can be obtained from the Property Management Office.
Tenants can still request over-time lighting scheduling via the Property Management Office; this procedure is intended to supplement the existing work order & scheduling process.
55 Second Street observes the following holidays: New Year’s Day, President’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, and Christmas Day. Building services (janitorial, lighting, HVAC, engineering) for these days are not provided unless arranged for in advance. There is a fee for this service. Building management may observe additional holidays from time to time with limited building services provided.
All tenants at 55 Second Street are required by the Lease Agreement to carry insurance coverage naming the Landlord as an additional insured party. The additional insured language must read T-C 55 Second Street, LLC and Teachers Insurance and Annuity Association of America. Please refer to your specific lease for further details and/or call the Building Management Office at 415.777.5520.
Any companies performing work on behalf of, or in, 55 Second Street must have a valid Certificate of Insurance on file with the Property Management Office. Exceptions to this policy are made for vendors performing work on behalf of tenants, whose work does not directly impact the building's systems and equipment. For example, a vendor performing repair or maintenance on a tenant's telephone system would be required to provide a certificate of insurance, while a food delivery service or flower vendor would not. It should be noted that the following service providers are always required to provide insurance: carpet cleaning, moving and storage, telephone equipment, construction and demolition, electrical wiring and cabling. Please make sure that the certificate is completed in accordance with the information and limits of liability stated below and includes an ISO Additional Insured Endorsement CG 2037 or CG 2026:
CERTIFICATE HOLDER:
T-C 55 Second Street, LLC
55 Second Street, Suite 155
San Francisco, California 94105
ADDITIONAL INSUREDS:
T-C 55 Second Street, LLC
and
Teachers Insurance and Annuity Association of America
COVERAGE:
*Limits subject to change. Please verify with the Property Management Office.
- Workers Compensation: In kind and amount as prescribed by statute
- Employers Liability: $1,000,000
- Commercial General Liability: $1,000,000 per occurrence $2,000,000 general aggregate
- Commercial Automobile Liability: $1,000,000
- Umbrella Liability: $3,000,000
Please note that these policies must not be canceled or changed to as to affect insurance described by the certificate until thirty (30) days after written notice of such cancellation or change has been delivered to the Property Management Office.
An important note on additional insured: please make sure that the following are listed, “T-C 55 Second Street, LLC, and Teachers Insurance and Annuity Association of America.”
Mailing address:
T-C 55 Second Street, LLC
55 Second Street, Suite 155
San Francisco, CA 94105
415.777.5520 phone
Please See Vendor Insurance Requirements below:
Janitorial cleaning is done Monday through Friday, with day staff keeping common areas presentable and a night crew performing more extensive services. If you have employees working late or an event planned in the evening, please notify the Building Management Office so an appropriate time to clean the suite can be determined. Please direct any comments or concerns about janitorial service to the Building Management Office so we can make any adjustments needed. Special or extra cleaning can also be coordinated through the management office at a minimal cost.
For your own security, individuals requesting additional office keys should contact an authorized individual within your company (usually an office manager) who can then contact the Building Management Office. Keys can generally be made within a day or two and there is a fee for this service.
If you lose an item, check with the Building Management Office in the event it was found or returned. Leave your name, phone number, and a description of the lost item if it has not yet been returned and we will gladly contact you if it comes in. “Found” items may be turned in to the management office or the security desk.
Maintenance requests or requests for service of any kind should be made by the Tenant Contact (Facilities or Office Services personnel) by submitting a work order online. Engineering personnel are available for service Monday through Friday, from 7:00 a.m. to 5:00 p.m. If there is an after-hours emergency maintenance situation, a building engineer may be contacted through Security by calling 415.777.5520 (55 Second – Main Lobby Console).
When submitting a maintenance request, please relay all of the information necessary to generate the work order, including:
- Your company
- Contact name
- Contact phone
- Exact location of service needed
- Complete description of service needed or problem
The following services are provided at no additional cost to each Tenant:
- Air conditioning and/or heating temperature adjustments
- Initial building directory listing
- Building-standard fluorescent bulbs and ballast
Chargeable services include (and are not limited to):
- Lock and key service
- After-hours air conditioning and/or heating service
- Replacement of non-building-standard light bulbs
Requests for alterations to your suite – new electrical outlets, painting, plumbing work, etc. – should be processed by the Building Management Office so our engineering staff can monitor the workmanship and compliance with building standards.
The 55 Second Street parking garage is accessible via Anthony Street. The parking garage is valet staffed and open to the general public from 6 a.m. to 8 p.m. Monday through Friday. A limited number of tenants holding parking access cards will have 24-hour, 7 day a week access to the garage. Note that Anthony Street is between 1st and 2nd Street off of Mission Street.
The advent of laptops and other miniaturized (and expensive) equipment has created a greater challenge for building security staff in determining authorized vs. unauthorized movement of equipment. While security of each tenant’s resources is primarily the tenant’s responsibility, we have made an effort to protect your company and personal property by instituting a Property Removal Pass system. (See the “Forms” section of this manual for our Property Removal Pass form).
During the regular building hours of 7:00 a.m. to 6:00 p.m. Monday – Friday, property removal passes for files or file boxes, laptop computers, briefcases, backpacks and airline roll carts (typically used for business purposes) are not required.
During “closed” hours, items that would typically be used for work such as a briefcase or laptop do not require a property removal pass. Outgoing boxes containing only files or paperwork do not require a pass. Outgoing boxes containing merchandise or equipment (cameras, phones, paintings, adding machines, etc.) do require a property removal pass signed by an authorized representative of your company.
All incoming boxes are subject to search by security staff for weapons, explosives or other illicit material and all outgoing boxes may be checked to determine whether a Property Removal Pass is required.
Base Rent and Additional Rent charges are due and payable on the first day of each month or in accordance with your Lease agreement. Statements detailing Base Rent and Additional Rent charges for the next year are sent to each Tenant in December of the preceding year. Miscellaneous charges (for keys, additional HVAC, etc.) will be invoiced separately. All checks should be made payable to “T-C 55 Second Street, LLC.” Checks should be mailed to:
T-C 55 Second Street, LLC
P.O. Box 745797
Los Angeles, CA 90074-5797
If sending by overnight courier, send to:
Bank of America Lockbox Services Lockbox 745797
5706 Media Center Drive
Los Angeles, CA 90065-1733
Alternatively, you may ACH/wire transfer to the following account:
Bank: Bank of America
Account Number: 325000588498
ACH ABA Number: 121000358
Wire ABA Number: 026009593
Account Name: 55 Second Street - Coll
Reference: 55 Second Street; Month/Year Rent Payment
Late fees will be applicable in accordance with the provisions of the Lease.If you have any questions concerning Base Rent, Additional Rent or other miscellaneous charges, please contact the Property Management Office.
We ask that you take an active role in making 55 Second Street a safe and comfortable place to work. In a multi-tenant building such as ours, it is impractical to screen every person who enters the building. Occasionally, a solicitor, vagrant or petty thief will slip in and it will be you who notices their presence. If at any time you notice someone who seems out of place or suspicious in or around the building, please call security immediately by calling 415.777.5520 (55 Second – Main Lobby Console) with the location and description of that person. This applies to any door-to-door salesperson or “information distributors” as well.
Good ways to discourage thieves include:
- keeping tempting items such as wallets, purses, personal radios, cell phones and the like either on your person or out of sight;
- never leaving the reception area unattended with the door unlocked;
- escorting visitors, including delivery personnel, to inner offices or work areas rather than simply directing them;
- stopping and challenging strangers in your work area (“Hello, may I help you?”); and
- immediately reporting to security and/or building management any strangers seen loitering in the building or the loss of any equipment or valuables.
By law and building policy, smoking is prohibited inside 55 Second Street at all times. This includes private offices, stairwells, the lobby, restrooms, hidden corners where “no one will ever notice”, weekdays, weekends, holidays, 24 hours a day – in short, every place, every time. Compliance with the law is a requirement of every tenant’s Lease Agreement.
To accommodate our smoking clients, a designated smoking area with ash urns has been set up on Anthony Street, outside the loading dock area. We appreciate any help you can offer in encouraging use of this smoking area by your employees.
E-Cigarettes
Because of our commitment to the safety of all occupants, until there is conclusive, clinical data that there is no health risk, E-cigarettes should be treated like any smoking or tobacco products; they will not be permitted indoors at any building.
Soliciting (door-to-door sales, flyer distribution, etc.) is strictly prohibited at 55 Second Street. If you are approached inside or outside of your suite, please notify security immediately 415.777.5520 so the individuals can be escorted from the building. Aside from protecting our tenants from unwanted solicitations, our concern is that both casual and professional thieves use the salesperson role as a cover for theft.
If your premises need alterations such as additional electrical outlets or painting, please contact the building management office prior to any work being performed. All alterations must be coordinated and supervised by property management, even if your lease permits certain work to be done by you and your vendor.
Any visitors that arrive during non-business hours will need to sign in and out at the security desk and will require tenant escort to their destination. Please submit all visitors and vendor in our visitor management site located at tenants.55second.com if you are aware of visitors in advance so they may be placed on the buildings access list.
Basic Recycling, Composting and Waste Management:
We have distributed large GREEN composting bins to all kitchens. Please use the GREEN composting container for all compostable materials (food, coffee grounds, coffee cups, paper towels, etc.). All kitchens, desks and workstations have been furnished with BLUE bins. Please use BLUE containers to dispose of recyclable materials (cans, bottles, paper, plastic containers, etc.). All other waste should be placed in the BLACK trash containers. For a comprehensive list of compostable, recyclable and landfill materials, please visit Recology’s website at http://sunsetscavenger.com/index.php.
Any companies performing work on behalf of, or in, 55 Second Street must have a valid Certificate of Insurance on file with the Property Management Office. Please make sure that the certificate is completed in accordance with the information and limits of liability stated below and includes an ISO Additional Insured Endorsement CG 2037 or CG 2026:
CERTIFICATE HOLDER:
T-C 55 Second Street, LLC
55 Second Street, Suite 155
San Francisco, California 94105
ADDITIONAL INSUREDS:
T-C 55 Second Street, LLC
and
Teachers Insurance and Annuity Association of America
COVERAGE:
*Limits subject to change, please verify with the property management office.
- Workers Compensation: In kind and amount as prescribed by statute
- Employers Liability: $1,000,000
- Commercial General Liability: $1,000,000 per occurrence $2,000,000 general aggregate
- Commercial Automobile Liability: $1,000,000
- Umbrella Liability: $3,000,000
Please note that these policies must not be canceled or changed to as to affect insurance described by the certificate until thirty (30) days after written notice of such cancellation or change has been delivered to the Property Management Office.
An important note on additional insured: please make sure that the following are listed, “T-C 55 Second Street, LLC, and Teachers Insurance and Annuity Association of America.”
Mailing address:
T-C 55 Second Street, LLC
55 Second Street, Suite 155
San Francisco, CA 94105
415.777.5520 phone
For best results, moving and/or large furniture deliveries should be scheduled at least two weeks in advance with the Building Management Office. Building Management must be notified three months or as soon as possible in advance of any move in order to ensure the availability of the freight elevator and loading dock. Reservations for the freight elevator and loading dock are made on a first-come, first-served basis. Moves are restricted to 6:00 p.m. and later Monday through Friday, and are not restricted on Saturdays and Sundays. If there are any changes of dates and/or times of the move, please notify Building Management as soon as possible.
Please submit the name of the moving company (or any other outside vendors), telephone number and name and number of the onsite moving/vendor supervisor. Movers should have a site visit prior to the move. In addition, the moving company must comply with all moving rules and regulations. Please ensure that the moving company had the proper protective equipment (masonite and walk-off plates) as you, the tenant will be responsible for any damage to the building incurred during the move. Movers must report any electrical problems and breakdowns that occur. They are also responsible for removing all trash, packing cartons, and moving boxes from the building.
Prior to any move, the moving company needs to supply the building management office with a Certificate of Insurance showing both general liability and workers’ compensation coverage. The certificate must name T-C 55 Second Street, LLC and Teachers Insurance and Annuity Association of America as additional insured parties. No moving can take place until the management office has received the certificate of insurance!
Prior to move, please specify in writing exactly how the company name should be listed on building signage and in the building directory. Please use the Signage Form in this Tenant Move Manual and submit it to the building office two months prior to your move.
Prior to your move, please send us a list of employees who will be working at your 55 Second Street location. In addition, please provide us with the Tenant Contact names as well as a list of all authorized signatories and designated contact persons. Please specify who will be the Tenant Move In Contact as well. The Tenant Contact should request a supply of cardkeys from the Building Office.
Parking is very limited at 55 Second Street due to restrictions of the City of San Francisco. To request parking spaces or to make any parking arrangements, or, to reserve parking spaces in regards to a move, please call the building management office.
All moves should be preceded by a walk-through of the common areas that will be used by the movers (the path of travel). The walk-through participants include representatives of the tenant, moving company, and building management who will record any pre-existing damage in the path of travel. (This is in the interest of the tenant as pre-existing damage cannot be blamed on the move and billed back to the tenant.)
Notify the United States Postal Service (USPS) and all clients of the new mailing address before the actual move-in date. Mail is delivered by USPS courier to each floor and company suite.
The moving company and/or outside vendor will be required to provide and put in place protective covering (masonite) in the common areas of the building through which they will travel. On the tenant floor(s), the corridor from the elevators to tenant spaces and the floor and walls of the passenger elevators must be protected with masonite. Doors and doorframes must be covered and walk-off plates must be provided to protect door thresholds. The building security officer will inspect and approve the protection prior to allowing the move to begin.
An authorized representative of the Tenant must be on the premises to oversee the move from the time that the moving company arrives until the time they leave. Please note that Security and Building Management will not be responsible for providing access to the premises nor shall they be responsible for securing the space afterwards. Under no circumstances will Security or Building Management sign for a delivery of furniture or for any other items in regard to completion of a move in place of a tenant. At Landlord’s sole discretion, depending on the size of the move, a representative from Building Management may be on site during the move.
It is the responsibility of the moving company (and/or outside vendor) and the tenant to perform the move in the safest manner possible. Please avoid blocking the building corridors, entrances and exits and avoid accumulation of combustible materials.
At Management’s sole discretion, Building Management may elect to hire additional security officer coverage to monitor the move and this expense is billable to the tenant.
If additional HVAC is requested, please fill out the Additional HVAC Request form and submit it to the Building Office at least one week prior to your move. All additional HVAC requested for a move will be billable to the tenant.
Removal of masonite, tape, tape adhesive residue, pads, corner boards, empty containers, boxes and carts from public areas (corridors, elevators, elevator lobbies, main lobby, etc.) should be completed prior to the following business day. If there is an excess of trash, Building Management will arrange for additional trash service and invoice the tenant accordingly.
Any damages that can reasonably be assumed to have been caused by the moving company will be repaired by Building Management and billed back to the tenant.
The freight elevator has a door opening of 8 feet tall by 4 feet wide. Inside dimensions are 11 feet tall by 7 feet wide by 5 feet deep and weight capacity of 4,500 pounds.
Please feel free to contact the building management office at 415.777.5520 if you have any questions or concerns about the above move instructions.
The loading dock is approximately 40 feet in length. Please ensure any vendor vehicle is no longer than 40 feet, including cab and trailer, to allow vehicles to pass in and out of the parking garage.
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Moves are scheduled on a first-come, first-served basis. Only one move can be accommodated at any given time. To schedule your move, contact the Property Management Office at 415.777.5520 with the following information:
- Date(s) and Time(s) of the move
- Your Company’s Name
- Name of Moving Company, contact name and phone number
- Estimated duration of the move; number and size of trucks expected
- Name and number of person(s) onsite for move, your company and moving company.
- One truck can be accommodated in the loading dock at a time. Any truck in the loading dock may only remain there to load or unload. Under no circumstances will any vehicles be allowed to park in the loading dock. Any trucks parked on the street are subject to restrictions imposed by the city.
- The moving company is responsible to designate one person as an elevator operator for the service elevator during the move.
- Duct tape is not to be used on any floors, walls, doorjambs or doors because of sticky residue that is left on surfaces.
- It is the Customer’s responsibility to notify Landlord of items to be moved which are unusually large or heavy (in excess of 2,000 pounds) or which may require review by Landlord. Dimensions and weight may prohibit the safe transport and placement within acceptable structural guidelines. Any large items that cannot be placed in the service elevator will require special hoisting arrangements which will be made through the Landlord. Customer’s moving contractor should include in the bid price to the Customer any additional charges required for extra services which may need to be provided by the elevator contractor to hoist large items.
- Customer’s moving company employees must be easily identifiable by wearing company shirts and name badges.
- Customer’s moving company must adhere to the Building Rules and Regulations.
This list is intended to help remind you of outside vendors involved in a move. Please remember that all outside vendors must submit a Certificate of Liability Insurance to the Building Office, preferably one month prior to the scheduled date of work and/or move. Also, all outside vendor visits to the building must be scheduled in advance with the Building Office as the loading dock areas, freight elevators as well as other considerations must be pre-arranged well in advance.
Possible Vendors may include, but are not limited to, the following:
- Moving Company
- Furniture Retailer, Furniture and/or Office Equipment Assemblers
- Interior Decorators, Designers, Company Architects
- Computer Vendors and/or Computer Technical Support and Installers
- Phone and Data Installers
- Repair persons
- Office Supply Delivery People
- Landscape / Plant Care Service
- Paper shredding service
- Off-site document storage service
- Caterers
Please remember that this is only a partial list designed to help you remember all of the possible outside vendors involved in your move. There may be outside vendors unique to your company’s move. Please feel free to call the building office with any questions or concerns at 415.777.5520.
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Below is a list of Voice & Data Carriers with a physical presence in the building:
- AT&T (Copper & Fiber): http://business.att.com, (866) 590-6862
- Level 3 Communcations (Copper & Fiber): www.level3.com, (877) 2LEVEL3
- Zayo (Fiber): www.cognetco.com, (510) 281-5969
- TV Service provided by HD DIRECTV managed and mainted by Mood Media(formerly known as Muzak). (800) 331-3340
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Building Cabling Capacity: Minimum Point of Entry (MPOE)
- 900 pairs of copper cabling entering the building from the street and terminated in the MPOE.
- Fiber optic cabling entering in from the street with fiber access point in the MPOE (AT&T, Level 3 Communications, & Zayo)
- The Riser Manager for 55 Second Street is Capitol Communications; any vertical cable pulls in the riser closets are to be done by Capitol, or at minimum, supervised by Capitol Communications. Such work can be coordinated directly through Capitol who will alert Property Management. Capitol Communications can be reached at: 415-861-1727, www.capitolcomm.com. When contacting Capitol, ask for Freddie Little and/or reference 55 Second Street so they may direct you to a knowledgeable technician familiar with the building.
- Please confirm with the Property Management Office that the proper insurance documentation is on-file for vendors prior to their arrival. Work may not begin until these documents have been received.
- Please advise vendors and their technicians to report to the Property Management Office prior to starting work in order to obtain the proper access forms.
The Lease contains building rules and regulations. If you have any questions about your Lease, please contact the Building Management Office.