Dear Tenant,
Welcome to the premiere office building located in New Orleans East, Executive Plaza. We are excited that you have chosen our building for your office location and are committed to providing your business with first class service during your tenancy.
This Tenant Manual provides an overview of our building operations and should answer any questions you may have concerning our regulations and policies. We have included phone numbers and emergency contract numbers if you should have any additional concerns.
We ask that you keep this manual in a convenient location for easy reference and a copy is also available online at www.executiveplaza.org.
Thank you for your tenancy and helping to revitalize New Orleans East!
Best Regards,
Executive Plaza Leasing Office
General Building Information
Executive Plaza is an 11-story modernism office building designed by the renowned architectural firm of Steven G. Oppenheim in 1973. Commanding the intersection of Lake Forest and Read Boulevards, our office building has 114,650 square feet of prime office space with customizable floor plans available and a total building square footage 130,424 square feet including all of the common areas. The type of construction is ISO-5 Modified Fire Resistive as the building has a 100% steel frame with floor to ceiling glass windows displaying wonderful views of our city.
I. Building Facilities & Services
A. Building Hours
Normal building hours are 8:00 a.m. to 6:00 p.m., Monday through Friday and 8:00 a.m. to 1:00 p.m. on Saturday. After normal business hours, the building is locked. Authorized personnel having access key cards may gain access to the building by swiping their card in front of the sensor in the front of the building using the door located on the far right. The door key to your office space will be required as building personnel are not authorized to open doors for tenants. All guests must sign in and out at the security desk if not escorted by a tenant as tenants accept all liability associated with guests they allow into the building after normal business hours.
B. Entrance/Exit Doors
The main lobby entrance and exit doors are located at street level in the center of the building. There are two double doors in the front of the building and one set of double doors and a single exit door from the east stairwell in the rear of the building. Two exit stairwells are located in the center of the building on each floor.
If you are entering the building after hours, please make sure that the door closes behind you. Do not allow anyone entry into the building if they ask to enter with you as they should have their own 24 hour access key card. Never tamper or prop open the doors of the building. Tampering with the locking mechanism of the door as is a serious violation as it jeopardizes the safety of others in the building. If it is determined that a tenant or one of their guests has tampered with the door locks or propped open the doors, all damages and liability of harm that arises out of the incident will be attributed to them and they will be solely or severally held responsible in the case of more than one tenant. Offenders will receive a monetary fine of $500 doubling with each additional offense.
C. Elevators
Three elevators are operational with the third elevator being the freight elevator. Tenants desiring to reserve use of the elevator for delivery, move-ins or move-outs should contact the Leasing Office for coordination and approval.
Elevator Emergencies: Elevator malfunctions may be reported 24 hours a day by using the telephone located in the cab of the elevator and/or sounding the alarm button. (Please reference the elevator safety memo attached and in Section II of this document)
D. Janitorial Services
Each office is cleaned three times a week typically on Mondays, Wednesdays & Saturday mornings. Cleaning includes the removal of trash and sweeping or vacuuming of the floors. If you choose not to have janitorial service, please place your trash neatly in the hallway after 5:00 p.m. only on the days in which cleaning typically occurs. Janitors will only dispose of trash that fits inside 24 gallon trash bags or lower. Larger items must be disposed of by your office offsite as our dumpster is reserved the building.
E. Mail/Package Delivery
Deliveries: The United States Postal Service will deliver mail to your office each day. Arrival times fluctuate and are subject to the USPS. The post office located at 9600 Lake Forest Boulevard is responsible for the delivery of mail to Executive Plaza and please contact their office if you have any questions or concerns regarding the USPS mail at (800) 275-8777. For your convenience, mail drops are located on each floor near the elevator or you can give any outgoing mail to the mail carrier.
Due to liability concerns, the Leasing Office will not sign for any mail or packages for tenants. If you receive mail that belongs to another business, please write ‘Return to Sender’ and you may provide a reason, such as ‘Wrong Address’, and cross out your address on the envelope. Place in the outgoing mail and please do not bring it to the Management Office.
F. After Hours Use of the Building
The building's HVAC system regulates the temperature of the entire building. If your business requires usage of your suite outside of normal building hours, the charge will be at a cost of $100/hour paid in advance to the Leasing Office.
G. Building Maintenance
Please call to report any service requests to the Leasing Office as all requests must be logged and recorded regarding such matters. Be advised that if you inform the Security Guard, Building Engineers or any staff member, they will direct you to call the office at (504) 240-0120. Please do not ask to borrow any equipment from the Leasing Office as we cannot do so due to liability concerns as well as possible damage or loss to our equipment.
H. Alterations & Remodeling
Prior to any modifications of your suite, you must contact the Leasing Office in order to receive approval of your plans. All construction must be performed by a licensed contractor with a current, valid Louisiana license and insurance.
I. Liability Insurance
According to your Lease Agreement, Article 11, each tenant is required to provide the office with a current copy of your Certificate of Insurance from your insurance carrier certifying that your company is covered for liability and causality as written below:
"Tenant shall, at its expense, at all times during the term of this Lease maintain general public liability insurance against claims for bodily injury and death occurring in, on or about the Leased Premises or Building, with such insurance to afford protection to a single limit of not less than $1,000,000 with respect to bodily injury or death arising out of any one occurrence or for damage or injury property occurring in, on or about the Leased Premises or the Building. Tenant shall furnish the Owner proof thereof prior to move in."
J. Security
Executive Plaza has a Security Guard on duty during normal building hours. Security Guards are not armed except with a stun gun and pepper spray. If any situation occurs that exceeds the responsibility of the Security Guard, the New Orleans Police Department will be contacted immediately.
Solicitors are not permitted in the building and please advise the Leasing Office or the Security Guard if seen so that they may be escorted out of the building.
The building's surveillance cameras are for the use of the Leasing Office and Security Desk only. Due to the rights of privacy of all of our tenants, please do not ask to view our tapes as we will be unable to grant you such a request. Of course, we will always cooperate fully with the police if they request to view footage of the premises.
K. Parking
Parking is available surrounding most of the building. Parking is at the vehicle owner's own risk as any theft or vandalism of your vehicle is not covered by the building. Your vehicle will be towed if it is parked in a fire zone, handicap/reserved parking space or any place other than a yellow-lined parking space. Our parking lot is regularly patrolled for violators. If your vehicle is towed, contact G & D Towing at (504) 710-0627. Do not contact the Security Guard or Leasing Office as we will simply provide you with the same information.
Please do not stop in front of the building for any reason. If you are loading or unloading a vehicle, please advise the Leasing Office and park only in the rear of the building.
L. Graphics/Signs
Building graphics are standardized throughout the building and no other displays or signs are permitted on your door unless you have a glass door and written permission from the Leasing Office regarding your graphics. Nothing should be on the door or the walls on the outside of your suite.
M. Keys/Access Cards
Two door keys to your suite are furnished as well as restroom keys and two access key cards. Additional keys can be made at your own expense. If you lose your key, the Leasing Office will provide you with a key at a charge $25 per key. Additional access key cards may be requested at a charge of $25 each as well.
O. Rent Payments
Under the terms of each lease, rental payments are due on or before the first of each month. You are given a grace period of five days to remit payment and on the sixth day, your payment is late and you will incur a late fee of 10% of your monthly rent and interest at the rate of 18% per annum from the date of the first default until paid. Your payment is considered late regardless if the sixth of month is a holiday or if it occurs during the weekend. Payments may be hand delivered to our office, placed in the rent drop box outside the office doors or delivered by mail.
P. Holidays
Per Article 6, Section A, viii of your Lease Agreement, the building will be closed for the following holidays: New Year's Day, Mardi Gras Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day. You may have access to the building with a key card but the HVAC system will not be operational during those days.
Q. Leasing Office
The Leasing Office is located in Suite 1111 of the Executive Plaza Building. Normal business hours are Monday through Friday from 9:00 a.m. until 4:30 p.m.; however, the Executive Plaza staff will observe the following holidays which is when the building is closed: New Year's Day, Mardi Gras Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day. There is a drop box for your convenience located outside the office for any correspondence or rental payments. Please contact our office and leave a detailed voicemail at (504) 240-0120 for any matters that would require our attention, including repairs, janitorial services, etc, as we track and log all of that information. Kindly do not contact our workers directly as those matters must always first go through our office. Also, no equipment will be loaned out to tenants due to liability reasons. Also, please do not ask any of our workers to borrow equipment, help you to move or repair anything.
Lock Outs: Please do not contact the Security Guard or the Leasing Office if you forgot to bring your keys. It is highly recommended that you make copies of your keys (both entry and/or bathroom keys) for both you and your employees. Due to liability reasons, as well as the fact that it takes time away from our busy day, no doors will be unlocked for you in order for you to gain entry into your suite. The Security Guard has bathroom keys for the first floor if needed. If you lost your keys or had them stolen, please advise the office as we will make replacement keys for you at $25 per key. If there is an occasion when you need access to the handicap restroom located on the fifth floor, kindly contact the office or Security Guard for assistance.
R. Utilities
Please turn off equipment and lights when not in use in an effort to keep costs at a minimum and prevent an increase in the energy surcharge. Per Article 6, Section A, VI, electrical outlets are 120 volt single phase and voltage should not exceed one (1) watt per square foot of rentable area within the Leased Premises. If you are using portable heaters or appliances that require more voltage, such usage may trip the breaker and you will be directed to either use another outlet or refrain from using equipment that was not designed for your office.
II. Emergency Plan & Safety Procedures
A. Pre-Emergency Plan
It is important that all tenants be familiar with emergency procedures before an emergency occurs. Please make sure that you and your employees are aware of the evacuation route on the following page at the end of this manual and feel free to make copies and post in your suite. Please make the Leasing Office aware of anyone who may have a physical disability who would not be able to use the stairs to exit the building in order to notify the proper authorities or make arrangements to have these occupants assisted when an emergency evacuation occurs.
B. Fire
In case of fire:
1) Close the door(s) to the affected area and shout a warning to anyone still in the area to make them aware of the danger as you evacuate to an area of safety.
2) Call the Fire Department at 581-FIRE or dial 911 and give them the following information:
o address of the building
o the floor and area of the building of the fire as they may not be familiar with our suite numbers
o what is on fire or what started the fire, if known
o how large is the fire
o has evacuation taken place and if there is anyone left in the building
o are there any injuries
o listen and follow their instruction
3) If there is no phone available, pull the alarm located next to the exits on your way out of the building. Locate a phone as soon as possible and contact the Fire Department.
4) Call the Security Desk at (504) 267-5309 and repeat the above information.
5) When the Fire Department arrives, update them with any information and follow their instructions accordingly.
There are two fire escape stairways on each floor within the building. The exits to the stairs are located behind the elevators in each corridor and marked with exit signs on the door. Always go down the stairs as the exit to the roof is always locked.
C. Bomb Threats
In case of a bomb threat:
1) Take all threats seriously and call 911 immediately. If the bomb threat is called into your office, try to get as much information as possible from the caller including the phone number if it appears on caller ID.
2) Notify the Leasing Office and/or Security Desk in order to advise all of the other tenants to evacuate the building walking at least one block away from the building.
3) After the Bomb Squad provides clearance, tenants will be allowed to return to the building.
D. Elevator Safety (taken from the Elevator Safety Foundation)
1) If you are stuck in an elevator, use the elevator alarm or emergency contact button to ask for professional help.
2) Don’t be a hero. If someone is panicking, take the time to talk to them instead of trying to get them out by yourself.
3) Don’t panic. The inside of an elevator is the safest place to be while the elevator is stopped. It will be easier for professionals to help you if everyone inside remains calm and quiet to hear safety instructions.
4) Watch out for elevator doors. Even though they typically retract when they hit a solid object, the pressure still hurts.
5) Pushing or holding the “door open” button to allow people to get in or out of the elevator is an easy way to help your fellow passengers be safe.
6) If an elevator looks crowded, it probably is. Wait for the next car to come through.
7) Never horseplay on elevators.
8) Don’t push/fall against doors.
In the Event of an Emergency, Call Security/Safety:
1) Press the Red Call Button ONLY ONCE to be transferred to the Emergency Elevator Dispatch Center. You will be connected and able to speak to the elevator technician in approximately one minute or less. He or she will advise you to stay calm and that help is on the way.
2) During business hours, you may also alert the Management Office at (504) 240-0120 as sometimes if the elevators are stuck due to a power surge or lightning strike, they can be reset quickly by the building engineer. Stay calm as he will have to walk 13 floors to reset the elevators but will usually reach the elevator room in approximately five minutes.
3) Dial 911 to contact the local Fire Department or EMS only if you do not receive a response from the above as they are also authorized to open the elevator doors. If you smell smoke or suspect fire, dial 911 immediately.
E. Hurricne/Severe Weather Safety
Executive Plaza will heed evacuation warnings from the National Weather Service regarding any severe weather and no one may remain in the building if so mandated. It is recommended that your business compile a basic emergency kit of essential supplies and take pictures of any high-value assets, back up all computer files and review your emergency plan with your employees.