At QuadReal Property Group, we are committed to maintaining the highest level of customer service and support for our tenants. The online Tenant Manual and Safety Guides posted here, provide valuable information for new and existing tenants at the World Exchange Plaza.

Request a copy of the Emergency Safety Guide

Request a copy of the Tenant Green Design Guide

 

 

TENANT INFORMATION MANUAL

 

TABLE OF CONTENTS (click any one of the categories to scroll a specific section of the manual)

 


ABOUT US
Welcome to World Exchange Plaza
QuadReal Property Group Privacy Statement

MANAGEMENT OFFICE & BUILDING OPERATIONS
Management Office
Management Directory
Getting to World Exchange Plaza
Local Business Directory
Environmental Program
Statutory Holidays

TENANT AND BUILDING SERVICES
Tenant Service Requests
Moving Guidelines
Shipping & Receiving Facility
Canada Post, Couriers & Deliveries
Parking
Signage
Lost & Found
Smoking Policy
Accessibility

SECURITY AND LIFE SAFETY
Building Security
Building Access and Access Card System
Tenant Security Guidelines
Power Failures
Emergency Numbers
Emergency Notification Procedures

CENTRAL BUILDING SERVICES
Heating, Ventilation and Air Conditioning (HVAC)

JANITORIAL & WASTE MANAGEMENT
Scheduled Janitorial Services

BUILDING RULES & REGULATIONS
Building Rules and Regulations

 

 

Welcome to World Exchange Plaza

World Exchange Plaza is a premier office complex located in the heart of Ottawa’s downtown district and is just steps from Parliament Hill. The complex measures nearly 700,000 square feet and is home to a range of business leaders. Comprised of two Class 'A' office towers, a multi-level retail concourse, outdoor amphitheatre and underground parking for 1,100 vehicles, the site boasts convenient access to the Queensway, Western Parkway and Outaouais region, spectacular unobstructed views of Parliament Hill and the Ottawa River and immediate proximity to rapid transit, restaurants, entertainment and cultural venues, convention facilities and premier hotels.

QuadReal Property Group proudly provides Property Management.

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QuadReal Property Group Privacy Statement

QuadReal Property Group LP is a leading, fully integrated real estate services company providing investment management, property management, leasing and development services to clients across Canada and in select US markets. While privacy has always been treated as a priority at QuadReal Property Group, we have now taken more formal steps to promote responsible and transparent practices in the management of personal information in accordance with various privacy information protection statutes. This Privacy Policy describes QuadReal Property Group’s policies regarding the collection, use, disclosure, and retention of Personal Information.

We ensure that our employees sign a code of business conduct that requires the safeguarding and proper use of confidential information, including personal information. We also have appropriate controls on the protection of personal information within our systems and websites and ensure that our employees are trained to respect privacy of personal information at all times.

We will continue to review and amend our Privacy Policy to ensure it remains current with the changing environment and regulations and it may be supplemented or modified by agreements entered into between QuadReal Property Group and an individual or organization from time to time.

For more information, read the QuadReal Property Group Privacy Policy.

 

Management Office

The Management Team at World Exchange Plaza is committed to providing a level of service that consistently exceeds expectations. Please feel free to contact anyone of the management staff with your questions.

The Management Office is located at:
45 O'Connor Street, Suite 300, Ottawa, Ontario K1P 1A4

Management Office Hours of Operation:
Monday-Friday 8:30 am – 5:00 pm

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Management Directory

If you have a question, request or concern related to your tenancy, please feel free to contact any member of the management staff:

 

Paula Partner
General Manager
paula.partner@quadreal.com
613.690.7391

Tracey Larocque
Property Manager
tracey.larocque@quadreal.com
613.690.7387

Yvon Morin
Operations Manager
yvon.morin@quadreal.com
613.690.7390

Barbara Hamilton
Property Administrator
barbara.hamilton@quadreal.com
613.690.7384

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Getting to World Exchange Plaza


Visit the OC Transpo website


 

Local Business Directory

RESTAURANTS & CATERING
Second Cup 613.232.9768
Booster Juice 613.233.0394
Thai Express 613.239.0329
Sushi Shop 613.233.9065
Cheesy Pizza 613.594.3333
Kebob Kebob 613.563.2246
Subway 613.231.7015
The Soup Guy/Muffin Plus 613.232.0416
Shakey's 613.234.2244
Asian Gourmet 613.567.2607
Tasha's 613.238.2524

 

RETAIL SERVICES
TD Bank 613.782.1201
International News 613.234.8006
Hillary's Cleaners 613.789.0734
Shoppers Drug Mart 613.235.5139
Phulero Dola Florists 613.234.6777
Dr. Wakter - Dental Office 613.235.7677
Ottawa Natural Health & Chiropractic 613.688.1036
LCBO 613.233.0394

 

 

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Environmental PrograMs

Visit the QuadReal Property Group Corporate Responsibility website (unavailable at this time).

 

Statutory Holidays

QuadReal Property Group observes the following holidays in Ontario:

New Year’s Day
Family Day
Good Friday
Victoria Day
Canada Day
Civic Holiday
Labour Day
Thanksgiving Day
Christmas Day
Boxing Day

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Tenant Service Requests

We appreciate receiving any comments or suggestions on possible improvements we could make to the common area facilities or suggestions to improve the level of service we provide. We strive to maintain the highest possible level of service to our tenants, and your comments will assist us in obtaining our goal. All of our tenant service requests are placed through QuadReal CONNECT.

General Maintenance
• Changes regarding scheduled lighting and HVAC needs
• Fire and life safety issues
• Freight elevator bookings
• Special janitorial needs/reporting janitorial requests
• Heating and ventilation adjustments
• Lamp replacement
• Electrical and plumbing problems
• Any matters pertaining to engineering and maintenance

Security
World Exchange Plaza has security guards on staff 24 hours per day, 365 days of the year, including statutory holidays. Security staff is here to respond to emergencies at all times and to address any requirements you have outside of normal business hours. Alarm monitoring and closed circuit television surveillance is part of the World Exchange Plaza Security program. You may contact security anytime, either in person or by telephone (i.e. outside of normal business hours); security guards on duty are prepared to address your security concerns.

Please contact Security at 613.567.1110 for the following:
• Building emergencies
• Fire and life safety emergencies
• Reporting of suspicious individuals in the building
• Door-to-door salespersons (soliciting)
• Elevator problems
• Thefts from offices or parkade vehicle break-ins
• Other security issues

Leasing
For information regarding additional office or retail space requirements, please contact our Leasing Manager listed under the Management Directory or contact the Property management office.

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Moving Guidelines

Before Moving In
Before moving in to your new offices at World Exchange Plaza, you will need to provide the building management with staffing and company contact information for security, emergencies and other aspects of your tenancy. New tenants should contact the property manager.

Additionally, before moving in or commencing any construction within your premises, we will require certification of insurance coverage and other documentation. Please refer to your Lease and Tenant Insurance Requirements section of this online Tenant Information Manual and the Tenant Design Criteria Manual and General Information for further information regarding insurance and construction.

Moving In
World Exchange Plaza has designated freight elevators with easy access directly to the loading dock.

Please note that the elevator is booked on a first-come, first-served basis and we suggest you book your time as soon as you are aware of your moving dates. Please contact QuadReal CONNECT for the Freight Elevator Booking Form.

Move In/Move Out Procedures
Whether you are moving in or out, please make arrangements through QuadReal CONNECT as soon as you are aware of your planned moving date. To protect the safety of tenants and building finishes, please ensure your moving arrangements comply with the following policy guidelines:

Notes to Your Moving Contractor
We suggest that the tenant and moving contractor enter into a written agreement outlining the agreed-upon terms and conditions in addition to the suggested items as outlined below:

• For the safety of other tenants and to protect building finishes, only the designated freight elevator and the shipping and receiving facility may be used during the move. Please adhere to specified hours and understand that this elevator may be booked by another tenant or contractor so your move must be completed within the agreed-upon times.

• Moving contractors must supply the management office with evidence of satisfactory insurance (see Tenant Insurance Requirements) and Workers Compensation coverage and designate the person responsible for all aspects of your move.

• To minimize disruption to all tenants, large deliveries and moves must take place during non-business hours. All work should be accomplished with a concerted effort to eliminate unnecessary noise, obstructions and other annoyances.

• All crates, cartons, wrapping and waste, must be removed and disposed of off-site by your moving company on a daily basis. Please ensure this is part of the contract with your moving company or supplier. The premises, streets and sidewalks must be kept clean of debris during your move.

• All interior surfaces including carpet, floor finishes and wall coverings in the area of the move must be protected.

• Please instruct your moving contractor to maintain proper access to areas within the building at all times and keep fire exits clear. This will be strictly enforced.

• We ask that tenants not allow any situation (within your control) to develop or interfere with work being done by other trades. The tenant should co-operate with any trades not directly in your jurisdiction.

Additional Costs That May Be Associated With Your Move:
• The management office may, prior to or after the move, erect and dismantle any protective barriers deemed necessary in the common areas of the building to protect building finishes. The tenant will be responsible for any costs associated with respect to the barriers.

• If, in the opinion of World Exchange Plaza Management, the move will require security personnel for tenant safety, and to adequately protect the common areas of the building during the move, the tenant shall be responsible for the cost.

• Please note that tenants are responsible for replacement or repair of any damages or cleaning costs incurred as a result of a move. Replacement, repair or cleaning will be completed by World Exchange Plaza Management at the tenant’s expense including but not limited to damage to the lobbies, loading dock, elevators and corridors.

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Shipping & Receiving Facility

The shipping and receiving facility is accessed via the Metcalfe Street garage entrance loading dock. Please make your staff aware of these guidelines for shipping and receiving:

• Maximum length for vehicles is 12'6".

• Maximum time for deliveries during normal business hours (Monday through Friday, from 7 a.m. to 5 p.m.) is 20 minutes or two elevator loads. There is no reserving of the elevator during these times to ensure it remains available to all who may need it.

• Vehicles parked longer than 20 minutes will be ticketed and towed at the owner’s expense.

• Contractors working in a tenant space are not permitted to park at the loading dock. We suggest that your contractor use the parking facility or a surface lot if the contractor’s vehicle is too large for the parking facility.

• The parking facility clearance is 6'4". Caution: There may be areas where pipes or other equipment are lower than this. Please ensure your suppliers and/or contractors are aware of this information.

• Small, hand-delivered packages may be delivered using the regular passenger elevators located in the building’s main lobby.

• For the safety of our tenants and guests, no large deliveries, handcarts or dollies are permitted in the lobby areas or on passenger elevators.

• Private passenger vehicles are not allowed to park by the loading bays. Vehicles may be towed at the owner's risk and expense.

• All courier pick-ups and deliveries must be arranged directly by the tenant.

Booking the Freight Elevator
During non-business hours, booking of the elevator ensures priority use. To reserve use of the freight elevator including the movement of more than one elevator load of goods or materials, please contact QuadReal CONNECT.

The freight elevator has at 45 O’Connor has a capacity of 3800 lbs. The freight elevator has at 100 Queen has a capacity of 4500 lbs.

Deliveries outside of normal business hours must be carried out via the loading dock and must be pre-booked. A security officer will admit delivery persons to World Exchange Plaza. A tenant representative will be required to attend to the main lobby to receive delivery.

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Canada Post, Couriers & Deliveries

For questions pertaining to general mail, please visit the Canada Post website. A full service Post Office is located at International News with the World Exchange Plaza, 111 Albert Street, ground floor 613.234.8006. A mailbox is located on the northwest corner of O’Connor and Queen Streets. For other locations please visit CanadaPost.ca

Couriers & Deliveries

FEDEX
1-800-GO-FEDEX;
www.fedex.com
Drop Box: 45 O'Connor St. P1 Mailroom
Last pick up 5:15pm weekdays

Purolator
1-888-744-7123
www.purolator.com
Drop Box: 45 O'Connor St P1 Mailroom
Last pick up at 4:45pm weekdays

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Parking

World Exchange Plaza has 5 levels of underground parking for 1100 vehicles with convenient access from Metcalfe or Queen Streets. Monthly parking is reserved for the tenants of World Exchange Plaza and is allocated according to the Lease agreement. Please contact the management office for details.

Parking is available 24/7, 365 days a year.

Bicycle Parking
Secured bicycle racks for tenants are located on P1 Parking Level, for more information contact the management office through your tenant representative.

Security Escort
Working late? Security escort to your car is available, please contact Security at 613.567.1110 for assistance.

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Lost & Found

Lost and found items can be turned in or claimed by calling Security at 613.567.1110.

 

Smoking Policy

Smoking is not permitted anywhere in the building as per City of Ottawa By-Law. It is prohibited in all common areas of the building including, but not limited to, entrances and lobbies, elevator lobbies, washrooms, loading dock, elevators, freight elevators, stairways and parking garage.

 

Accessibility

QuadReal Property Group Limited Partnership accessibility policy is designed to provide service excellence for people with disabilities in accordance with various legislation, including the Accessibility for Ontarians with Disabilities Act, 2005, S.O. 2005, c. 11 (the “AODA”) and Ontario Regulation 429/07 (the “Customer Service Standard”).

For more information, please review the QuadReal Property Group Accessibility Policy.

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Building Security

Manager of Security
Our Manager of Security is responsible for all security and life safety issues at World Exchange Plaza. The security guards report directly to the Security Manager and are able to contact him at all times in the event of an emergency. Security Guards World Exchange Plaza has security staff on duty 24 hours a day, 365 days of the year, including statutory holidays. Security staff is here to respond to emergencies at all times and assist with any other tenant security requirements outside of normal business hours. To contact Security, please visit the main lobby or call 613.567.1110.

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SECURITY & LIFE SAFETY

Building Access and Access Card System
The following systems and policies provide safety and security to the tenants at World Exchange Plaza:

Building Hours
Normal business hours for World Exchange Plaza are Monday to Friday from 7 a.m. to 6 p.m., excluding statutory holidays. At all other times a building access card will be required to gain entry to the building and/or desired floor.

Access Control
To provide tenants and staff with 24-hour controlled access to the building and offices, World Exchange Plaza is equipped with a proximity card access system. Access cards will be issued to each tenant upon written request for access to the tenant’s floor. Cards should only be distributed to tenant employees requiring access to the building outside of normal business hours.

Building access cards may be obtained from the management office by completing the Card Access & Key Request Form, which must then be signed by the tenant’s authorized representative. Please note that the same procedure must be followed for additional keys. One card is provided for each staff member when you move into your new premises. There is no charge for the initial set-up of a card, however tenants will be invoiced for replacement cards.

How to Use Your Access Card
• Hold the card within 3 inches of the card reader. Readers will read through wallets and purses.
• The red light will turn green and make a beeping sound.
• When the light is green, open the door.
• If the red light stays on after the beep please visit Security in the main lobby.
• Cardholders should never loan or transfer their access card to another person.

Access Card Audit
It is the responsibility of each tenant representative to conduct an audit of access cards held by your employees from time to time. World Exchange Plaza Security will be happy to assist by providing a print-out of all active cards to allow you to verify that all active cards are being held by current employees. Notify World Exchange Plaza Security of any changes.

Tenants must collect the access card when a staff member leaves their employment and ensure that they notify security.

Office Floor/Suite Access
Access to the building and office floors outside of business hours is permitted only to those individuals possessing a valid building access card. For employees who have misplaced or forgotten their access cards, prior written authorization granting the employee access must be submitted to the management office and signed by the authorized tenant representative. In the interest of Security, we recommend that you instruct your staff that access is not permitted without a valid access card. If a security officer is not able to obtain the necessary approval, access will not be granted.

Requests from individuals with valid access cards but no keys to the premises will be handled in the same manner.

After Business Hours Entry: Clients and Guests
If you wish to have clients or guests access the building outside of business hours, you must advise World Exchange Plaza Building Security.

Upon arrival at the building, guests will be required to identify themselves and their destination to Security. Security will telephone your suite and request that a representative come to the lobby to escort your guest to the floor, or the security officer may provide the escort, time permitting. Under no circumstances are security guards allowed to give a client or guest access to a tenant suite. Access will not be provided after business hours under any other circumstances.

After Business Hours Entry: Contractor
If a tenant wishes to have building security provide access to a contractor for their premises outside of normal office hours (i.e. carpet cleaners, furniture repairers) the tenant must advise QuadReal CONNECT no later than 2 p.m. on the date of the intended visit.

The contractor must sign in and is given a "Contractor" I.D. badge by World Exchange Plaza Security upon arrival at the building. The badge must be worn in plain sight and returned to Security before leaving the building. Security will unlock the tenant's entrance door, and the contractor, once inside, should lock the door ensuring the premises are secure. When the contractor has completed the work, he or she must telephone Security and request that a security guard come to the premises. The contractor may not leave until a security guard arrives. Security will secure the tenant’s door.

The contractor must sign out upon leaving the building. If a tenant prefers that contractors not be left unsupervised in the suite, a security guard can be provided as an additional service. Arrange security supervision by contacting the management office. The minimum charge for this work is 4 hours at current rates.

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Tenant Security Guidelines

Security/Guest Services
We suggest the following security provisions to our tenants to create a safer, more secure environment and deter theft.

Key and Card Access Control:
• Restrict office keys and access cards only to those who need them.
• Keep a record showing issuance and return of every key, including the name of the person, date and time.
• Create clear procedures for collecting keys, company I.D. cards and building access cards from terminated employees.
• Restrict duplication of office keys. Additional keys should be ordered by tenants in writing.
• Ensure that all keys are marked "Do Not Copy” to prevent legitimate locksmiths from making copies without your knowledge.
• Establish a rule that keys must not be left unguarded on desks or cabinets.
• Ensure that filing cabinet keys are removed from locks and placed in a secure location after opening of cabinets each morning.
• Prevent unauthorized personnel from reporting a "lost key" and receiving a "replacement". Have a key replacement policy.
• A responsible person should be in charge of issuing all keys. Please complete the Card Access & Key Request Form.
• Store keys systematically in a secured wall cabinet of either your own design or use a commercial key control system.

Theft Deterrence
• Provide at least one lockable drawer at each desk to protect purses and other personal effects.
• Establish a rule that purses and personal property should be kept inside employees' desks.
• Instruct employees to remove wallets from jackets hung in closets on the back of office doors or hung on coat racks.
• Insist on identification from repair people and workers who come to your office. All contractors should be wearing "Contractor" I.D. badges which are provided by the security officer in the main lobby.
• Do not keep large sums of money either in cash or cheques in the office overnight.
• Frequently change safe combinations.
• Ensure the front door is locked as soon as the receptionist leaves. Do not leave the area unattended with the door unlocked.
• For suites that are equipped with a burglar alarm system, ensure that the alarm equipment is set properly each evening, and advise the management office of a contact person in the event of alarm.
• Immediately report the presence of any unfamiliar or suspicious individuals within the building to the security officer.

Office Equipment
• Shred important papers before discarding.
• Clear all desks of important papers every night and place them in locked fireproof safes or cabinets.
• Keep an inventory listing of all office equipment in your office space including serial numbers and identification.
• Require written authorization by a responsible person before any office equipment is released for repair or maintenance. Please complete the Property Removal Authorization Form.

General
• Keep telephone numbers for Police, Fire, management office, and Security posted in a convenient, accessible location.
• Double-check to see that all doors are securely locked before leaving the office.
• Conduct periodic check to ensure rules are being followed.

Security Audit
As an added service, Security can arrange for an audit of your premises to assess the existing conditions and provide recommendations as required. We recommend that tenants take advantage of this service.

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Power Failures

World Exchange Plaza has an Emergency Generator, which, in the event of a power failure, will automatically engage. There may be a split-second power blip while the transfer switch redirects emergency power.

During a power failure the generator will supply power to the following essential base building systems:

• Passenger Elevators (1 high-rise; 1 low-rise)
• Service Elevator
• Fire/Life Safety Systems
• Emergency Lighting
• Parking Gates and Overhead Doors

Also be aware that during a power failure the security and surveillance systems at the Security Operations Center will still function. Due to battery backup equipped ACUs, card readers and associated electric strike locks will continue to have electronic release capability for a period of approximately 6 to 8 hours. These locks will default to fail secure locked mode should the batteries die prior to hydro service being restored, in which case doors will be restricted to key access. All mag-locks will automatically release and remain disengaged until normal hydro service has returned and the locks manually reset at the central master over-ride key switch located in the EVAC room.

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Emergency Numbers

Municipal Emergency Response Service (Fire, Police, Ambulance): 911
Building Security Office 613.567.1110
Management office 613.690.7400

Medical Emergency
You should use 911 only in an emergency. Here are some examples of situations when a person would require emergency medical care:

• Experiencing pains or tightness in the chest
• Severe pain
• Shortness of breath
• Choking or having difficulty breathing
• If a person is believed to have a fractured or broken bone, or a wound that may need stitches.
• In the event of sudden, severe headaches, vision problems, sudden weakness, numbness and/or tingling in the face, arm or leg, trouble speaking, or dizziness.

When you call 911, remember to stay calm and give clear information. Be prepared to provide the following:
• The location of the emergency
• A description of what is happening
• Your name, address and telephone number

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Emergency Notification Procedures

Emergency Notification Policy at World Exchange Plaza
Property Management is to be informed immediately on a 24-hour per day basis in the event of a serious occurrence, building emergency or other situation that may affect the operational capability of a Tenant or Base Building. Occurrences may include but are not limited to the following:

• Fire Alarm (confirmed fire)
• Bomb Threat
• Serious Flood
• Hydro Service Outage
• Medical Emergency
• Elevator Entrapment
• HVAC Failure (No heating/air conditioning)
• Unauthorized Tenant Move-Out
• Protest or other Civil Disturbance

For any (false) Fire Alarm occurrence the Manager, Security Services is to be promptly contacted on a 24-hour per day basis.

 

Heating, Ventilation and Air Conditioning (HVAC)

World Exchange Plaza is equipped with a Johnson Controls Metasys building automation system, which uses state-of-the-art technology to provide a high degree of energy conservation coupled with the flexibility of full computerized automation for precise environmental control. The building design, with double glazing and solar reflective glass further enhances energy conservation.

HVAC Outside Normal Business Hours
During normal business hours the HVAC systems are fully operational and your office is supplied with conditioned air. After normal business hours the building's HVAC systems are shut down by the building automation system and restarted the following morning to provide a comfortable environment for your morning arrival at the office.

As an additional service, if you wish to have HVAC on at times outside of normal business hours, you may do so by informing the management office of your requirements in writing, at least 24 hours in advance.

Tenants will be billed for additional HVAC at current rates.

Mechanical In-Suite Equipment
As an improvement to your suite, additional equipment may have been installed, which is the tenant’s responsibility to maintain. This equipment may include fans, air conditioning units for computer or meeting rooms, water heaters, kitchens, washrooms, etc.

To minimize mechanical failures that may cause disruption to your business, we recommend that you engage the services of a contractor to have periodic maintenance performed on this equipment. As an additional service, we would be happy to assist you in evaluating any service agreements you may have.

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Scheduled Janitorial Services

Janitorial service at World Exchange Plaza is provided under contract by our janitorial service company. Office and common area cleaning occurs each evening Monday through Friday. Weekend Holiday cleaning can be arranged as an additional service through the management office. Daytime cleaning is responsible for tidying washrooms and maintaining washroom supplies and other miscellaneous cleaning jobs throughout the complex.

Concerns or questions regarding janitorial service should be directed to the management office. Periodic janitorial cleaning inspections are conducted as part of our quality assurance program. Please note that the contracted services are for general office cleaning only. As an additional service, we can help arrange additional services, such as scheduled kitchen and refrigerator cleaning, washing of walls, private washroom services, etc. Contact the management office for more information.

Please note that the janitorial company is not contracted to remove large amounts of garbage, other than what can be placed in a garbage can. We can provide this service if items are labelled with a "GARBAGE" tag.

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BUILDING RULES & REGULATIONS

1. No cooking or preparation of food that requires venting or produces odours shall be permitted in the Premises.

2. No Person shall use the Premises for sleeping apartments or residential purposes.

3. No musical instruments or sound-producing equipment or amplifiers that may be heard outside the Premises shall be played or operated on the Premises.

4. Tenant will not use the Premises for the storage of personal effects or articles other than those required for business purposes.

5. If any emergency situation arises, Tenant will cause all occupants of the Premises to vacate the Building if directed to do so by Landlord or any public authority in the manner prescribed by Landlord or such public authority.

6. Tenant will not cause unnecessary labour by reason of carelessness and indifference to the preservation of good order and cleanliness in the Premises and in the Building.

7. No animals (except seeing-eye dogs) shall be brought or kept in or about the Building.

8. Canvassing, soliciting and peddling in the Building is prohibited and the Tenant will co-operate to prevent the same.

9. The sidewalks, entries, passages, escalators, elevators and staircases shall not be obstructed or used by Tenant or its employees, agents, visitors or licensees for any purpose other than ingress to and egress from the Premises. Nothing shall be thrown by Tenant (or its employees, agents, visitors or licensees) out the windows or doors, or into the entries, passages, escalators, elevators or staircases of the Building. The landlord reserves entire control of the sidewalks, entries, passages, escalators, elevators, staircases, and corridors which are not expressly included within this Lease, and shall have the right, but not the obligation, to make such repairs, replacements, alterations, additions, decorations and improvements thereto and to place such signs and appliances therein, as it may deem advisable, provided that ingress to and egress from the Premises is not unduly impaired thereby.

10. Tenant will use and cause any third party to use the facilities designated by Landlord to receive, deliver, or move any material, furniture or equipment within, in or out of the Premises or the Building, as the case may be, at such times and in such manner as determined by Landlord.

11. Landlord shall have the right to prohibit any advertising of or by Tenant, which in Landlord's opinion, tends to impair the reputation of the Building or its desirability as a building for offices or for financial, insurance and other institutions and businesses of a like nature. Upon notice from Landlord, Tenant will refrain from or discontinue such advertising.

12. Tenant will not allow smoking in the Premises or the interior Common Facilities (including, without limitation, in staircases, washrooms, and emergency exits), except in areas, if any, expressly designated by Landlord for such purpose.

13. Tenant will co-operate with Landlord’s efforts to stipulate designated smoking areas away from public entrances.

14. Tenant will not install window shades, curtains or blinds of any kind or colour other than Building standard shades, curtains or blinds, without the prior written approval of Landlord.

15. If any apparatus used or installed by Tenant requires a permit as a condition for installation, Tenant must provide a copy of such permit to Landlord prior to such installation.

16. Notice shall be given by Tenant to Landlord with respect to Tenant's intention to place any heavy material or thing within the Premises and all details and specifications thereof shall be supplied to Landlord's structural engineers for its approval and Tenant will comply with the directions of Landlord or its structural engineer in respect thereof. Any and all engineer's costs for consultation shall be treated as Excess Costs.

17. No moving of any furniture or fixtures shall take place during Business Hours. Movement of furniture or fixtures may be made on weekends and holidays and between the hours of 6:00 p.m. and 6:00 a.m. on weekdays with the prior permission of Landlord, the arrangement for adequate security and supervision having been previously made. No locks shall be changed by Tenant either within the Premises or on the access doors thereto, except by approval of and co-ordination by Landlord. Tenant will ensure that all locks within the Premises and all access door locks shall be keyed to the Building master key system.

18. Bicycles or other vehicles shall not be brought or left in or upon any part of the Building except in such area or areas, if any, as are designated by Landlord from time to time.

19. Any hand trucks, carryalls or similar appliances used in the Building shall be equipped with rubber tires, side guards and such other safeguards as Landlord requires or as agreed upon by the parties acting reasonably.

20. Tenant will permit window cleaners to clean the interior windows of the Premises during Business Hours. Tenant will permit the cleaning staff to clean the Premises between 5:00 p.m. and 7:00 a.m. For purposes of security, efficiency and uniformity of housekeeping standards, all cleaning and janitorial services required by the Tenant will be performed by Landlord's cleaning contractor unless otherwise authorized by Landlord in writing.

21. In accordance with the Building fire and life safety plan, Tenant will designate sufficient personnel within the Premises to act as floor warden; if the Premises are situated on more than one floor, Tenant will designate two such personnel per floor. The floor warden and assistant floor warden will be given instructions by Landlord or its authorized representative(s) on procedures to take in the event of a fire or other emergency and they shall participate in the necessary fire drills and procedures as required in accordance with The Ontario Fire Code and the Fire Protection and Prevention Act, 1997, and any other life safety or Health Emergency drills and procedures which may be implemented by Landlord for the Project from time to time.

22. Tenant agrees to observe all reasonable rules and regulations regarding the security and protection of the Building and the tenants thereof including, without limitation, the right of Landlord to search the Person of and/or any article carried by any Person entering or leaving the Building.

23. Tenant agrees to report all water leaks promptly to Landlord.

24. Tenant agrees that the rules and regulations herein above stipulated, and such other and further rules and regulations as Landlord may make, being in its judgment needful for the reputation, safety, care or cleanliness of the Building and Premises, or the operation, maintenance or protection of the Building and its equipment, or the comfort of tenants, shall be faithfully observed and performed by Tenant, and by its employees, agents, visitors and licensees. Landlord shall have the right to change said rules and regulations and to waive in writing or otherwise, any or all of the said rules and regulations in respect of any one or more tenants, and Landlord shall not be responsible to Tenant for non-observance or violation of any of said rules and regulations by any other tenant or other Person. The provisions of the rules and regulations shall not be deemed to limit any obligation or provision of this Lease to be performed or fulfilled by Tenant.

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