Lessee service

Fire instructions

The instructions have been posted in several locations, and everyone is obliged to familiarise themselves with their content. If your company does not have the fire instructions on site, please notify our technical department as soon as possible.

Evacuation plans

Oslo Areal has posted evacuation plans in strategic locations on all floors. Everyone is obliged to familiarise themselves with the evacuation routes.

Fire plan drawing

Oslo Areal has drawn up fire plan drawings for all buildings showing their fire barriers/dividing walls. Each tenant is responsible for ensuring that fire barriers are not breached in connection with renovations etc. Oslo Areal must be contacted before any renovation or other work is initiated.

Fire instructions

You must familiarise yourself with the following:

  • Fire alarm systems
  • Evacuation routes
  • Location of the nearest fire extinguisher or fire hose

Familiarise yourself with emergency exits, fire fighting equipment and manual fire alarm boxes.

In the event of a fire, you must:

NOTIFY – If the fire alarm does not go off, activate the manual fire alarm and call the fire service.

SAVE – Any people exposed to danger.

EXTINGUISH – If possible, try to extinguish the fire with the nearest available fire fighting equipment.

EVACUATE – Evacuate the building, use the nearest evacuation route. Go to the assembly point.

THE LIFT – MUST NOT BE USED!

HELP – Assist responsible personnel. Guide the fire service.

Emergency number to the fire service: 110

Fire protection

Organisation

Oslo Areal AS shall have a responsible fire protection manager for all buildings. All tenants must also designate a fire protection officer and a deputy. These two persons shall follow the instructions for fire protection officers, instructions that should be posted on a wall in all lease objects.

Fire drills

Oslo Areal organises annual fire drills for all tenants, which may take the form of actual evacuation drills or theory exercises.

Fire alarms

All of our buildings are equipped with fire alarms that are directly connected to the fire service. However, in the event of a fire, you must always call the fire service at 110.

Extinguishing equipment

Oslo Areal has equipped the buildings with fire hoses and fire extinguishers that are regularly checked by operating technicians. A service agreement has been signed with an external fire consultancy firm to service the equipment once a year.

Fire protection officers

  1. The tenant shall appoint a fire protection officer to represent the tenant in interactions with the owner of the building.
  2. The fire protection officer shall have an overview of the number of employees in the company at any time.
  3. The fire protection officer shall be aware of all approved escape routes from the company’s leased premises.
  4. The fire protection officer is responsible for ensuring that all escape routes are open, and that these are not blocked by stored goods, packaging etc. In such cases, the fire protection officer is obliged to notify the tenant/company management.
  5. The fire protection officer shall be aware of the fire instructions and the agreed assembly point outside the building in an evacuation situation.
  6. If the fire alarm goes off, the fire protection officer shall ensure that all employees and guests on the company’s premises leave the building immediately through approved escape routes and meet at the agreed assembly point.
  7. The fire protection officer shall know the location of fire fighting equipment.
  8. The fire protection officer is responsible for counting and registering the company’s employees and guests at the agreed assembly point outside the building. This information must be passed on to the fire service when it arrives on site.
  9. The fire protection officer is responsible for ensuring that the tenant/company’s employees/new employees/stand-ins are made aware of the applicable instructions, evacuation routes, location and use of fire fighting equipment.

Operation and maintenance

Health, safety and the environment objectives

Oslo Areal shall contribute to a satisfactory constructional environment through the best possible management, operation and maintenance of our properties. By doing so, we wish to prevent accidents, injuries and harm to the environment for our tenants, own employees and the society in general.

Operation

The operation of the properties is carried out by our operating personnel, who are responsible for providing services for joint use and operation of the properties.

In general, operation covers the following services, but these vary somewhat from property to property:

  • Periodic surveillance of the properties, service, control and operation of technical facilities
  • Snow clearing, salting/gritting pavements etc. and maintenance of green areas
  • Accounting of operating costs
  • Clearing and cleaning indoor and outdoor common areas
  • Electricity, heating
  • Renovation
  • Internal control, e.g. fire drills
  • Security

Rules of conduct for the building

  1. Users of the property shall carry out their business with due care and take the other tenants and neighbours into consideration, to avoid any inconveniences and deterioration of the property and its environment. Any instructions given by the caretaker/ business manager shall immediately be complied with. User manuals for the property must be complied with, if such manuals exist.
  2. Public laws, regulations and instructions that apply to the Lease shall be followed. This applies in particular to the regulations of the Working Environment Act concerning internal control. Users of the property must thus comply with the regulation requirements concerning fire protection and the use of electrical equipment etc. Fire drills shall be conducted pursuant to the requirements of the public authorities, and, otherwise, in accordance with the building owner/business manager’s instructions.
  3. Inflammable and explosive material and equipment, as well as material and equipment that may be otherwise hazardous, must be safely stored, and, at least, in accordance with the regulations issued by public authorities, insurance companies or the landlord/its representatives. This applies, for example, to the use of coffee machines and dishwashers.
  4. Locking and security procedures for the property shall be followed to prevent intruders and the alarms being set off by accident. If the alarm accidently goes off, the agreed notification procedures must be followed. The alarm centre should be notified immediately to prevent call-outs.
  5. Goods, bikes, objects or equipment of any kind must not be left at access points/evacuation routes or on any of the property’s other common areas. If these areas are required being used in connection with loading/unloading, this must be clarified with the caretaker/business manager. They will also provide further guidance for the use of the common areas.
  6. Waste shall be brought to the designated room/location. The tenant/resident must ensure the removal of waste at the agreed time. The tenant/resident must always, at its own expense, remove ‘abnormal’ waste such as old, unused furniture, equipment, building materials of any kind etc. The caretaker/business manager can, by agreement, remove such waste at the tenant´s/resident’s expense.
  7. If the tenant/resident notices reprehensible conditions regarding operation of the property, this must be brought to the attention of the landlord/its representatives as soon as possible.

We reserve the right to alter the rules of conduct for the building.

Internal control requirements

The Working Environment Act regulations on internal control have requirements to all enterprises with respect to follow-up of measures related to health, safety and environment in their own enterprises. Our tenants are therefore responsible for ensuring alignment of the employees working conditions with legal requirements. The lease contract describes the responsibility of the landlord versus the tenants with respect to equipping, using, operating and maintaining the premises.

Oslo Areal performs an annual review of health, safety and environment for all its properties. Fire drills/training and documented control of common fire and emergency lighting systems, lifts, electrical and ventilation systems are included in the annual review. Technical facilities within the leased premises are, unless otherwise agreed, the responsibility of the tenant.

Coordination agreement between the owner and the enterprise

The tenant’s duties and responsibilities

Use of the premises:

The tenant is obliged to treat the leased premises and the rest of the property with due care.

The premises must not be used in a manner that impairs the property’s reputation or appearance by generating dust, noise, smell, vibrations or any other form of inconvenience to other tenants or neighbours.

The tenant is obliged to comply with the rules of conduct, the fire/evacuation instructions, and instructions for lifts and other technical facilities that are at all times applicable to the property. Broken windows in any room covered by the lease agreement must be replaced immediately. Rooms with water pipes and/or drains must always be heated to prevent these from freezing.

Waste must be placed in the property’s waste containers. The tenant must remove any waste of an extraordinary scope or nature at its own expense. If this is not the case, the landlord can arrange for waste removal at the tenant’s own expense.

Changes in the leased object:

Furnishing, refurbishment or any kind of change in the leased premises must not take place without the prior written approval of the landlord. Prior approval is also required if the tenant wishes to use more electricity, water, air, drains etc. than the premises were equipped with at the date of the lease contract.

Sun screens, radio and TV systems etc. must not be installed without the landlord having provided prior written approval of their appearance and location. Nor can display cases, vending machines etc. be installed without the prior written approval of the landlord. The tenant must pay for its name to be added to the joint sign, subject to further agreement with the landlord.

Maintenance:

The tenant is responsible for undertaking and paying for the maintenance of the leased premises, as well as the following features:

  • Exterior and interior maintenance of entrance doors and gates, windows with moldings, such that they are in a good state of repair.
  • Appliances brought to the premises by the tenant.
  • Renewal of wallpaper, flooring and other redecoration and interior improvements, including surface treatment of floors, walls and ceilings.
  • Cables and appliances for the supply of, and outlet for, water, gas, heating and electricity from own fuse boxes to lighting points and sockets, and ventilation and cooling equipment in own leased premises.

All work that the tenant is obliged to carry out must be performed without undue delay and to a high handcrafting standard.

The tenant will be liable for any damage caused by themselves or people in its service, permanent or temporary, or by sub-tenants, customers, suppliers and/or other persons who are given access to the premises. The liability also covers any expenses related to the eradication of public health pests.

The tenant’s maintenance duties also cover damage caused by break-ins to the leased premises.

Profiling and signage

Interior and exterior signage of the property

Exterior signs/adverts and signs/adverts on existing sign systems in the buildings must be approved by the landlord before initiation of the work/measures. In this respect, it is the tenant’s responsibility to submit drawings/photos to the landlord showing the location/scope with specification of the design, colours etc.

Signage and advertisement costs as well as the costs of dismantling and repairing any damage resulting from the signs being set up shall be covered by the tenant.

Caretaker service

The caretaker service on the property performs the following duties:

  • Periodic inspection of the property
  • Control and operation of joint technical facilities
  • Control and operation of outdoor areas and common areas
  • Snow shovelling
  • Maintenance of green areas
  • Keeping outdoor areas tidy and clean

The caretaker service will normally be undertaken by Newsec Basale AS.

In addition to the caretaker service, Oslo Areal AS normally manages the following joint services for the tenants:

  • Power supply
  • Heating/district heating
  • Cleaning of common areas
  • Renovation
  • Security and protection
  • Snow shovelling and sweeping
  • Maintenance of green areas
  • Servicing technical facilities

24-hour service

Our maintenance managers and caretakers can be contacted 24-7 at Newsec Basale’s service centre: Tel.: 06760