2014 Insight Issue 2

Insight

OFFICIAL PUBLICATION OF THE BUILDING OWNERS AND MANAGERS ASSOCIATION OF GEORGIA

ISSUE 2, 2014

THE COMMERCIAL REAL ESTATE JOURNAL®

THE

360

INSIDE:

ISSUE

LIGHTS...CAMERA...

REEL ESTATE! THE FILM INDUSTRY’S IMPACT ON CRE PAGE 14 IS YOUR BUILDING SMART ENOUGH? PAGE 28 HOW MILLENNIALS ARE CHANGING THE WORKFORCE PAGE 20

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Insight: The Commercial Real Estate Journal® is published for: BOMA Georgia 5901-C Peachtree Dunwoody Road NE Suite 300 Atlanta, GA 30328 (404) 475-9980 / (404) 475-9987 – fax info@bomageorgia.org, www.BOMALegacy.org www.BOMAGeorgia.org www.BOMAGeorgiaFoundation.org Managing Editor: Erin Hall ehall@bomageorgia.org 2014 BOMA GEORGIA OFFICERS President: Marcy Moneypenny, RPA, CPM President-Elect: Mark Dukes, RPA, CPM Vice President: Ian Hughes, LEED GA Treasurer: Todd Mitchell, RPA Immediate Past President: Miller Getz, RPA, CCIM DIRECTORS Nelson Farr, RPA; Kinsey Hinkson; Lisa Hollingshed; Andre Kearns, RPA; Mike Latham, LEED AP; Annette Mengert; Julie Motsinger, RPA; Kevin O’Sullivan; Steve Sauriol; Natalie Tyler-Martin; Marie Worsham, CPM, RPA EDITORIAL BOARD Chair: Tina Mershon Vice Chair: Lisa M. Beck, CPM Members: Jeff Burrow; Scott Carter; Lee Cope, P.E.; Amy Davidson, LEED GA; Robert Fuhr; Mark Gallman, SMA, SMT, LEED GA; Matt Galucki; Pete Grompone; Neschune Henry, RPA, LEED AP; Scott Hightower; Julie Hoffer, RPA; John Irvine; Lorry Jensen; Marie Kastens, RPA,CCIM; Hal Leitman; Taylor Moore; Joseph W. Murphy; Paula Ogletree; Bart L. Parker; Marvin P. Pastel, LEED GA; Emily Sircy; James Taylor; Calvin Truong; Joyce A. Tuttle, RPA, CPM; Bobby Webb; Jerry Williams

Insight FEATURES

14

Acceptance of advertising in BOMA Georgia’s Insight: The Commercial Real Estate Journal® does not imply BOMA Georgia’s endorsement or approval of the product or service advertised. All information has been checked for accuracy to the best of the publisher’s ability, but makes no warranties, implied or otherwise.

No responsibility is accepted for deletions, omissions, errors and/or inaccuracies. Unless a special placement is reserved, publisher reserves the right to place ads on a first-come, first-served basis and to separate by member and non-member status. The contents of this publication may not be reproduced by any means, in whole or in part, without the prior written consent of BOMA Georgia. © 2014 BOMA Georgia. All rights reserved.

PUBLISHED MAY 2014/BAA-Q0314/4096

ON THE COVER: GEORGIA’S FILM INDUSTRY

Lights…Camera…Reel Estate!

The Film Industry’s Impact on CRE Georgia ranks third in the United States when it comes to film production, trailing only Louisiana (#1) and California (#2). And Georgia’s real estate and property management professionals are very much involved in making the films.

BY Bob Fuhr, Sightline

20

How Millennials Are Changing the Workforce and Why You Should Care Millennials, those born between 1980 and 1995, are beginning to impact commercial real estate. We asked some industry leaders about what changes they are seeing and expect to see, but also what aspects of our industry will endure.

BY Bart Parker, ValleyCrest Landscape Maintenance

24

ndust d try hhas as bbeen een m aki king The film iindustry making movies in Georgia since the earliest days of film. In 1995, the Georgia Production Partnership (GPP) was formed and presently, GPP has more than 1,000 members representing a wide range of people—from actors and camera operators to companies that provide trailer rentals and real estate—involved in all aspects of making television shows and movies.

The BOMA Georgia Foundation: Paying It Forward The BOMA Georgia Foundation advances real estate education through scholarships awarded to individuals.

The Foundation also provides research that significantly impacts our commercial real estate association.

BY Mark Gallman, Highwoods Properties

27

The High Performance Checklist

28

Is Your Building Smart Enough?

Published by: Naylor, LLC 5950 NW 1st Place Gainesville, FL 32607 (800) 369-6220 / (352) 332-3331 – fax www.naylor.com

Publisher: David Evans Editorial Liaison: Shani Calvo Project Manager: SaraCatherine Goodwin Advertising Director: Chris Newman Marketing: Nancy Taylor Advertising Representatives: Amanda Blanchard, David Escobar, Ben Joseph, Aneita Lemonds, Nicholas Manis, John O’Neil, Desiree Pond, Robert Shafer, Ketan Solanki, Andrea Strecker, Brittany Thompson, Marcus Weston, Paul Woods, Chris Zabel Layout & Design: Gordon Klassen

www.BOMAGeorgia.org • Issue 2, 2014

THE COMMERCIAL REAL ESTATE JOURNAL®

33

Take a look at this checklist to see just what is necessary to achieve a high performance building in today’s environment. Review this list with your management team and determine if your building is operating at high performance levels.

COMPILED BY Lisa Beck, MB Real Estate Building owners, managers and engineers are employing new technologies in their facilities, but some are embracing these technologies more quickly. The challenge is determining which new technologies are important to deploy now and which can wait.

BY Scott Hightower, Verified Security

BTO Article—The Four Principles of a Water Treatment Program Knowing that water is the absolute best of all heat transfer mediums, what makes a water treatment program complete? This question can be boiled down into four areas that MUST be addressed.

BY Trace Blackmore, Blackmore Enterprises, Inc.

36

DEPARTMENTS

6 8 38 39

PRESIDENT’S MESSAGE

46

INDEX OF ADVERTISERS/ ADVERTISERS.COM

LEGISLATIVE ROUNDUP CALENDAR OF EVENTS ALLIED MEMBER SERVICE DIRECTORY

Emerging Professional Spotlight Jimi Broderick, Remediation Group, Inc. If there was ever a person who truly loves their job, it is Jimi Broderick, senior sales coordinator for the Remediation Group Inc. Throughout his career Broderick has been defining his passion, and RGI has given him the opportunity to combine his loves of real estate, construction and helping others.

BY Amy Davidson, Aquascape Environmental

Discover

BOMA GEORGIA’S Foundation

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INSIGHT | ISSUE 2, 2014 | www.BOMAGeorgia.org | 5

PRESIDENT’S MESSAGE

What’s Your Career Performance Plan?

I

would ask that you consider this question: How much energy do you spend improving your building’s performance in comparison to your career’s performance? Hmmmm, thought provoking, isn’t it?

In early April, I learned that this issue of Insight would be the 360 issue exploring a variety of interesting topics related to achieving a high performance building. What a perfect fit! For every measurable 360 benchmark, we can identify an equivalent objective for career development!

BY Marcy Moneypenny, RPA, CPM BOMA Georgia President

In my opinion, this is a perfect opportunity to contrast measurable benchmarks between building and career performance. So, I’ve come up with a few questions that evaluate the excellence of our properties and directly correlate to the maintenance and growth of our careers.

A Career Refresh Building Question: Is your property outdated?

Correlating Career Question: Is your career tired and in need of an update?

Action Items: 1. Take an internal survey about where you currently are and where you WANT to be in your career.

2. Let others within your organization know where you want to go in your career and what tools you need to be successful.

3. Be deliberate in establishing a realistic action plan and be aggressive with it. In other words, don’t wait for someone to notice your efforts and goals

6 INSIGHT | ISSUE 2,, 2014 | www.BOMAGeorgi www.BOMAGeorgia.org g a.org g

EX AMPLE: The annual BOMA Trade Show is a fantastic networking opportunity for every industry membver regardless of member type. You can use an opportunity like the Trade Show to meet new service providers, potential mentors and individuals who can swap best practices with you. And, of course, the Trade Show is a wonderful place to spend time learning about cutting edge products and services in the commercial real estate industry. Equipping yourself with this information puts you in a strong position to see meaningful professional growth.

It’s a good idea to constantly consider how you can become more proficient when looking at your overall presence from every perspective.

Perception Is Reality Building Question: What is the market perception of your building?

Correlating Career Question: How do your peers, tenants and clients see you?

Action Items: 1. Make sure that each day that you head into the office you have assessed your executive presence before hitting the door. Have you prepared yourself for the meetings scheduled that day? Are you ready to communicate effectively and professionally with those around you?

2. Do you look the part? Dress for the next step in your career NOW. 3. When you start to sense the next step of your career is around the corner, try to put new eyes on. To get ready for the next big move, it may be necessary to strip away the “old you” based on your current skills and experience,

and start crafting the professional that you want others to see.

EXAMPLE: There are achievements like BOMA 360, ENERGY STAR or LEED that put our properties among the best in class. Why not do that for your professional self? For example, BOMA Georgia has an annual awards program. Sure, part of this program is honoring The Outstanding Building of the Year (TOBY) in various categories, but association awards also recognize individuals in various categories who have set themselves apart in the industry. Why not

strive to attain one of those?

Part of what highlights a building’s success is its ability to embrace trends and new technologies. If a building can be “high performance,” why can’t you do the same as a professional? Show that you are a high performance building professional by obtaining the High Performance Program designation or certificate. Such a mark of distinction places tremendous value on you as a professional, and that will be evident in the respect you gain from others. You can learn more about the HP Program on page 32.

EXAMPLE: BOMA Georgia offers a variety of educational opportunities including classes, seminars and shared interest group events. You can show you are ready for the next step in your career by obtaining an RPA, FMA, SMA or SMT designation.

If that commitment isn’t right for you, how about attending a young professionals lunch-andlearn or a conflict management seminar? Heck, you could learn

a tremendous amount just by reading trade publications such as the one you have in your hands right now. And if traditional professional development is cost prohibitive, you can now look to the BOMA Georgia Foundation to fund part of your education via available scholarships. You can learn more about the Foundation on page 24.

Set Yourself Apart Building Question: What are you doing to differentiate your building?

Career Question: What are you doing to o differentiate your our skill set?

Action Items: 1. Are you being proactive with your career by taking on new and additional challenges? Are you asking for more?

2. Are you showcasing your desire to lead by expanding your resources and trying to improve in areas where you feel challenged?

Have you raised your hand for a new assignment? Put yourself out there; take a risk!

I hope these questions have challenged you to look at your career in a new light. Remember that each investment in your career will benefit not only you, but your firm, community and state. The only

way the Georgia commercial real estate industry can continue to lead is by having ambitious, forward-thinking individuals at its helm; people like you.

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LEGISLATIVE ROUNDUP

Sustainabili and Your Bottom Line WHY ENERGY EFFICIENCY MATTERS S AND AND HOW HOW YOU YOU CAN AFFORD IT IT

S

BY Brandy Mitcham, BOMA Georgia

ustainability. This word is assumedly injected into your business conversations on a regular, if not daily, basis. It’s such a popular trend these days that entire industries and departments have been built around sustainability. It is not, however, a passing trend or fad. The benefits of sustainable improvements go beyond the public image benefits of reducing your carbon footprint. Both private and public entities are working toward a goal of reducing energy consumption in their business operations.

There are undoubtedly tremendous benefits to improving the efficiency of your building. The EPA boasts that buildings that have earned the ENERGY STAR® label use 35 percent less energy than typical buildings.

Considering the portion of operating expenses that energy costs account for, reducing energy consumption can lead to significant financial savings. savings More efficient buildings also tend to be more attractive to tenants and experience higher occupancy rates. In addition, sustainability improvements generate increased asset values.

There are countless solutions to streamlining your energy costs. Some are relatively easy and inexpensive fixes, such as optimizing temperature set points and times and ensuring lights are not on when no one is in a space. This low-hanging fruit is a great starting point,

8 INSIGHT | ISSUE 2, 2014 | www.BOMAGeorgia.org

but more seri serious iouss savings sav avin ings gs are often found from changes chhange gess that require a greater upfront investment. investmentt. TThe he uupfront pfro pf ront costs of these improvements are often the greatest impediment to undertaking sustainable projects. So how can your business find more affordable ways to contribute to this global cause?

VOLUNTARY PROGRAM In 2011, the federal government launched the Better Buildings Initiative. This program challenges buildings to become 20 percent more efficient by 2020. Atlanta Mayor Kasim Reed made it a goal for the city to be a national leader in sustainability, and his Office of Sustainability— partnered with Central Atlanta Progress and the Atlanta Downtown Improvement District—launched the Better Buildings Challenge as part of this national initiative.

The program has seen remarkable success success. In the first year alone, 70 buildings, accounting for more than 50 million square feet, joined the challenge. Using ENERGY STAR Portfolio Manager to track progress toward energy reduction goals, participants have a measurable way to see their improvements generate results. As part of the involvement with the Better Buildings Challenge, participants receive building assessments to provide recommendations for opportunities to make continued on page 10

ity ty

e 2014 Legislative Session Wraps Up On Thursday, March 20, the Georgia General Assembly adjourned sine die, bringing the 2014 legislative session to a close. Overall, this was a successful year for commercial real estate in Georgia. There were several pieces of legislation passed this year that can have a positive impact on the industry. Those pieces recently traveled to the governor’s desk, and were all signed into law by Gov. Nathan Deal.

• SB 305 – Written Notification of Code Violations: This bill requires a state fire marshal, inspector or code official to give written notification of any code violation and provide an opportunity to remedy the violation before denying a permit or issuing a stop-work order.

• HB 128 – Downtown Development Incentives: This bill is intended to provide low-interest loans to developers who invest in downtown areas in need of redevelopment. The Department of Community Affairs is authorized to disburse $20 million over a four year period.

• HB 60 – Safe Carry Protection Act: The provisions of HB 875, which failed to make the final Senate debate calendar, were

added to HB 60. The bill allows weapons in places of worship and permits suppressors for use in hunting. Of importance to our membership, the bill also preserves the right of property owners to forbid possession of a weapon on their property as well as eject offenders per the criminal trespass code.

• SB 125 – Landowner’s Duty to Trespassers: Current case law holds that landowners generally do not owe a duty of care to trespassers except that they may not willfully or wantonly cause injury. This bill codifies this case law in order to protect property owners from owing an expanded duty of care to trespassers.

• HB 755 – Good Faith Payments of Property Taxes: Current law requires that when a tax bill is due while an appeal of a property tax is pending, taxpayers must pay 85 percent of the tax on the value assessed by the county in order to preserve the right to appeal. This bill will allow owners the option to pay taxes based on the most recent uncontested valuation or 85 percent of the tax bill on the current valuation.

INSIGHT | ISSUE 2, 2014 | www.BOMAGeorgia.org | 9

For a list of currently available incentives for energy efficiency projects, visit the Department of Energy’s DSIRE website (www.dsireusa.org).

continued from page 8

improvements. These assessments can be a valuable tool for owners and managers to find solutions for reducing energy costs.

FINANCIAL RESOURCES For any sustainable investment, it is worth taking the time to search for financial assistance programs, as there are several available for qualifying projects. One valuable resource in researching these programs is the Georgia Environmental Finance Authority.

This state office was founded in order to facilitate programs that conserve Georgia’s energy, water and land resources. They can help direct property owners to tax credits, rebates and low-interest loans for sustainable improvement projects.

For a list of currently available incentives for energy efficiency projects, visit the Department of Energy’s DSIRE website (www.dsireusa.org). This site maintains

an updated list of state and federal incentive u programs. With any of these programs, it is important to contact the manager to verify availability. Due to demand and high popularity of these programs, they do have caps on participation. One of the best financial resources is often your utility provider. Contact your provider and ask about available rebates.

Low-interest loans are another option when considering how to finance your sustainable project. The Georgia Green Loans program, founded by Access to Capital for Entrepreneurs (ACE) is one such resource. These loans are currently offered in the North Georgia and Metro Atlanta regions, though they will soon be available throughout the state. This loan is available on “green” improvement projects at a 1.99 percent interest rate in amounts from $5,000 up to $250,000.

BOMA Georgia is also monitoring the progress of a PACE program in Georgia. PACE is a financing mechanism by which energy efficiency and renewable energy upgrades

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GREEN CONSULTING An entire industry has been created to help building owners meet their sustainability goals. Consulting groups can be an effective way to generate cost-friendly solutions.

Experts can direct you to low-cost improvements as well as additional financial resources to help offset the capital needed for more extensive projects. Your involvement with BOMA Georgia exposes you to a network of experts who can help you navigate the best return on your investment.

BOMA MEMBERSHIP BOMA Georgia’s advocacy efforts continue to include working with government entities to find optimal solutions for meeting shared goals. Sustainability is now an important component of any commercial real estate business model, and BOMA will work to help you meet your goals.

In the upcoming year, BOMA will be working with the City of Atlanta and the Georgia General Assembly to find additional ways to make sustainable improvements a more feasible goal for its members. BOMA staff will keep you updated on the progress of these and other legislative developments. As always, your involvement and input are always welcome.

ABOUT THE AUTHOR Brandy Mitcham is the government affairs coordinator for BOMA Georgia. She serves as a liaison between members and government officials by advocating for the interests of the commercial real estate industry.

Mitigation Environmental Reconstruction Contents Restoration

10 INSIGHT 681978_Meridian.indd 1 | ISSUE 2, 2014 |

are 100 percent financed and repaid over the long term as a property tax assessment. In 2010, the Georgia General Assembly passed PACE enabling legislation, and a public-private partnership has already been established in the City of Atlanta. Clean Energy Atlanta is in the final stages of development as an intergovernmental agreement is reached between Invest Atlanta and Fulton County.

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FEATURE

Lights…Camera...

BY Bob Fuhr Sightline

THE IMPACT OF GEORGIA’S BURGEONING FILM INDUSTRY ON COMMERCIAL REAL ESTATE

14 INSIGHT | ISSUE 2, 2014 | www.BOMAGeorgia.org

REEL G

one with the Wind, perhaps the most famous movie ever made, was set entirely in Georgia. But Clark Gable’s character Rhett Butler and Vivian Leigh’s Scarlet O’Hara never once set foot in the state.

In fact, other than filming a few brief shots for the opening credits, the cameras never left California.

Of course, the film industry has been making movies in Georgia since the earliest days of film. In 1972, Deliverance helped the Peach State truly capture the motion picture industry’s attention. And boy, does Georgia have everyone’s attention now.

SHOW ME THE MONEY The Georgia Production Partnership (GPP) was formed in 1995 to help bring the television and motion picture industry to Georgia.

Presently, GPP has more than 1,000 members representing a wide range of people—from actors and camera operators to companies that provide trailer rentals and real estate—involved in all aspects of making television shows and movies.

Georgia’s real estate and property management professionals are very much involved in making the films filling the big screen and silver screen alike.

Georgia ranks third in the United States when it comes to film production, trailing only Louisiana (#1) and California (#2). It seems a new movie starts filming as soon as the last one wraps, and in many cases there is more than one filming at a time. As of the date of this publication, production of the third and fourth installations of The Hunger Games series are wrapping up, and nearly 60 television shows are currently being shot in Georgia.

What brought the stars to our state in such great numbers? As Craig Miller, co-president and public relations committee chair for GPP, puts it: “Film productions follow cash.”

That cash began flowing in 2008 when Georgia passed the Entertainment Industry Investment Act offering tax incentives to those willing to bring productions to Georgia. The program has consistently gained traction since it was put in place.

“Gov. Barnes entertained the idea, Gov. Purdue enhanced it and Gov. Deal has truly embraced it,” said Miller.

These incentives lead to millions, even tens of millions in savings. Productions can recover 30 percent of their budget in taxes.

Twenty percent comes from a credit for every dollar spent in Georgia, and that is great news for local businesses and property owners. An additional 10 percent savings can be realized simply by putting Georgia’s logo in the end credits of a project. That is serious money.

For example, 2013’s Catching Fire—the sequel to The Hunger Games—was largely filmed in and around Atlanta. It cost $130 million to make the film. Not all of that money was spent in Georgia, but even if a third of it was we are talking about $13 million in savings.

The best part is that film industries can sell the tax credit to someone else. The going rate is about 90 cents on the dollar. Large

corporations with a Georgia tax liability are eagerly purchasing these credits. In fact, a small industry has formed around brokering these deals.

“It’s a system that works,” said Miller.

It sure seems that way. In 2006, two years before the Entertainment Industry Investment Act was put in place, the film industry spent $240 million in Georgia. Last year that figure exploded to $3.3 billion in revenue generated by the industry.

That money is reaching all corners of the state. Popular AMC television series The Walking Dead, which got its start in Atlanta and has since moved to locations throughout Georgia, has understandably seen the most activity. Savannah, where Zombieland was filmed, comes in at number two. That means we have zombies from Atlanta to the Atlantic. To date, 60 of Georgia’s 157 counties have hosted productions.

While the tax incentive is by far the primary driver behind the state’s newest and perhaps fastest growing industry, Georgia is an attractive destination for many reasons.

Hartsfield-Jackson Atlanta International Airport offers easy transportation for both people and cargo. Delta alone offers 10 non-stop flights to Los Angeles every day.

Georgia also features a variety of landscapes: mountains, coastline, swamps, forests and farmland. Atlanta is a thriving metropolitan area that offers crew members and talent a variety of places to work, live and play. The state is also dotted with unique and interesting cities and towns ranging from Savannah, where The Legend of Bagger Vance was shot, to Monticella, where My Cousin Vinny was filmed.

Georgia’s population is equally diverse and interesting. It represents a wide range of ethnicities, nationalities and backgrounds. Plus, when it comes to the film business, many of the interested parties really know what they are doing.

This is actually Georgia’s second film boom.

Back in the 1980s, Georgia was hopping with productions like the Academy Award winning Driving Miss Daisy. A lot of people who came

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to work on those films liked living in Georgia and ended up making it home. That appears to be happening again. Before the incentive, Georgia was, at best, a couple of film crews deep. According to the Huffington Post, Georgia currently has an estimated 5,000 professionals associated with the film industry including more than 1,000 production suppliers and support companies. The fact Georgia has such depth when it comes to providing talent both in front of and behind the lens is a tremendous asset.

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And with one production stacking up after another, our bench is getting deeper every day.

There can be no arguing the film industry has given our economy a boost, however, job creation is difficult to measure. That is because a lighting technician working on a movie one week might end up working on a television program the next. Despite the specifics being a literal moving target, it’s safe to say many Georgia residents are working every day and making good money in the business.

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And while that $3.3 billion figure is comprehensive, it is not all-encompassing. It captures the money a producer in town with a film spends on a tank of gas but not the flowers he buys for his wife from a local business.

Money is being spent on everything from lodging, rental cars and construction materials to plane tickets and real estate.

DID SOMEBODY SAY REAL ESTATE? Yes, Georgia’s real estate community is in on the act. From land deals to office leases, the film industry is impacting our industry on multiple fronts.

Being known as a place where they film movies and TV shows makes us even cooler than we already were. Though, with summer approaching, that obviously refers to our hipness, and not our temperatures.

Regardless, the allure of being a film/TV hub helps attract people to cities throughout Georgia. In Covington, 70 percent of tourism revenue is still related to two TV series, the The Dukes of Hazzard and In the Heat of the Night, which ended production 30 and 20 years ago, respectively. What leasing agent showing a prospective tenant a space would not want to be able to say, “Do you remember that scene from that movie? Well this is where it happened.”

Distressed and vacant properties are getting a new life. Today, the old Lakewood Fairgrounds is home to the EUE/Screen Gems Studios.

Jacoby Development, the same people who created Atlantic Station, is opening a studio complex at the OFS manufacturing facility in Gwinnett County. Pinewood Atlanta Studios won the Georgia Economic Developers Association 2013 Deal of the Year Award and now has five sound stages open on the land they purchased.

In total, 11 new studios have opened in Georgia since 2008.

And the film industry’s impact on Georgia real estate is happening off camera as well.

When we think about film productions, actors, sets and cameramen quickly come to mind.

However, there are also a lot of producers, accountants, administrators, IT professionals, secretaries, transportation managers and the like who need a place to work.

For properties with office space to lease, that spells opportunity. It takes some flexibility,

but if you are willing to look at things a bit differently, there is money to be made. First and foremost you have to be open to a short-term lease. The average movie production occupies a space for two to three months. For television shows it can be much longer if the series is a hit, or much shorter if the show does not take off.

The back office operations of a production do not require a lot of luxury. They do, however, like a lot of windows and light. Productions are willing to put people in a big open room without making a lot of modifications. When changes are made they are usually temporary and easy to reverse. For example, production staffs like to put things up on temporary walls. As a rule, you usually get the space back better than it was.

Still, you want to make sure everyone agrees what is going to be left behind.

What the back office crew is looking for most is convenience.

“A great example of a real hot spot right now is a pair of seven-story office buildings located at the intersection of Howell Mill Road and 75,”

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said Miller. “It is a great location with great loading docks that is right next to the Atlanta Food Truck Park. They love those food trucks.”

There are also opportunities for industrial space because productions need places to house wardrobe, store things and build sets.

SO YOU WANT TO BE IN PICTURES Of course the sexy part of the film industry is getting your property in front of the camera.

“There is a certain romanticism about it,” said GPP Co-president Tim McCabe.” You will always be able to say ‘This is where they shot that scene.’”

However, before you decide to make your property a star, you need to remember that fame comes with a price.

“I describe the film business as like no other you would want to be involved in,” said McCabe “It’s a compressed microcosm of energy. People come together for an intense period and then it’s done. Sleeping is a luxury you don’t get. The film is so

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self-centered and all-encompassing of anyone involved in it that people on the outside can easily be offended.”

When it comes to turning your property into a set, keep this mentality in mind: you cannot get a little bit pregnant. The need for diligence in understanding and spelling out your obligations is paramount.

Phrases like, “It’s no big deal,” “We’ll be here a little while,” “Here is X dollars for the inconvenience,” can quickly become lost access to elevators, lobby, restaurants, entrances and parking for days and even weeks.

You can also find yourself dealing with challenges that are downright bizarre. For example, one BOMA Georgia property manager encountered a pair of overzealous fans who stowed away on top of an elevator hoping to catch a glimpse of Tony Soprano.

In addition to understanding the “how” behind the filming, you should also make sure you know every detail, including what will be filmed. Parents who use your daycare facility might not appreciate an actor repeatedly

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INSIGHT | ISSUE 2, 2014 | www.BOMAGeorgia.org 17 15/05/13 11:19| PM

shouting obscenities within earshot of their children.

Naturally, you will want to get your tenants ready and be prepared to address their challenges and concerns. Strong communication is critical. You will want to let them know what to expect the same way you prepare for something like a visit from your high-rise window cleaning provider.

“What can be fun and interesting for a day or two can quickly come downright inconvenient and annoying as the days turn into weeks,” Miller said. “I always say that if a film company isn’t inconveniencing someone, they probably aren’t doing their job.”

If a film or TV show comes to your property, you should prepare for 14-hour days and the need to move quickly. Film productions operate on short notice, sometimes just two to three days or often within hours. If you get a month’s notice, consider yourself lucky.

The good news is film productions are largely self-sufficient. They take care of the permits, bring their own power and handle their own security.

“It is a self-contained entity,” said McCabe.

“All you really need to provide is a contact.”

HOW DO I GET DISCOVERED? A great way to get involved in Georgia film and TV industry is to join the GPP where you can network with industry professionals and

keep abreast of the latest happenings. Most of the industry’s work in Georgia is done through the Georgia Department of Film, Music & Digital Entertainment. You can go directly to their website (www.georgiaproduction.org) to post your location as a candidate. Another useful resource is the Georgia Film and TV Production website (www.georgia.org/industries/ entertainment/georgia-film-tv-production/) where you can list your property as a potential film/TV location.

Location scouts search for and select locations. Much of their work is based on relationships and word of mouth. They tend to find places and people they like and then stick with them. In other words, if you have the right property, once you are in, you are in.

The key to getting involved is being what people in the production business call “film friendly.” For example, you will not get a traditional square-foot-based lease.

Film companies want to negotiate the total agreement and then pay a flat rate with all the operating expenses built in.

Miller explains that being practical is essential.

“You have to be knowledgeable of what they are about to do to you and what you should get paid for it without getting enamored because it’s the movie business,” he said. “You can’t think ‘It’s Hollywood. They have a ton of money so I can gouge them.’”

You also want to remember you are dealing with a temporary LLC that is going to exist for a bit and then go away.

IT’S NOT PERSONAL, SONNY; IT’S BUSINESS The film production happening in our state is exciting. Being a part of it can be fascinating and lucrative. In the end, though, it is simply business, and it remains up to a building owner and team to decide if the inconvenience is worth the rewards, financial or otherwise. “(This) is a legitimate business,” Miller said. “If you’re smart and you’re educated about what you are getting into, it can be very profitable.”

ABOUT THE AUTHOR Bob Fuhr is the vice president of business development for Sightline (formerly SBS).

Prior to joining Sightline, Fuhr helped companies—that include members of the Fortune 100—develop their sales teams. He has led service and facilities management teams for a major corporation and also served as a command officer in the emergency services. Fuhr has been featured as a speaker on team performance at international conferences and throughout North America.

Fuhr is an active member of BOMA Georgia and serves on the Editorial Board and Community Service Committee.

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Recognizing BOMA Georgia Foundation Donors The work of the BOMA Georgia Foundation would not be possible without the support of generous donors.

Whether a donation is made by a company or an individual, every contribution is vital to the Foundation’s mission of advancing real estate education and research. Below is a list of individual and corporate donors to date who have committed to helping the Foundation in achieving its mission.

Individual Donors

Corporate Donors ASSOCIATES A ASSOCI SSOCIATE ATES S

ASSOCIATES Individual donors who have given $101-$200 to the BOMA Georgia Foundation.

Company donors who have given $500-$999 to the BOMA Georgia Foundation.

Dave Hoffstetter | Jacob Wilder | Jen Wright | Judi Sponsel, RPA Kevin O'Sullivan | Linda Beauchamp, RPA | Lisa Hollingshed | Orlando Ojeda

Cummins Power South | Empire Roofing | EPIC Response | Everclear Enterprises Mayberry Electric | Parker Young Construction/FireStar Inc. | Putzel Electrical Contractors Russell Landscape Group | Total Plant & Floral Service Inc. | Valcourt Building Services

BACHELORS

MASTERS

Individual donors who have given $201-$350 to the BOMA Georgia Foundation.

Individual donors who have given $351-$500 to the BOMA Georgia Foundation.

Erin Hall

Ian Hughes, LEED GA Julie Motsinger, RPA

BACHELORS Company donors who have given $1,000-$2,499 to the BOMA Georgia Foundation.

DOCTORATE Individual donors who have given $501-$1,000 to the BOMA Georgia Foundation.

Gabriel Eckert, CAE Marie Worsham, RPA, CPM, LEED GA

POST-DOCTORATE Individual donors who have given more than $1,000 to the BOMA Georgia Foundation.

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Anonymous (1 donor) Mark Dukes, RPA, CCIM | Mark Gallman, SMA, SMT, LEED GA

To discover more about the BOMA Georgia Foundation, visit www.BOMAGeorgiaFoundation.org

To make a tax-deductible individual or corporate donation to the Foundation today, visit www.BOMAGeorgiaFoundation.org/donors/

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FEATURE

How Millennials Are Changing

the Workforce ...and Why You Should Care

BY Bart Parker ValleyCrest Landscape Maintenance

M

illennials, those born between 1980 and 1995, are already impacting commercial real estate–one company in Atlanta recently shed most of its suburban buildings, purchasing new ones in Buckhead–reflecting the trend for increased urbanization among this generation’s workers. We asked some industry leaders about what changes they are seeing and expect to see, but also what aspects of our industry will endure.

In the 2013 movie The Internship, Vince Vaughn and Owen Wilson are wrist-watch salesmen who discover their careers are obsolete, and they must re-invent themselves. Although a caricature, this scenario parallels challenges facing the commercial real estate industry. Does the growing influence of a new generation in the workforce spell doom for some commercial real estate or property management practices?

How must CRE owners and managers adapt so that their product remains competitive?

People who study different generations tell us the Millennials, also known as Generation Y, currently comprise 34 percent of the workforce and will make up half of those working by 2020. Even more, this number will grow to a whopping 70 percent by 2025.

Hannah Ubl of Bridgeworks, a Minneapolis-based firm that specializes in generation trends and buying habits, says

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the words that best describe this generation are collaborative, innovative and tech savvy. Real estate industry leaders point out various aspects of our business will change to suit the Millennial profile: their hip tastes and desire for connectedness, flexible work hours and environments, ease with technology and comingling of priorities such as work and play.

Vaughn and Wilson’s characters in The Internship talk their way into a coveted Google internship, securing their spots partly in the interest of diversity—i.e., the old guys— in the class.

However, despite their lack of comfort with technology, they set themselves apart because of the skills they bring: relationship and team building, verbal persuasion and the ability to relate to different generations. Like these two, what aspects of commercial real estate and/or good property management will retain value moving forward?

Parkway Properties recently changed its approach to commercial real estate in Atlanta, selling a number of its suburban buildings and purchasing newer, more urban buildings surrounded by public transit and amenities.

Kate Urey, Parkway Realty Services regional property manager, said the move is paying off for her company, as evidenced by their landing the new headquarters of national residential developer Pulte, which is moving into five floors of One Capital City Plaza. The space features multiple balconies

with beautiful views overlooking the Atlanta skyline, is across the street from MARTA rail and surrounded by shopping, dining and entertainment venues.

However, while “Millennial” preferences are changing their approach to real estate product, the profile of Parkway’s property management employee probably won’t change. Urey noted there will continue to be on-the-job training, and employees will need to work hard to get things done.

“Millennials seem to prefer space that is comfortable and arranged in a collaborative, open environment,” said Marie Kastens, a CBRE director in Peachtree Corners. “Property management can help building owners think creatively about how they market their existing floor plans. Existing space can be transformed to inspire the millennial generation’s fast-paced, collaborative mindset.”

Kastens added that this age group grew up with technology and have high expectations that their workplace be wired to accommodate the tools they need to be productive, noting another way office environments must adapt.

“In order to draw in this crowd, there should be something unique about the building besides location such as its outdoor space or connection to the community,” said Kastens, who holds RPA and CCIM designations. “An example is the Forum at Peachtree Corners, which is a vibrant, walkable amenity to offices in Peachtree Corners. In many areas we are working with nearby retail to get special deals and events scheduled for tenants.”

Aspects of property management that won’t change, Kastens said, include having top-notch, customer service-oriented vendors; providing comfortable, well lit spaces with nice furnishings in the common areas; and insuring there is inviting, well-maintained landscaping.

Pat Freeman, vice president of property management for Columbia Property Trust in Sandy Springs, echoes several aspects of CRE that are changing, such as adapting to technology improvements.

“Space will change; the configuration, the way it is thought of, and the blend between common area and tenant space,” Freeman said.

However, good property management skills will transcend the changes to suit Millennials. Freeman, who holds RPA, CPM, SMA and CCIM designations, said skills like multi-tasking and multi-discipline expertise; people skills (management engaging well and not upsetting people); and communication

(cross-tier and cross-generational communication) are aspects of property management that will retain value going forward.

Mark Schroeder, AIA, VP of Veenendaal Cave architects, has researched Millennials extensively, speaking on the subject regularly to groups including the 2013 BOMA High Performance Building Summit attendees. During a tour of Veenendaal’s floor of The Proscenium in Midtown, Schroeder explained that the space is a sort of laboratory for space suited to Millennials, designed as such because more than half their workforce is from that generation and they want to attract the best and brightest.

How are Millennials different than previous generations?

“It’s all about work-life balance,” Schroeder explained. “Growing up, I was always after the corner office. Millennials prefer less private offices, more open spaces and more spaces people can go to.”

Designers and staff in Schroeder’s office work together in bullpen-style open settings, with very low surrounding dividers and adjacent windows letting in lots of natural light. The desks are grouped around tables where the team can collaborate. Other places in the building feature tables where each team works together assembling carpet and surface samples for specific projects. The open layout inspires creativity among the teams when they see new and interesting ideas their colleagues devise.

In other parts of the building there are glassenclosed conference rooms where teams can work together with some privacy (at least in terms of sound). Sheets of paper with lists of ideas and designs scribbled on them were attached to the glass doors where one team was working. The back and side walls of the conference room are constructed of white-board, allowing for the team to record more of its brainstorming. Only the executive offices, at the north end of the space, are walled with glass to allow for privacy when discussing personnel or other delicate issues.

Where Millennials often choose to live is another thing that has changed, Schroeder said.

“They locate inside the Perimeter, close to work,” he said. “It’s totally flipped from when I started in the business, locating in Alpharetta. It is all about being connected to rail transportation, public parks, continued on page 22

INSIGHT | ISSUE 2, 1, 2014 | www.BOMAGeorgia.org | 21

continued from page 21

Traditionalists

Baby Boomers

Generation X

Year Range Born

Pre-1946

1946-64

1965-79

Work Force Today

75 Million

80 Million

60 Million

Significant Shaping Events

WWII, Great Depression

Characteristics

Loyalty, Self Sacrifice

Skeptical Nature, Fiercely Independent, Entrepreneurial

Information from Hannah Ubl, Bridgeworks, keynote at 2014 BOMA High Performance Building Summit.

22 INSIGHT 689812_Editorial.indd 1 | ISSUE 2, 2014 |

1980-95

24-hr Media, Music Vietnam, Space Travel, Videos, MTV, CNN, Watergate Failure of Marriage as Institution Optimistic, Idealistic, Competitive

www.BOMAGeorgia.org

d dining, shopping and eentertainment.”

Additionally, Millenials 82 Million ttend to work different Technological Change, hours.

As is the case h Violence in Homeland with some companies w (CNN, Columbine) eemploying Millennials, Collaborative, Innovative, VVeenendaal negotiated Tech Savvy, Close its i lease to allow for Relationships with nnon-traditional hours, Authority Figures ssince employees or teams ssometimes work late into the evening to complete a project. Traditional leases usually only allow for HVAC/air handling during regular office hours, maybe 7 a.m. to 6 p.m., and a tenant could be charged extra if they utilize air handling services before or after hours.

As for design trends that are changing to suit Millennials, Schroeder said he is working on space now where there are no designated desks or offices. All furniture is mobile so they can reconfigure based on what they have going on at the time. Costs are coming down to ensure wireless connectivity, so allowing employees to customize the configuration of their tables and chairs—or even bean bag chairs—is easier than ever. These days, tenants are paying more for furniture, but less in construction costs, Schroeder adds. “(Millennials) like new materials, open spaces; spaces that bounce over the senses and make them feel alive,” Schroeder said.

“They are very conscious of the environment, though LEED isn’t as important as that green, ecologically sensitive materials are utilized.

Reclaimed materials in traditional buildings are very popular. Retro is cool, with a modern flair.

“A Millennial might go into an office building with normal cubicles and cringe, and say, ‘I don’t want to work here.’ If you don’t have a space that’s going to entice them and make them want to work there, they won’t come work there. They are blurring the lines between work and social (interaction), wanting to be a part of the larger whole – their fellow employees.”

However, there are aspects of traditional commercial real estate that Schroeder says many Millennials miss and they must be taught: Learning how to be professionals, how to hold face-to-face conversations, Millennials

4/28/14 7:04 PM

hold, significantly reducing the need ABOUT THE AUTHOR how to write emails that are grammatically for commercial office space. Neither of Bart Parker is a Senior Business Developer correct and include punctuation, even these predictions have caused near the with ValleyCrest Landscape Maintenance who teaching them how to dress for a work anticipated impact on the industry. has worked in metro Atlanta’s commercial real environment. These are all skills that he “There isn’t a silver bullet” for estate industry for more than 20 years. He is teaches and tries to reinforce with his addressing the changing workforce, a LEED Green Associate and holds a Bachelor employees. Finally, understanding how to said Getz, who holds RPA and CCIM of Arts in Journalism from the University of relate to persons from different generations designations, adding that he doubts we’ll Georgia. He received BOMA Georgia’s George is an important skill they must learn. ever see a paperless workplace.

F. Richardson (now Huey) Award in 1997 and Catherine Moylinson and Jason Frost of the Pen & Quill Award in 2008.

Cousins led a session at the 2014 BOMA High Performance Building Summit on “The Next Development Cycle: Tenant Offerings to Remain Competitive in the Market.”

Their case study was a new building called Parking Management Services Colorado Tower in the Austin market. They Ì Maximum revenue - Minimal obligation discussed tangible and sometimes unusual Ì Safe and Secure property environment changes to accommodate trends related Ì Optimize your parking facility to the growing Millennial and Generation X population in the workforce.

Valet Parking Services Ì Mixed use properties Frost said it was the first time he had Ì Retail & Restaurants written a lease that allows for dogs. A Ì Office buildings tenant was allowed five dogs under 50 pounds for their space and the service Investment Partnerships elevator was designed to open into the Ì Your property as Residual Income Ì Parking income from Investment space, so the dog owners could bring their pets in directly from the parking deck, without taking the animals through Executive Parking Systems, Inc. common area space. Improved connectivity 404-688-0801 info@ParkWithEPS.com for cell phones and wireless; allowing for www.ExecutiveParkingAtl.com longer working hours; amenities designed Increasing Your Business is Our Business to support a healthy lifestyle like bike storage and lockers, plus fitness center and showers are among other offerings in this 676006_Executive.indd 1 11/02/14 11:13 AM recent new building.

Although significant changes are in the works – a trend toward more urban offices, more open layouts and improved connectivity – it doesn’t appear that commercial real estate as we know it will throw in the towel any time soon. All of those interviewed agree there will continue Serving Atlanta Since 1980 to be a need for privacy in some offices, whether for discussion of personnel issues or for older workers who prefer privacy over collaboration to get their work done.

BOMA Georgia immediate past president Miller Getz, of Piedmont Office Realty Trust Inc., remains skeptical of monumental changes to commercial real estate, noting he was told years ago we would become a paperless workplace 2950 Cole Court, Norcross, GA 30071 www.burkepainting.com and that telecommuting would take

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FEATURE

The BOMA Georgia Foundation:

Paying It T

BY Mark Gallman Highwoods Properties

he BOMA Georgia Foundation advances real estate education through scholarships awarded to individuals. The Foundation also provides research that significantly impacts our commercial real estate association.

Have you benefitted from a BOMA Georgia education? If you have attended a BOMA Georgia luncheon or a BOMA Technical Organization (BTO) lunch; if you have participated in an educational seminar presented by an allied member; if you have visited or participated in the annual BOMA Trade Show or a High Performance Building Summit, then chances are that you have come away from those events with a sense that you have learned something and established new connections within the commercial real estate industry.

24 INSIGHT | ISSUE 2, 2014 | www.BOMAGeorgia.org

When you speak with professionals in commercial real estate management through BOMA—whether it is a property manager, facility manager, engineer or vendor service provider—you will typically begin a new relationship with these great association members. In doing so, it eventually becomes clear that most commercial real estate professionals did not go to school or college to major in commercial real estate management.

Most commercial property management professionals will say that they “fell into this job.” Many of these professionals will tell you that they majored in some other discipline, such as accounting, business, marketing, education, history or something else.

In 2013, during the BOMA Georgia engineering breakfast, a panel of speakers including a commercial real estate company president, a regional maintenance manager, a chief engineer and a young professional engineer, all spoke to the assembly about

Forward how BOMA education had led them on their individual pathways to success. Speakers on the panel told the story of how they entered commercial real estate from previous careers. The speakers had careers in general construction trades or college, to careers such as a machinist in aerospace research and development, to an engineer who came from the U.S. Navy as a nuclear propulsion technician. All of the panel speakers came from different disciplines to begin a new career in commercial real estate and all were able to “fast track” their career through BOMA Georgia educational programs.

One of the great things about the commercial real estate profession is that real estate assets will always be permanent, standing structures that need attention and which cannot be off-shored.

When it comes to the operations and maintenance of these assets, having a broad base of knowledge is essential. There is no state school curriculum which teaches all the disciplines one may need to be successful in commercial real estate. Property and facility managers may need skills in budgeting and accounting, marketing, human resources, loss prevention, building operations, environmental and health regulations along with many other skills, which on their own, would be an entire job category. Maintenance engineers also have to have knowledge and skill sets in areas such as civil and structural engineering, electrical, HVAC, plumbing and mechanical, fire life safety, environmental health and safety, customer service, loss prevention and energy management. Each of these disciplines is also either a trade or profession unto itself.

As the cost of education has risen in the last decade and the recession has caused cutbacks in spending on education budgets, obstacles to education monies have increased. The most recent six years of recession beginning in 2008 have caused company-sponsored education to be pressed to the limit. BOMA Georgia has recognized the need to provide assistance and to continue to enable its members to have access to the benefits of its exclusive educational programs.

The BOMA Georgia Foundation was chartered in January 2014 to provide the assistance for real estate professionals to continue to have affordable access to the one-of-a-kind, educational programs offered by BOMA Georgia. The Foundation is now offering scholarships for certification classes, as well as BOMI professional designation classes.

The great thing about BOMA Georgia Foundation scholarships is that they have the effect of rolling back training costs to what they were nearly 15 years ago. With a Foundation scholarship, the cost of the courses are now half what they are at regular price.

The BOMA Georgia Foundation will help grow our association in the next business cycle upswing. One might wonder, “If business is good, why would our association have any new challenges?” Well, as we look at the skyline of Atlanta and, indeed, the entire state of Georgia, we can see tower cranes rising over new development. Georgia is now the best state in the country to do business. The growth of the film industry in Georgia due to its climate, terrain, economic advantages and tax incentives is exploding.

New jobs in manufacturing and construction

“Our goal is to sharpen people’s capabilities so that they are as fast and as accurate as possible and as a result, contribute materially to their own bottom line and the bottom line of their employers.”

—Pat Freeman, Foundation Trustee are being created in mass in Georgia and the Atlanta region. The demand for new employees is the challenge for the Georgia business economy and the commercial real estate industry. In order to remain competitive with other industries in the state, we will have to up our game. When it comes to hiring commercial real estate employees like property managers and engineers, it can be a struggle to get a perfectly qualified candidate.

The BOMA Georgia Foundation can help to educate or improve our chances of reaching our goals. We are in a service industry, and to be able to provide excellent services in asset maintenance and customer service, we have to be educated at a higher level. continued on page 26

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continued from page 25

Think about it, when our customers turn to us, it is because they need help or they do not have the answers for their needs. Our job is to be the problem solvers.

The BOMA Georgia Foundation is dedicated to being the source for research.

When construction codes change; when new technologies arrive; as the workplace changes to accommodate diversity; as we work to keep safe, comfortable and productive work places, continuing education is what creates the employees that our customers turn to and trust for their care.

Education will be the driving factor for doing business in Georgia. Preparing people to do the jobs our state has brought us will be the determining factor in whether we succeed or fail. Education IS a cost of doing business. Research is how we stay in front of trends as they affect us. It is what our customers expect from us and what they are willing to pay for. The BOMA Foundation is helping to keep these costs low and accessible.

“At the end of the day, the big picture is all about the bottom line, and the Foundation is interested in boosting profitability through the enhancement of human skill sets,” said BOMA Georgia Foundation Trustee Pat Freeman, RPA, CPM, SMA, CCIM. “Our

goal is to sharpen people’s capabilities so that they are as fast and as accurate as possible and as a result, contribute materially to their own bottom line and the bottom line of their employers. Our aspirations include broadening the number of potential recipients so that the sharpening effect can be multiplied exponentially as time goes on.

In a related sense, we also want to sharpen the informational tools that people use by providing them with current, cutting edge and readily applicable research.”

Here are some facts about what BOMA Georgia contributes to the Georgia economy.

In 2013, BOMA Georgia celebrated 100 years as an association. BOMA Georgia is a commercial real estate trade association comprised of more than 1,000 building owners, property managers, facility managers, engineers and vendor business partners.

• In Georgia, commercial real estate contributes over $3.8 billion to the state’s economy, generates over $1.1 billion in new taxable personal earnings and supports over 100,000 jobs.

• BOMA Georgia members are responsible for the ownership/management and administration of more than 150 million square feet of office space and additional

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26 INSIGHT 673860_Western.indd 1 | ISSUE 2, 2014 |

www.BOMAGeorgia.org

millions of square feet of facilities throughout Georgia.

• The BOMA Georgia Foundation provides educational opportunities to more real estate professionals by contributing to their training expenses. This creates a well-trained talent base for current and future commercial real estate needs. As the state’s economy continues to grow, additional commercial real estate structures are inevitable. It is imperative that BOMA Georgia helps prepare a talent pool to effectively manage these properties. The Foundation plays a critical role in creating that talent.

As a business or as an individual, The BOMA Georgia Foundation invites you to “Pay It Forward.”

If your company can supplement an educational budget by contributing to the BOMA Georgia Foundation, those monies can be applied to the scholarships where the individual commits to the education. A BOMA education helps employees meet or exceed their goals at review time. Most employers need a succession plan for their professionals. Education opportunities offered through BOMA Georgia will help them grow into those leadership positions.

BOMA Georgia Foundation donors can contribute at all levels. The levels are: Associates, Bachelors, Masters, Doctorate and Post Doctorate. The individual donor levels begin at $101 for Associates level to more than $1,000 for the Post Doctorate level. The company donor levels are Associates from $500 to Post Doctorate for companies that give more than $10,000.

The BOMA Foundation invites you to pay it forward. You are creating a path for others to follow. The BOMA Georgia educational path is the one that creates careers. To donate today, please visit www.BOMAGeorgiaFoundation.org.

ABOUT THE AUTHOR Mark Gallman, SMA, LEED Green Associate, has been a BOMA Georgia Member for 14 years and is a Post Doctorate level BOMA Georgia Foundation donor. Gallman is an instructor for the SMA and Building Engineering 101 education programs. Gallman is also the maintenance manager for Highwoods Properties.

03/01/14 2:14 PM

The High Performance Checklist COMPILED BY Lisa Beck, MB Real Estate

“S

ure, I can define High Performance.

Or, were you referring to LEED certification? Well, maybe I need to think about that first.”

Yes, that is the reaction of many professionals in the commercial real estate industry when asked about the meaning of “High Performance” or a “High Performance Building.” First, high performance buildings and LEED are different. While both are excellent things to strive toward, LEED is more a period in time. High performance, on the other hand, is geared to move a building beyond that point and consistently look for high performance opportunities from pre-development to routine operations. Let’s break it down into components of operating a high performance building by focusing on what is trending in this environment.

High performance is revealed in: • Information technology that has been embedded in the intelligence between products and systems.

• Social equity and work/life balance which impacts everyone from the Millenials to the Baby Boomers. Baby Boomers are aging and will become more concerned about ADA and accessibility in building design, while Millenials are strongly influencing the tenant suite design.

• Sustainability areas in landscaping, storm water management down to ongoing consumables. Annual increases in biofuels, wind power and solar power increased by 18 percent just in the period from 2012 to 2013, which illustrates the trends to optimize energy. In maintaining the building, the daily consumables in an office or café will be scrutinized. However, there are economic benefits too. For example, the conversion to green chemicals will save the industry $65.5 billion by the year of 2020 according to a Pike Research Report completed in 2011.

Take a look at the checklist below to see just what is necessary to achieve a high performance building in today’s environment.

Review this list with your management team and determine if your building is operating at high performance levels.

WORK/LIFE BALANCE: WORK SPACES WILL BE TRANSFORMED BY TECHNOLOGY. Equally productive day whether at the office, the coffee shop or home with mobile technology Adjustable work stations (sitting/standing) for employees to “connect” wherever there is a vacancy LANDSCAPING SUSTAINABILITY: REQUIRES THE DESIGN, CONSTRUCTION, OPERATIONS AND PRACTICES TO MEET THE NEEDS OF THE PRESENT WITHOUT COMPROMISING THE ABILITY OF FUTURE GENERATIONS TO MEET THEIR OWN NEEDS. Installation of warm season turf (Bermuda or Zoysia) to reduce water usage and number of cuts Incorporating native plants that are adaptive to our region to reduce the need for additional water and/or pesticides Concentrate plants with high watering needs to limit irrigation coverage SUSTAINABILITY AREAS: THE MOVE THAT INTERFACES ECONOMICS WITH SOCIAL AND ENVIRONMENTAL CONSEQUENCES. Food Service: Access to organic products and menu Furniture Ongoing consumables PARKING: WITH THE U.S. MARKET REQUIRING VEHICLES TO GET AN AVERAGE OF 54.5 MILES-PER-GALLON BY 2025, NEW BUILDING CODES MAY BE INTRODUCED TO MEET MARKET EXPECTATIONS. Increased charging stations to accommodate the invasion of the electric vehicles

LIGHTING TRENDS: THE INCREASED USE OF SMARTLIGHT TECHNOLOGY COULD BE GAME CHANGING. IT WOULD CHANGE THE WAY BUILDINGS ARE DESIGNED AND RENOVATED

BY CHANNELING THE SUNLIGHT INTO BUILDING TECHNOLOGIES. Ceilings without high voltage wiring and replaced with data cable LED smart lights that can sense body heat of users and adjust HVAC automatically Fire alarms activated by a heat sensor in smart LED lights Light pollution OPTIMIZE ENERGY PERFORMANCE: THERE IS INCREASING PRESSURE ON COMMERCIAL BUILDING OWNERS AND FACILITY MANAGERS TO “LOOK OUTSIDE THE BOX” AND FIND CREATIVE WAYS TO CONSERVE ENERGY. On-going commissioning of systems On-site and off-site renewable energy STORMWATER MANAGEMENT: GREEN INFRASTRUCTURE DOES FAR MORE THAN SIMPLY REDUCE AND DELAY EXCESS STORMWATER VOLUMES BY ABSORPTION AND RETENTION. Vegetated buffers/swales Bio-retention/rain gardens Bio-filtration systems ASSET MANAGEMENT: INVESTORS WANT TO IMPROVE INEFFICIENCIES TO INCREASE THE VALUE OF THEIR BUILDING. Forecasting based on capital investment to attract Millenials Anticipating reduced operating expenses in high performance buildings

ENHANCED INDOOR ENVIRONMENTAL QUALITY (IEQ): THE KEY PHYSICOLOGICAL SENSORY SYSTEMS OF THE HUMAN BODY WHICH INCLUDES AIR, THERMAL, LIGHTING, SOUND, ODOR AND VIBRATIONS. Controlled admission of natural light through daylighting Low-emitting materials Recycle materials Environmental tobacco smoke control Green cleaning policies and procedures INSIGHT | ISSUE 2, 2014 | www.BOMAGeorgia.org | 27

FEATURE

Is Your Building

Smart En

BY Scott Hightower Verified Security

28 INSIGHT | ISSUE 2, 2014 | www.BOMAGeorgia.org

nough?

W

hat are you learning from your building? As the use of technology grows across many consumer and commercial segments, we are finding that buildings and facilities are not exempt from the trend. Building owners, managers and engineers are employing new technologies in their facilities, but some are embracing these technologies more quickly while others are behind the curve. The challenge is determining which new technologies are important to deploy now and which can wait.

What are the new technologies that property owners are considering for use in their buildings? According to several building engineers, most of the new technology deployments can be found in the categories of new lighting and lighting controls, electric vehicle charging stations and building automation and management systems. In the future, we can expect the use of these technologies to grow and for the technologies themselves to evolve and become smarter.

LED lighting is one big technology opportunity that the commercial property market is actively embracing.

“Smart LED lights are the big talk of the energy efficiency world right now” said Mark Gallman, chief engineer with Highwoods Properties. “The LED lighting will be dimmable and will slowly come up as you walk in and slowly dim as you walk out” However, there will be an infrastructure investment required to support these new smart lighting technologies.

“In the future, there won’t be high voltage wiring in the ceiling,” said Gallman. “New technology will require low-voltage CAT5 or CAT6 cabling.”

But, Gallman believes that soon, the lights will be free if you cover the cost of deploying the infrastructure.

So, why convert to LED lighting?

According to a recent article in Forbes Magazine, “LED lighting uses 80 percent less energy than traditional lighting, and when used with energy management tools such as automatic on/off switches and dimmers, energy consumption can be reduced about 40 percent further.”

The Forbes article continues by saying, “Moreover, an average LED light can last up to 22 years—as opposed to an incandescent bulb that lasts for only six months. Unlike compact fluorescent light bulbs (CFL), LEDs do not contain toxic mercury.”

There are other benefits too. “The other driving force is that building owners and managers want to go green and improve their image,” said Scott Mowers of Mayberry Electric. “And, some of the buildings are going for LEED certification, and LED lighting deployments help them achieve their LEED point goals.”

Mowers said that Mayberry Electric has seen significant increases in demand for the installation of more energy efficient lighting fixtures.

In a related area, growth is also increasing in the installation of more advanced lighting

According to several building engineers, most of the new technology deployments can be found in the categories of new lighting and lighting controls, electric vehicle charging stations and building automation and management systems. controls. According to Mowers, Mayberry Electric is “mainly seeing the deployment of occupancy sensors to automatically control lighting. A lot of this is driven by the ASHRAE code and the designers who are trying to design energy-efficient buildings. Some of the property management companies are also writing these requirements into their standards. For example, CBRE requires occupancy sensors to be used in their buildouts.”

As costs continue to drop, placements of this type will become more widespread.

According to a 2012 report from McKinsey Consulting titled “Lighting the Way: Perspectives on the Global Lighting Market,” the share of the general lighting market continued on page 30

INSIGHT | ISSUE 2, 2014 | www.BOMAGeorgia.org | 29

As electric vehicles (EVs) become more prevalent in the consumer marketplace, property managers and building engineers are seeing an increased demand from tenants for charging stations that can be used during the workday to recharge parked vehicles. continued from page 29

comprised of LEDs will stand at 45 percent in 2016; and seventy percent by 2020.

A second area of new building technology deployment can be found in electric vehicle charging stations. As electric vehicles (EVs) become more prevalent in the consumer marketplace, property managers and building engineers are seeing an increased demand from tenants for charging stations that can be used during the workday to recharge parked vehicles. This issue is particularly acute in the greater Atlanta market because of the significant growth of electric vehicle purchases in this region. According to a 2014 report from Chargepoint, the company that claims to have the largest and most open electric vehicle charging station network, Atlanta is number one in the United States on the list of electric vehicle sales growth with a 2013 growth rate of 52 percent.

While Los Angeles led the nation in overall electric vehicle sales in the fourth quarter of 2013 with approximately 5,000 sales, the Atlanta region was close behind with electric vehicle sales of approximately 3,000 in the fourth quarter. According to the Chargepoint report, “The electric vehicle

market is no longer just growing in California’s metropolitan areas; EV adoption is happening across the nation. We’re well on our way to having twice the number of EVs on the road by the end of 2014.”

As this market has been growing, it has been putting increased demand on building owners and managers to provide facilities where these electric vehicles can be charged.

“The EVs are flooding our parking garages right now. The drivers are plugging in their vehicles anywhere they can and it is driving property managers crazy,” Gallman said.

So, is all of this demand good or bad for building owners? The verdict is out on whether these charging stations will generate incremental revenue for property owners or whether they will be an amenity that is expected by tenants and which will only create incremental costs for owners. Gallman believes that they will fall into the latter category.

“The EV charging stations are purely incremental costs unless they are solar-driven chargers,” he said. “They are an amenity that will only increase costs; there is not a positive payback on them. The Department of Energy was paying for these for a while. But,

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they aren’t anymore, and they can be very expensive to deploy. The surprise is how fast the need is growing. The disappointment is that we can’t make any money.”

Despite the uncertainty, some properties are embracing the need for these EV charging stations. One example can be found in the recent announcement by Atlantic Station that it will deploy 15 new charging stations on property. According to an article on the Atlanta Business Chronicle website, this will make Atlantic Station the Southeast’s largest electric vehicle charging site. Interestingly, it appears that the cost of deploying these charging stations will not be shouldered

by Atlantic Station alone. According to the Atlanta Business Chronicle article, The Atlantic Station EV project is a joint venture between CBRE, Nissan America, Tesla Motors and Metro Plug-In. This may be a more cost-effective deployment model for the future as EV manufacturers try to grow charging locations for their customers and property owners try to develop new amenities for tenants.

A third area of building technology development is in automation, controls and management. Building automation and controls has been a growing area for the last several years as building engineers have looked for ways to drive more operational efficiencies from their buildings. One common example that has been in use for the last few years is the use of automated controls in building HVAC systems. The future will bring even more opportunities to optimize these systems and use the data that they generate to further improve building operations.

According to Barry Abramson, principal at Servidyne and a recent speaker at the High Performance Building Summit presented by BOMA Georgia, the real opportunity may be in how we can mine and use the data from these building management systems.

“The confluence of using the cloud and pulling all of this data out of these buildings is a big opportunity,” said Abramson.

“Aggregating data and learning how buildings function is an opportunity in designing new buildings and helping existing buildings operate more efficiently.”

P A V I N G These opportunities are expanding, too. There are new tools that will allow tracking of energy and water use on a more refined basis Repairs & Overlays than just monthly billing. Abramson said pulling data from smart Seal Coating & Striping meters is a good example of this.

Milling Additionally, there have been some unexpected surprises as these new tools have become available.

Permaflex Overlays “You find out a lot of things that are happening that you didn’t New Paving really know about in the building systems,” Abramson said. “Things Reclamation like sensors that are going haywire or different components of the Concrete systems that are not doing what you thought they were doing.”

There have also been some issues with implementing these tools, as Abramson points out.

“It has been a lot more challenging to introduce the advanced diagnostic tools into the buildings,” he said. “They have to have a lot of infrastructure existing in the buildings to take advantage of these Your one-stop-shop for premium new tools. If they don’t have the infrastructure, it becomes a capital paving services of any kind. improvement and needs to be budgeted.”

One of the biggest considerations with all of these new technologies Call For A Free Estimate: is determining which ones to deploy and which ones need to further mature prior to deployment. The challenge for property managers and www.georgiapaving.com building owners is determining which of these new technologies will drive a positive return on investment and which ones will not.

Furthermore, they need to consider the needs of their tenants in the equation. Some of these new technologies are considered nice to 626860_Georgia.indd 1 16/02/13 have and some are required to remain competitive in the commercial real estate market.

“If building engineers can diagnose issues with their building conditioning systems quickly, tenants will remain happy,” Abramson said. “The other thing that tenants want to see is that the buildings they are occupying are environmentally responsible and they want to see documentation.”

Additionally, many building owners are pursuing LEED certification Earning the Trust of Building Owners, and these new energy-efficient technologies can help them gain the Managers & Engineers Since 1993 points they need for certification.

As these technologies continue to evolve, they will become Leak Repairs smarter, better and more cost-effective. While different companies Water Repellants will deploy new technologies at different rates, the one thing that Caulking & Sealing Deck Waterproofing is definite is that the deployments will continue. The challenge for Coatings & Membranes building owners, managers and engineers is striking the balance Expansion Joint Systems of meeting the needs of their tenants while making sure new Glass & Frame Restoration technologies are utilized cost-effectively.

Concrete & Masonry Repairs Pressure Washing & Window Cleaning ABOUT THE AUTHOR Scott Hightower is president of Verified Security, a commercial security solutions provider based in Atlanta, Ga. Serving the Atlanta area for almost a decade, Verified Security delivers physical security and life safety solutions for commercial customers. These solutions include video surveillance systems, card access control systems, (404) 876-9408 everclearenterprises.com intrusion detection and fire alarm systems.

770-623-0453

2:15 AM

RESTORE PROTECT MAINTAIN

INSIGHT | ISSUE 2, 2014 | www.BOMAGeorgia.org 31 AM 535849_Everclear.indd 1 7/15/11 |7:43:24

2014 HIGH-PERFORMANCE PROGRAM

&RPSOHWH DOO WKUHH FRXUVHV SDVV RQH H[DP DQG HDUQ DQ +3 &HUWLÀFDWH RU HQKDQFHG 53$_+3 RU )0$_+3 GHVLJQDWLRQ

Location: BOMA Georgia Conference Center 5901-C Peachtree Dunwoody Road NE Suite 300 Atlanta, GA 30328 Times: 8:30 a.m.-5 p.m.

Courses: Place a check in the box for each course you would like to register.

High-Performance Sustainable Building Principles

Aug. 6-8

Member $995; Non-member $1,195 As an industry professional, you will gain insight on how to meet the imperative for sustainable initiatives, stay abreast of new trends in greening, and effectively communicate the value of pursuing sustainable building initiatives.

High-Performance Sustainable Building Practices

Oct. 22-24

Member $995; Non-member $1,195 Throughout this course, you will learn how to effectively optimize and apply sustainable best SUDFWLFHV WKDW FRYHU HYHU\ DVSHFW RI WKH EXLOW HQYLURQPHQW LQ RUGHU WR GULYH RSHUDWLRQDO HIÀFLHQcies for a high-performance building.

High-Performance Sustainable Building Investments

Dec. 3-5

Member $995; Non-member $1,195 /HDUQHUV ZLOO JDLQ DQ LQ GHSWK XQGHUVWDQGLQJ RI KRZ WR HIIHFWLYHO\ LPSDFW HIÀFLHQF\ FKDOOHQJHV through the use of cutting-edge approaches that have a positive effect on an organization’s ÀQDQFLDO VRFLDO DQG HQYLURQPHQWDO ERWWRP OLQH Please select your BOMI Enrollment Status (This section is required for registration) BOMI Designation Enrollment Fee: I wish to pursue a BOMI designation. (RPA, FMA, SMT, SMA) Please charge the one-time BOMI enrollment fee of $175.

Non Enrollment Charge: I am not pursuing a BOMI designation.

1RWH <RX ZLOO EH FKDUJHG D %20, FRXUVH IHH IRU HYHU\ FRXUVH FKHFNHG DERYH

Currently Enrolled or Current Designation Holder: I am currently enrolled in a BOMI designation program, or I am already a RPA or FMA designation holder. No Charge

Registration: Name _________________________________________ Company ____________________________________________ Address _______________________________________ City _____________________ St ______ Zip _________________ Phone ___________________________________________ Fax _________________________________________________ Email ________________________________________________________

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Name on Card ________________________________ Card Number ______________________________________ Expiration Date ______________ Amount to charge (mark one): Member Rate ($995 per course) Non-Member Rate ($1,195 per course) Signature _________________________________________________________ Payment: <RX ZLOO QRW UHFHLYH \RXU ERRN V XQWLO IXOO SD\PHQW LV UHFHLYHG 3D\PHQW PXVW EH UHFHLYHG LQ WKH %20$ *HRUJLD RIÃ&#x20AC;FH QR ODWHU than seven working days prior to the class start date. There is a $100 late fee for registrations less than two weeks prior to the course start date.

Cancellation policy: Those who cancel within two weeks of the start date will receive a 50 percent refund. There are no refunds for cancellations after the start of the class.

BOMA Georgia / 5901-C Peachtree Dunwoody Road NE, Suite 300, Atlanta, GA 30328 Phone: (404) 475-9980 / Fax: (404) 475-9987 / Web: www.BOMAGeorgia.org

BTO ARTICLE

The Four Principles of a Water Treatment Program W

BY Trace Blackmore Blackmore Enterprises, Inc.

ater is considered the “life blood” of any facility for the simple reason that it transfers heat from one location to another. A complete water treatment program has one goal: to manage the efficiency of that heat transfer. That said, a water treatment professional should not be looked upon as a “chemical guy” but rather a “heat transfer efficiency manager.” It is only through this paradigm that a complete water treatment program can be achieved.

Knowing that water is the absolute best of all heat transfer mediums, what makes a water treatment program complete? This question can be boiled down into four areas that MUST be addressed: • Control of corrosion • Control of scaling • Control of microbiological fouling • Control of general dirt and debris

CONTROL OF CORROSION Let’s look at each one of these areas separately, starting with corrosion. Corrosion is the deterioration of metal in the system.

Water is the universal solvent, it likes to dissolve everything and given enough time, it will. Metal wants to be in a more stable state,

Just one area out of the four not having proper control will cause the other three to also be out of control.

so it rusts. The fact that we are using water to transfer heat in a system made of metal poses a problem. Corrosion is going to happen. While corrosion cannot be totally stopped, it can be slowed down. Water treatment’s objective is to minimize the effect of corrosion. Several different products inhibit corrosion and regular tests are run to evaluate the level of active ingredients of these products in the system water to ensure maximum efficacy.

A true water treatment professional will always give you metrics to gauge the performance of the program being utilized.

The metric for monitoring corrosion is running corrosion coupons. Corrosion coupons are small slips of metal, which represent the metal in the system being treated. These coupons are placed in the system for a scheduled number of days and then removed, cleaned and weighed.

The difference between the initial and the final weights can reveal the corrosion rate in the system. This result can then be compared with industry standards as a measure of the success of the water treatment program.

Without corrosion coupons, there is no proactive approach in measuring corrosion.

CONTROL OF SCALING The next area is scaling. Scaling occurs when the dissolved solids in the water come out of the solution and attach themselves to the heat transfer surfaces, acting as insulation. In fact, if a small amount of scale were present— the same thickness as a sheet of paper—it would increase the energy consumption of that system by 10 percent. This is due to the heat now having to move not only through the heat interface, but also the added scale. Heat transfer equipment is normally the biggest expense on any facility’s energy consumption.

Ten percent of the average utility bill is a significant number. That being said, a complete

INSIGHT | ISSUE 2, 2014 | www.BOMAGeorgia.org | 33

water treatment program should more than pay for itself by optimizing heat transfer. An efficient water treatment program may even put money on a facility’s bottom line.

Water treatment companies use various products to increase the solubility of the dissolved solids in the water, thereby reducing the tendency to scale. Regular tests are performed to measure the amount of active ingredients in the system water to reduce the tendency of the water to scale. However, there is also a mechanical component to scale control; we call this bleed.

Water being used as a heat transfer medium in an open environment will evaporate.

Only pure water will evaporate, leaving its solids behind. To prevent the system from running dry, additional water is added to compensate for what has evaporated. This new water also brings in dissolved solids. All of these dissolved solids will concentrate in the system. Eventually, we reach a point where the water can no longer hold these dissolved solids, no matter what chemical treatment is used, and they come out of solution forming scale. This is where bleed comes in.

A bleed valve is set to only allow so many concentrations of these dissolved solids before bleeding them out of the system and replacing the wasted water with new, low solids “make-up” water. Good, solid control equipment is needed to keep this balance. A complete water treatment program will not only

look at minimizing the scale potential of the water, but also at getting the maximum use of the water in the system before it is bled off. So a good water treatment program will also pay for itself in water usage optimization.

The metric for scale control is looking at the actual energy being consumed and water being utilized. This can be achieved by trending utility bills, compiling chiller data, trending data from the building management system, etc.

CONTROL OF MICROBIOLOGICAL FOULING The third area to consider in a complete water treatment program is also the most unpredictable and difficult to control: microbial fouling. Microbial fouling components such as algae, fungi, bacteria and molds have two goals in their life: eat and populate. Microbial fouling will increase corrosion and scaling in a system.

Products called microbiocides are utilized to kill these bugs so they do not over populate in the system. This overpopulation is called biofilm, and it will reduce the efficiency of heat transfer tremendously. These microbes may also be pathogenic, meaning they can be harmful to people.

Microbial fouling control is crucial to every program. Given the fact that it can make people sick makes it imperative that all systems are being treated properly and responsibly. One of the better known pathogenic bacteria is Legionella. Protocols for diligently treating against Legionella are a MUST for every water

treatment program. A recognized due-diligent Legionella prevention program is the use of a dispersant and an oxidizing biocide. This approach combined with a water treatment controller that will monitor the amount of oxidizer in the system constitutes a due-diligent prevention program (CTI standard). Since “bugs” are unpredictable, utilizing a controller with the ability to increase or decrease oxidizing biocide dosages is paramount in the endeavor to controlling biofilm.

The metric for monitoring the success of a biological control program is both visual and analytical. A visual examination of the system for biofilm is a good barometer of the program’s success. However, this visual inspection along with analyzing the amount of living activity in the water (microbe content) is crucial in determining proper adjustments to the program. Taking cultures or samples from an area that will harbor biofilm is very important to determining if proper dosage is being achieved and the biofilm is being controlled. Most water treatment systems start to fail at this step due to lack of proper monitoring and program adjusting.

CONTROL OF GENERAL DIRT AND DEBRIS The fourth and final area is control of general dirt and debris. The air around us contains particulates. These particulates, when drawn into a heat transfer device such as a cooling tower, will be “washed” out of the air

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and float around in the water. This becomes an issue when these particles settle out.

Accumulation of these settled particles will increase corrosion, increase the tendency to scale and give microbes a place to populate.

Dispersants can help with this issue, but a mechanical approach is required. The mechanical approach is a filter. The more that is filtered out, the cleaner the system will be. The cleaner the system is, the easier it is to treat and the more energy efficient the system will be. This is why a filter will pay for itself in a very short amount of time. The metric for general control of fouling and debris is visual and trending data, similar to how we trend scaling data. It is far easier to keep a clean system clean, than it is to clean up a dirty system.

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TWO STEPS ABOVE COMPLETE team to find out how we can The control of all four of these areas is CONTACT US: FOLLOW US: make your building occupants a must for a water treatment program to be 404-624-8600 complete. “Complete” means all four areas safer and more comfortable so security@mckenneys.com are being addressed. It can also be said that you can be, too. www.mckenneys.com any program that does not address all four of these areas is not controlling any of the areas because each affects the other. Just one area out of the four not having proper 689790_McKenneys.indd 1 control will cause the other three to also be out of control.

An additional consideration goes over and above the four areas discussed and that is energy and water consumption. We mentioned that if all four areas are being considered, then optimal heat transfer should be a result. This will translate into lower operating costs (lower energy bills), fewer shutdowns, lower labor costs, etc.

In addition, making sure that the water in the system is being used to its full potential before being bled will save water costs Trane is commiƩed to improving the life of your on both incoming water and sewer. Many building and the lives within your building. We counties offer a credit for water that is being deliver performance, innoǀĂƟon, commitment lost to evaporation and not going down the sewer. In some cases this may pay for your and knowledge at every turn to bring produĐƟvity water treatment program. and ƉƌŽĮtability to the customers we serve.

Finally, the last piece of the puzzle goes with your relationship with the team Trane Georgia-Alabama providing your water treatment service.

It should be the mindset that the water Atlanta * Augusta * Birmingham * Columbus * Duluth * Forest Park Huntsville * Kennesaw * Macon * MarieƩĂ * Montgomery * Savannah treatment vendor you are working with is a member of your team when it comes to 800-229-4178 | www.trane.com/georgia-alabama continued on page 46

10/04/14 5:11 PM

Making Buildings ĞƩĞr

©2014 Trane

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FEATURE

Emerging Professional Spotlight:

Jimi Broderick, Remediation Group, Inc.

BY Amy Davidson Aquascape Environmental

I

A value that I feel is somewhat inherent in being involved with a BOMA committee is the value of achievement. Working with others to accomplish a common goal is a rewarding experience.

f there was ever a person who truly loves his job, it is Jimi Broderick, senior sales coordinator for Remediation Group Inc. (RGI). Throughout his career Broderick has been defining his passion, and RGI has given him the opportunity to combine his loves of real estate, construction and helping others.

Broderick has been with RGI for six years and says he couldn’t imagine working anywhere else, although his road there took quite a few turns. After growing up in Connecticut, Broderick went to Kent State University in Ohio on a Division I football scholarship as a nose guard (he notes proudly that he was a 317-pound redshirt freshman). Playing for the Golden Flashes afforded him the opportunity to see the country, traveling to away games at schools in Hawaii, Florida and elsewhere.

Later, after graduating with a bachelor’s degree in rhetoric and communication, Broderick hit the road again and moved to Atlanta, where he found his first job as a stockbroker. He then moved into real estate flipping homes, which led to a position as an area construction manager for Ashton Woods Builders.

As it did for so many people, the market crash in 2007 changed Broderick’s life.

“I ended up in my current line of work due to [that],” he said. “I was building stacked flat condominiums, townhomes and single family neighborhoods. When the bottom fell out, I teamed up with Fred Rodriguez, RGI’s owner, to start the RGI Reconstruction Division.”

RGI is a privately owned and operated full environmental and restoration company with offices in Atlanta, Orlando, Ft. Lauderdale and Miami. The firm provides construction and catastrophe services to clients in the commercial, historic restoration, industrial, multifamily and residential markets throughout the southeastern United States.

For Broderick, every day provides new opportunities, and no day is ever the same. Some of the projects he has been involved with include Spire Midtown; the Ritz Residence north of Phipps; and Ponce City Market, where he and his team were tasked with restoring the brick on the largest brick structure in the southeast.

Broderick and RGI rose to that challenge by creating a method to remove the lead paint without pitting the brick.

The most common type of project for RGI involves water damage. Broderick

36 INSIGHT | ISSUE 2, 2014 | www.BOMAGeorgia.org

said that working in the restoration industry requires a tremendous level of compassion.

“When you are on the front line after a tragedy, dealing with a client who has suffered a personal or professional devastating loss, it helps to be a compassionate listener,” Broderick said.

In the short term, Broderick is focused on assisting RGI with becoming a major player in the Atlanta restoration market.

“I am looking to increase our market share significantly by earning the trust of new clientele and by providing a level of service that our clients expect and deserve,” he said. “Many great relationships have been made to date and I look forward to making many more.”

Broderick also hopes to continue with RGI for years to come.

“I see RGI continuing to grow as it has considerably on an annual basis. I see myself playing a noteworthy role in establishing that growth,” Broderick said.

“I hope to continue with organizations like BOMA, to assist them with their goals and to continue to contribute to society. I look to successfully retire from RGI someday and take up part-time consulting work.”

RGI has been a BOMA Georgia member company for six years, with Broderick joining two years ago. He said he has seen tremendous benefits in being a BOMA member.

“Along with working on and building some great relationships, I have joined the membership and Sports Outing committees,” Broderick said. “Consulting and trading ideas with fellow committee members is absolutely a benefit. A value that I feel is somewhat inherent in being involved with a BOMA committee is the value of achievement. Working with others to accomplish a common goal is a rewarding experience. I tell people that being a BOMA member is beneficial and essential to professional growth. Everyone needs to be involved in something. Networking is what makes the world go around. When you can network within an organization such as BOMA, you have placed yourself amongst some of the finest professionals you will find in any organization.”

On the home front, Broderick and his wife Faith have two daughters: Veda Starr is fourteen and Olivia Carol is seven. Both girls are extremely involved in soccer, playing for the Inter Atlanta FC Blues. Veda is also the starting goalkeeper on the Decatur High School JV team as an eighth grader. Proud of his daughter’s accomplishments, Broderick’s major bucket list item would be to watch his daughters play in the World Cup. And, of course, Broderick adds that his family would not be complete without their four-year-old boxer, Luka Bellou.

In addition to their athletic achievements, the Brodericks could give the Von Trapp family a run for its money. Broderick sings and plays the guitar, Faith sings, Veda plays the drums and Olivia sings and dances. When they’re not traveling to soccer tournaments or making music, the family tries to make time for relaxing vacations at the beach.

Broderick finds joy and contentment in being with his family, but fits golf and racquetball into his schedule as well. He’s also known throughout the neighborhood as an aficionado of smoking meat.

“I’ve been known to pull a great meal or two off the smoker,” he said.

After 20 years in Atlanta, Broderick now considers it home – he’s even been known to

say “y’all,” although the only people who notice his “Southern accent” are his friends and relatives in Connecticut. Broderick takes pride in the career and relationships that he has forged in his six years with RGI. He says, “Then when disaster strikes, I am not receiving calls in the middle of the night from strangers – they are friends and colleagues.”

ABOUT THE AUTHOR Amy Davidson joined the Aquascape Environmental team in 2011. She holds a bachelor’s degree in marketing from Loras College and has extensive experience in marketing and customer relationships.

Davidson is also a LEED Green Associate.

We fit the job top to bottom.

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Commercial Painting/Special Coating Deck Coating Masonry & Concrete Repair Caulking & Sealants Epoxy Resin Injection A specialized service that structurally bonds concrete and masonry cracks.

Structural Restoration Tuckpointing Building, Cleaning & Sealing Cleaning: Chemical, High Pressure Water, Steam, Sandblasting Sealing: Silicone, Acrylic, Epoxy and Urethane Sealers

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INSIGHT | ISSUE 2, 2014 | www.BOMAGeorgia.org | 37 01/03/13 8:08 PM

CALENDAR OF EVENTS

JULY

AUGUST 13

AUGUST 28

JUNE 04

JULY 16

Tour of Atlanta Buildings

Green Real Estate Network Breakfast

New Member Orientation

August BOMA Georgia Motivational Luncheon

JUNE

10–11 a.m.

BOMA Georgia Conference Center * Free, registration preferred

11:30 a.m.–1 p.m.

TBD Members: Free, registration required; Non-Members: $59

JULY 17

JUNE 05

AUGUST 15

Industrial SIG Meeting

BTO Luncheon

11:30 a.m.–1 p.m.

BOMA Georgia Conference Center * Members: Free, registration required; Non-Members: $20

PM 101 Class

8–9:30 a.m.

BOMA Georgia Conference Center * Members: $20; Non-Members: $35

11:30 a.m.–12:30 p.m.

American Cancer Society Building Members: Free, registration required; Non-Member: $40

JUNE 11 Design Operation & Maintenance Part I 8:30 a.m.–5 p.m.

BOMA Georgia Conference Center * Members: $995; Non-Members: $1,195

8 a.m.–5 p.m.

Atlanta, GA Members: $599; Non-Members: $699

AUGUST 19

SEPTEMBER 04 Medical Office Building SIG Meeting

8:30 a.m.–4:30 p.m.

BOMA Georgia Conference Center * Members: $295; Non-Members: $325

11:30 a.m.–1:30 p.m.

Augustino’s Italian Eatery & Prime Steaks | Marriott Hotel Free, registration required

AUGUST 20

BTO Luncheon

8:30 a.m.–5 p.m.

BOMA Georgia Conference Center * Members: $995; Non-Members: $1,195

Design Operation & Maintenance Part II

8–9:30 a.m.

BOMA Georgia Conference Center * Members: Free, registration required; Non-Members: $35

JULY 30 Green Real Estate Network Breakfast 8–9:30 a.m.

BOMA Georgia Conference Center * Members: $20; Non-Members: $35

AUGUST

11:30 a.m.–1:30 p.m.

Augustino’s Italian Eatery & Prime Steaks | Marriott Hotel Free, registration required

11:30 a.m.–1 p.m.

MACON: Thomas Jefferson Building Free, registration required

11:30 a.m.–1 p.m.

Members: Free, registration required; Non-Members: $59

SEPTEMBER 11 BTO Luncheon 11:30 a.m.–12:30 p.m.

AGC Conference Center Members: Free, registration required; Non-Member: $40

SEPTEMBER 26

Energy Management & Controls

2014 Sports Outing

3–7 p.m.

Two Alliance Center (Location Subject to Change) Members: $995; Non-Members: $1,195

4:30–6:30 p.m.

TBD Member Companies: $20; NonMember Companies: $30

2014 Every Building Conference and Expo

JUNE 24

AUGUST 21 Macon Green Real Estate Lunch-and-Learn

SEPTEMBER 10 BOMA Georgia September Luncheon

AUGUST 26

AUGUST 05

Augusta Medical Office Building Luncheon

8:30 a.m.–5 p.m.

BOMA Georgia Conference Center * Members: $995; Non-Members: $1,195

8–9:30 a.m.

BOMA Georgia Conference Center * Members: Free, registration required; Non-Members:+A25:G25 $35

Young Professional After Hours Event

JUNE 22 Noon Orlando, Fla

BTO Luncheon 11:30 a.m.–12:30 p.m.

American Cancer Society Building Members: Free, registration required; Non-Member: $40

Augusta Medical Office Building Luncheon

JULY 23

Medical Office Building SIG Meeting

SEPTEMBER 04

JULY 17

Budgeting & Accounting

JUNE 17

SEPTEMBER

LEED Green Associate Exam Prep

JUNE 12 11:30 a.m.–12:30 p.m.

AGC Conference Center Members: Free, registration required; Non-Member: $40

12:30–4:30 p.m.

Metro Atlanta Buildings Members: $50; Non-Members: $65

AUGUST 06 High-Performance Sustainable Building Principles (BOMI Course) 8:30 a.m.–5 p.m.

BOMA Georgia Conference Center * Members: $995; Non-Members: $1,195

AUGUST 13 Allied Member Resource Group Meeting 11:30 a.m.–1 p.m.

BOMA Georgia Conference Center * Members: Free, registration required; Non-Members: $50

38 INSIGHT | ISSUE 2, 2014 | www.BOMAGeorgia.org

8 a.m.–5 p.m.

Chateau Elan Golf: $199; Tennis: $89

Unless noted otherwise, for more details on BOMA Georgia events, contact Beth Abbott at babbott@bomageorgia.org or (404) 475-9980.

* BOMA Georgia Conference Center 5901-C Peachtree Dunwoody Road NE, Suite 300 Atlanta, GA 30328

ALLIED MEMBER SERVICE DIRECTORY ADVERTISING SPECIALTY/PROMOTIONS

Promology101 .........................(404) 351-9146 AIRDUCT CLEANING

Ductz of Greater Atlanta ............(770) 631-2424 MediClean Air Duct Cleaning ...... (404) 815-5880 ARCHITECTS

Prime Engineering ....................(404) 425-7108 ATTORNEYS

Bloom Sugarman Everett LLP..... (404) 577-7710 Cohen Pollock Merlin & Small, P.C. ............................(770) 857-4768 Macey, Wilensky & Hennings LLC .......................(404) 584-1229 Winter Capriola Zenner LLC ......(404) 844-5641 AUDIO VISUAL SERVICES

Baker Audio .............................(770) 441-2000 Direct Satellite TV .....................(678) 714-1495 OnePath Systems LLC ..............(404) 661-2349 Vertical AV TV ...........................(404) 352-2488 BUILDING MANAGEMENT CONSULTANTS

Building Engines Inc. ................(781) 314-9359 WayPoint Systems Inc...............(678) 461-1346 BUILDING SERVICES

Building Cleaning Solutions Inc.........................(678) 445-3806 Control Concepts LLC ...............(770) 888-0181 Engineered Restorations Inc. ......(770) 682-0650 GSE Facility Services LLC .........(404) 230-2900 Johnson Controls Inc. ...............(678) 596-9578 Preparis ...................................(404) 662-2950 Roof Partners LLC ....................(404) 490-4647 SimplexGrinnell LP ...................(540) 535-8238 SiteStuff Inc..............................(404) 694-2448 VeenendaalCave Inc. ................(404) 881-1811 Water Intelligence Solutions ......(770) 863-4015 WayPoint Systems Inc...............(678) 461-1346 Wiss Janney Elstner Associates Inc. .....................(770) 923-9822 CARPET/FLOOR

Atlanta Flooring Design Centers Inc................(770) 476-8306 Mad Matter Inc. (The) ...............(678) 361-6704 MilliCare by Trilogyfm................(678) 354-6726 Patcraft ....................................(404) 401-1427 Premier Contract Carpet Inc. ......(404) 488-2082 Program Maintenance ..............(404) 870-0054 Rite Way Service Inc. ................(205) 248-9315 ServiceMaster of Cobb .............(770) 514-1789 Southeastern Commercial Flooring Inc........(770) 591-9980

Emery & Associates ..................(770) 414-9099 Foley Construction Corp............(770) 409-1166 Landmark Restorations Ltd. ......(404) 352-1795 Life on Earth LLC......................(404) 875-6706 Scott Contracting LLC ...............(770) 274-0529 Stellar Contracting Inc...............(770) 649-1575 Tip Top Roofers Service Corp. ...(404) 351-4410 W.S. Nielsen Co. Inc..................(770) 475-7321 Waste Industries.......................(404) 557-1684 Western Waterproofing Co. of America............................(678) 553-0170 DOOR INSTALLATION & MAINTENANCE

Atlanta’s Professional Door Inc....(770) 460-6688 ELECTRICAL

Allison-Smith Co.......................(404) 351-6430 Capital City Mechanical & Electrical Services.... (770) 449-0200 ext 225 Keynect LLC.............................(770) 590-7449 LMI Systems Inc .......................(678) 578-2102 Mayberry Electric Inc. ...............(404) 991-7007 Prime Power Services Inc. ........(770) 739-2561 Putzel Electrical Contractors......(404) 226-9475 White Electrical Construction Co....(404) 351-5740 ELEVATORS/ESCALATORS

Bagby Elevator Co. Inc. .............(404) 859-3310 Fujitec America Inc. ..................(770) 209-0322 Hoover Elevator Group Inc.........(770) 394-4018 Otis Elevator Co. .......................(404) 605-8429 Partners Elevator ......................(770) 575-0363 Schindler Elevator Corp.............(770) 319-2910 Van Deusen & Associates .........(678) 881-0884 Vertical Systems Inc..................(404) 581-0094 ENERGY

5 Seasons Mechanical LLC.......(770) 837-3078 ENTEK .....................................(678) 910-1326 Infinite Energy ..........................(770) 690-6537 Mallory & Evans Service ...........(404) 297-1007 McKenney’s Inc. .......................(404) 624-8625 Trane .......................................(678) 775-4106 Yancey Power Systems .............(678) 945-2634

Primo Partners LLC, dba Ben and Jerry’s..............(919) 548-4153 COMMUNICATIONS

ENVIRONMENTAL

AT&T........................................(404) 242-8513 Comcast Business Services ......(770) 559-2144 Direct Satellite TV .....................(678) 714-1495 Fiveash-Stanley Inc...................(770) 683-3476 GC&E Systems Group Inc..........(770) 448-3908 Hotwire Communications ..........(770) 401-9205 Kings III Emergency Communications ..................(678) 438-1965 TW Telecom Inc. .......................(678) 443-1272

Aquascape Environmental.........(678) 445-0077 Arborguard Tree Specialists ......(404) 299-5555 Meridian Restoration Inc. ..........(678) 546-2819 Morley Companies (The) ...........(770) 569-1100 Rubicon Global .........................(404) 615-6103 SemaConnect Inc. ....................(301) 352-3730 Sustainable Investment Group (SIG)...........................(404) 343-3835 WaterSignal LLC.......................(678) 990-2736

CONCIERGE SERVICES

EQUIPMENT RENTALS

Paradigm Security Services Inc....(678) 684-4400

Stone Mountain Access Systems ...................(770) 908-2936 Sunbelt Rentals Inc...................(404) 456-1919

CONSTRUCTION PRODUCTS

Georgia Construction Products ...(770) 491-9100 Tendon Systems LLC ................(678) 835-1100 Yancey Power Systems .............(678) 945-2634 CONSULTATION

BEST Consultant Inc. (The) ........(678) 200-7648 Hoover Elevator Group Inc.........(770) 394-4018 CONTRACTORS

Batson-Cook Co. ......................(770) 955-1951 C&W Contracting Services Inc....(678) 412-0011 CA South LLC...........................(678) 302-0606 Choate Interior Construction......(678) 892-1200 Double T Contracting Inc...........(770) 489-7772

FINANCIAL SERVICES

GLASS

Decosimo CPAs........................(770) 980-9394

W.S. Nielsen Co. Inc..................(770) 475-7321

FIRE PROTECTION

GUARD SERVICES

Cintas Fire Protection................(770) 333-9988 Critical Systems LLC.................(770) 612-9172 Empire Fire Protection LLC .......(678) 758-4292 Engineering Systems Inc...........(678) 990-3280 Fire and Life Safety America .....(770) 717-8822 Fire Systems Inc. ......................(770) 333-7979 Global Systems of America Corp. ......................(770) 441-9601 Life Safety Solutions Plus LLC ...(770) 843-3671 Mitec .......................................(770) 813-5959 Remote Protection Systems ......(678) 924-7480 SimplexGrinnell LP ...................(540) 535-8238 Southeastern Security Professionals ...........(770) 540-0175

AlliedBarton Security Services ...(404) 898-1695 BOS Security Inc.......................(404) 793-6965 SecurAmerica LLC....................(404) 926-4265 Securitas Security Services USA Inc. .................(404) 633-1140 U.S. Security Associates Inc. .....(404) 295-1149 Universal Protection Services ....(770) 414-7958

FIRE/WATER/MOLD RESTORATION

BELFOR Property Restoration ....(770) 939-0128 Blackmon Mooring Services of Atlanta..............................(770) 614-3248 EPIC Response .........................(770) 516-3491 Full Circle Restoration & Construction Services ...........(770) 232-9797 Parker Young Construction/ FireStar Inc...........................(404) 805-5616 Remediation Group Inc. ............(404) 214-1470 ServiceMaster of Cobb .............(770) 514-1789 SERVPRO of Decatur ................(404) 378-9998 SERVPRO of North Fulton County ..............(770) 862-9220 Unlimited Restoration Specialists Inc.......................(678) 475-7300 Waterproofing Contractors Inc. ...(770) 449-5552 FLOOR COVERING

Mad Matter Inc. (The) ...............(678) 361-6704 GENERATORS

Prime Power Services Inc. ........(770) 739-2561

HEALTH & HYGIENE PRODUCTS

GOJO Industries .......................(205) 447-0849 Kimberly-Clark Corp. ................(770) 235-6370 Life Safety Solutions Plus LLC ....(770) 843-3671 SCA Tissue...............................(678) 977-6858 HVAC

5 Seasons Mechanical LLC.......(770) 837-3078 Borie Davis Inc. ........................(770) 242-0650 Capital City Mechanical & Electrical Services.... (770) 449-0200 ext 225 Control Concepts LLC ...............(770) 888-0181 Ductz of Greater Atlanta ............(770) 631-2424 EMCOR Services Aircond ..........(770) 805-2544 ENTEK .....................................(678) 910-1326 Harbin’s Mechanical Services Inc..........................(770) 914-7060 Legacy Mechanical Services Inc....(770) 432-1171 Mallory & Evans Service ...........(404) 297-1007 Maxair Inc. ...............................(770) 956-1200 McKenney’s Inc. .......................(404) 624-8625 MediClean Air Duct Cleaning.....(404) 815-5880 Mingledorff’s Inc.......................(770) 239-2208 Padgett Group ..........................(678) 880-1623 Shumate Mechanical Inc...........(678) 584-0880 Southeast Pump & Equipment Inc. ........ (678) 990-1388 ext 107 Stromquist & Co. Inc.................(404) 794-3440 Trane .......................................(678) 775-4106

ENGINEERING

Engineering Systems Inc...........(678) 990-3280 Harbin’s Mechanical Services Inc..........................(770) 914-7060 Keynect LLC.............................(770) 590-7449 PENTA Engineering Group Inc.....(678) 282-1999 Prime Engineering ....................(404) 425-7108 Sustainable Investment Group (SIG)...........................(404) 343-3835 Testing, Engineering & Consulting Services Inc. ........(770) 995-8000 Wiss Janney Elstner Associates Inc. .....................(770) 923-9822

CATERING/FOOD SVCS

Listings in RED are advertisers in this issue of Insight: The Commercial Real Estate Journal

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FACILITY MANAGEMENT

ADG Enterprises Inc..................(770) 662-8393 EMCOR Services Aircond ..........(770) 805-2544 Siemens Industry Inc. ...............(770) 225-5509 FACILITY SUPPORT

ADG Enterprises Inc..................(770) 662-8393 GSE Facility Services LLC .........(404) 230-2900 PENTA Engineering Group Inc.....(678) 282-1999 Service Fort LLC (The) ..............(404) 993-4774 Stone Mountain Access Systems ...(770) 908-2936 Xpedx ......................................(470) 238-4378

Southeast Pump & Equipment, Inc. Ph 678-990-1388 Fx 678-990-1396 sales@southeastpump.com www.southeastpump.com

Quality Products & Services since 1985

INSIGHT | ISSUE 2, 2014 | www.BOMAGeorgia.org | 39 591586_Southeast.indd 1 8/15/12 6:21 PM

INSURANCE & RISK MANAGEMENT SERVICES

BB&T Insurance Services Inc. ...(678) 413-4403 INSURANCE ADJUSTING

BB&T Insurance Services Inc. ...(678) 413-4403 INTERIOR DESIGN

A-R-T & Associates Inc. ............(678) 947-0579 Foley Construction Corp............(770) 409-1166 VeenendaalCave Inc. ................(404) 881-1811 JANITORIAL

ABM Janitorial Services ............(678) 245-3273 Allied International Cleaning Services Inc............(770) 426-8779 Building Cleaning Solutions Inc....(678) 445-3806 Building Maintenance Services Inc..........................(770) 218-2993 CBM Atlanta Inc........................(770) 988-9001 Chosen Enterprises Inc. ............(404) 633-4350 CleanNet of Atlanta...................(678) 336-1550 ERMC of Atlanta LLC ................(404) 418-1443 General Paper Goods Co...........(404) 924-2575

GMI Group Inc. .........................(678) 482-5288 GOJO Industries .......................(205) 447-0849 HTH Building Services Inc. ........(770) 988-0084 LaCosta Facility Support Services ..................(404) 539-9496 Office Pride Commercial Cleaning Services .................(770) 888-5475 Pollock Paper Distributors .........(770) 803-7862 Pritchard Industries SE..............(404) 231-1430 Rite Way Service Inc. ................(205) 248-9315 Service Fort LLC (The) ..............(404) 993-4774 Unique Building Maintenance Inc. ..................(678) 380-0297 Xpedx ......................................(470) 238-4378 LAKE MANAGEMENT

Aquascape Environmental.........(678) 445-0077 LANDSCAPE MANAGEMENT

Gibbs Landscape Co.................(770) 432-7761 GreenSeason Group Inc. (The)...(678) 714-4114 HighGrove Partners ..................(678) 298-0569

Ruppert Landscape ..................(770) 931-9900

LANDSCAPING-INTERIOR

LANDSCAPING-EXTERIOR

Foliage Design Systems............(770) 451-0885 Life on Earth LLC......................(404) 875-6706 Plant Peddler Inc. .....................(770) 432-2649 Sedgefield Interior Landscapes Inc. ...................(770) 984-0171

4 Seasons Landscape Group LLC ..........(770) 452-4455 Arborguard Tree Specialists ......(404) 299-5555 Austin Outdoor .........................(404) 493-6804 Brickman Group (The)...............(678) 300-7135 Color Burst ...............................(770) 822-9706 Envisor Consulting ....................(404) 987-2499 Gibbs Landscape Co.................(770) 432-7761 Gibson Landscape Services ......(678) 365-9568 GreenSeason Group Inc. (The)...(678) 714-4114 HighGrove Partners ..................(678) 298-0569 Outdoor Expressions.................(770) 592-9154 Ruppert Landscape ..................(770) 931-9900 Russell Landscape Group Inc. ...(770) 446-3552 TruGreen LandCare LLC ...........(678) 475-1780 ValleyCrest Landscape Maintenance .......(770) 662-8775

LIGHTING

E. Sam Jones Distributor Inc. ....(404) 351-3250 Voss Lighting............................(770) 438-8557 MARBLE RESTORATION & MAINTENANCE

ADDCO Metal Maintenance Co....(770) 985-5611 Mid America Metals..................(770) 616-6567 Natural Stone Services .............(404) 255-8133 Southeastern Commercial Flooring Inc........(770) 591-9980 Stone Specialty Services ...........(404) 261-9111 Stuart Dean Co. Inc...................(404) 872-6090 METAL FINISHING

ADDCO Metal Maintenance Co....(770) 985-5611 Innovative Roofing Group Inc.....(404) 351-8797 Mid America Metals..................(770) 616-6567 Stuart Dean Co. Inc...................(404) 872-6090 OFFICE FURNITURE

CORT .......................................(678) 909-0170 PAINT/WALLCOVERING

AAA National USA Inc. ..............(770) 452-8861 PAINT/WALLCOVERINGS

Burke Painting Inc. ...................(770) 582-0847 Horizon Painting and Renovations..........................(404) 447-0385 Oakcliff Painting .......................(404) 867-3707 PPG Industries Inc. ...................(770) 938-4600 Spectrum Painting Inc...............(770) 497-0101 PAPER PRODUCTS

General Paper Goods Co...........(404) 924-2575 Pollock Paper Distributors .........(770) 803-7862 SCA Tissue...............................(678) 977-6858 Sikes Paper Co.........................(770) 405-6900 PARKING

Innovative Parking Concepts LLC .......................(770) 321-1000 ITR of Georgia Inc. ....................(770) 496-0366 Lanier Parking Solutions ...........(404) 879-7635 LAZ Parking .............................(404) 266-9391 National Parking Solutions ........(678) 365-4030 Parking Co. of America .............(404) 584-7057 SP Plus ....................................(404) 665-0044 PARKING DECK

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Coast & Valley LLC ...................(770) 417-1382 GWP Paving .............................(404) 831-7177 Kaney & Lane LLC ....................(404) 892-8246 Painter Waterproofing and Restoration LLC ....................(404) 398-7673 Spectrum Painting Inc...............(770) 497-0101 Wildcat Striping & Sealing.........(678) 937-9525 PAVING PRODUCTS

COMMERCIAL AND ARCHITECTURAL SIGNAGE Interior Signage Directories Wayfinding Signage Monuments Illuminated Signage Directional Signage

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PEST CONTROL

ABC Home & Commercial Services, Pest, Termite, Wildlife Management ...(404) 481-7815 Active Pest Control ...................(770) 954-9941 Allgood Pest Solutions ..............(678) 328-4094 Peachtree Pest Control .............(770) 931-9099

ADA/Braille Building Identification Vehicle Graphics Channel Letters Dimensional Letters Marketing Signage

PLUMBING

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Asphalt Enterprises...................(770) 424-5001 Brite Line Asphalt Maintenance Inc. ..................(770) 516-0604 C&K Paving Contractors Inc. .....(770) 791-0107 Driveway Maintenance Inc. .......(305) 444-8741 Georgia Paving Inc....................(404) 831-1000 GWP Paving .............................(404) 831-7177 Hercules Sealcoat Manufacturing Inc.................(770) 455-6551 Rose Paving Co. .......................(678) 775-5421 Wildcat Striping & Sealing.........(678) 937-9525

31/08/13 7:27 PM

Art Plumbing Co. ......................(678) 486-2541 Hill Mechanical of Georgia LLC... (770) 792-1200 Legacy Mechanical Services Inc...(770) 432-1171 Southeast Pump & Equipment Inc. ........ (678) 990-1388 ext 107 Water Intelligence Solutions ......(770) 863-4015

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PRESSURE WASHING

REAL ESTATE PROCUREMENT SERVICES

Woodall Roofing Co. Inc. ...........(770) 945-0100

Coast & Valley LLC ...................(770) 417-1382 Everclear Enterprises Inc...........(404) 876-9408 Kaney & Lane LLC ....................(404) 892-8246 Sightline...................................(404) 808-5482 Southeastern Cleaning Inc. .......(770) 304-2366 Top of the Line High Rise Service LLC...........(404) 569-9544 Valcourt Building Services LLC ...(770) 971-2000

SiteStuff Inc..............................(404) 694-2448

SEALCOATING

RESTORATION

Meridian Restoration Inc. ..........(678) 546-2819 Tendon Systems LLC ................(678) 835-1100

Brite Line Asphalt Maintenance Inc. ..................(770) 516-0604 C&K Paving Contractors Inc. .....(770) 791-0107

ROOFING

SECURITY

Apollo Roofing Co. Inc...............(770) 751-6191 BEST Consultant Inc. (The) ........(678) 200-7648 C.L. Burks Construction - Commercial Roofing Contractors LLC .......(800) 969-2875 CRS Sales & Marketing LLC......(678) 547-1084 Dynamic Roofing Solutions .......(678) 680-3808 Empire Roofing Co. Inc..............(770) 948-7832 Innovative Roofing Group Inc.....(404) 351-8797 Roof Management Inc...............(770) 798-9102 Roof Partners LLC ....................(404) 490-4647 Sentry Roof Services ................(678) 301-5567 Tip Top Roofers Service Corp. ...(404) 351-4410

AlliedBarton Security Services ...(404) 898-1695 Alscan Inc. ...............................(800) 951-0051 Armor Lock & Security Co. Inc. ...(770) 493-1915 Atlanta’s Professional Door Inc....(770) 460-6688 BOS Security Inc.......................(404) 793-6965 Chesley Brown International Inc.........(770) 436-3097 ext 328 Critical Systems LLC.................(770) 612-9172 ERMC of Atlanta LLC ................(404) 418-1443 Fire Systems Inc. ......................(770) 333-7979 Global Systems of America Corp. ......................(770) 441-9601

PROPERTY TAX

Fellers, Schewe, Scott & Roberts Inc. .................. (770) 621-9548 x 15 PUBLIC RELATIONS

Steps Ahead.............................(404) 352-5249 PUBLICATIONS

Dorey Companies .....................(404) 257-1962 Equal Construction Record........(404) 348-4065 Newsletter Factory (The)... (770) 955-1600 ext 106

International Protection Group LLC ............................(678) 689-3337 ITR of Georgia Inc. ....................(770) 496-0366 Mitec .......................................(770) 813-5959 OnePath Systems LLC ..............(404) 661-2349 Paradigm Security Services Inc....(678) 684-4400 Remote Protection Systems ......(678) 924-7480 SecurAmerica LLC....................(404) 926-4265 Securitas Security Services USA Inc. ...............................(404) 633-1140 Siemens Industry Inc. ...............(770) 225-5509 Southeastern Security Professionals ........................(770) 540-0175 U.S. Security Associates Inc. .....(404) 295-1149 Universal Protection Services ....(770) 414-7958 Walden Security .......................(404) 937-1747 SIGNAGE

A-R-T & Associates Inc. ............(678) 947-0579 Custom Sign Factory ................(770) 717-7755 SOFTWARE

Preparis ...................................(404) 662-2950 SPECIALTY CONTRACTING

Landmark Restorations Ltd. ......(404) 352-1795 TAX CONSULTANTS

Fellers, Schewe, Scott & Roberts Inc. .................. (770) 621-9548 x 15 Paradigm Tax Group .................(404) 325-5445 TREE CARE

Arborguard Tree Specialists ......(404) 299-5555 ValleyCrest Landscape Maintenance .......(770) 662-8775 TROPICAL PLANTS

Foliage Design Systems............(770) 451-0885 Life on Earth LLC......................(404) 875-6706 UTILITY

AT&T........................................(404) 242-8513 WASTE REMOVAL

Republic Services Inc................(404) 693-9277 Rubicon Global .........................(404) 615-6103 Waste Industries.......................(404) 557-1684 Waste Pro of GA .......................(770) 777-1447 WATER CONSERVATION

WaterSignal LLC.......................(678) 990-2736 WATER DAMAGE/STRUCTURE DRYING

BELFOR Property Restoration ....(770) 939-0128 Blackmon Mooring Services of Atlanta..............................(770) 614-3248 EPIC Response .........................(770) 516-3491 Full Circle Restoration & Construction Services ...........(770) 232-9797 Parker Young Construction/ FireStar Inc...........................(404) 805-5616 Remediation Group Inc. ............(404) 214-1470 SERVPRO of Decatur ................(404) 378-9998 SERVPRO of North Fulton County ..............(770) 862-9220 Unlimited Restoration Specialists Inc.......................(678) 475-7300 WATERPROOFING

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Your Building Speaks Before You Do What Is It Saying To Your Tenants and/or Customers...

B e f or e

?

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A f t er

Apollo Roofing Co. Inc...............(770) 751-6191 Burke Painting Inc. ...................(770) 582-0847 Engineered Restorations Inc......(770) 682-0650 Everclear Enterprises Inc...........(404) 876-9408 Metro Waterproofing Inc............(404) 292-8013 Morley Companies (The) ...........(770) 569-1100 Painter Waterproofing and Restoration LLC ....................(404) 398-7673 Southern Preservation Systems...(770) 982-9970 Waterproofing Contractors Inc. ...(770) 449-5552 Western Waterproofing Co. of America............................(678) 553-0170 WINDOWS

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AAA National USA Inc. ..............(770) 452-8861 Sightline...................................(404) 808-5482 Southeastern Cleaning Inc. .......(770) 304-2366 Top of the Line High Rise Service LLC...........(404) 569-9544 Valcourt Building Services LLC ...(770) 971-2000

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Phone: 678-937-9525 Fax: 678-937-9151

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INDEX OF ADVERTISERS/ADVERTISERS.COM continued from page 35 the water treatment program. You should seek their advice as well as let them know about what is going on with your system in between the scheduled visits. A complete water treatment program is not one-sided, it is a partnership between the owner/operator of the equipment and the water treatment professional.

Many people look at water treatment as a necessary evil or something they know they need but don’t entirely understand. With this description of what a complete water treatment program should contain, you should now view your water treatment professional as a valuable member of your team.

ABOUT THE AUTHOR R. Trace Blackmore is the owner operator of Blackmore Enterprises, Inc., an Atlanta based business and BOMA Georgia member.

Mr. Blackmore is considered to be one of the country’s top water treatment experts by his peers. His credentials include the Certified Water Technologist designation, LEED AP O+M, and Past President of The Association of Water Technologies (AWT.) Mr. Blackmore is currently serving as the Education Committee Chair for the AWT where he is responsible for training new and current water treaters on industry standards.

BUILDING SERVICES Preparis......................................................................................... 4 www.preparis.com ELECTRICAL/CONTRACTORS/ ENGINEERS/CONSULTANTS Eckardt Electric Co. .................................................................... 41 www.eckardtelectric.com ENERGY PRODUCTS & SERVICES Georgia Power Company .............Inside Front Cover, Outside Back Cover www.georgiapower.com ENVIRONMENTAL Air Allergen & Mold Testing........................................................44 www.airallergen.com FIRE/WATER/MOLD RESTORATION Blackmon Mooring .....................................................................44 www.blackmonmooring.com/atlanta Meridian Restoration, Inc........................................................... 10 www.themeridiancompanies.com The Morley Companies .............................................................. 19 www.morleycompany.com Polygon Group .............................................................................. 4 www.polygongroup.us FITNESS READY FITNESS......................................................................... 41 www.readyfitness.com HVAC Georgia Trane .............................................................................35 www.trane.com/georgia-alabama HVAC CONTRACTORS & SERVICES Borie Davis, Inc........................................................................... 41 www.boriedavis.com Certified Air Care ........................................................................44 www.certifiedaircare.com Ductz of Greater Atlanta.............................................................43 www.ductzatlanta.com Harbin's Mechanical Services Inc. ............................................34 www.harbins.com McKenney's, Inc. ........................................................................35 www.mckenneys.com Southeast Pump & Equipment Inc. ...........................................39 www.southeastpump.com INDOOR AIR QUALITY Air Allergen & Mold Testing........................................................44 www.airallergen.com JANITORIAL Anago Cleaning Systems Atlanta ..............................................45 www.anagoatlanta.com Blackmon Mooring .....................................................................44 www.blackmonmooring.com/atlanta Bright Touch Janitorial ...............................................................44 www.brighttouchjanitorial.com CCS Janitorial Services..............................................................45 www.ipreferccs.com LaCosta Facility Support Services .............................................. 4 www.lacostaservices.com

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The Service Fort .........................................................................43 www.theservicefort.com JANITORIAL PRODUCTS Southeast Janitorial Supplies ....................................................45 www.southeastjanitorialsupplies.com LIGHTING Atlantic Lighting & Supply Company ......................................... 41 www.AtlanticLightingAndSupply.com PAINT/WALL COVERINGS AAA National USA ........................................................................ 3 www.aaanationalusa.com B&R Painting...............................................................................45 www.brpaint.com Burke Painting and Waterproofing, Inc. ....................................23 www.burkepainting.com PARKING DECKS Innovative Parking Concepts, LLC ............................................30 www.ipcusa.com PARKING MANAGEMENT & SERVICES Executive Parking Systems .......................................................23 www.executiveparkingatl.com PAVING CONTRACTORS Brite Line Asphalt Maintenance ................................................ 42 www.britelinecompany.com Georgia Paving, Inc. ................................................................... 31 www.georgiapaving.com Rose Paving Company ...............................................................40 www.rosepaving.com Wildcat Striping & Sealing .........................................................45 www.wildcatstriping.com PEST CONTROL Peachtree Pest Control ..............................................................46 www.peachtreepestcontrol.com PLUMBING SERVICES Art Plumbing Company .............................................................. 18 www.artplumbing.com McKenney's, Inc. ........................................................................35 www.mckenneys.com PRESSURE WASHING Southeastern Cleaning Inc......................................................... 42 www.southeasterncleaninginc.com RESTORATION Engineered Restorations Inc...................................................... 17 www.er-inc.net Everclear Enterprises Inc. .......................................................... 31 www.everclearenterprises.com Metro Waterproofing, Inc...........................................................43 www.metrowaterproofing.com ROOFING MGI Roofing ................................................................................ 16 www.mgiroofing.com Roofing Plus, Inc......................................................................... 19 www.roofingplusinc.com Tip Top Roofers, Inc.................................................................... 41 www.tiptoproofers.com SECURITY SERVICES & PRODUCTS International Security Management Group, Inc........................45 www.ismg-usa.com Pro Tek 360 Private Security and Associates, LLC ..................45 www.protek360.com The Service Fort .........................................................................43 www.theservicefort.com SIGNAGE/GRAPHICS Custom Sign Factory..................................................................40 www.customsignfactory.com WATER DAMAGE/STRUCTURE DRYING Polygon Group .............................................................................. 4 www.polygongroup.us WATERPROOFING Burke Painting and Waterproofing, Inc. ....................................23 www.burkepainting.com Everclear Enterprises Inc. .......................................................... 31 www.everclearenterprises.com Metro Waterproofing, Inc...........................................................43 www.metrowaterproofing.com Southern Preservation Systems.................................................. 4 www.spsatl.com Waterproofing Contractors, Inc ................................................. 37 www.wcinc.com Western Waterproofing Co., Inc. ...............................................26 www.atlwesternwaterproofing.com WINDOWS/CLEANING EQUIPMENT/SUPPLIES AAA National USA ........................................................................ 3 www.aaanationalusa.com South Beach Highrise Service Inc. ...................Inside Back Cover www.southbeachhighrise.net Southeastern Cleaning Inc......................................................... 42 www.southeasterncleaninginc.com Top of the Line High Rise Service ......................................... 12,13 www.highriseservice.com

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Our trained professionals are able to handle ALL of your high-rise services needs. In business for over 30 years, our experience and expertise can tackle any job you have, regardless of the size. With our many years of experience and references, you can count on our name, South Beach Highrise Services, Inc., and reputation as one you’ll know and trust for many years to come.

We offer a full service operation, able to do everything the exterior of your building needs, from washing the glass, to resurfacing, pressure washing, sealing precast, and replacing the glass. Everything your building needs, to maintain it’s integrity and keep it looking, it’s VERY BEST! We guarantee it!

Debora Iaquinta Ferguson, Owner/President office: 404.851.0111 cell: 404-281-5500 fax: 404.252.9997 PO Box: 467909 Atlanta, GA 31146 southbeachhighrise@earthlink.net • www.southbeachhighrise.net

OFFICIAL ENERGY PARTNER OF A HAPPY BUILDING GO ELECTRIC. YOUR BUILDING WILL THANK YOU. Commercial buildings equipped with energy-efficient electric systems can save you money and energy.

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