OFFICIAL PUBLICATION OF THE BUILDING OWNERS AND MANAGERS ASSOCIATION OF GEORGIA
ISSUE 4, 2017
THE COMMERCIAL REAL ESTATE JOURNAL®
HEALTH & WELLNESS AMENITIES Page 18
How to Effectively Manage a Property 24/7 page 11
Luring Tomorrow’s Workers Into Today’s Offices page 16
Falling Building Façade Closes Atlanta Streets 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.BOMAGeorgia.org www.BOMALegacy.org www.BOMAGeorgiaFoundation.org Executive Editor: Jacob Wilder jwilder@bomageorgia.org 2017 BOMA GEORGIA OFFICERS President: Todd Mitchell, RPA, CCIM President-Elect: Marie Worsham, CPM, RPA, LEED GA Vice President: Kinsey R. Hinkson, RPA, BOMI-HP Secretary/Treasurer: Russell Copeland Immediate Past President: Ian Hughes, LEED GA DIRECTORS Michael Knox, SMA, SMT, LEED GA; Bert Locke, RPA; Carla Moule; Trenton Patterson; Don Henry, CFA; Amanda Morrison; Jennifer Cooper, LEED GA; Phil Mobley; Orlando Ojeda; Melody Frcek, RPA; Amanda J. Madrid, RPA, LEED GA, FMA EDITORIAL COMMITTEE Chair: Matthew Brinkman, CAS Vice Chair: Jack Kennedy Staff Liaisons: Jacob Wilder Members: Bob Fuhr; Debbie Cook; Tiffany Matthews; Mark Gallman, SMA, SMT, LEED GA; Tina Mershon; Tammy Weeks; Amy Davidson, LEED GA; John C. Harcourt; Scott Carter; Phil Mobley; Henri Brickey; David J. Marmins; C. Knox Withers; Marie Kastens, RPA,CCIM; Stacie Stamper Published by: 5950 NW 1st Place Gainesville, FL 32607 (800) 369-6220 / (352) 332-3331 – fax www.naylor.com Publisher: David Evans Editorial Liaison: Rachel Brown Project Manager: Daniel Membrillo Marketing: Nancy Taylor Advertising Representatives: Ashley Benton, Amanda Blanchard, Stephen Cofino, Paul Fecio, Sondra Harris, Sarah Lyons, Chris Maier, Nick Manis, John O’Neil, Glenn Raglin, Jason Ruppert, Ketan Solanki, Julie Sprott, Brandon Stroud, Chris Zabel Layout & Design: Topnoyze Graphics 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. ©2017 BOMA Georgia. All rights reserved.
THE COMMERCIAL REAL ESTATE JOURNAL®
FEATURES
www.BOMAGeorgia.org • Issue 4, 2017
OFFICIAL PUBLICATION OF THE BUILDING OWNERS AND MANAGERS ASSOCIATION OF GEORGIA
ISSUE 4, 2017
LEGISLATIVE FOCUS ...................................... 8 Incentivizing AFV and EV Infrastructure
THE COMMERCIAL REAL ESTATE JOURNAL®
Alternative Fuels and Vehicles will dominate future vehicles. BY Don Francis, Partnership for Clean Transportation, Inc.
OPERATIONS ................................................ 11 HEALTH & WELLNESS AMENITIES
How to Effectively Manage a Property 24/7 with Your Vendors
Page 18
One of the many challenges property owners and managers face is how to effectively manage a property 24/7 when the management team is typically only present 40-50 hours per week Monday-Friday. BY Matt Brinkman, Blue Frog Lighting
TECHNOLOGY ............................................... 14 DAS Implementation For a Faster, Reliable Future As building owners and property managers, it is our job to make our tenants happy, and in a perfect world, keep them happy. BY Julia Hudspeth, The John Buck Company
TRENDING IN #CRE ...................................... 16 Luring Tomorrow’s Workers Into Today’s Offices Story 2 of a 3-part series about how the office space landscape in Atlanta is changing as a result of the millennial workforce. BY Henri Brickey, Whitco Roofing Inc.
HUMAN INTEREST/SELF HELP..................... 18 Health & Wellness Amenities Wellness programs advance caring for the employees and their families to a much higher level. BY Jack Kennedy and Len Garrison, Jackson Healthcare
ENGINEERING ............................................... 20 Falling Building Façade Closes Atlanta Streets The recent street closures in downtown Atlanta during tropical depression Irma remind us of the importance of routine façade inspection. BY Scott L. Weiland PE and J. Trey Thomas PE, Innovative Engineering Inc.
EMERGING PROFESSIONAL SPOTLIGHT...... 23 Heather Neuman – Blackmon Mooring “Live, Laugh, Love and Dance More!” is the personal slogan for the life of Heather Neuman. BY Tammy Weeks, Environmental Service Partners
How to Effectively Manage a Property 24/7 page 11
Luring Tomorrow’s Workers Into Today’s Offices page 18
Falling Building Façade Closes Atlanta Streets page 20
www.BOMAGeorgia.org
ABOUT THE COVER: Jackson Healthcare is a family of highly-specialized, healthcare staffing and technology companies. Jackson Healthcare’s mission is to improve the delivery of patient care and the lives of everyone they touch. By serving up a modern menu of tenant amenities and services, Jackson Healthcare has realized increased tenant/employee satisfaction. These results lead to better employee recruitment and retention. A whole team of health, wellness, dietary and building management professionals featured on the cover of issue four help deliver this exceptional experience. Get the whole story in our articles on pages 16 and 18.
DEPARTMENTS
7 .... PRESIDENT’S MESSAGE 26 .... ALLIED MEMBER SERVICE DIRECTORY
30 .... ADVERTISERS ON THE WEB
This issue is easily shareable! Use the QR Codes found within each article and on the cover.
http://fqrct.com/t/f29c1de
PUBLISHED NOVEMBER 2017 / BAA-Q0118 / 4703
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PRESIDENT’S MESSAGE
Investing in Your Career BY Todd Mitchell, RPA, CCIM BOMA Georgia President
W
hy are you here? I am not asking in the existential sense. Professionally, how did you end up where you are today? As I close out a truly remarkable year as 2017 BOMA Georgia president, I have considered this question. I know without a doubt that BOMA Georgia had something to do with it; but, I also think about the industry giants that encouraged me in my career and in BOMA. I have been very fortunate to have incredible bosses. They have all contributed to my professional development and done more for me than I deserve. You may have heard their names—Julie Hunter, Jack Bossert, Russell Lipscomb, George Lipscomb, Robert Drake, Joe Holcombe, Tim Darrah, Pat Freeman and Linda Bolan. As we close out 2017, it is my hope that you will choose to invest in your own career. If you manage others at your company, I hope that you will consider paying it forward. Ask yourself, “Who is a rising star in my organization that I can invest in?” One of BOMA Georgia’s strategic priorities this year—investing in the education and career pathing needs of building engineers—will remain an ongoing priority for our association for years to come. These professionals are key to successful building operations and customer service at your property. We must get them, keep them and thank them. We do that by investing in them. I like to say that it is impossible to learn too much. As real estate professionals, we should do all we can to be aware of—if not an expert in—all things commercial real estate and the general economy at large. We should spark in ourselves and within our companies a culture of learning. When we consider members of our team, especially our operations and maintenance professionals, we should encourage their career growth opportunities. What I love about property management is the incredible variety of tasks that keep me challenged and inspired. Property management professionals are the de facto CEOs of their properties with responsibility for marketing, accounts receivable, operations, accounts payable, tax policy, contracting personnel and of course “all other duties as assigned.” Your professionalism doesn’t just impact you, your company and your owner. It is humbling to realize the communities we live in rely on us too. They rely on us to run
our assets in a profitable manner. Consider this. No profit equals a reduced tax base. A reduced tax base equals reduced first responder services, trash services, park services and other municipal services. Remarkable, isn’t it? You have heard the line from Spider Man, “With great power, comes great responsibility.” What then do you do with all that responsibility? Invest in your career. Invest in your people. Invest in your buildings. Focus on excellence for all three. This is where BOMA plays a vital role. Reflecting on 2017, I am amazed by all BOMA has accomplished. We celebrated a successful 2017 Southern Region Conference here in Atlanta. It was so successful that we are going to have the BOMA Georgia Foundation host the 2019 Southern Region Conference again in Savannah, Ga. Additionally, we celebrated five regional TOBY winners and two International TOBY-winning buildings. At our 2017 BOMA Show, we enjoyed record attendance. All this participation led to BOMA Georgia celebrating another record-breaking year for membership growth as nearly 1,050 real estate professionals discovered the value of belonging to Georgia’s premier real estate association. With all this success, it is important to note that BOMA Georgia is still taking time to make the important investments in our industry. This year, we redeveloped the Property Management 201 Certificate Course, and we will finish the redevelopment of Building Engineering 101 in 2018. Investments in our educational programs by the BOMA Georgia Foundation have led to increased access and enrollment in industry educational courses, including BOMI RPA, FMA, SMA, SMT and BOMI-HP designation courses. Coming on the heels of a successful inaugural year for the BOMA Georgia CRE Leadership Masters Program in 2016, we are preparing for our next class of students starting their leadership journey in 2018. This program has again been made more accessible by investments from the BOMA Georgia Foundation. While we have cause for celebration, this isn’t a time to rest on our laurels. There are many conversations that still need to happen. Some of these thoughts I have, you may share. How does real estate compete for its share of quality talent in the work force? What are we doing to curb the latest human and cyber threats? Are we best positioned for engagement with our local, state and federal law enforcement, as well as first responders? BOMA Georgia remains active and engaged at the local, regional and international level. I urge you and your organizations to engage with us. I invite you to engage with the great articles in this issue of Insight. They will help you be a better-informed professional. Beyond these pages, engage with BOMA education, events and volunteer opportunities. Grow your professionalism and value. Invest in yourself, your company and others. As always, please consider sharing this issue with your owners, asset managers and colleagues. It is important that they read about the tangible outcomes of their membership investment. INSIGHT | ISSUE 4, 2017 | www.BOMAGeorgia.org | 7
LEGISLATIVE FOCUS
Incentivizing AFV and EV Infrastructure BY Don Francis, Partnership for Clean Transportation
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ALTERNATIVE FUELS AND VEHICLES WILL DOMINATE FUTURE VEHICLES.
ot a day goes by when an article about alternative fuels and vehicles does not appear somewhere. The effort to move the country away from total dependency on petroleum based fuels, gasoline or diesel, has been underway in the United Statse for more than 20 years. The Energy Policy Act of 1992 was the first real initiative by the Federal Government to begin the process. Additionally, countries around the world are announcing the total ban of gasoline and diesel fueled vehicles. Although alternative fuels included natural gas and propane, except for heavy duty trucks and buses running on natural gas and school buses powered with propane, the future will be electric for most light duty personal vehicles. Recently, Bloomberg New Energy Finance, which has been tracking the prices of plug-in electric vehicles (PEV), estimates that by 2025 electric cars will become cheaper to buy than comparable gas-engine models. They also estimate that 50 percent of all new cars sold will have a plug by 2040 and account for a third of all light duty vehicles on the road. Volvo and GM have both recently announced that their entire vehicle lineup will move to plug-in electric both pure battery and plug-in hybrid in the near future. VW and others have made similar commitments. For Georgia, that could mean as many as 3 to 4 million PEV on the roads of Georgia, all looking for a place to charge.
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Georgia Legislative Activities The Georgia Legislature adopted a number of incentives in the late ’90s to encourage the development and use of alternative fuels and vehicles. In 1997, the legislature passed a bill that allowed for alternative fueled vehicles with the appropriate alternative fueled vehicle (AFV) license plate, to operate as single occupancy vehicles in the High Occupancy Vehicle (HOV) lanes which eventually included the High Occupancy Toll (HOT) lanes on I-85 N. In the 1998, the Georgia Low Emission Vehicle Income Tax credit was established to support the Georgia Clean Fueled Fleet program. The Clean Fueled Fleet program required fleets in Georgia to purchase vehicles with low emission vehicle (LEV) or better certification in increasing percentages as part of the State Implementation Plan to bring the metro Atlanta into compliance with EPA air quality standards. Additionally, to provide incentives to retail customers, the tax credit, initially only available to taxpayers purchasing LEVs in the Atlanta nonattainment area began at $1500. In 2000, the credit was increased to $2500 and a $2500 tax credit for the installation of electric vehicle charging station was established but was still limited to taxpayers in the nonattainment areas of Georgia. In 2001, the legislature increased the amount of the tax credit for
“zero emission” vehicles (ZEV) to $5000 and removed the requirement that only taxpayers in the nonattainment area would qualify for the credits. These tax credits remained in place and for the most part were unused until 2011 when the first Nissan LEAFs and Chevrolet Volts were registered in Georgia. In the 10 years prior to 2011, less than 40 tax credit certificates were issued and most were for conversion of gasoline vehicles to electric. For the 2011 tax year, only 54 taxpayers filed returns with $194,000 in credits. For the 2012, 256 taxpayers filed returns with just over $1 million in credits. For 2013, 3468 taxpayers filed returns with $14.9 million in credit. And for 2014, 9760 tax payers filed returns for $39 million in credits. With the tax credit eliminated on July 1, 2015, the number of additional tax credits filed dropped to 5771. Over the five years, nearly 20,000 Georgia taxpayers took advantage of the credit for a total of just over $75 million. While a large number, estimates are these same vehicles added more than $100 million to Georgia’s GNP over the same five years. By the end of 2014, Georgia had the 2nd most registrations for PEVs in the country behind only California. Atlanta became the number one market for the Nissan LEAF and was either the 2nd or 3rd largest market for PEVs in the country. However, staring with the 2012 session of the Georgia Legislature, the tax credit came under attack. In both the 2013 and 2014 sessions, bills were introduced to eliminate the tax credit in the House but were not passed in the Senate. In the 2015 session, a provision in the Transportation Funding Act eliminated the tax credit effective July 1 of 2015. Instead of adopting a bill prepared by a coalition of stakeholders to lower the credit to 10% capped at $3000, in line with other state’s incentives, and sunset the credit completely by 2020, the Transportation bill passed both chambers with the elimination provision intact. Transportation Funding Act, among other provisions, imposed a new $200 annual vehicle registration fee, now $208.13, on PEV owners. Where Georgia once provided financial incentives to people who drive PEVs, it now penalizes them. For the average PEV
driven 10,000 miles per year, the registration fee is more than the gasoline excise tax for an SUV getting 15 miles per gallon for the same annual mileage. This fee is in addition to the existing $35 Highway User fee already imposed on PEVs with the Alternative Fueled Vehicle tag. The bill also removed sales tax from all fuels but did not remove the sales tax from electricity used as a motor vehicle fuel. In one session, Georgia had gone from one of the best incentives in the country to the biggest disincentive. Only eleven or twelve states charge PEVs additional vehicle registration fees and Georgia’s fee is double the next closest. What does this mean for adoption of electric vehicles in Georgia? A study prepared by Keybridge Research, a DC based economic analysis firm, estimated the sales in Georgia would be reduced by 90% from 2014 levels with the elimination of the ZEV Income Tax Credit and this would reduce Georgia’s GDP $107 million over the next five years and $252 million over the next 16 years. It is estimated that elimination of the state income tax credit will mean 44,000 fewer PEVs in Georgia by 2019. Most of the loss in GDP is realized from the purchased of petroleum based fuel from outside of Georgia, approximately $30 billion per year, instead of that money remaining in the pockets of Georgians and Georgia companies to spend on local goods and services. A recent analysis by The Greenlink Group for PEV policy in Georgia showed that
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implementing a $2,500 tax credit for all PEVs and reducing the annual license fee to $50 would result in significant economic benefits to the state. These benefits include: $54 million dollars in increased income to the state, 951 full time jobs and $100.4 million in gains to Georgia GDP Impact on Georgia with elimination of the Georgia LEV/ZEV State Income Tax Credit With the loss of the tax income tax credit, Georgia is now fourth in the nation in the number of PEV registrations, behind California, Washington and Florida. Throughout 2014 and early 2015, an average of 1,000 EVs were registered monthly in Georgia. From September 2015 to December 2016, fewer than 100 new electric vehicles were registered each month as a result of the removal of the $5,000 tax credit and implementation of the annaul alternative fuel vehicle fee, proving that incentives matter for markets in the early adopter stage. ABOUT THE AUTHOR Don Francis is the Executive Director of the Partnership for Clean Transportation, the Clean Cities coalition in Georgia. Prior to being elected as Executive Director in April 2009, he served on the coalition’s Board of Directors and as Treasurer. Don has fifty years’ experience in automotive engineering, sales and marketing activities.
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How to Effectively Manage a Property 24 / 7 with Your Vendors
BY Matt Brinkman, Blue Frog Lighting
O
ne of the many challenges property owners and managers face is how to effectively manage a property 24/7 when the management team is typically only present 40-50 hours per week Monday-Friday. While there is not a quick, one-stop solution for this there is a resource that often gets overlooked… vendors! For larger properties, two of the vendors that are on property after-hours are your security and janitorial teams. These vendors can act as “eyes and ears” for the property. The key is proper communication and training and learning how to avoid the high turnover associated with both these industries. The properties policies and procedures must also be clearly understood and published. This training and how to communicate any issues to property management must be outlined in an Operations Manual. Unfortunately, the current trend is that the security vendor writes an operations manual for their staff by taking the old document from a previous contract with a previous property management company and updates the logo and contact information. This manual must be a collaboration between security, engineering and property management. The properties that have created this manual
together have had tremendous success in smooth and efficient operations during business hours but more importantly after business hours. When this type of approach is taken, security can effectively double check on vendors performing work after hours, cleaners can report “funny smells” and “noises,” and mechanical and equipment failure is quickly resolved before the tenants are back on property. Sections to include in the manual area as follows: • Intro about the property, management company (to include personnel) and culture • Tenant listing and contacts • Authorized vendor listing • Emergency contacts • Emergency procedures both business and non-business hours • Access Control • Engineering Section—basics on critical equipment, lock out/tag out, etc. The sections in the manual should include all on-site personnel’s roles in an emergency and not just during business hours. It is far too common that emergency plans are created for Monday-Friday business hours when they need to account for after-hour events. How to do you evacuate a building at night when you have an after-hours operation tenant, vendors performing work on a tenant build-out and you have a security officer and two cleaners on-site? Things of this nature must be thought through. It is recommended to also have an engineering section that explains the basic equipment that is in use and critical to building operations such as chillers, cooling towers, air-handler rooms, electrical and phone closets, etc. These manuals must also be reviewed and updated a minimum of every six months. A property’s security is often tasked with controlling access to the facility after-hours as
well as patrolling the facility both internally and externally. During these patrols, you should look at your security team as “junior engineers.” With a little bit of training security officers and supervisors can easily learn basics of HVAC, water systems, electrical rooms and more. An example that happened during my career in the security field was that a major potential tenant was coming onto a property to look at over 120,000 sq. ft. of space in one of the two buildings on the property. The security officer noticed that in this empty building the temperature was very hot (over 84 degrees) around 6 a.m. He knew the tour was at 8:30 a.m. This property had a history of the chiller not working. The property only had one engineer so the decision was made to show the officer how to reset the chiller when this happened. The officer simply reset the chiller, made a note in his logs, made the necessary after-hour phone call (no response, so voice mail was left) and briefed the engineer when he came onto property about an hour later. By the time of the tour, the temperature was at a reasonable level and the leasing crisis averted. Some items that can be taught to your security staff are: • Water leaks and shut-off valve locations • HVAC operations • Electrical failure and generator operations • Lock out/tag out- programs The training is not designed to make them building engineers that can operate the above equipment, but it is designed to make them familiar with the above building systems. Just making a phone call to an “on-call” engineer and informing them there is a water leak is okay, but being able to go to the shut-off valve and turn off the water before the call is even better.
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The training is also orientated towards “building awareness,” with cleaning and security in the same spaces night after night, they can notice when equipment is not running that is normally on, or a power failure with no back-up generator function, etc. I have seen properties convert over to Apple phones due to its video chat capabilities. It is a great tool for after hours when a security officer can FaceTime an engineer and show him/her how a panel is displaying or a property manager how “minor” a water leak is.
Too many times I have seen when an on-site vendor had to remove their employee at the request of property management because of how an issue was handled after hours. It is easy to blame an individual and think the problem is fixed, but the first thing that must be looked at is the system in place. If the system is designed with little direction and clarity of what is expected, then when a person uses discretion, that discretion must be respected versus firing or removing the individual. Lower turnover equals more facility experience and knowledge.
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One of the bigger challenges facing your security and cleaning vendors is the turnover challenge. Both fields are considered transitional jobs with turnover in the 50 to 100 percent range depending on numerous factors such as wage rates, current economic opportunities in the market and working conditions. While many factors are out of the property manager’s control, several items are not. Proper communication with your on-site vendor teams, especially on-site supervisors and managers goes a long way in creating a comfortable working environment. Also, rewarding reliable performance with small prizes such as gift cards to coffee shops or the movie theater really does show appreciation to the staff without breaking the bank. Another task that tremendously helps is to schedule off-hour site visits. This allows a property management team to see first-hand how the after-hours operations of their properties run. It also lets the after-hour vendors know who the management team is and allows both parties to put a face with a name. It is very common for your after-hours vendors who are on site every day to have no idea who the property manager is or what he/she looks like. I’ve always thought, would I want to work somewhere that I do not know who the “boss” is and they do not know who I am? Are my job duties clearly understood, or am I on my own and too often the low-end scapegoat? A little bit of inclusion goes a long way to retaining talent at your site. In summary, to effectively run a large property after hours, do not be afraid to embrace your vendors. A well-written operations manual that is the basis for training and communicating the property’s policies, procedures and operating equipment is a critical piece for consistency of the property’s operations. Also, learn to include the after-hour personnel on your property, as this will help to reduce turnover and increase tenure of knowledgeable staff who can adequately manage your property for you when you are not there. Matt is the Co-Founder of Blue Frog Lighting and enjoys helping customers create energy and cost-saving solutions while improving their work environments.
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TECHNOLOGY
• general contractors building open plan environments with collaborative workspaces
BY Julia Hudspeth, The John Buck Company
s building owners and property managers, it is our job to make our tenants happy, and in a perfect world, keep them happy. Bigger conferencing facilities, state-of-theart fitness centers, tenant lounges with pool tables and dartboards, healthy food providers, coffee vendors, outdoor communal space, etc.—we continuously attempt to “check the box” to beat our competitors in the amenity race. With more millennials shouting the live, work, play mantra and moving to bigger cities for career opportunities, our downtown markets and buildings are quickly becoming overcrowded. We, building owners and managers, have no choice but to accommodate tenant standard needs and modern wants. There is evidence of overcrowded central business districts affecting multiple disciplines within the real estate industry, including: • architects tasked to design dense floor layouts • furniture vendors installing benching workstations (opposed to large cubicle footprints)
And all in an effort to accommodate more employees per square foot. The need to accommodate the dense growth and attract millennials into the work force is ever present. One area that is always in the back of our minds, yet sitting in the palm of our hands, is cellular device service. With our societal need to connect at all hours of the day, combined with the demand to allure and retain tenants with shiny things, a Distributed Antenna System (DAS) should be in the forefront of every building owner’s and property manager’s mind. What is a DAS? A Distributed Antenna System is a network of antennas connected to a common source, providing wireless service within a specific area or structure. In short, a DAS gives you and your tenants “Class-A” cellular coverage in locations previously susceptible to dropped calls and frustratingly slow signals. Running out of data? Below are three quick steps to installing a DAS in your building: Step 1: Engage a cellular carrier sales representative. These are the basic cellular carriers; think all major players in the U.S. market: AT&T, Verizon, T-Mobile. If a group representing an indoor antenna solution has yet to contact building management, reach out to the carrier’s business sales department or building owner/landlord solutions department directly. Carrier representatives guide a DAS implementation by determining the need, contracting an architect to design drawings, coordinating with engineers, and arranging
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Distributed Antenna System Implementation for a Faster, Reliable Future install teams. The cellular carrier can also provide specific information for the building. Crucial questions to ask carriers while preparing for the installation process include, can the DAS be: • Supported by multiple carriers (i.e. functions as a neutral host)? • Installed throughout an entire building, or will smaller units be installed sporadically in particularly low-coverage areas—commonly referred to as femtocells or Access Points. • Fed through fiber optic cables, or will it be delivered through internet service provider (ISP) deployment? Most importantly, if a building is located in a highly populated area, carriers will be more willing to split or even cover the entire installation cost. The cost arrangement depends on the carrier’s: 1) need for coverage in that area, 2) the off-load of existing network capabilities, 3) the available budget for future installations. Property managers should reach out to multiple carriers to discuss potential DAS installation and explore the cost absorption measures that may minimize out of pocket expense while maximizing the building’s connectivity. Step 2: Designate a head-end room. Once a relationship has been developed, and the decision has been made to move forward with installation, it is necessary to designate a head-end room that will house all equipment, including data center computer racks, radio units to support the DAS, battery backup, additional HVAC, transformer or rectifier to support the system. This equipment is connected by the carrier’s hardline network infrastructure (fiber), the signals then ride this fiber up the vertical closet to remote radio units
installed in the building’s IDF closets (typically every other floor). Lastly, the fiber optic signal is converted and sent over coaxial or CAT-6 cables to the antennas strategically located around the floor, giving tenants a direct signal to their cellular device. Shane Hennessy-York, project manager with Insite R.E., Inc. has overseen 52 installations within the last year, with major carriers in the downtown Chicago market. He informs all owners and property managers that the head-end room location doesn’t need to be located on a tenant floor, or within a tenant space, which would results in lost revenue. “We do not need to utilize rentable square footage,” Hennessy-York said. “The head-end room can be installed on a mechanical floor, basement, roof, or even parking garage.” An ideal head-end room is traditionally 10 in by 10 in. and should be near the building’s vertical riser and NetPop (Network Point of Presence or Telecom closet) with access to sufficient power. “There are no major deterrents to installations,” Hennessy-York said. “There is always a solution.” Also noteworthy, carriers may pay for the power consumed within the head-end room and could make some, if not all, of the initial installation investment. Therefore, carriers view the installation as a partnership and not a revenue-generating opportunity for the owner. With that said, rent is typically not enforced for the head-end room and system. Hennessy-York advised, “Tenants are demanding better access to wireless service, and the DAS is designed to serve only your tenants.” Step 3: Start the install! With the carrier on board and a headend room designated, it’s time for a kick-off meeting! The carrier on the back-end has engaged a project manager and general contractor or system integrator who will be present for weekly meetings to discuss the schedule and timelines. This is the team for the duration of the project. Antennas may be installed throughout the building’s common area, as well as within tenant spaces on each floor. It will be necessary to keep tenants informed of the impacts of the newly installed antenna locations. The majority of tenants
will be thrilled with the increased cellular connectivity, but there may be some hesitancy with installing antennas within tenant space. The antenna and cable install can take place during or after business hours. If security is a tenant concern, there may be a need to discuss hiring and scheduling outside security to escort the install team during the project. Installation details as such should be relayed to the project manager so any additional expenses are factored in to the total project cost. Remember, these antennas are powered by remote radios installed in the building’s riser, so it will be comforting to inform tenants that they will not be absorbing the costs associated with powering the antennas, nor will it affect their Wi-Fi. PHEW! Each antenna design will be specific to the building’s layout and materials used to construct the building or tenant space. There are many antennas available in the market, each with their own specialties. Once an antenna is selected, Hennessy-York recommends that a property manager have a sample antenna installed in the management office for tenants to preview and to obtain a greater understanding of the antenna’s aesthetics. THE FUTURE As consumers demand faster, more reliable cellular service, cellular carriers must find ways to better deliver connectivity.
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“Apple, Samsung, Motorola and other manufacturers release new smart phones capable of operating at faster speeds, the end user is able to do more with that little computer in their pocket,” Hennessy-York said. The market must respond. Consumers will demand that wireless carriers invest in their technological infrastructure such as DAS, to ensure a fast, strong, and reliable network. A response to this consumer demand is a Distributed Antenna System—at least in the world of commercial real estate. Carriers are hoping this is also a building owner’s and manager’s answer to meeting their tenant’s needs; a relationship beneficial to all parties. In the amenity race so prevalent in commercial real estate, a DAS system is a viable option to differentiate a building from competition. ABOUT THE AUTHOR Julia Hudspeth has nine years of commercial real estate experience managing a variety of properties, including multi-building campus, downtown high-rises, and Class-A historic properties. Julia graduated from the University of Iowa with a B.A. in Communications. Julia was born in Memphis, Tenn., and currently lives in Chicago.
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TRENDING IN #CRE
Luring Tomorrow’s Workers into Today’s Offices STORY TWO OF A THREE-PART SERIES ABOUT HOW THE OFFICE SPACE LANDSCAPE IN ATLANTA IS CHANGING AS A RESULT OF THE MILLENNIAL WORKFORCE.
BY Henri Brickey, Whitco Roofing Inc. tlanta’s status as a high-tech hub can no longer be questioned, as homegrown startups like Mailchimp and Pardot have shown that tech companies can find the talent they need to set up shop in Atlanta. And the number of young, eager tech companies coming to Atlanta is growing every year. In doing so, these high-tech companies— and their typically younger, millennial workforce—have forced other workplaces to adapt to a paradigm shift taking place in the workplace that can be described as a battle of the workplace perks. These are not the kinds of perks companies touted in the past. Matching 401K, two weeks paid vacation—maybe even
The owners of Payscape put a lot of attention into creating a communal and comfortable work space for employees when they moved into their new headquarters location in Midtown earlier this year.
a flex schedule a day or two per week. Forget it. Those are all already expected. You’re not going to attract top talent offering a stale menu of perks. How about bringing your dog to work, beer served in the lunchroom and a free yoga lessons for all employees? Atlanta was recently designated as one of America’s “Tech 25” cities, according to a list compiled real estate firm Cushman and Wakefield. Based upon the city’s educational facilities, quality of workforce, investment capital and entrepreneurial spirit, Atlanta came in at number 17 in the nation—just after Chicago, ranked 16, and beating Los Angeles, which came in at 18. Earlier this year, Forbes magazine ranked Atlanta “One of Five Cities Poised to Become Tomorrow’s Tech Meccas.” So how does a traditionally conservative city keep these young employees interested in coming to Atlanta versus Silicon Valley or Denver or Portland? Part of the answer has come from the managers, owner and developers of the commercial office space where these coveted employees work. Attracting the type of talented employees who are highly educated and up to date on the latest tech trends takes creativity and flexibility from the companies trying to lure them. In the first part of this three-part series, we explored how companies are accommodating the higher-density office spaces the younger workforce prefers.
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Huston Green, senior vice president and partner at Colliers International in Atlanta, said the move toward communal work areas is partly in response to how millennials’ educations often stressed group environments and team assignments. Upon graduation, these workers expect to see the same structure in their workforce. In this second part of the series, we look at some of the other ways companies in and around Atlanta are attracting millennials by offering workplace perks that were almost unheard of 10 or 15 years ago. “Companies are getting younger,” said Kyle Jenks, partner and founder of Parkside Partners, an Atlanta-based commercial real estate development and acquisition firm. “They don’t want to feel like they’re going into their grandfather’s office.” Since founding the company in 2003, Jenks has acquired and or developed almost 40 projects, many of which are in-town loft office space. And there’s one thing in particular that Parkside Partners does that sets it apart from other firms. In recent years, Parkside has designed roughly a dozen of its commercial office buildings as dog friendly—a decision made in part to offer potential tenants a boutique amenity that would make attracting employees easier. And it’s working. At least it is at Payscape, an Atlanta-based fintech company that recently moved into a newly-renovated Parkside Partners
property on West Peachtree Street in Midtown. The company was founded in 2004 and has already grown to 14 locations nationwide and was recently ranked one of Atlanta Journal Constitution’s Top Workplaces in 2017. Trish Sewell graduated from college in 2009, has worked at Payscape for five years,
is undergoing a $100 million expansion of its corporate headquarters, which includes a campus designed with an indoor swimming pool, childcare center and luxury fitness center with sauna. The corporate offices already include many luxuries that evoke a feeling more like a luxury hotel than a corporate office. There’s a nine-hole putting
Trish Sewell takes a break to give her dog Henry some
Custom-cooked steak and salmon and regular items on the
attention during a recent work day at Payscape.
menu at Jackson Healthcare’s headquarters office in Alpharetta.
and says the unique work environment is a big part of what prompted her to accept a position at the company. “We have a lot of perks here. As you can see,” Sewell said, patting her 10-year-old English bulldog Henry, who comes to work with Sewell most days. Henry isn’t the only dog at Payscape. In fact, anybody can bring their dog to work at Payscape, where on any typical day three or four canines pull shifts with their owners. Of course, the owners have to pick up after them, and vicious dogs are not allowed. Paycape’s office manager Kay Ratliff isn’t a millennial, but says Payscape is unlike anywhere she has worked in over 20 years of office work. “I love my job,” Ratliff said. “This is the best place I’ve ever worked. Having the dogs around just totally changes the environment—in a good way.” And it’s not just the dogs that keep Ratliff and other employees coming back to Payscape every day. There’s also the ping-pong table, giant porch swing hanging from the ceiling in the middle of the office, fresh fruits and snacks provided at the communal “Kitchen” area and a designerfinished, walk-in shower for employees who run, walk or bike to work. And finally, there’s the location—right in the center of hip Midtown. But it’s not only companies in the heart of Atlanta that are focusing on upping the amenities to attract the younger generation of workers. In Alpharetta, Jackson Healthcare
green, relaxation garden and tranquility pond. For those who would rather blow off steam inside—there’s a full game room arcade with ping pong tables, air hockey and pinball. As more employees are asking for work-fromhome options and more flexible work-life balance, just getting employees to come into the office consistently is becoming an increasing challenge. Some companies are reacting to this by making the workplace feel as comfortable than home. The cafeteria at Jackson Healthcare, a family of highly specialized healthcare staffing and technology companies, features a menu that rivals many upscale sit-down restaurants. Grilled steaks, sushi and gourmet salads are just the beginning. And when you need a cup of Joe, there’s a Starbucks located inside the cafeteria. Just like at Payscape, a masseuse is available to all employees at Jackson Healthcare. There’s also a nurse practitioner on staff for employees. “A healthy employee is a happy employee,” said Jack Kennedy, senior property operations manager at Jackson Healthcare. There’s even a hairstylist. With all the amenities offered at Jackson Healthcare’s Alpharetta office complex, employees are able to accomplish more of their daily activities while at the workplace—even if those activities aren’t work related. “Companies like Google started the campus concept, but now more companies are moving toward the trend in an attempt to
attract top talent,” Kennedy said. At a growing number of workplaces, a company concierge is being added as an essential element of the staff. These workplace liaisons do everything from place dry cleaning orders for employees to organizing Uber ride share schedules for workers. Working at an office located near an alternative transportation hub—such as a MARTA station—is also a big perk for many younger workers. Aside from the dog-friendly designation at most of Parkside’s properties, there is another amenity or perk that many employees are interested in today. “We have 10 buildings located along the Belt Line,” Jenks said, referring to multiuse trail being constructed around Atlanta’s core. The first few buildings that Jenks purchased along the walking and biking path were not intentionally purchased with the idea to market them as Belt Line properties. That has changed now and Jenks has been specifically targeting properties within the Belt Line vicinity. Jenks says outdoor space is in high demand. Today’s employees want outdoor spaces where they can relax, work and socialize. Many outdoor areas feature decks and patios that are outfitted with fire pits, barbecue areas, bocce ball courts and other amenities. “The line between work and entertainment is blurring,” Jenks said. For some employees, the workplace is taking over as their preferred venue for socializing and entertainment. Back at Payscape in Midtown Atlanta, owners encourage their employees to form strong social ties with each other and even organize regular events that encourage employees to see work not just a place that they have to come to, but a place where they want to be. “We have a lot of fun around here,” Sewell said. “Last week we had salsa dancing lessons. They’re always thinking of fun things for us to do together.” In the final article in this three-part series, we will take a look at design features being incorporated into existing office space in the attempt to attract a younger workforce. ABOUT THE AUTHOR Henri Brickey is the Director of Business Development at Atlanta-based Whitco Roofing, where Henri has worked since 2011. Prior to entering the roofing industry, Henri worked as a newspaper reporter for almost a decade at multiple publications in Arizona, California and Texas.
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HUMAN INTEREST/SELF HELP
Health & Wellness Amenities
BY Jack Kennedy and Len Garrison, Jackson Healthcare
C
ompensation alone will not attract the best talent in the marketplace anymore. In addition, compensation alone will not keep the best talent loyal anymore. To attract and keep the talent required to maintain a competitive edge and steady, continual growth, a robust and diverse compensation package with plenty of conveniences and features is required. Standard benefits packages may include personal time away from work; medical, dental, vision and life insurance; shortand long-term insurance and 401(k) and/ or pension-based retirement plans. These benefits offer peace of mind and comfort to the employees and their families and help in establishing a degree of loyalty to the
respective companies. Many companies expend immense amounts of creative effort towards brainstorming, creating and implementing services and features to supplement the standard benefits offered in a compensation package. Today, many companies work long and hard to discover and implement opportunities to engage their employees in health and wellness programs to improve standard benefits packages. Wellness programs advance caring for the employees and their families to a much higher level. Many employers are turning to programs designed to make their employees’ personal and professional lives easier and more productive, therefore, increasing happiness and loyalty. Examples of programs designed to enhance the overall wellness of each employee are: places to exercise and participate in organized company sponsored sports; resources for learning about and managing personal health and wellness; onsite clinics for sick and well visits; and healthy food options through an on-site food services program and/or healthy choices in the local breakrooms. Fitness centers for cardio and strength training along with yoga and meditation are becoming more popular in the design of commercial and corporate office space. These facilities can range from small, efficient
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spaces to large, open, well-designed spaces with multiple zones intended for specific uses and others planned and built for many uses. Instructional services and programs are provided in various forms. Simple kiosks with instructions pertaining to the proper use of the machines and full workout programs are common. Additionally, many facilities facilitate access to qualified fitness instructors. Other services offered through fitness centers can include chiropractor, massage and stretch therapist and nutritionist services. Other services might include hair salon services and spray tans, fully equipped locker rooms, laundry service, showers, steam rooms and saunas. A wide array of group class options such as yoga, Tai Chi, Pilates, Zumba, and cardio-based classes offered at varying times to service the clientele. A growing trend is to deliver health and wellness directly to the workspace. Businesses and teams are beginning to incorporate health and wellness discussions and exercises into routine meetings. During meetings, a few minutes can be devoted to encouraging team members to make better choices for meals and snacks, promote smoking cessation and deliver inspirational messages. Another way health and wellness is delivered to the workspace is to utilize existing resources such as physical trainers
and yoga and meditation instructors to create and lead simple and easily transportable stretching and movement exercises right in the work environment. Team in training opportunities create breaks for bonding and movement that may not exist otherwise. The result is enhanced emotional and physical wellness. Fitness centers offer excellent openings to motivate employees to form teams to participate in seasonal team sports such as softball, kickball, volleyball, basketball, running and triathlons. Other organized activities can include attending sporting events, bowling and enjoying movies. A true wellness program will empower employees to live well mentally, physically and emotionally using company-provided and individual resources. Web-based wellness online tools and apps are available to allow employees and their families to learn how to live and eat healthy, manage stress and set goals and targets and track progress. Online educational tools and apps are interactive, designed to keep participants accountable and allow participants to progress at a comfortable pace. Online tools and apps afford employees the opportunity to access doctors and nurses 24/7 via a computer, cellphone or tablet. Employers may absorb the costs associated with these services. In many cases, the expenses associated with these services are offset by substantial reductions in insurance premiums. Workshops applicable to everyone, based on preplanned and well-defined themes, and frequent newsletters geared towards specific health and wellness topics, along with good situational decision and judgement skills are excellent supplements to employee wellness efforts. Workshops designed to promote safety awareness in one’s personal and professional lives, stress-reduction measures, healthy eating and many related topics are readily available and relatively inexpensive. Many resources promoting the countless aspects of healthy living are available online. These resources should be researched for accuracy, downloaded and organized into regular monthly newsletters. Each newsletter may be specifically designed to purposely identify and promote a single theme.
Another growing trend is the integration of wellness and care management solutions onsite. Offerings may include primary and preventative care, onsite Health Risk Assessments (HRA’s) and pharmacy services for routinely prescribed maintenance and non-narcotic medicines. The clinics may be available to employee family members. Companies make this determination based on financial decisions and the depth of the delivery of the goals of the health and wellness program. Essentially, to get the most benefit, the desired efforts are to promote health and wellness to all aspects of their employees lives. On-site clinics save on lost time, promote healthy living, make routine services such as blood analysis and flu and pneumonia vaccinations readily available and facilitate prescription refills. Full-scale, full-service restaurants are more prevalent today than ever. Many healthy, clean eating options are readily available without the need to leave the work environment. A variety of food choice options can be offered from a single facility including salads, sandwiches and wraps, grilled foods and cooked and raw vegetables. Many of these food choices can include farm to fork options using local food suppliers, organic foods, gluten and lactose-free selections and light to no-sugar options. Coffee and smoothie bars are easy to incorporate once an onsite restaurant facility is available. Onsite
restaurants make it easier to encourage employees to make healthier food choices and substantially reduce the time associated with lunch breaks. The realization that considerations other than compensation, personal time off and insurance for recruiting and retaining the very best talent was slow to evolve. With the demonstrated successes of many of the top, recognizable corporations, many companies are adopting a more creative approach to supplement conventional compensation and benefit packages. The rewards of addressing the health and wellness of each employee and their family is only a portion of the total package required to attract and keep top talent. ABOUT THE AUTHORS Len has been in the education, program development and people empowering business for nearly 20 years. He holds three fitness specialist certifications and and currently serves as Wellness Director for Jackson Healthcare in Alpharetta, Ga. Jack is Senior Property Operations Manager at Jackson Healthcare and has more than 20 years in the commercial office building management industry. He holds a B.S. degree in Industrial Engineering from Southern Polytechnic State University. .
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ENGINEERING
JOHN SPINK/ATLANTA JOURNAL-CONSTITUTION VIA AP
Falling Building Faรงade Closes Atlanta Streets
40 mph. By local building code, buildings and their facades shall be designed for a minimum wind speed of 90 mph in Atlanta. Therefore, the recent faรงade failures that caused downtown street closures may likely have been developing over time and were simply triggered by the low wind speeds experienced from Tropical Depression Irma.
Unlike 12 other major metropolitan areas, Atlanta has no faรงade ordinance law requiring periodic inspections to help ensure public safety from falling building facades. For many of these other cities, it unfortunately took an injury or death to encourage the enactment of a faรงade inspection ordinance. To assist local municipalities with the development of
BY Scott L. Weiland PE and J. Trey Thomas PE, Innovative Engineering Inc.
T
he recent street closures in downtown Atlanta during tropical depression Irma remind us of the importance of routine faรงade inspection. Hurricane Irma was downgraded to a Tropical Storm over northern Florida and to a Tropical Depression south of Columbus, Georgia. While both Hurricanes and Tropical storms typically spawn tornadoes, this was apparently not the case for Atlanta. As can be seen in Figure 1, Tropical Depression wind speeds are less than 20 INSIGHT | ISSUE 4, 2017 | www.BOMAGeorgia.org
Figure 1: Wind Pressures vs. Speed
GRAPHIC BY EVP DESIGN
Façade Ordinances, as well as provide private owners with guidance, ASTM E2270 Standard Practice for Periodic Inspection of Building Facades for Unsafe Conditions was developed in 2003. A 2014 version is now available. The adopting authority has only to define which buildings within their jurisdiction require inspection based on height, age, and occupancy. The lack of an ordinance however, does not relieve building managers and owners from liability. The International Property Maintenance Code Section 304.1 requires “The exterior of a structure shall be maintained in good repair, structurally sound and sanitary so as not to pose a threat to the public health, safety or welfare.” This requirement has been in place in Georgia since the adoption of the 2003 International Property Maintenance Code. As a result, the number of façade inspections in Georgia appears to be increasing in the private sector as a matter of risk reduction, even on relatively new buildings. And while the federal government is exempt from local authority, they see the need for them as well. The word façade, from French origin meaning “frontage” or “face”, is generally the outside face of the building. A building’s façade serves three roles: 1. Structural resistance to wind, seismic and gravity loads. 2. Environmental protection from the elements, including moisture and temperature. 3. Architectural appearance and aesthetics. Unlike the interior of a building, the facade is exposed directly to the elements including extreme temperature swings, rain, snow, ice, wind, carbon monoxide and, in some areas, acid rain. The temperature swings cause expansion and contraction of façade materials, relative to the interior of the building and differentially within the façade itself. In addition, moisture intrusion causes rusting of façade supports and internal reinforcing, and expansion and contraction of masonry and concrete facades. Furthermore, structural supports and foundations can deflect over time under load, sometimes differentially. While these movements can be relatively small, there is no stopping them. Trying to do so leads to façade failures and have even lead to partial
building collapses where the façade also serves as a load bearing element. Therefore, it is important to allow for these movements in the design. Unfortunately, thirty or more years ago, little was known about the movement in building facades and thus buildings of this era lacked movement detailing practices common today. Today however, this knowledge is not always successfully incorporated into the design or finished construction. In an effort for each building to have its own distinct appearance, facades are often made up of a unique combination of materials and support conditions. While products such as airplanes and automobiles undergo extensive testing of prototypes, building design only gets one chance. What turns out to be unintentional design and construction errors often do not reveal themselves until years after the building is complete. These errors along with the natural aging process, lack of maintenance or a combination of all these factors lead to façade deterioration and failure. Façade inspection is as much art as it is science. According to ASTM E2270, Standard Practice for Periodic Inspection of Building Facades for Unsafe Conditions, inspections are to be conducted under the direct supervision of a qualified professional such as a registered architect or engineer. More importantly however, inspectors should be familiar with how building facades are designed and constructed, how façade materials interact with one another subject to the elements, imposed loads and movements described above, as well as the possible failure mechanisms involved. Determining the root cause of a deficiency can be very challenging, though possible if you possess the necessary skills and experience. This is what makes façade inspection so satisfying to qualified professionals. ASTM E 2270 lays out a methodical approach to conducting a thorough façade condition assessment utilizing both general (visual at distances greater than 6 ft.) and detailed (visual and hands on at distances less than 6 ft.) inspection. One without the other is of little value however. You never know for sure if you have a deficiency or not until you push, pull, probe, and sound the façade, as appropriate. The façade inspection begins with a kick-off meeting that includes the building user and maintenance personnel to obtain
historical building information regarding the building envelope including re-roofing, previous repairs, additions and known deficient conditions. Based on availability, existing documents are collected and reviewed such as plans, elevations, wall sections, specifications, and shop drawings for the original construction as well as any additions or modifications affecting the building envelope. Plans and elevations are then reproduced to aid in the inspection and reporting process. When previous façade inspection reports exist, study of them can identify areas where damage, both visible and concealed, may be likely as well as assist in prioritizing inspection areas. The façade of the building is then generally inspected, thoroughly and methodically by visually scanning the exterior both horizontally and vertically with tripod mounted binoculars, and deficiencies are documented with the aid of a camera with a telephoto lens. See Figure 2. The condition of the roofing and parapets are also observed, as they could be sources of moisture within the façade. The purpose of the general inspection is to identify anomalies that require close-up detailed inspection.
Figure 2: General Inspection Thanks to the development of Drone technology, there is now an intermediate step between general and detailed close-up inspection. Anomalies identified during the general inspection in difficult to reach parts of the façade, can sometimes be eliminated from close-up inspection with the use of close-up video inspection utilizing a drone. See Figure 3.
INSIGHT | ISSUE 4, 2017 | www.BOMAGeorgia.org | 21
large holes, mirrors and/or a remote camera can be utilized to observe and record the substrate condition. Otherwise, holes can be drilled in mortar and sealant joints, with the owner’s permission, and a borescope inserted to observe and record the substrate. See Figure 4.
Figure 3: Drone Technology DJI
Based on the findings of the general and drone inspection as well as previous history, representative areas are selected to receive close-up detailed inspection. Building heights and access are evaluated to determine if inspections are better conducted from balconies, fire escapes, adjacent roofs, ladder, telescoping boom lift, industrial rope access, or a combination. Experience has shown that the use of a swing stage is slow and expensive and therefore inefficient for façade inspection unless a swing stage is already being used for another purpose where you happen to need it. Close-up detailed inspection consists of physical hands-on pushing, pulling, and probing to locate loose and degraded material and sounding to locate areas of delamination. At
Figure 4: Trey Thomas PE using Rope Access & Borescope Every deficiency noted is analyzed to determine the root cause and severity. Most often this analysis is conducted during the inspection and later documented. Severity levels for deficiencies are classified as follows: • Unsafe condition • Requires repair/stabilization • Ordinary maintenance
An “unsafe condition” is identified at the time of inspection and poses imminent threat to persons or property. This condition is brought to the attention of the owner, including potential repair and remedial options, so that action can be taken to safeguard persons or property. “Requires repair/stabilization” classifies a condition that could become an unsafe condition if not addressed prior to the next scheduled inspection. “Ordinary maintenance” classifies a condition that should be addressed during the next scheduled maintenance. Following the inspection and analysis of deficiencies, a report is generated that serves as a benchmark the owner can use to plan future remedial repairs and inspections. The report should include a description of the buildings construction, modification and repair history, and the means and results of the façade inspection. And finally, while not a requirement of the Standard E 2270, a detailed and reliable remediation cost estimate should be included to help the owner with future planning. We have been fortunate that no one has been seriously injured or killed by falling façade pieces in Georgia. Ignoring your façade doesn’t make a possible ticking facade time bomb go away or limit your liability. Identifying a hazardous building façade is not only a good way to reduce risk, but may just save someone’s life. ABOUT THE AUTHORS Scott L Weiland PE, Principal with Innovative Engineering Inc. has over 37 years experience in the design, construction, and restoration industry, he can be reached at sweiland@ieiusa.com. J. Trey Thomas PE, Associate with Innovative Engineering Inc. has over 14 years experience in the design, construction, and restoration industry, he can be reached at tthomas@ieiusa.com. KEYWORDS Façade Inspection; ASTM E 2270 Periodic Inspection of Building Facades for Unsafe Conditions; Building Facades; Drone Technology
REFERENCES 1.
ASTM Standards, E 2270 Periodic Inspection of
Building Facades for Unsafe Conditions 22 INSIGHT | ISSUE 4, 2017 | www.BOMAGeorgia.org
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EMERGING PROFESSIONAL SPOTLIGHT
Heather Neuman
BY Tammy Weeks, Environmental Service Partners
“L
ive, Laugh, Love and Dance More!” is the personal slogan for the life of Heather Neuman. Heather grew up in Slidell, Louisiana, and is the baby of six. She was forced to leave the Louisiana area after hurricane Katrina and moved to Lakeland, Florida, with her family where she attended Harrison School for the Arts—a public school for students who must meet strict admission requirements and are selected through an audition process. Just after graduation, she participated in volunteer work for a year through her ministry in Florida. Prior to moving to Atlanta three years ago, Heather held a position as an executive assistant and eventually moved into HOA property management. Her career path transformed upon transferring to the Atlanta area with her husband of eight years. In August 2014, Heather decided to join the Blackmon Mooring BMS/CAT team as a Construction Administrator and was quickly promoted into her current role of Commercial Account Manager after helping with marketing and promotions for the company. Blackmon Mooring BMS/CAT offers restoration and reconstruction services to customers all over the world. Over the years,
they have helped thousands of clients recover from disasters. By providing recovery services to mitigate fire, water and storm damage, they help reestablish businesses and restore communities. In Heather’s role as Commercial Account Manager, she is to follow up and oversee how each job is handled and ensure customer satisfaction. Heather is a distinguished employee and has been awarded employee of the month several times in a row. Most recently, she won the third quarter sales initiative. The aspect she enjoys most about her role with the company is meeting new people and new experiences that in turn build long-term relationships. Being able to help her clients identify and solve issues is also something she thoroughly appreciates. “If you turn to me in a disaster, I will get you back to normal—faster!” Heather is involved and volunteers a lot of her time in many professional organizations. She became a member of BOMA Georgia more than two years ago and is currently the vice chair of the membership committee and serves on the trade show and sports outing committees. She has met many wonderful and inspiring people since joining BOMA and
has built many personal and professional relationships by engaging in the activities and events offered. Her favorite part of being a member in BOMA is the culture. “It has an amazing family feel and the BOMA staff are always there when you need them.” Her involvement with other associations also awarded her the CREW new member of the year for 2017. Lastly, Heather enjoys many different hobbies to include dancing, singing, hockey, beach volleyball and anything on the water. ABOUT THE AUTHOR Tammy Weeks is the Director of Business Development and Client Relations for Environmental Service Partners, a commercial janitorial contractor, and has over 20 years of experience in all aspects of the janitorial industry.
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SUSTAINING America's Capital Partners • Atlanta Property Group • Banyan Street Capital • Brand Properties • CBRE Columbia Property Trust • Cushman & Wakefield • Daniel Corporation • Duke Realty • First Industrial Realty Trust, Inc. Gemini Rosemont Commercial Real Estate • Granite Properties • Highwoods Properties • Lillibridge Lincoln Property Company • Physicians Realty Trust • Piedmont Office Realty Trust • PM Realty Group Pope & Land Enterprises • Prologis• The Simpson Organization
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INSIGHT | ISSUE 4, 2017 | www.BOMAGeorgia.org | 25
SERVPRO of Decatur • The BEST Consultant, Inc.
ALLIED MEMBER SERVICE DIRECTORY AIRDUCT CLEANING
Ductz Of Greater Atlanta...............................(770) 631-2424 APPRAISAL CONSULTING
Fellers, Schewe, Scott & Roberts, Inc. ......... (770) 621-9548 OLM Inc. .....................................................(770) 420-0900 ATTORNEYS
Andre Kill & McCarthy LLP .......................... (404) 653-3005 Arnall Golden Gregory LLP .......................... (404) 873-8126 Cohen Pollock Merlin & Small, P.C. .............. (770) 857-4768 AUDIO VISUAL SERVICES
Direct Satellite TV......................................... (678) 714-1495 Vertical AV TV ............................................. (404) 352-2488 AUTO DETAILING
Get Spiffy Inc. ............................................. (470) 270-6341 BUILDING AUTOMATION CONTROLS
IMPAK Solutions.......................................... (713) 975-8600 Mastley Building Services Inc. .....................(404) 436-5035
Listings in RED are advertisers in this issue of Insight: The Commercial Real Estate Journal
BUILDING SERVICES
Aquaguard Foundation Solutions ..................(678) 776-1045 Building Cleaning Solutions, Inc. .................. (678) 445-3806 Century Fire Protection LLC .........................(770) 945-2330 Engineered Restorations Inc. .......................(770) 682-0650 Johnson Controls Inc. .................................. (678) 596-9578 Roof Partners LLC ....................................... (404) 490-4647 VeenendaalCave, Inc. ................................... (404) 881-1811 Wiss Janney Elstner Associates Inc. ............ (770) 923-9822 CARPET/FLOOR
The Mad Matter Inc. .................................... (678) 361-6704 Portico Systems ...........................................(864) 527-3148 Premier Contract Carpet, Inc. ...................... (404) 488-2082 Program Maintenance ................................. (404) 870-0054 ServiceMaster Cleaning & Restoration ......... (678) 766-0909 Solid By Trilogy FM ...................................... (678) 354-6726 Southeastern Commercial Flooring Inc......... (770) 591-9980 Vanguard Commercial Flooring .....................(678) 395-7217
CATERING/FOOD SVCS
Primo Partners LLC, Dba Ben and Jerry’s .... (404) 666-2232 COMMUNICATIONS
Airwavz Solutions ........................................ (704) 661-0081 Direct Satellite TV......................................... (678) 714-1495 Graybar Electric Company ........................... (470) 383-8020 Kings III Emergency Communications............(678) 438-1965 Koine Communications ................................ (404) 202-9316 Uniti Fiber ................................................... (678) 882-9509 CONSTRUCTION PRODUCTS
Kilcor Construction ...................................... (404) 772-9956 Portico Systems ...........................................(864) 527-3148 Tendon Systems LLC ....................................(678) 835-1100 Yancey Power Systems ................................ (678) 945-2637 CONSULTATION
The BEST Consultant, Inc. ........................... (678) 200-7648 Hoover Elevator Group, Inc. ......................... (770) 394-4018 CONTRACTORS
Asa Carlton Inc. .......................................... (770) 945-2195 Benning Construction Company .................... (404) 792-1911 Boyd Construction Inc. .................................(404) 665-3113 BUILD Contracting Group ............................ (770) 714-8784 CA South LLC ............................................. (678) 302-0606 Centennial Contractors Enterprises Inc. ....... (770) 613-2999 CertaPro Painters of Alpharetta & Kennesaw.............................(404) 401-6153 Constructive Ingenuity LLC .......................... (404) 539-2199 Emery & Associates ....................................(404) 843-9460 Golden Sands General Contractors .............. (678) 482-4810 Gray Contracting ......................................... (678) 530-9700 Harrison Contracting Company, Inc. ............. (888) 456-4011 HL Contractors Inc. ......................................(770) 727-2599 Humphries & Company ................................ (770) 434-2914 Innovative Engineering Inc. ...........................(770) 517-5507 McCay Contracting LLC ................................(706) 839-1019 Nova Commercial Interiors Inc. .................... (770) 592-0260 PKS Paving & Concrete Construction ........... (404) 401-8551 Pro Roofing & Siding ....................................(770) 777-1733 Tip Top Roofers Service Corporation .............(404) 351-4410 Walter P. Moore........................................... (404) 898-9620 Western Specialty Contractors..................... (678) 553-0170 Whitco Roofing Inc. .....................................(770) 644-0521
BIG DATA. BIGGER STORY.
DOORS & INSTALLATION
Piedmont Door Solutions ............................. (678) 554-7000 ELECTRICAL
at the numbers from your own building,
Allied Reliability Group ................................. (770) 590-7449 Allison-Smith Company ............................... (404) 351-6430 Capital City Electrical Services Inc. .............. (470) 269-9552 Capital City Mechanical Services Inc. ..........(770) 449-0200 Cleveland Electric Company.........................(404) 696-4550 Georgia Green Energy Services LLC............. (404) 334-3323 Graybar Electric Company ........................... (470) 383-8020 IES Commercial Inc. .................................... (678) 291-0407 J.R. Electrical.............................................. (770) 420-1530 LMI Systems Inc.......................................... (770) 491-0343 Mayberry Electric, Inc...................................(404) 991-7007 Prime Power Services Inc. ........................... (678) 898-4960 Rexel ..........................................................(407) 406-4593
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Elevator Protectors ...................................... (770) 928-3161 Fujitec America Inc......................................(770) 209-0322 Hoover Elevator Group, Inc. ......................... (770) 394-4018 KONE Elevators & Escalators ........................(770) 427-3373 Phoenix Elevator of Georgia .........................(770) 575-0363 ThyssenKrupp Elevator Corporation ............. (770) 916-0555 Van Deusen & Associates .............................(404) 532-1980 Vertical Systems, Incorporated .................... (404) 581-0094
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EMPLOYMENT SPECIALISTS
BG Talent .................................................... (832) 286-2832 ENERGY
ENTEK .........................................................(678) 910-1326 Georgia Green Energy Services LLC............. (404) 334-3323 Mallory & Evans Service ...............................(404) 297-1007 McKenney’s Inc........................................... (404) 624-8625 National Glazing Solutions LLC .................... (404) 360-7866 Radiance Solar ............................................(404) 885-9898 SemaConnect Inc. ....................................... (301) 352-3730 Tecta America ..............................................(770) 616-5155 Trane .......................................................... (678) 775-4106 Yancey Power Systems ................................ (678) 945-2637
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ENGINEERING
Allied Reliability Group ................................. (770) 590-7449 Harbin’s Mechanical Services, Inc. .............. (770) 914-7060 Innovative Engineering Inc. ...........................(770) 517-5507 NOVA Engineering & Environmental ............. (770) 570-9171
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ALLIED MEMBER SERVICE DIRECTORY PENTA Engineering Group Inc. ......................(678) 282-1999 Sustainable Investment Group LLC (SIG) ......(404) 343-3835 Wiss Janney Elstner Associates Inc. ............ (770) 923-9822 ENVIRONMENTAL
Aquascape Environmental ........................... (678) 584-3455 Arborguard Tree Specialists .........................(404) 299-5555 Caldwell Tree Care .......................................(770) 992-1973 CGCI Management .......................................(404) 867-2120 INTERNATIONAL CHEMTEX CORPORATION........................................(404) 304-3043 The Morley Companies .................................(770) 569-1100 Radiance Solar ............................................(404) 885-9898 Rubbermaid Commercial Products ............... (470) 356-5088 SemaConnect Inc. ....................................... (301) 352-3730 Sustainable Investment Group LLC (SIG) ......(404) 343-3835 U.S. Waste & Recycling/ Southern Waste & Recycling Inc................(770) 751-7797 WaterSignal LLC ................................(844) 232-6100 x 255 EQUIPMENT RENTALS
Listings in RED are advertisers in this issue of Insight: The Commercial Real Estate Journal
Mallory & Evans Service ...............................(404) 297-1007 MANN MECHANICAL .................................. (678) 399-5000 Mastley Building Services Inc. .....................(404) 436-5035 Maxair Mechanical Inc. ............................... (678) 486-8421 McKenney’s Inc........................................... (404) 624-8625 Mingledorff’s Inc. ........................................ (770) 239-2208 Shumate Mechanical, Inc. ........................... (678) 584-0880 Southeast Pump & Equipment Inc. ... (678) 990-1388 ext 107 Stromquist & Company, Inc. ........................ (404) 794-3440 Superior Water Services Inc......................... (770) 514-3227 Trane .......................................................... (678) 775-4106 United Maintenance, Inc. ............................. (770) 455-1656 INDOOR AIR QUALITY
CGCI Management .......................................(404) 867-2120 INDUSTRIAL DOCK & DOOR REPAIR & INSTALLATION
Miner Southeast .......................................... (678) 730-4700 INSURANCE
First National Insurance Group..................... (770) 513-2264
Stone Mountain Access Systems ................. (770) 908-2936 Sunbelt Rentals Inc. .....................................(404) 525-1919 United Rentals............................................. (706) 215-2371
INTERIOR DESIGN
Asa Carlton Inc. .......................................... (770) 945-2195 Nova Commercial Interiors Inc. .................... (770) 592-0260 VeenendaalCave, Inc. ................................... (404) 881-1811 JANITORIAL
ABM ........................................................... (678) 245-3273 Allied International Cleaning Services, Inc. ... (770) 298-4790 BCJ Building Services ..................................(404) 551-2310 Blue Frog Lighting ....................................... (404) 569-7995 Building Cleaning Solutions, Inc. .................. (678) 445-3806 Building Maintenance Services Inc............... (770) 218-2993 Chosen Janitorial Services .......................... (404) 569-8700 Cleanstar National Inc. ................................ (770) 425-6797 Distinguished Properties Cleaning USA Inc. (DPC) ...........................(404) 418-1443 Environmental Service Partners ................... (404) 778-3208 Georgia Pacific Corporation ......................... (770) 815-9552 GMI Group, Inc. ........................................... (678) 482-5288 GOJO Industries .......................................... (205) 447-0849 HTH Building Services Inc............................(770) 988-0084
FACILITY SUPPORT
Blue Frog Lighting ....................................... (404) 569-7995 PENTA Engineering Group Inc. ......................(678) 282-1999 Stone Mountain Access Systems ................. (770) 908-2936 Strategic Market Alliance..............................(770) 641-1055 Veritiv ..........................................................(770) 715-2841 FINANCIAL SERVICES
Graham Group ............................................(404) 634-4652 FIRE PROTECTION
Century Fire Protection LLC .........................(770) 945-2330 Convergint Technologies...............................(678) 205-2126 Critical Systems LLC ....................................(770) 612-9172 Empire Fire Protection LLC .......................... (770) 464-2400 Fire Systems, Inc......................................... (770) 333-7979 Global Fireproof Solutions Inc. ..................... (678) 986-9036 Global Systems Of America ......................... (770) 441-9601 International Fire Protection ......................... (770) 745-4530 Life Safety Solutions Plus LLC ..................... (770) 843-3671 Mitec .......................................................... (770) 813-5959 VSC Fire & Security, Inc............................... (678) 252-0600 FIRE/WATER/MOLD RESTORATION
BELFOR Property Restoration ......................(770) 908-9298 Blackmon Mooring Services Of Atlanta ........ (770) 614-3248 Blue Team Restoration/BBMK Contracting ... (404) 313-9868 Capital Restoration .......................................(770) 973-1666 Epic ............................................................ (770) 516-3491 Full Circle Restoration & Construction Services .............................. (770) 232-9797 Global Restoration ....................................... (470) 225-9698 Parker Young Construction/FireStar Inc. ...... (770) 368-1000 Remediation Group Inc. ................................ (404) 214-1470 ServiceMaster Cleaning & Restoration ......... (678) 766-0909 SERVPRO Of Decatur .................................. (404) 378-9998 Servpro of North Atlanta/Buckhead ............. (404) 261-2925 Waterproofing Contractors Inc. ....................(770) 449-5552 FITNESS
Ready Fitness ............................................. (404) 550-2176 GENERATORS
Prime Power Services Inc. ........................... (678) 898-4960 GLASS
National Glazing Solutions LLC .................... (404) 360-7866 South Beach Glass Inc.................................. (404) 851-0111 GUARD SERVICES
Advanced Protective Services .......................(678) 631-1038 Allied Universal Security Services .................(404) 898-1695 BOS Security, Inc. .......................................(404) 793-6965 Securitas Security Services USA, Inc. ...........(404) 633-1140 Walden Security ........................................... (404) 937-1743 HEALTH & HYGIENE PRODUCTS
GOJO Industries .......................................... (205) 447-0849 Life Safety Solutions Plus LLC ..................... (770) 843-3671 SCA Tissue ................................................. (920) 720-4773 HVAC
Addison Smith Mechanical Contractor Inc. ...(770) 832-9006 Capital City Mechanical Services Inc. ..........(770) 449-0200 Daikin Applied ............................................. (770) 514-5880 Ductz Of Greater Atlanta...............................(770) 631-2424 EMCOR Services Aircond ............................ (800) 768-4258 ENTEK .........................................................(678) 910-1326 Gainesville Mechanical Inc........................... (770) 532-9130 Harbin’s Mechanical Services, Inc. .............. (770) 914-7060 Legacy Mechanical Services Inc. .................. (770) 432-1171
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ALLIED MEMBER SERVICE DIRECTORY Kimberly-Clark Corporation ......................... (843) 384-2423 LaCosta Facility Support Services................ (847) 526-9556 Level Seven Facilities Services .................... (404) 955-2442 Pollock Paper Distributors ........................... (770) 803-7862 Portico Systems ...........................................(864) 527-3148 Pritchard Industries SE .................................(404) 231-1430 Rubbermaid Commercial Products ............... (470) 356-5088 Strategic Market Alliance..............................(770) 641-1055 Unique Building Maintenance, Inc. ............... (678) 380-0297 Veritiv ..........................................................(770) 715-2841 JANITORIAL SERVICES
Cosgrove Enterprises .................................. (404) 344-3677
Listings in RED are advertisers in this issue of Insight: The Commercial Real Estate Journal
Plant Peddler, Inc. ....................................... (770) 432-2649 Sedgefield Interior Landscapes, Inc. ............ (770) 984-0171 LIGHTING
E. Sam Jones Distributor Inc.........................(404) 351-3250 Georgia Green Energy Services LLC............. (404) 334-3323 LED Cents Inc. .............................................(678) 888-1010 Metro LED Sign & Light ............................... (888) 533-7860 Voss Lighting ..............................................(770) 438-8557 LOCKSMITHS
Armor Lock & Security Co. Inc. .....................(770) 493-1915 MARBLE RESTORATION & MAINTENANCE
Oakcliff Painting ...........................................(404) 867-3707 PPG Industries, Inc. ..................................... (404) 719-6678 Spectrum Painting Inc. .................................(770) 497-0101 PAINTING
The Paint Doctor Inc. ................................... (470) 899-8800 PAPER PRODUCTS
Georgia Pacific Corporation ......................... (770) 815-9552 Kimberly-Clark Corporation ......................... (843) 384-2423 Pollock Paper Distributors ........................... (770) 803-7862 SCA Tissue ................................................. (920) 720-4773 Sikes Paper Company .................................(770) 405-6900
Crabapple Landscapeexperts .......................(404) 433-1793 The GreenSeason Group, Inc. ....................... (678) 714-4114 HighGrove Partners ..................................... (678) 298-0569 Landmark Landscapes ................................ (404) 423-5285
ADDCO Metal Maintenance Co. ................... (770) 985-5611 Architectural Surface Restoration LLC ......... (404) 558-9137 Mid America Metals .................................... (770) 616-6567 Natural Stone Services ................................ (404) 255-8133 Presto Restoration Products & Services ........(800) 693-1228 Southeastern Commercial Flooring Inc......... (770) 591-9980 Stone Specialty Services .............................. (404) 261-9111 Stuart Dean Company, Inc. ................ (404) 872-6090 X 102
LANDSCAPING-EXTERIOR
METAL FINISHING
ADDCO Metal Maintenance Co. ................... (770) 985-5611 Architectural Surface Restoration LLC ......... (404) 558-9137 Innovative Roofing Group, Inc. ......................(404) 351-8797 Mid America Metals .................................... (770) 616-6567 Presto Restoration Products & Services ........(800) 693-1228 Stuart Dean Company, Inc. ................ (404) 872-6090 X 102
Coast & Valley LLC ....................................... (770) 417-1382 Graydaze Contracting Inc..............................(770) 752-7010 GWP Paving .................................................(404) 831-7177 Kaney & Lane, LLC ...................................... (404) 892-8246 SP Plus ........................................................(404) 867-6163 Spectrum Painting Inc. .................................(770) 497-0101 Wildcat Striping & Sealing ............................(678) 937-9525
OFFICE FURNITURE
PAVING PRODUCTS
LAKE MANAGEMENT
Aquascape Environmental ........................... (678) 584-3455 LANDSCAPE MANAGEMENT
4 Seasons Landscape Group LLC ................(770) 452-4455 Arborguard Tree Specialists .........................(404) 299-5555 ATLANTA LANDSCAPE GROUP, LLC ........... (770) 962-2921 Baytree Landscape Contractors ....................(404) 597-9750 BrightView Landscape Services ................... (770) 662-8775 Caldwell Tree Care .......................................(770) 992-1973 Color Burst.................................................. (770) 822-9706 Crabapple Landscapeexperts .......................(404) 433-1793 Downey Trees Inc. ....................................... (770) 889-2822 Gibson Landscape Services......................... (678) 689-3262 The GreenSeason Group, Inc. ....................... (678) 714-4114 HighGrove Partners ..................................... (678) 298-0569 LandCare LLC ............................................. (770) 324-8734 Landmark Landscapes ................................ (404) 423-5285 Landscape Management Services Inc. ..........(470) 514-9429 Nature Scapes Inc. ......................................(404) 663-5043 OLM Inc. .....................................................(770) 420-0900 Ruppert Landscape ..................................... (770) 931-9900 Russell Landscape Group Inc.......................(770) 446-3552 Yellowstone Landscape ...............................(404) 668-4508 LANDSCAPING-INTERIOR
Foliage Design Systems............................... (770) 451-0885
Atlanta Office Liquidators Inc....................... (404) 505-9623 CORT ..........................................................(404) 920-8853 PAINT/WALLCOVERINGS
American Painting & Renovations Inc. .......... (770) 995-8787 Burke Painting, Inc. ..................................... (770) 582-0847 CertaPro Painters of Alpharetta & Kennesaw.............................(404) 401-6153 CertaPro Painters of Athens ........................ (706) 255-2276 CertaPro Painters of Atlanta ........................ (404) 548-7940 Certapro Painters of Duluth & Norcross........(404) 434-6535 CertaPro Painters of Fayetteville ...................(770) 710-2743 Harrison Contracting Company, Inc. ............. (888) 456-4011 Horizon Painting and Renovations Inc........... (404) 447-0385 Kilcor Construction ...................................... (404) 772-9956
PARKING
Ace Parking ................................................ (770) 722-8037 ITR Of Georgia, Inc. .....................................(770) 496-0366 Lanier Parking Solutions .............................. (404) 881-6076 LAZ Parking .................................................(404) 787-2076 Legacy Parking Company .............................(404) 317-0638 SP Plus ........................................................(404) 867-6163 PARKING DECKS
Asphalt Enterprises ..................................... (770) 424-5001 Brite Line Asphalt Maintenance Inc. ............. (770) 516-0604 C&K Paving Contractors, Inc.........................(770) 791-0107 Georgia Paving, Inc. ....................................(770) 623-0453 GuardTop LLC ............................................. (404) 821-2388 GWP Paving .................................................(404) 831-7177 PKS Paving & Concrete Construction ........... (404) 401-8551 The Surface Masters Inc. ............................(770) 250-6392 Wildcat Striping & Sealing ............................(678) 937-9525 PEST CONTROL
Northwest Exterminating Co., Inc.................. (678) 383-1011 Peachtree Pest Control ................................ (770) 931-9099 Team Pest USA ...........................................(770) 985-4444 PLUMBING
Addison Smith Mechanical Contractor Inc. ...(770) 832-9006 Art Plumbing Company ................................ (678) 486-2541 Gainesville Mechanical Inc........................... (770) 532-9130 Hill Mechanical Of Georgia LLC.....................(770) 792-1200 Legacy Mechanical Services Inc. .................. (770) 432-1171 Rooter Plus! .................................................(770) 888-1931 Royal Flush Plumbing Inc. ............................ (770) 385-5911 Southeast Pump & Equipment Inc. ... (678) 990-1388 ext 107 Sundial Plumbing .........................................(770) 427-1998 PRESSURE WASHING
Coast & Valley LLC ....................................... (770) 417-1382 Everclear Enterprises Inc. ............................ (404) 876-9408 Kaney & Lane, LLC ...................................... (404) 892-8246 Sightline...................................................... (678) 530-9152 Top Of the Line High Rise Service LLC .........(404) 569-9544 Valcourt Building Services LLC .................... (770) 971-2000 RESTORATION
Baker Roofing Company ...............................(404) 458-2742 Southeast Restoration & Fireproofing ........... (404) 297-8388 Tendon Systems LLC ....................................(678) 835-1100 ROOFING
Apollo Roofing Company, Inc. .......................(770) 751-6191 Baker Roofing Company ...............................(404) 458-2742 The BEST Consultant, Inc. ........................... (678) 200-7648 C.L. Burks Construction Commercial Roofing Contractors LLC ....... (800) 969-2875 Centimark ................................................... (770) 688-2454 Core Roofing Systems ................................. (770) 777-6703 Empire Roofing Company Inc. ...................... (770) 948-7663 Henry .......................................................... (404) 429-3506 Innovative Roofing Group, Inc. ......................(404) 351-8797 MGI Roofing LLC ......................................... (678) 771-0050 Pro Roofing & Siding ....................................(770) 777-1733 Roof Consultants Inc. ..................................(678) 906-4063 Roof Partners LLC ....................................... (404) 490-4647 Roof Technology Partners LLC ..................... (678) 401-5200 Roofing Atlanta, Inc. .................................... (770) 248-5787 Sentry Roof Services ................................... (678) 301-5555 Tecta America ..............................................(770) 616-5155 Tip Top Roofers Service Corporation .............(404) 351-4410 Whitco Roofing Inc. .....................................(770) 644-0521 Woodall Roofing Company, Inc..................... (770) 945-0100
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ALLIED MEMBER SERVICE DIRECTORY SEALCOATING
Brite Line Asphalt Maintenance Inc. ............. (770) 516-0604 C&K Paving Contractors, Inc.........................(770) 791-0107 Graydaze Contracting Inc..............................(770) 752-7010 SECURITY
ADT Security Services ..................................(770) 912-1005 Advanced Protective Services .......................(678) 631-1038 Allied Universal Security Services .................(404) 898-1695 Alscan Inc. ...................................................(678) 614-2071 Armor Lock & Security Co. Inc. .....................(770) 493-1915 AT Security Inc. ............................................(678) 672-5010 BOS Security, Inc. .......................................(404) 793-6965 BTV Systems .............................................. (478) 788-5281 Critical Systems LLC ....................................(770) 612-9172 DataWatch Systems .....................................(256) 307-5718 Fire Systems, Inc......................................... (770) 333-7979 GC&E Systems Group Inc. ...........................(770) 448-3908 Global Systems Of America ......................... (770) 441-9601 Gotcha Surveillance......................................(678) 430-3116 International Fire Protection ......................... (770) 745-4530 ITR Of Georgia, Inc. .....................................(770) 496-0366 Millhouse Security Services LLC ...................(404) 977-1388 Miner Southeast .......................................... (678) 730-4700 Mitec .......................................................... (770) 813-5959 Securitas Security Services USA, Inc. ...........(404) 633-1140 Southeastern Security Professionals ............ (770) 540-0175 Walden Security ........................................... (404) 937-1743 SECURITY INTEGRATORS
GC&E Systems Group Inc. ...........................(770) 448-3908 Southeastern Security Professionals ............ (770) 540-0175 SECURITY SERVICES & PRODUCTS
SecurAmerica LLC ...................................... (404) 926-4258
Listings in RED are advertisers in this issue of Insight: The Commercial Real Estate Journal
SIGNAGE
Electronic Tenant Solutions.......................... (202) 342-7090 IMPAK Solutions.......................................... (713) 975-8600
Global Restoration ....................................... (470) 225-9698 Parker Young Construction/FireStar Inc. ...... (770) 368-1000 Remediation Group Inc. ................................ (404) 214-1470 SERVPRO Of Decatur .................................. (404) 378-9998 Servpro of North Atlanta/Buckhead ............. (404) 261-2925
TAX CONSULTANTS
WATER TREATMENT
Metro LED Sign & Light ............................... (888) 533-7860 SOFTWARE
Fellers, Schewe, Scott & Roberts, Inc. ......... (770) 621-9548 Graham Group ............................................(404) 634-4652 TREE CARE
Arborguard Tree Specialists .........................(404) 299-5555 BrightView Landscape Services ................... (770) 662-8775 TROPICAL PLANTS
Blackmore Enterprises Inc. .......................... (404) 474-4352 EMCOR Services Aircond ............................ (800) 768-4258 INTERNATIONAL CHEMTEX CORPORATION........................................(404) 304-3043 Superior Water Services Inc......................... (770) 514-3227 WATERPROOFING
Alternative Waste Solutions ......................... (678) 401-6887 American Disposal Services ........................ (678) 736-0140 Republic Services Inc. ................................. (404) 693-9279 Rubbermaid Commercial Products ............... (470) 356-5088 U.S. Waste & Recycling/ Southern Waste & Recycling Inc................(770) 751-7797 Waste Management, Inc. ............................. (404) 821-8420 Waste Pro/Atlanta ........................................(770) 777-1447
Apollo Roofing Company, Inc. .......................(770) 751-6191 Aquaguard Foundation Solutions ..................(678) 776-1045 Burke Painting, Inc. ..................................... (770) 582-0847 Engineered Restorations Inc. .......................(770) 682-0650 Everclear Enterprises Inc. ............................ (404) 876-9408 McCay Contracting LLC ................................(706) 839-1019 Metro Waterproofing Inc. ............................. (404) 292-8013 The Morley Companies .................................(770) 569-1100 Southeast Restoration & Fireproofing ........... (404) 297-8388 Southern Preservation Systems ................... (770) 982-9970 Waterproofing Contractors Inc. ....................(770) 449-5552 Western Specialty Contractors .................... (678) 553-0170
WATER CONSERVATION
WINDOW CLEANING
Foliage Design Systems............................... (770) 451-0885 Plant Peddler, Inc. ....................................... (770) 432-2649 WASTE REMOVAL
WaterSignal LLC ................................(844) 232-6100 x 255 WATER DAMAGE/STRUCTURE DRYING
BELFOR Property Restoration ......................(770) 908-9298 Blackmon Mooring Services Of Atlanta ........ (770) 614-3248 Blue Team Restoration/BBMK Contracting ... (404) 313-9868 Capital Restoration .......................................(770) 973-1666 Epic ............................................................ (770) 516-3491 Full Circle Restoration & Construction Services .............................. (770) 232-9797
Level Seven Facilities Services .................... (404) 955-2442 Sightline...................................................... (678) 530-9152 South Beach Glass Inc.................................. (404) 851-0111 Valcourt Building Services LLC .................... (770) 971-2000 WINDOWS
Rubbermaid Commercial Products ............... (470) 356-5088 Top Of the Line High Rise Service LLC .........(404) 569-9544
Over “90” years in the Plumbing Service Industry
24/7 Plumbing Service & Maintenance “365 Days” 24/7 emergency response to any system or utility failure General repairs – regardless of size! TV/Video pipe inspection Back flow prevention upgrades, repairs and state certification Utility pipe leaks (water, gas and sewer) Water jet sewer cleaning (up to 30” in diameter)
Sewer, drain and grease trap cleaning Fire hydrant repair Process piping Water heaters Sewer ejectors-repair & preventative maintenance Natural gas LEED Buildings; Water Conservation and Water Metering
“We are here to solve your challenges”
Phone: 678-486-2540 Fax: 770-433-1452 1847 South Cobb Industrial Blvd. Smyrna GA 30082 • www.artplumbing.com
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American RoofTec Systems, Inc.
B&R PAINTING
1/22/13 4:55 PM
CONTRACTORS, INC.
Commercial Metal Roof Repair Since 1993
Welcome to American RoofTec Systems, Inc. Atlanta’s Premier Metal Roof Leak Repair Firm . . . Are you having trouble with your commercial metal roof? Have you sprung an annoying leak? Is rust shortening the lifespan of your roof? Has your roof reached that point where you think it can’t be saved? Don’t give up! Call the pros at American RoofTec Systems, Inc.!
Family Owned & Operated All Company Employees, Not Subs Commercial & Light Industrial Interiors, Exteriors & Special Coatings Toby Award Winning Property Contractors
American RoofTec Systems, Inc. has been serving the Atlanta metropolitan area for more than 20 years. We are experts in the science of commercial metal roof repairs. Our services include: Metal Roof Leak Detection, Metal Roof Cleaning & Pressure Washing, Metal Roof Sealing and Metal Roof Coating.
Call 770-316-1405
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Est. 1988 LITHONIA, GA 30058 | beth@brpaint.com
www.brpaint.com
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Phone: (770) 484-4221
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ADVERTISERS ON THE WEB ARCHITECTS/DESIGNERS WJE - Wiss, Janney, Elstner Associates.....................................Inside Front Cover www.wje.com CONTRACTORS – GENERAL & INTERIOR DESIGN Boyd Construction Inc. ......................................................... 24 www.boydconstruction.com DEMOLITION The Morley Companies ...............................Inside Front Cover www.morleycompany.com ELECTRICAL/CONTRACTORS/ENGINEERS/CONSULTANTS Mayberry Electric, Inc. ......................................................... 19 www.mayberryelectric.com
ENGINEERING Innovative Engineering Inc. ..................................................22 www.ieiusa.com NOVA Engineering & Environmental..................................... 24 www.usanova.com Tendon Systems, LLC .......................................................... 10 www.tendonllc.com ENVIRONMENTAL PRODUCTS & SERVICES The Morley Companies ...............................Inside Front Cover www.morleycompany.com NOVA Engineering & Environmental..................................... 24 www.usanova.com FIRE/WATER/MOLD RESTORATION The Morley Companies ...............................Inside Front Cover www.morleycompany.com
HVAC CONTRACTORS & SERVICES R & D Mechanical Services .................................................... 6 https://randdmechanical.net Reliance Heating and Air Conditioning................................. 10 www.reliance-hvac.com Shumate Mechanical, LLC ................................................... 13 www.shumatemechanical.com Stromquist & Company, Inc. ................................................27 www.stromquist.com Trane ....................................................................................28 www.trane.com United Maintenance Inc ....................................................... 24 www.unitedmaintenance.com OFFICE FURNITURE Atlanta Office Liquidators .................................................... 10 www.atlantaofficeliquidators.co PAINT & WALL COVERINGS B&R Painting ........................................................................29 www.brpaint.com Rosing Painting & Wallcovering ........................................... 13 www.rosingpaint.com PARKING DECK MAINTENANCE The Morley Companies ...............................Inside Front Cover www.morleycompany.com PAVING PRODUCTS & SERVICES Georgia Paving, Inc. ....................................Inside Front Cover www.georgiapaving.com Wildcat Striping & Sealing....................................................30 www.wildcatstriping.com PLUMBING SERVICES Art Plumbing Company ........................................................29 www.artplumbing.com PRESSURE WASHING Top of the Line High Rise Service ........................................ 12 www.highriseservice.com RELOCATION SERVICES Atlanta Office Liquidators .................................................... 10 www.atlantaofficeliquidators.com RESTORATION/DISASTER PRODUCTS & SERVICES Engineered Restorations Inc .................................................. 4 www.er-inc.net ROOFING SERVICES & PRODUCTS American RoofTec Systems, Inc. .........................................29 www.amrooftec.com Empire Roofing Company Inc................................................. 3 www.empireroofing.com SEALCOATING Wildcat Striping & Sealing....................................................30 www.wildcatstriping.com SECURITY SERVICES & PRODUCTS BOS Security, Inc. ................................................................ 10 www.bossecurity.com TAX CONSULTANTS Fair Assessments, LLC ........................................................ 15 www.fair-assessments.com WATER CONSERVATION Georgia Water Tanks, LLC.................................................... 13 www.georgiawatertanks.com WATERPROOFING Burke Painting, Inc. ..............................................................23 www.burkepainting.com Everclear Enterprises Inc. .................................................... 24 www.everclearenterprises.com The Morley Companies ...............................Inside Front Cover www.morleycompany.com Southeast Restoration & Fireproofing Co., Inc................................Outside Back Cover www.serest.com Southern Preservation Systems .......................................... 13 www.spsatl.com Top of the Line High Rise Service ........................................ 12 www.highriseservice.com Western Specialty Contractors .............................................. 9 www.ATL.westernwaterproofing.com WINDOWS/CLEANING EQUIPMENT/SUPPLIES South Beach Glass, Inc. .............................. Inside Back Cover www.southbeachglassinc.com Top of the Line High Rise Service ........................................ 12 www.highriseservice.com
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WE REPLACE GLASS CALL US
770-455-1555
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Proudly Serving Atlanta and the Southeast Since 1990
www.serest.com
4598 Stonegate Industrial Blvd Stone Mountain, GA 30083 404.297.8388
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