2018 Insight Issue 4 by Editor

OFFICIAL PUBLICATION OF THE BUILDING OWNERS AND MANAGERS ASSOCIATION OF GEORGIA

ISSUE 4, 2018

THE COMMERCIAL REAL ESTATE JOURNALÂ®

THESE WALLS CAN TALK page 8

Booting and Towing Practices in Georgia page 6 The Benefits and Challenges of Going Solar page 12 Revitalizing the Gulch page 14 Parking Structure Maintenance Part 2 page 16 www.BOMAGeorgia.org

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Insight: The Commercial Real Estate Journal® is published for: BOMA Georgia 5901 Peachtree Dunwoody Rd. NE Suite C-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 Managing Editor: Pierce Ostwalt postwalt@bomageorgia.org 2018 BOMA GEORGIA OFFICERS President: Marie Worsham, CPM, RPA, LEED GA President-Elect: Kinsey R. Hinkson, RPA, BOMI-HP Vice President: Russell Copeland Secretary/Treasurer: Natalie Tyler-Martin, RPA Immediate Past President: Todd Mitchell, RPA, CCIM DIRECTORS Jennifer Cooper, LEED GA; Lori M. Cohan, RPA, FM; Melody Frcek, RPA; Michael Knox, SMA, SMT, LEED GA; Craig Habif, RPA; Amanda J. Madrid, RPA, LEED GA, FMA; Amanda Matthews; Brett Rockman; Shannon Westberg, RPA; Emily M. White EDITORIAL COMMITTEE Chair: Jack Kennedy Vice Chair: Amy Davidson, LEED GA Staff Liaison: Jacob Wilder, Pierce Ostwalt Members: Beth Amos; Cicely R. Anderson; Dusty Muck; Henri Brickey; Jenifer E. Wright; Justin Keys; Kimberlee Jones; Marie Harrington; Marie Kastens, RPA,CCIM; Mark Gallman, SMA, SMT, LEED GA; Robert Fuhr; Stacie L. Stamper; Tammy Weeks 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: Kira Krewson Marketing: Nancy Taylor Advertising Representatives: Brian Agnes, Stephen Cofino, Stephen Cogwell, Flor Lummus, Sarah Lyons, Nicholas Manis, Glenn Raglin, Jason Ruppert, Chris Zabel Project Coordinator: Hannah Mulé Publication Director: Traci Clemente 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. ©2018 BOMA Georgia. All rights reserved.

THE COMMERCIAL REAL ESTATE JOURNAL®

www.BOMAGeorgia.org • Issue 4, 2018

FEATURES LEGISLATIVE FOCUS....................................... 6

OFFICIAL PUBLICATION OF THE BUILDING OWNERS AND MANAGERS ASSOCIATION OF GEORGIA

ISSUE 4, 2018

Booting and Towing Practices in Georgia As a private property owner, you have the right to have vehicles removed from your property that are parked without

THE COMMERCIAL REAL ESTATE JOURNAL®

authorization, provided that a notice was posted informing visitors that the vehicle may be towed at the owner’s expense. BY Katie Roberts, Fiveash Stanley

OPERATIONS................................................... 8 These Walls Can Talk Video walls at Creative Class A (or TAMI) buildings open a window to the world. They serve as portals with access to infinite possibilities to brand, market, entertain and inform.

THESE WALLS CAN TALK

Booting and Towing Practices in Georgia page 6 The Benefits and Challenges of Going Solar page 12 Revitalizing the Gulch page 14

page 8

Parking Deck Maintenance Part 2 page 16 www.BOMAGeorgia.org

BY Stacie Stamper, CertaPro Painters

TECHNOLOGY................................................ 12 The Benefits and Challenges of Going Solar Building owners can take advantage of new financing methods and programs like solarize to save on utility bills. BY Jennette Gayer, Environment Georgia

ABOUT THE COVER: Video walls, as further discussed in Stacie Stamper's article "These Walls Can Talk" on page 8, will change the way that businesses interact with tenants and clients in the future – maximizing the ways in which they communicate with each other and the communities they serve.

DEPARTMENTS

TRENDING IN #CRE....................................... 14 Revitalizing the Gulch Today, this once-forgotten 40-acre plot is making a lot of news, as there are new plans in motion to develop this land.

22..... CALENDAR OF EVENTS 23..... ALLIED MEMBER SERVICE DIRECTORY

BY Dusty Muck, Rubbermaid Commercial Products

30..... ADVERTISERS ON THE WEB

ENGINEERING................................................ 16 Parking Structure Maintenance: Part 2 Parking structure maintenance, when performed at the optimum time, can provide a Return on Investment (ROI) that far exceeds that of other maintenance activities. In this two-part article, Part 2 highlights the importance of routine maintenance, specifically the optimum timing of maintenance activities to minimize life cycle costs of your parking structure. BY Scott L. Weiland PE and Trey Thomas PE, Innovative Engineering Inc.

This issue is easily shareable! Use the QR Codes found within each article and on the cover.

PUBLISHED NOVEMBER 2018 / BAA-Q0119 / 4450

INSIGHT | ISSUE 4, 2018 | www.BOMAGeorgia.org | 5

LEGISLATIVE FOCUS

Booting and Towing Practices in Georgia

BY Katie Roberts, Fiveash Stanley

s a private property owner, you’re no doubt familiar with towing laws in Georgia. The Department of Public Safety enforces state laws regarding “non-consensual” towing, in which someone other than the owner of the vehicle (like the property owner) authorizes the removal of the vehicle. Towing companies that remove cars from private properties must have an agreement with the owner of the property. They must also be permitted by the Department of Public Safety and pay the state an annual filing fee. State law requires operators to maintain safety standards, carry a minimum amount of insurance coverage and keep that information on file with the Department. The Department sets a statewide cap on how much towing companies can charge for an owner to reclaim their vehicle. A city or county can strengthen existing state laws and apply its own towing regulations within its jurisdiction. As a private property owner, you have the right to have vehicles removed from your property

6 INSIGHT | ISSUE 4, 2018 | www.BOMAGeorgia.org

that are parked without authorization, provided that a notice was posted informing visitors that the vehicle may be towed at the owner’s expense. The conspicuously-posted notice must tell the owner where they can recover their vehicle, how much it will cost and the types of payment the towing company accepts. You are not permitted to accept kickbacks from towing companies or allow “automatic or systematic” surveillance of vehicles parked on your property. State law regarding the removal of vehicles from private properties has been on the books since the 1960s. For the most part, towing companies, property owners, vehicle owners and the Department of Public Safety know the system and there are reasonable checks and balances in place to protect interested parties and the public. This well-established state law differentiates between the removal of improperly parked cars and the immobilization of improperly parked cars. Instead, immobilization (or booting) is generally

regulated at the county or city level. Without One of the Association’s main goals is to If you would like to learn more about how you can state law explicitly permitting booting, some local support the rights of property owners. This support BOMA’s efforts to keep booting legal, please governments have deemed it to be illegal. In the includes the owner's right to enforce parking contact your Government Affairs Team today! City of Atlanta, an ordinance allowing booting has as they see fit. BOMA Georgia opposes been on the books since 2000; despite this, in early the implementation of bans that restrict ABOUT THE AUTHOR spring of this year, a group of trial lawyers pushed the available options and tools for parking Katie Roberts is the director of governmental affairs an ordinance that would upend the law and make it enforcement by property owners. As we look for Fiveash Stanley Inc. In this role, she assists in illegal to boot vehicles parked on private property. toward the future of booting at the state and tracking and analyzing legislation and attending Accurately reading the anti-booting mood local levels, BOMA Georgia will continue to committee meetings. Fiveash Stanley Inc. is of Georgians, professional immobilization educate policy makers on the benefits of recognized as one of Georgia’s leading government companies introduced legislation at the state immobilization devices, including better parking and public affairs consulting firms, and has been level this year. In exchange for regulation for guests and protections for the owners and working with BOMA Georgia for more than 10 years. and oversight by the Department of Public their properties. Safety, these booting companies wanted their ability to operate in Georgia codified in state law, just like towing companies. The measure aimed to provide consumer-friendly provisions, including a cap on booting fees and guaranteed response times. It required booting companies to register with the Department of Public Safety and to increase professionalism by requiring uniformed employees and photo identification. Ultimately, the legislation failed to advance. The same trial lawyers pushing the booting ban in the City of Atlanta successfully amended the measure to ban booting statewide unless otherwise permitted by local ordinance. The revised version of the proposal had the opposite effect of what the booting companies set out to do and they were forced to kill their own bill. The reality is that booting is often the only enforcement tool available to a property owner when a vehicle is improperly parked, especially in low-clearance garages or along curbs where cars are parked bumper-to-bumper. Tow trucks can’t do 902074_Western.indd 1 2/17/18 12:23 AM anything in these situations. Members report that often, just the presence of an immobilization boot sitting idly in a parking area is an efficient deterrent. And for consumers, it may be preferable to wait Your near their vehicle and have a boot removed on-site Resource Center than have to arrange for a ride to an impound yard, for Property Tax particularly if there were valuable items or a child’s Appeals car seat in the vehicle. Recognizing the value of booting, BOMA Georgia launched a “Don’t Ban Booting” advocacy campaign earlier this year. Using the VoterVoice Property tax reduction services for commercial property types: tool available at bomageorgia.org, property owners ࠮ 9L[HPS ࠮ :OVWWPUN *LU[LYZ ࠮ 6ɉJL )\PSKPUNZ and managers were able to contact members ࠮ 0UK\Z[YPHS >HYLOV\ZL -SL_ )\PSKPUNZ ࠮ /V[LS 4V[LS ࠮ (WHY[TLU[Z of the House and Senate directly, asking them to protect booting. The advocacy campaign was Please contact us for additional successful in thwarting threatening legislation at information and a free consultation. info@Fair-Assessments.com www.fair-assessments.com the state level—at least until January 2019, when the next legislative session begins.

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OPERATIONS

These Walls

AND VIDEO WALLS

BY Stacie Stamper, CertaPro Painters

ideo walls in Creative Class A Buildings have a lot to say. Creative Class A Buildings refer to older properties that are repositioned to accommodate emerging professionals and the amenities that attract them. These include restaurants, bars, shopping and yes, a workplace that offers high-tech environments that are flexible, creative, friendly, open, sustainable and full of the unexpected. The wall-mounted television has evolved to an interactive portal, allowing access to an infinite amount of information and

entertainment. Looking at a video wall is like looking through a window that has been opened by technology. Content use ranges from, branding, marketing, inspiration and mood setting to education and community engagement. The sky is the limit and working with content creators, such as Obscura, can transform your imagination into reality. From motion sensors triggering synchronized movement of people with images and birds flying in patterns controlled by algorithms that never repeat, to waterfalls over a door threshold and paint flowing with hypnotizing lava-like effects. One example by Obscura is the Salesforce flagship office in San Francisco in which a passageway is transformed into a mesmerizing, hyper-real environment. As Kasie Grant, marketing manager of Baker Audio Visual explained, “Content is king, your imagination is your only limitation.” When Grant was asked what her favorite video wall application was, she quickly responded, a “feel good” environment. For some good day-to-day content, Grant suggested cityscapes, inspirational expressions, birthday and holiday wishes, congratulatory messages, welcome messages to new tenants, contests for tenants to engage in, corporate event promotions and community awareness as

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some examples. Walls that talk help connect people on a level where the experience is shared, but also offers a personal interpretation. Video walls are adaptable and cost effective when utilized as digital signage. Video walls reduce the cost of marketing by eliminating the need for printed materials. With one click, you can re-brand or create new messaging for an entire property. As for tenant incentives, if a building has the infrastructure and digital equipment in place, companies can easily personalize their space with little to no investment and effort, which also lends a marketing edge to the leasing agent. One of the biggest challenges in property management is keeping a building’s environment fresh and interesting. The intent is not just to capture, but to engage and retain attention. Investing in fine art to exhibit on large walls can be a hard sell to an owner because of the upfront expense and absence of long-term appreciation. Studies show that art often becomes wallpaper after six months, and people begin to ignore it. Another challenge is attracting tomorrow’s top talent by meeting work-environment demands. Companies that court graduates with STEM (Science, Technology, Engineering and Mathematics) degrees win the young blood and maintain their market edge by leasing real estate on the cutting edge, to the leading edge.

CAN Talk

HAVE A LOT TO SAY ©ISTOCK.COM/TAILEX

There are a handful of commercial buildings in Atlanta leading the industry in using technology as a medium to attract talent and enhance the tenant and visitor experience. One such building is Google Atlanta’s home at 10 10th Street, which is managed by the Atlanta office of the recently merged PMRG and Madison Marquette. The building is undergoing a transformation to incorporate a video wall comprised of 63 seamless LED screens. Nicole Felder, the property manager, explained the owner wanted to integrate the newest technology into the current renovations in order to enhance the tenant experience and appeal to other technology-focused tenant prospects. This also replaces their traditional art wall with a concept that is new to the Atlanta market. Felder is excited that her property will soon be a Creative Class A Building, otherwise referred to as a Technology Advertising Media Information (TAMI) building. Felder shared that the management team is working with Indigo Creative to develop content supporting their rebranding efforts. Will Porter, the Cushman & Wakefield Leasing Agent for 10 10th Street, commented that “from a leasing perspective, being in an area that is so art centric with a technology focus just made sense to look to a digital art solution. Long-term cost savings, keeping the

Baker Audio Visual created this video wall in the Dilweg Properties building at 101 Marietta St.

visuals fresh and connecting to our tenants is what is important. With a video wall anything is possible.” In addition to the video wall, an interactive electronic directory featuring a touch screen will be installed. Aside from looking up tenant listings, a user will be able to access social media, look up weather updates and alerts, locate the nearest UBER, view the MARTA schedule and share Atlanta community news and events. These walls at Creative Class A (or TAMI) Buildings open a window to the world. They serve as portals with access to infinite possibilities to brand, market, entertain and inform. Connecting people with work

spaces will not just capture tenants, but also encourage engagement and retention. Video walls blur the lines between art and technology, leaving interpretation to the eye of the beholder. ABOUT THE AUTHOR Stacie Stamper leads the commercial sales and marketing effort for CertaPro Painters of Duluth and Norcross. In addition to meeting her customer’s painting needs, she enjoys connecting with the industry through construction and demolition waste diversion advocacy in support of local artists exhibiting in commercial spaces.

INSIGHT | ISSUE 4, 2018 | www.BOMAGeorgia.org | 9

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TECHNOLOGY

The Benefits and Challenges of Going Solar BUILDING OWNERS CAN TAKE ADVANTAGE OF NEW FINANCING METHODS AND PROGRAMS LIKE SOLARIZE TO SAVE ON UTILITY BILLS

udgeting for O&M always involves a lot of guesswork about the possibility of utility bill increases. For buildings like office complexes or round-the-clock operations such as data centers, utility bills comprise a significant portion of the operational budget. With the virtual certainty that the cost of electricity will continue to rise, interest in installation of on-site solar generating equipment to lower utility bills has increased. Using solar energy hedges against rising energy

prices for building operation. Once the solar equipment is installed, the cost of fuel (the sun) never changes. However, the initial cost of solar installation traditionally has been a barrier for many building owners. New financing mechanisms such as third-party Power Purchase Agreements have been authorized in Georgia in recent years to help make solar installation more affordable. PACE financing also may be available in some parts of the state.

BY Jennette Gayer

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Solar projects currently qualify for a federal tax deduction of 30 percent of installation cost, but that will not last. Beginning in 2020, the deduction will drop to 26 percent and decline steadily over the next two years. All of these mechanisms can help make solar installation more affordable, but they only address the timing of initial outlay, not the installation. A new program called Solarize has successfully launched in Georgia. Solarize programs are not new. A U.S. Department of Energy grant helped pilot the concept in Oregon more than a decade ago. In Georgia, Solarize Tybee, Solarize Athens, Solarize Dunwoody and Solarize Decatur-DeKalb have already helped to install over 1MW of solar in these locations. The program works by attacking the “soft costs” of solar. As hard costs, like the cost of racking, inverters and solar panels drop, soft costs like customer acquisition, permitting costs and more stay the same. By streamlining the process, generating momentum and essentially buying in bulk, the Solarize model reduces the upfront cost of solar installation further. The more businesses and homeowners that sign up, the greater the savings. Currently, Solarize Atlanta is open for enrollment. Companies that sign up at

Mangham. "The opportunity to achieve savings through the group purchasing program was an opportunity not to be missed. When the payback got down to almost five years, we knew it was something we should take advantage of.” Once installed, solar panels generate energy for 25-30 years. So, after the payback period, all the savings on utility bills go straight to the budget bottom line. And the higher electric rates go, the more savings the panels generate. With future rate increases almost certain, investing now in a money-saving solar installation is a prudent hedge against budget pressure. Some businesses now are also adding battery storage along with their solar installations, making their renewable energy a 24-hour resource. As a standalone resource, solar benefits only accrue during daylight hours when panels are generating. For some businesses operating during traditional business hours, this option may be sufficient. However, with storage as an option, solar energy can be used anytime, sending energy to be banked in batteries when the sun is shining so it can be used after sundown. For 24/7 operations such as data centers, the added benefit of storage may provide the best operational advantage.

Solar installations created through the Solarize Atlanta process will help the City of Atlanta meet its official goal of making the city’s power resources 100 percent renewable by 2050. Solarize programs in Carrollton/Carroll County and Middle Georgia are also underway. All programs, each with its own selected contractors and schedule of deadlines, offer the unique savings created by bulk purchasing and streamlined administration.

ABOUT THE AUTHOR Jennette Gayer is the Director of Environment Georgia where she coordinates policy development, research, outreach and legislative advocacy. She has run successful campaigns to designate Georgia’s first outstanding national resource water along the headwaters of the Conasauga River, expand parks along the Chattahoochee River and Jekyll Island State Park, and stop construction of three new coal-fired power plants in Georgia, while also advocating for solar policies that have helped make Georgia one of the top 10 states for solar in the country.

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www.solarizeatlanta.com by Dec. 31 will get a free solar assessment to determine if their property is suitable for solar installation. The Solarize Atlanta coalition—including Livable Buckhead, Central Atlanta Progress, the Georgia Chapter of the Sierra Club, Environment Georgia, Georgia Interfaith Power and Light (GIPL), Atlanta’s Office of Resiliency and Solar Crowdsource— hope to make it easier and cheaper for business owners in Atlanta to go solar. Launched in April, Solarize Atlanta has pre-selected a qualified contractor, Hannah Solar, through the Solarize competitive bidding process conducted by knowledgeable professionals. This saves buyers the time and guesswork of screening installers themselves. Headquartered in the City of Atlanta, Hannah Solar is a NABCEP certified solar integrator and a leading regional solar installer. Since it was founded in 2008, Hannah Solar has built over 51.5 megawatts (MW) of solar projects throughout the Southeast. CPA John Mangham signed one of the first two commercial installation contracts with Solarize Atlanta, representing a group of investors in a Sweet Auburn Historic District property. “Our analysis was as much a financial one as it was using green energy," said

TRENDING IN #CRE

city might not guess Atlanta was built on the backs of the railways. Some semblance of the city once founded on these rails can still be found at the heart of Atlanta today, as one area has remained largely unaltered throughout the years. This 40-acre plot, locked away by time, is surrounded by growth and advancement. Buildings reaching for the skies, fans in stadiums rocking and cheering BY Dusty Muck, our beloved sports teams, convention centers Rubbermaid Commercial Products bringing in welcomed business guests and busy streets filled with thousands of cars and people. Many pass this empty ‘gulch’ daily, wondering how this parcel was spared the cranes and bulldozers that modernized the surrounding cityscape throughout the years. In the 1920s, the city was divided by railways, but with increasing congestion, the ong before we found ourselves stuck in rush streets were soon elevated into the air to ease hour congestion on one of metro-Atlanta’s the strain on the area. Thus creating five major interstates trying to scurry “The Gulch.” home to spend the remainder of the day with Today, this once-forgotten 40-acre plot is family and friends, our city was a different kind of making a lot of news, as there are new plans in transportation mecca. Looking back at how we got motion to develop this land. Just as the city was here, those without the historical knowledge of our once divided by rail, many are now divided over

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what is to come from the future development plans for The Gulch. After weeks of deliberation among members of the Atlanta City Council, the Office of Mayor Keisha Lance Bottoms, and various public interest groups and members of the public, a development plan was passed by the Atlanta City Council on November 5, 2018. While most agree that the space is ideal for development, many differences arose when discussing the plans for investment. Mayor Bottoms worked with CIM Group, a California-based company that has successfully developed similar multiuse properties in New York and Miami to bring a development to Atlanta. They hope to change the once-forgotten space to bring new jobs, revenue and opportunity into our city. The current idea is a ‘mini-city,’ 15 blocks of development within the city of Atlanta and between seven to 12 million square feet of new construction. This proposal will also provide connectively among Mercedes-Benz Stadium, the Georgia World Congress Center, State Farm Arena (formerly known as Philips Arena), Georgia State University’s campus and the soon-to-be revitalized Underground Atlanta.

©ISTOCK.COM/GRAPHIKNATION

Revitalizing the Gulch: A Convergence of Our City’s Past and Future

The plan includes 9.3 million square feet of office space, one million square feet of retail space, 940,000 square feet of residential space and 750,000 square feet of hotel space. The space will also allow for an upgraded transit infrastructure, as hopes for a Multi-Modal Passenger Terminal (MMPT) are in development with the space being designed as a Transit Oriented Development (TOD) for two Marta stations bookending the development. Throughout the legislative process, there was pushback to the plan from both members of the City Council and advocacy group representing the public. The legislation itself took many forms before its passage on November 5. The City Council initially dismissed a plan in early October, in large part due to the financing of the project and the timetable for which a decision was asked. In speaking with Atlanta City Councilmember Matt Westmoreland (Post 2 At-Large), he expressed that he wished for the start of this discussion to have been under different circumstances, with the proposals being presented to the public earlier, and with more clarity. “Red Light the Gulch,” a large coalition group in opposition to deal was also formed. This group was very active throughout the City Council’s deliberation process and took the time to make their position known during public hearings. They argued that simply erecting new buildings would not attract the talent and business that the Mayor claimed, pointing to companies such as NCR, Honeywell and more, that have recently relocated to Atlanta without the contingencies attached to the CIM development project. They pointed to Atlanta’s universities, businesses and status as a transportation hub as evidence. Additionally, they felt that the Mayor’s plan would provide an unfair tax break to CIM Group, as well as negatively impact the property taxes of the public, the Atlanta Public Schools system and each county and city associated with the development. Furthermore, they claimed if a new site was chosen where these same Mayor’s benefits were not offered, these taxes could be created and collected in a taxable part of town, thus they felt the Mayor was “cannibalizing” commercial growth. After receiving input from the various groups, the Mayor and CIM, focused on reaching an acceptable conclusion, went back to drawing board. The ordinance which was ultimately passed decreased CIM’s reimbursement by way of TAD (Tax Allocation District) by 10 years, from 2048 to 2038, which was an important piece to satisfy the Atlanta Public Schools system, which could have voted

to stop the original proposal. While funding will ultimately come from property and sales taxes, Westmoreland points out that five pennies (four from state and one from city) of the 8.9 percent sales tax will repay up to $1.25 billion through 2048. CIM will still be reimbursed the first $635 million by way of property taxes. Each of the four ordinances to propel this legislation into action ultimately passed, though some were more contested than others. Two of the ordinances passed with 8-6 margins. These especially contested ordinances had to do with how CIM Group stood to gain from the development. The development will also include affordable housing units for a term of 99 years. Although, there was debate over how ‘affordable’ this level of housing was until the very end. The estimated cost for a one-bedroom unit will be $1,100 and $1,350 for a two-bedroom unit. While these units may be considered ‘workforce’ housing, they may not technically reach the level of ‘affordable’ housing, which was the one selling point of the Mayor. Additionally, $12 million in funding to promote economic development for the City and $2 million to create livable wage jobs was included. Ultimately, the development of the Gulch provides a massive opportunity for the city, and it will likely be one of the city’s largest projects of the decade, if not half-century. It will surely provide the opportunity for new jobs and businesses to grow. There is even some

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speculation that The Gulch’s development is being done now with the intent of bringing in the new headquarters of Amazon or Norfolk Southern, both of which have considered Atlanta as a potential location. Atlanta can do something extraordinary with a space that is currently used for little more than parking and tailgating. Just as we look to our past to see how railways grew Atlanta into the hub it is today, future generations will look back on how the New Gulch came to be and the impact that it will certainly have on our city’s future.“We have created a model that will be replicated and will be the envy of cities and communities across this nation,” Mayor Bottoms said after the legislation was passed. “We have done what Atlanta does best. We have found a way to make sure that business and our communities are working hand in hand to make Atlanta better for the people of this city.”

ABOUT THE AUTHOR Dusty Muck is an Account Manager for Rubbermaid Commercial Products, providing, waste/recycling, cleaning, material handling, foodservice and washroom solutions to businesses in Georgia. In addition to his work with Insight, he works as an Ambassador to new BOMA Members and on the BOMA Government Affairs Committee, assisting strategies on legislative and regulatory matters affecting the commercial real estate industry in Georgia.

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ENGINEERING

Parking Structure Maintenance

PART 2

BY Scott L. Weiland PE and J. Trey Thomas PE, Innovative Engineering Inc.

PHOTO COURTESY OF INNOVATIVE ENGINEERING INC.

ost people, including those in the design profession, see the rugged looking nature of a parking structure and assume they are bullet proof and don’t require maintenance. Unfortunately, nothing could be further from the truth. Parking structure maintenance, when performed at the optimum time, can provide a return on investment (ROI) that far exceeds that of other maintenance activities. In this

two-part article, Part 1 reviewed the cost of parking. Part 2 highlights the importance of routine maintenance, specifically the optimum timing of maintenance activities to minimize life cycle costs of your parking structure. Importance of routine maintenance The maintenance costs shown in Figure 1 assume a maintenance plan (that includes routine inspection) and budget are in place

Figure 1 Structural system cost comparison

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IMAGE BY EVP DESIGN

and followed from the time the parking structure is opened. Not doing so could quadruple the maintenance costs shown. The National Parking Association has a useful “Parking Facility Maintenance Manual,” but as stated in the manual, the maintenance plan should be tailored to your specific parking structure. Considerations that affect the maintenance activities and schedule include structural system type, geographic location, use of the facility (frequency of traffic) and how the facility is operated. The most important component of a maintenance program is an annual wash down (particularly on the top level), observed by a parking structure restoration engineer, as well as more in-depth condition assessments every five years by the same consultant. The restoration engineer can identify problems early and thus reduce long-term maintenance costs.

Figure 2

IMAGE BY EVP DESIGN

damage occurs. Figure 6 shows the use of a delamination sounding tool that is used to locate future concrete spalls before they occur, so they can be repaired early and at a lower cost.

Figure 7 Chloride Ion & Carbonation Testing

While water is the number one ingredient for a healthy landscape, it is also the number one cause of parking structure degradation. Therefore, it is important to remove moisture in the form of rain, snow and ice from the parking structure quickly and efficiently. The top surface of the structure is the most exposed; however, wind driven rain and snow, as well as vehicular snow and ice fenderbergs laced with road salt can be carried into the structure and reach the lower levels as well. When water freezes, it expands roughly 9 percent in volume. There is no stopping this. Therefore, exterior horizontal concrete is intentionally sloped for runoff and also air entrained with tiny bubbles that will break allowing this expansion to take place if it is exposed to freezing moisture. When preventive measures are not in place, the moisture freezes, expands, and creates a spall on the surface of the concrete. Figure 3 shows an example of ponding with adjacent surface concrete spalling. Ponding is often best dealt with by installing a supplemental drain. Similarly, when moisture and oxygen penetrate the concrete deep enough to reach the ferrous metal reinforcing or rebar, the metal corrodes and in the process the parent metal expands 6 to 10 times its original volume. Again, there is no stopping this. This expansion creates cracks, spalls and delamination (a larger spall involving multiple rebar). The corrosion process is shown in Figure 4, and a sample spall due to rebar corrosion is shown in Figure 5. An interesting observation that can be made from close inspection of Figure 5 is the presence of marking paint at the sub-surface of the previous spall repair, which would have been removed had the sub-surface been prepared properly. Thus, the repair was short lived. The formation of spalls can be detected early through sounding and repaired before further

The results of this testing are used to help determine the service life expectancy of the areas tested. As either (or both) chloride ion and carbonation penetration approach the depth of the rebar, an elastomeric traffic-bearing membrane or traffic coating can be installed on the surface in jeopardy to protect the substrate from moisture and further deterioration. This is a last resort however, as they are relatively expensive and typically have a service life of 5 to 10 years, after which they need to be either top coated or replaced. Precast concrete parking structures are made up of concrete pieces that contain carbon steel embedments that are welded together when the parking structure is erected on site. Most of this steel is left exposed to the elements and associated rusting. Furthermore, when subjected to temperature changes, precast structures suffer thermal expansion and contraction damage. Like expanding freezing water and rusting steel, there is no stopping this. Figure 8 shows an example of rusted steel embedments, damage caused by thermal expansion and typical repairs utilizing steel and fiber-reinforced polymer (FRP).

IMAGE BY EVP DESIGN

Figure 3 Ponding and concrete spall

Figure 4 Rebar corrosion process

Figure 5 Rebar corrosion and failed repair The rate of corrosion or rusting of the reinforcing steel is increased by the presence of deicing salts (chloride ions) that have penetrated the concrete to the level of the reinforcing steel, and by what is referred to as carbonation. Concrete in its natural state has a pH high enough to create a natural protection against rebar corrosion. However, with exposure to carbon dioxide in the atmosphere, this pH level lowers, allowing for a more corrosive environment. This process is called carbonation. Chloride Ions and Carbonation continue to penetrate the concrete and eventually reach the depth of the rebar. The penetration of these two phenomena can be measured periodically by testing relatively small concrete samples. Figure 7 shows a Chloride Ion and Carbonation test being performed.

Figure 8 Typical Precast Seat Repair Typical Failed Precast Seat

Typical Steel Seat Repair

Figure 6 Sounding

Typical FRP Repair, Photo by Structural Technologies

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IMAGE BY EVP DESIGN

Structural steel parking structures often have a cast-in-place concrete deck supported by vented metal decking and a structural steel superstructure. These ferrous steel components are subject to rusting as shown in Figure 9.

Figure 9 Rusting structural steel and metal deck The cost of doing nothing It is often assumed that parking structures will last forever without maintenance. However, in reality, parking structures exposed to the elements as well as dynamic vehicle loads start to deteriorate before they are in operation and continue to do so at an accelerated rate after only a few years. Figure 10 shows a graph of deterioration and repair costs as a function of time for both a parking structure as well as the enclosed building served by it. The relatively flat line represents deterioration of the enclosed building structure that is protected by a building

Figure 10 Maintenance cost curve envelope. By contrast, the deterioration and repair cost of an exposed parking structure is gradual at first but quickly accelerates over time. When deterioration is repaired at the optimum time as designated by Point A on the graph, the condition of the parking structure is partially reset, and the service life will reach that of the building served. However, if needed repairs are deferred as designated by Point B, not only are the repairs more expensive and disruptive, but reaching the service life of the parking structure is in jeopardy. The cost of doing

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nothing is represented by Point C, requiring reconstruction of the structure much sooner than originally planned. Point D represents a structural failure or collapse due to inadequate maintenance. Okay, so what should I do? 1. Select a parking structure restoration engineer—The engineer should be selected using qualification-based selection (QBS) and then a fee negotiated. It has been shown that selection based on price simply does not work as it leads to unintended consequences including poor service and quality, excessive and expensive change orders, and worse yet, litigation over disputes. However, you will want to check references (both from other clients and contractors in the restoration industry), review sample condition assessment reports checking for thoroughness, clarity, construction estimates and test results for Sounding, Chloride Ion and Carbonation testing. You will also want to know how accurate their construction estimates are, as no one likes surprises (including unforeseen conditions) at bid time. Estimates within 10 percent of actual cost are desirable. You can also ask what their professional liability claim history has been to see if they have had issues in the past. Beware of low

fees that represent the need to cut corners and make up for discounted fees during a possible later stage of the project. The time to know the true condition of the parking structure is now, not during construction which can lead to change orders and damaged reputations. 2. Schedule a walk through—Have a walk through conducted by your parking structure restoration engineer. An experienced restoration engineer can conduct a Level I visual assessment, including limited chain drag or sounding, to determine the structure’s general condition and locate hidden problems. The engineer can then recommend the next steps which may include: future inspections, evaluating the current maintenance plan, performing a more in-depth condition assessment and/or generating restoration design documents. Restoration engineers can also assist you with comprehensive maintenance, capital assessment and management plans, as well as the selection and management of a restoration contractor.

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Conclusion Parking structures represent a major capital investment. Deferred maintenance can lead to serious structural deficiencies that are very expensive to repair, a shortened life span, or both. Given the harsh environment in which parking structures exist and the accelerated rate of deterioration compared to most other buildings, maintenance and repairs done early are less expensive and provide a return on investment (ROI) that far exceeds that of many other maintenance activities. A parking structure restoration engineer can help you determine the current condition of your parking

facility, plan and budget for maintenance and repairs and assist you with how to fund these activities. An ounce of prevention is worth a pound of cure. Be sure to read the first part of this two-part article in a previous edition of BOMA Georgia Insight Magazine that provides the ground work for establishing parking structure life cycle costs as they relate to maintenance. 1. National Parking Association, Parking Facility Maintenance Manual, Fifth Edition 2. National Parking Association, Guide to Selecting a Parking Consultant, Copyright 1997, 2013

ABOUT THE AUTHORS Scott L. Weiland PE, Principal with Innovative Engineering Inc. has over 38 years’ experience helping owners reduce parking structure maintenance costs. He can be reached at sweiland@ieiusa.com. Trey Thomas PE, Associate with Innovative Engineering Inc. has over 15 years’ experience helping owners with parking structure condition assessment and repair. He can be reached at tthomas@ieiusa.com.

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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 Vertical AV TV.......................... (404) 352-2488 BLDG MGT CONSULTANTS Building Systems Design (BSD)......................... (404) 574-2940 BLDG SERVICES Airwavz Solutions..................... (704) 907-7104 Building Cleaning Solutions, Inc........................(678) 445-3806 Century Fire Protection LLC......(770) 945-2330 City Wide Building Services....... (214) 358-4547 Engineered Restorations Inc..... (770) 682-0650 Merchant 360.......................... (678) 410-2984 NELSON................................... (404) 881-1811 Roof Partners LLC................... (770) 680-2900 Titan Electric Georgia LLC........ (770) 480-6345 BUILDING AUTOMATION CONTROLS Building Systems Design (BSD)......................... (404) 574-2940 Convergint Technologies........... (678) 205-2126 Genea...................................... (678) 756-3109 TENTECH, LLC..........................(770) 410-1897 CARPET/FLOOR Portico Systems...................... (877) 285-8899 ServiceMaster Cleaning & Restoration.............................(770) 514-1789

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

SOLID Surface Care, Inc...........(678) 354-6726 Southeastern Commercial Flooring Inc...........................(770) 591-9980 The Mad Matter Inc.................. (678) 361-6704 Vanguard Commercial Flooring..................................(678) 395-7217 Zerorez Atlanta.............. (770) 242-1313 x 8020 CARPET/FLOOR MAINTENANCE Classic Commercial Services............................... (770) 664-8660 CATERING/FOOD SVCS Ben & Jerry’s...........................(404) 666-2232 COATINGS Specialty Roofing & Coatings, Inc......................... (678) 714-2300

COMMUNICATIONS ACT Data Solutions................... (770) 862-1885 Airwavz Solutions..................... (704) 907-7104 AT&T........................................ (770) 598-7532 Kings III Emergency Communications.................... (678) 438-1965 CONCRETE Addco Restoration and Preservation Group, LLC........(770) 688-5065 CONSTRUCTION PRODUCTS Kilcor Construction...................(404) 772-9956 Portico Systems The Home Depot....................... (678) 216-2398 Yancey Power Systems............. (678) 945-2637

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ALLIED MEMBER SERVICE DIRECTORY CONTRACTORS Benning Construction Company................................ (404) 792-1911 Blount Construction Company, Inc........................ (770) 541-7333 Boyd Construction Inc............... (404) 665-3113 BUILD Contracting Group.......... (770) 714-8784 Centennial Contractors Enterprises Inc......................(770) 613-2999 Double T Contracting, Inc.........(770) 489-7772 Emery & Associates..................(770) 414-9099 Gray Contracting......................(678) 530-9700

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

Harrison Contracting Company, Inc........................(770) 314-4565 Innovative Engineering Inc..........(770) 517-5507 Nova Commercial Interiors Inc...........................(770) 592-0260 PKS Paving & Concrete Construction........... (404) 401-8551 Vintage Constructors & Builders, Inc.......................... (770) 421-6195 Western Specialty Contractors........................... (678) 553-0170 Whitco Roofing Inc...................(770) 644-0521

DOORS Piedmont Door Solutions..........(678) 554-7000 ELECTRICAL 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 Graybar Electric Company..........(678) 291-5167 IES Commercial Inc.................. (678) 291-0407 LMI Systems Inc.......................(770) 491-0343 Mayberry Electric, Inc................(404) 991-7007 Prime Power Services Inc.........(678) 898-4960 Systel, Inc.................................(770) 337-7974 ELEVATORS/ESCALATORS Fujitec America Inc....................(770) 457-2110 KONE Elevators & Escalators..... (770) 427-3373 Oracle Elevator Company...........(404) 581-0911 Phoenix Elevator of Georgia......(770) 575-0363 ThyssenKrupp Elevator Corporation...........................(770) 250-6482

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ENERGY ENTEK......................................(678) 910-1326 Mallory & Evans Service............(404) 297-1007 McKenney’s Inc........................(404) 624-8625 National Glazing Solutions LLC........................(404) 360-7866 Tecta America.......................... (770) 616-5155 Trane....................................... (678) 775-4106 Yancey Power Systems............. (678) 945-2637

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GUARD SERVICES Advanced Protective Services.................................(678) 631-1038 Allied Universal Security Services................... (404) 898-1695 BOS Security, Inc.....................(404) 793-6965 Marksman Security Corporation...........................(678) 385-6700 SecurAmerica LLC....................(404) 926-4258

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FIRE PROTECTION AFA Protective Services Inc...... (770) 794-9000 Century Fire Protection LLC......(770) 945-2330 Convergint Technologies........... (678) 205-2126 Critical Systems LLC..................(770) 612-9172 Fire Systems, Inc......................(770) 333-7979 Global Systems Of America....... (770) 441-9601 Humphries & Company.............(770) 434-1890 International Fire Protection......(770) 745-4530 Life Safety Solutions Plus LLC............................... (770) 843-3671 Mitec.......................................(770) 813-5959 Titan Electric Georgia LLC........ (770) 480-6345 VSC Fire & Security, Inc............(678) 252-0600 FIRE/WATER/MOLD RESTORATION American Property Restoration Inc......................(770) 733-3584 BELFOR Property Restoration........................... (770) 908-9298 BMS CAT................................. (770) 614-3248 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/ RGI Commercial.....................(404) 214-1470 ServiceMaster Cleaning & Restoration.............................(770) 514-1789 SERVPRO Of Decatur...............(404) 378-9998 SERVPRO of Norcross............. (770) 858-5000 Servpro of North Atlanta/ Buckhead.............................. (404) 261-2925 Waterproofing Contractors Inc......................(770) 449-5552 FITNESS Fitspot Wellness.......................(626) 298-3062 Ready Fitness.......................... (404) 550-2176

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ALLIED MEMBER SERVICE DIRECTORY ARS Mechanical LLC................ (770) 760-1533 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 Genea...................................... (678) 756-3109 Harbin’s Mechanical Services, Inc......................... (770) 914-7060 HVH Mechanical Partners LLC......................... (770) 331-5166 Lanier Jones Mechanical..........(404) 682-9888

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

Legacy Mechanical Services Inc........................... (770) 432-1171 Mallory & Evans Service............(404) 297-1007 Maxair Mechanical Inc.............. (678) 486-8421 McKenney’s Inc........................(404) 624-8625 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...........(678) 486-8442

INDUSTRIAL DOCK & DOOR REPAIR INSTALLATION Miner Southeast.......................(678) 730-4700 INSURANCE Farmers Insurance...................(770) 334-8824 INTERIOR DESIGN CA South LLC NELSON................................... (404) 881-1811 Nova Commercial Interiors Inc...........................(770) 592-0260 JANITORIAL ABM........................................ (678) 245-3273 Allied International Cleaning Services, Inc.........................(770) 298-4790 BCJ Building Services............... (404) 551-2310 Building Cleaning Solutions, Inc........................(678) 445-3806 Building Maintenance Services Inc..........................(770) 218-2993 CBM Atlanta Inc.......................(770) 988-9001 Chosen Janitorial Services........ (404) 274-3268 Cleanstar National Inc............... (770) 425-6797 Distinguished Properties Cleaning USA Inc. (DPC).........(404) 418-1443 Environmental Service Partners.................... (404) 583-8514 General Building Maintenance Inc....................(770) 457-5678 Georgia Pacific Corporation....... (770) 815-9552 GMI Group, Inc.........................(678) 482-5288 HTH Building Services Inc........ (770) 988-0084 Kimberly-Clark Corporation...... (770) 289-3860 Level Seven Facilities Services.................. (404) 955-2442 Pollock Paper Distributors.........(770) 803-7862 Portico Systems Pritchard Industries SE............. (404) 231-1430 Rubbermaid Commercial Products...............................(470) 356-5088 Southeast Link......................... (678) 618-6871 Strategic Market Alliance...........(770) 641-1055 Unique Building Maintenance, Inc................... (678) 380-0297 Veritiv.......................................(770) 715-2841 LAKE MANAGEMENT Aquascape Environmental.........(678) 584-3455 LANDSCAPE MANAGEMENT HighGrove Partners..................(678) 626-3469 Landmark Landscapes.............(404) 423-5285 Riot Creative Imaging................ (404) 797-6785 LANDSCAPING Baytree Landscape Contractors........................... (770) 457-3407 Crabapple LandscapExperts.....(770) 740-9739 Ed Castro Landscape.............. (770) 998-8444 LANDSCAPING-EXTERIOR 4 Seasons Landscape Group LLC.............................(770) 452-4455 Arborguard Tree Specialists......(404) 299-5555

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ALLIED MEMBER SERVICE DIRECTORY BrightView Landscape Services................................(770) 662-8775 Caldwell Tree Care.................... (770) 992-1973 Chapel Valley Landscape Co...................... (706) 200-2060 Color Burst...............................(770) 822-9706 Downey Trees Inc.....................(770) 889-2822 Gibson Landscape Services......(678) 689-3262 HighGrove Partners..................(678) 626-3469 LandCare LLC.......................... (678) 475-1780 Landmark Landscapes.............(404) 423-5285 Nature Scapes Inc................... (404) 663-5043 OLM Inc.................................. (770) 420-0900 Riot Creative Imaging................ (404) 797-6785 Ruppert Landscape..................(770) 931-9900 Russell Landscape Group Inc..............................(770) 446-3552 Sesmas Tree Service LLC.........(678) 896-8352 The GreenSeason Group, Inc......(678) 714-4114 Yellowstone Landscape............ (404) 668-4508 LANDSCAPING-INTERIOR Foliage Design Systems............(770) 451-0885 Plant Peddler, Inc.....................(770) 432-2649 Sedgefield Interior Landscapes, Inc.................... (770) 984-0171 LIGHTING Alternegy................................. (678) 888-1010 Blue Frog Lighting....................(404) 569-7995

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

E. Sam Jones Distributor Inc..... (404) 351-3250 Voss Lighting...........................(770) 438-8557 LOCKSMITHS Armor Lock & Security Co. Inc......................(770) 493-1915 MARBLE RESTORATION & MAINTENANCE ADDCO Metal Maintenance Co.................... (770) 985-5611 Architectural Surface Restoration LLC.....................(770) 510-8333 Mid America Metals.................(800) 544-4576 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 METAL FINISHING ADDCO Metal Maintenance Co.................... (770) 985-5611 Architectural Surface Restoration LLC.....................(770) 510-8333 IRG VENTURES LLC d/b/a Innovating Roofing Group........(404) 351-8797 Mid America Metals.................(800) 544-4576

Presto Restoration Products & Services.............. (800) 693-1228 Stuart Dean Company, Inc........................(404) 872-6090 NETWORK & TECHNOLOGY Systel, Inc.................................(770) 337-7974 OFFICE FURNITURE Atlanta Office Liquidators Inc.......................(404) 505-9623 PAINT/WALLCOVERINGS American Painting & Renovations Inc..................... (770) 995-8787 Burke Painting, Inc................... (770) 582-0847 CertaPro Painters of Atlanta......(404) 548-7940 Certapro Painters of Duluth & Norcross.................(404) 434-6535 CertaPro Painters of Fayetteville........................ (770) 710-2743 CertaPro Painters of Roswell............................. (404) 913-3972 Harrison Contracting Company, Inc........................(770) 314-4565 Horizon Painting and Renovations Inc..................... (404) 447-0385 Kilcor Construction...................(404) 772-9956 Oakcliff Painting........................(404) 867-3707 Spectrum Painting Inc...............(770) 497-0101

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ALLIED MEMBER SERVICE DIRECTORY PAINTING Ecosweep................................ (404) 904-1003 PAPER PRODUCTS Essity...................................... (678) 938-9119 Georgia Pacific Corporation....... (770) 815-9552 Kimberly-Clark Corporation...... (770) 289-3860 Pollock Paper Distributors.........(770) 803-7862 Sikes Paper Company.............. (770) 405-6900 PARKING Ace Parking............................. (404) 254-3661 ITR Of Georgia, Inc.................. (770) 496-0366 LAZ Parking............................. (404) 787-2076 Legacy Parking Company......... (404) 317-0638 SP+ Parking............................. (404) 867-6163 PARKING DECKS Coast & Valley LLC.................... (770) 417-1382 Ecosweep................................ (404) 904-1003 Graydaze Contracting Inc.......... (770) 752-7010 Kaney & Lane, LLC...................(404) 892-8246 SP+ Parking............................. (404) 867-6163 Spectrum Painting Inc...............(770) 497-0101 Wildcat Striping & Sealing......... (678) 937-9525 PAVING PRODUCTS 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 PKS Paving & Concrete Construction........... (404) 401-8551 Rose Paving Company..............(678) 303-2500 The Surface Masters Inc...........(770) 250-6392 Wildcat Striping & Sealing......... (678) 937-9525

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

PEST CONTROL Ehrlich a Rentokil Steritech Company................(678) 328-4094 Northwest Exterminating Co., Inc.................................(770) 713-5064 Orkin Inc..................................(404) 888-2000 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) 486-2525 Gainesville Mechanical Inc........(770) 532-9130 Hill Mechanical Of Georgia LLC.......................... (770) 792-1200 Legacy Mechanical Services Inc........................... (770) 432-1171 Rooter Plus!............................. (706) 715-1856 Royal Flush Plumbing Inc.......... (770) 385-5911 Southeast Pump & Equipment Inc........... (678) 990-1388 ext 107 PORTABLE/RENTAL COOLING & HEATING Mobile Air................................ (470) 544-7091 PRESSURE WASHING Coast & Valley LLC.................... (770) 417-1382 Ecosweep................................ (404) 904-1003 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 RECONSTRUCTION Meridian Restoration Inc...........(770) 633-4708

• Interior & Exterior Painting • 24/7/365 Flexible Hours • Exemplary Safety Program Serving Atlanta Since 1980

2950 Cole Court, Norcross, GA 30071

www.burkepainting.com

28 INSIGHT | ISSUE 4, 2018 | www.BOMAGeorgia.org

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RESTORATION Knight Restoration Services..... (877) 965-8200 Meridian Restoration Inc...........(770) 633-4708 Paul Davis of North Atlanta........(770) 985-1727 Southeast Restoration & Fireproofing...........................(404) 297-8388 ROOFING Apollo Roofing Company, Inc......(770) 751-6191 Centimark................................(770) 688-2454 Core Roofing Systems..............(404) 820-4316 Empire Roofing Company Inc.........................(770) 948-7663 ENCORE ROOFING, INC............(770) 945-0100 Henry......................................(404) 429-3506 IRG VENTURES LLC d/b/a Innovating Roofing Group........(404) 351-8797 Roof Management Inc............... (770) 798-9102 Roof Partners LLC................... (770) 680-2900 Roofing Atlanta, Inc.................. (770) 248-5787 Simon Roofing.......................... (470) 421-2655 Specialty Roofing & Coatings, Inc......................... (678) 714-2300 Tecta America.......................... (770) 616-5155 Tower Roofing..........................(770) 592-9889 Whitco Roofing Inc...................(770) 644-0521 SEALCOATING Brite Line Asphalt Maintenance Inc....................(770) 516-0604 C&K Paving Contractors, Inc......(770) 791-0107 Graydaze Contracting Inc.......... (770) 752-7010 The Surface Masters Inc...........(770) 250-6392 SECURITY Advanced Protective Services.................................(678) 631-1038 Allied Universal Security Services................................ (404) 898-1695 Alscan Inc................................(800) 951-0003 Armor Lock & Security Co. Inc......................(770) 493-1915 AT Security Inc......................... (678) 672-5010 BOS Security, Inc.....................(404) 793-6965 Convergint Technologies........... (678) 205-2126 Critical Systems LLC..................(770) 612-9172 DataWatch Systems................. (256) 307-5718 EKG Security, Inc......................(770) 531-3326 Fire Systems, Inc......................(770) 333-7979 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 Marksman Security Corporation...........................(678) 385-6700 Millhouse Security Services LLC......................... (470) 268-7502 Miner Southeast.......................(678) 730-4700 Mitec.......................................(770) 813-5959 SecurAmerica LLC....................(404) 926-4258 Securitas Security Services USA, Inc.................. (404) 633-1140

2016-11-07 8:22 AM

ALLIED MEMBER SERVICE DIRECTORY Southeastern Security Professionals.........................(770) 540-0175 TENTECH, LLC..........................(770) 410-1897 Walden Security........................(404) 937-1743 SIGNAGE Signarama Buford and Duluth.................... (770) 831-9660 x 13 SOFTWARE Electronic Tenant Solutions.......(202) 342-7090 TAX CONSULTANTS Fellers, Schewe, Scott & Roberts, Inc..............(770) 621-9548 Graham Group..........................(404) 634-4652 TEMPORARY STORAGE MOBILE OFFICES Pac Van, Inc............................. (678) 301-9739 TILE & GROUT RESTORATION SPECIALTY FLOOR COATINGS Specialty Floor Solutions, LLC.......................(404) 858-4005 TREE CARE Arborguard Tree Specialists......(404) 299-5555 BrightView Landscape Services................................(770) 662-8775 Sesmas Tree Service LLC.........(678) 896-8352 TROPICAL PLANTS Foliage Design Systems............(770) 451-0885 Plant Peddler, Inc.....................(770) 432-2649

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

WASTE REMOVAL American Disposal Services......(678) 736-0140 Republic Services Inc...............(404) 693-9279 Rubbermaid Commercial Products...............................(470) 356-5088 Waste Pro/Atlanta.....................(770) 777-1447 WATER DAMAGE/STRUCTURE DRYING American Property Restoration Inc......................(770) 733-3584 BELFOR Property Restoration........................... (770) 908-9298 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/ RGI Commercial.....................(404) 214-1470 SERVPRO Of Decatur...............(404) 378-9998 WATER TREATMENT Blackmore Enterprises Inc........ (404) 474-4352 EMCOR Services Aircond..........(800) 768-4258 International Chemtex Corporation...........................(404) 304-3043 Nalco....................................... (470) 585-1369 Superior Water Services Inc...... (770) 514-3227

INDIVIDUALS

WINDOW CLEANING City Wide Building Services....... (214) 358-4547 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

COMPANIES

Associate

Annette Mengert

Orlando Ojeda

Blackmon Mooring & BMS CAT Brand Properties Capital City Mechanical Services Capital Restoration Duke Realty Engineered Restorations Full Circle Restoration Gibbs Landscape LAZ Parking Physicians Realty Trust The RMR Group Roof Partners SERVPRO of Decatur

Master

Bachelor

Christine Bailey, RPA Diane Dean Florence Barbour RPA, CPM Judi Sponsel Leigh Ann Gantt, RPA, FMA, SMA Mike Valenzuela Miller Getz Bachelor

Gabriel Eckert, FASAE, CAE Post-Doctorate www.BOMAGeorgiaFoundation.org/giving

WATERPROOFING Apollo Roofing Company, Inc......(770) 751-6191 Burke Painting, Inc................... (770) 582-0847 Engineered Restorations Inc..... (770) 682-0650 Everclear Enterprises Inc...........(404) 876-9408 Metro Waterproofing Inc........... (404) 292-8013 Southeast Restoration & Fireproofing...........................(404) 297-8388 Southern Preservation Systems................................(770) 982-9970 The Morley Companies............. (770) 569-1100 Waterproofing Contractors Inc......................(770) 449-5552 Western Specialty Contractors........................... (678) 553-0170

Gray Contracting Mayberry Electric

C.A. "Bo" Reddic, IV Patrick Freeman, BOMA Fellow RPA, SMA, CPM®, CCIM, LEED AP

Shorenstein Doctorate BOMA International

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INSIGHT | ISSUE 4, 2018 | www.BOMAGeorgia.org | 29 8/28/18 11:56 PM

ADVERTISERS ON THE WEB ARCHITECTS/DESIGNERS WJE - Wiss, Janney, Elstner Associates �� 27 www.wje.com

OFFICE FURNITURE Atlanta Office Liquidators �� 21 www.atlantaofficeliquidators.com

ROOFING SERVICES & PRODUCTS Assured Quality Roofing �� 21 www.assuredqualityroofing.com

DEMOLITION The Morley Companies ��11 www.morleycompany.com

PAINT & WALL COVERINGS Southeastern Commercial Painting Company ��19 www.secpaint.com

Empire Roofing Company Inc. ��3 www.empireroofing.com

ELECTRICAL/CONTRACTORS/ ENGINEERS/CONSULTANTS Mayberry Electric, Inc. ��24 www.mayberryelectric.com ENGINEERING NOVA Engineering & Environmental ��30 www.usanova.com Tendon Systems, LLC ��10 www.tendonllc.com ENVIRONMENTAL PRODUCTS & SERVICES The Morley Companies ��11 www.morleycompany.com NOVA Engineering & Environmental ��30 www.usanova.com FIRE/WATER/MOLD RESTORATION ARK Restoration ��22 www.arkdisasterrestoration.com

PARKING DECK MAINTENANCE Innovative Engineering Inc. �� 18 www.ieiusa.com

SEALCOATING Wildcat Striping & Sealing ��26 www.wildcatstriping.com

PAVING PRODUCTS & SERVICES Georgia Paving, Inc. ��10 www.georgiapaving.com

SECURITY SERVICES & PRODUCTS BOS Security, Inc. ��4 www.bossecurity.com

PKS Paving �� Inside Front Cover www.pksasphaltpavingatlanta.com Wildcat Striping & Sealing ��26 www.wildcatstriping.com PEST CONTROL Xceptional Wildlife ��10 www.xceptionalwildlife.com

The Morley Companies ��11 www.morleycompany.com HVAC CONTRACTORS & SERVICES Reliance Heating and Air Conditioning ��10 www.reliance-hvac.com

PRESSURE WASHING Top of the Line High Rise Service ��25 www.highriseservice.com

Trane ��22 www.Trane.com

RELOCATION SERVICES Atlanta Office Liquidators �� 21 www.atlantaofficeliquidators.com

Georgia Facility Services ��24 www.GeorgiaFacilityServices.com

Specialty Roofing & Coatings, Inc. ��23 www.src-roofing.com

The Morley Companies ��11 www.morleycompany.com

PLUMBING SERVICES Art Plumbing Company ��23 www.artplumbing.com

JANITORIAL SERVICES & PRODUCTS Environmental Service Partners LLC ��30 www.environmentalservicepartners.com

Sentry Roof Services ��4 www.sentryroof.com

RESTORATION/DISASTER PRODUCTS & SERVICES Engineered Restorations Inc ��20 www.er-inc.net

LANDSCAPE CONTRACTORS/EXTERIOR Baytree Landscape Contractors of Atlanta, Inc. �� 27 www.baytreelandscape.com

TAX CONSULTANTS Fair Assessments, LLC �� 7 www.fair-assessments.com TREE SERVICES Sesmas Tree Service & Turf Care ��11 www.atltrees.com WATERPROOFING Burke Painting, Inc. ��28 www.burkepainting.com The Morley Companies ��11 www.morleycompany.com Southeast Restoration & Fireproofing Co., Inc. ��Outside Back Cover www.serest.com Top of the Line High Rise Service ��25 www.highriseservice.com Western Specialty Contractors �� 7 www.westernspecialtycontractors.com WINDOWS/CLEANING EQUIPMENT/ SUPPLIES South Beach Glass, Inc. ��Inside Back Cover www.southbeachglassinc.com Top of the Line High Rise Service ��25 www.highriseservice.com

Environmental Service Partners

ESP…We see “Cleanly”

COMMERCIAL SERVICES: • Commercial Night/Day Cleaning for Office, Medical, Schools and Other • Day Porter / Minor Maintenance OTHER COMMERCIAL SERVICES: • Painting • Pressure Washing • Hard Surface Scrubbing/Waxing • Window Cleaning • Commercial Construction Cleanup

ATLANTA’S CHOICE FOR COMMERCIAL JANITORIAL CLEANING 2531 Briarcliff Road, Suite 204, Atlanta, GA 30329 | Ph: 404.500.2488 | environmentalservicepartners.com

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South Beach Glass Inc. South Beach Glass wishes you and your Families, a Blessed and Merry Christmas and Hanukkah! • Window Cleaning • Glass Replacement • Glass Restoration • Building Restoration • Waterproofing & Caulking • High-rise Painting & Caulk • Pressure Washing

• Window Film • Anchor Certification & Install • Safety & Debris Netting • Interior Sign Graphics • Precast Sealing • Construction Clean-up

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

Wishing you and your families, a Merry Christmas and Hanukkah. And may God Bless!

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

South Beach Glass Inc. Mike and Deb Ferguson office: 404.851.0111 cell: 404-281-5500 fax: 404.252.9997 PO Box: 467909 Atlanta, GA 31146 INSIGHT | ISSUE 4, 2018 | www.BOMAGeorgia.org | 31

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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