2023 CRE Insight Journal 3 by Editor

2023 ISSUE 3

Building Strong Corporate Culture Page 6

Living Walls in Commercial Real Estate Page 14

Sustainable Options for Industrial Real Estate Page 20

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CRE Insight Journal • Issue 3, 2023

Contents Issue 3, 2023

Building Strong Corporate Culture By: Laurie Harper

10 Essential Measures to Protect Against Cyber Attacks 14 Living Walls in Commercial Real Estate: Benefits and Implementation

By: Neschune Henry, RPA, LEED AP

18 The First Non-Profit to Achieve ENERGY STAR Tenant Space Certification

20 Sustainable Options in Industrial Real Estate By: Emily White

24 Amenitizing Your Building By: Jamal Davis

28 Working with Foreign Owners and Investors By: Jacob Wilder, CAE

with John Oliver, BOMA Fellow

30 Roofing Technologies in Commercial Real Estate 34 Product and Service Directory 39 Advertisers on the Web Cover Image | Laurie Harper, Vice President of Operations, Cousins Properties

CRE Insight Journal is published for: CRE Insight Journal 5901 Peachtree Dunwoody Rd, NE Suite C-300 Atlanta, GA 30328 (404) 475-9980 www.creinsightjournal.com The Wyman Company Advertising Representatives: Michael Gosnell mgosnell@thewymancompany.com Justin Olson jolson@thewymancompany.com Katie White kwhite@thewymancompany.com Maryalice Young myoung@thewymancompany.com Editor-in-Chief: Gabriel Eckert, FASAE, CAE Executive Editor: Jacob Wilder, CAE Managing Editor: Owen Kavanagh Contact us at: info@creinsightjournal.com INDUSTRY INSIGHT COMMITTEE Chair Stephanie S. Scurlock Vice-Chair Neschune Henry Scott Baker Karla Baldini Crystal Baptiste Laure D. Biel Brittany Bobbitt Chris H. Brown Morgan Cohen Bryana Dickerson Laura Faenza Melody R. Frcek Ryan R. Gardiner Jennifer Genant Mike Ghinga Carolyn Gould Billy Gray Candace Hight Elizabeth Helvin Brandon Hilton Kinsey R. Hinkson Joelle D. Johnson Renee D. Johnston Marie Kastens Shell Marie Kirk Mark J. Lo Castro Ere Luna Cliff McAllister Katie McCombs Allison McLain Hal Moore Lori Mullee Joseph W. Murphy Katrina Scott Connor Spruell Sydney Stone © CRE Insight Journal 2023

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WORKPLACE DEVELOPEMENT

Building Strong Corporate Culture By: Laurie Harper | Cousins Properties Corporate culture defines your organization. Creating a strong corporate culture at your company isn’t just a one-off initiative that your Human Resources department takes on. Your company culture needs to be deeply linked to your company’s operation and greater purpose. Your culture defines the “how” and “why” of your work. It’s the fabric that binds the collective values, behaviors, and attitudes of your employees. A well-defined and articulated culture can make the difference between a company that thrives and one that merely survives. In my career, I’ve been called “Culture Queen” – not bad for a nickname. I could certainly think of a lot worse, and if my professional legacy falls under the title of “Culture Queen,” then I count that as a success. Building a strong and positive corporate culture is integral to the foundation of a company’s success. So how does a person or organization create a strong corporate culture?

Crafting an Inclusive and Empowering Culture Designing your culture requires careful attention to what you are trying to achieve. A strong culture encourages individual growth both personally and professionally and promotes a sense of safety for employees to make mistakes and learn from them.

CRE Insight Journal • Issue 3, 2023

A good corporate culture can exemplify selfless service to customers, a thirst for innovation, accountability to stakeholders, and determination to drive forward. Most importantly, it ensures enjoyment throughout your team’s journey at your company and ensures you focus on celebrating victories, big and small. Personally, I focused on a culture that was inclusive, creative, challenging, and fun. But I did not do this in a silo. I met with my team, individually and in groups, to learn what was important to them, what motivated them, what brought them joy and a sense of accomplishment. That was the roadmap to designing a culture that was unique and personal to my team. Since you are dealing with diverse individuals that have their own unique perspective, you will not have a consensus. As a leader you have to trust in your vision and be willing to stand by your convictions on the path forward, even if that means making the tough decision to remove managers that will not support you on the journey. Once you have defined your culture, your guiding principles, you will need to meet with your leaders and get everyone on the same page about what your culture means for the company and for the individual. Make sure every leader knows that they are responsible for driving your company culture forward.

Communicating Your Corporate Culture Once you have defined your culture, you need to communicate to your team, consistently and repetitively. Explain the “why?” So often, the culture is defined and simply becomes a list of values that hang on your breakroom wall. Maybe you see them listed on your company web site, but if you do not link those values to active behaviors, you fail. From top-down, you need to live it, breathe it, and talk about it. This way, the culture permeates every aspect of your organization, from meetings and project work to customer service and after-work activities. I believe the best way to communicate your culture—what you are striving for—is through story telling. Share the stories of the employees who exemplify your culture. Share why and how they made a difference. Celebrate them. Share this story with your customers, other employees, and new recruits.

I challenge anyone reading this article to ask one of my teammates what our values are, and I guarantee they can recite them, and more importantly share what these values mean to them. While we have the cool neon SPADE sign in all of our offices, it is not the sign that ensures everyone knows our values, it is the stories associated with those values. Every quarter we have an All-Team Meeting and I mean “All Team.” The meeting topics change, the venue changes, but the most important part of those meetings are our SPADE presentations. We ask our team to nominate their peers that demonstrated one of our core values. Reading those stories is an incredible experience. More than one tear has been shed I can promise you. Through a difficult selection process, we select a winner for each category and share their story at the All-Team Meeting. The winner receives a spade (literally a shovel) that they sign and hold on to until the next All Team Meeting.

The story, and the enthusiasm in which you share it, will catch on. Soon everyone on your team will be sharing the stories, and your culture. Your values will then become defined behaviors that occur daily.

In addition, at the end of the year we have an Annual Celebration in which we select the individual who most defines the value throughout the year (an employee has to win during the year to be considered for the annual award).

Our team’s values are defined by the acronym SPADE – Selfless, Passionate, Accountable, Determined, Enjoyment.

The event is epic. Employees and their significant others are invited and together we celebrate them, their success, and our team. www.creinsightjournal.com

Here’s an example of the write up for our 2022 Accountable winner Daniel Ruiz-Cruz. “Our customers, no matter how challenging, are who we serve in commercial real estate. We also ensure assets are taken care of on behalf of Cousins as well as the community we work in. Being accountable to all can be difficult and being consistent can also be a challenge. This individual has consistently covered all ranges of responsibility from thorough completion of work orders with prompt communication, to volunteering in the community we serve. In building emergencies, usually flooding of some sort, he is usually the first to respond and act until the team arrives. He can be a quick gopher for projects or take the lead on a project and delegate to his peers what needs to be done. He does not shy from confrontational customers or circumstances and yet keeps his professionalism at a high level, exemplifying who we are and who we strive to be at Cousins. He is an upcoming star that has proven that if he says he is going to do it, he will.” Stories can bring your culture to life. By sharing narratives about employees who embody your culture, who are making a difference and how they’re doing so, you’re giving tangible examples of what living your culture looks like. And when these stories are shared with enthusiasm and authenticity, they become infectious, inspiring more employees to embody the values your culture stands for.

The Role of Leadership in Culture Building As leaders, you have the opportunity to define the culture in which you work. Why would you not spend the time and energy to ensure your culture is felt by every employee, every day? You could just hang those values on the wall, but I guarantee you won’t like the results.

My leaders know their teams, how to motivate them and they share their accomplishments with senior leadership. They take the time to truly know their employees and make the easy decisions to support them through good times and bad. Knowing when someone needs a happy hour, or a few days away to be with family, or a hug. They care, they are authentic, and although they are the “boss” they make themselves vulnerable, are open about their challenges, share the lessons learned, they build trust and with trust, their teams will follow them to hell and back (or through the fire, flood, or any other emergency).

The Enduring Benefits of a Strong Foundation A well-crafted and maintained corporate culture is a strategic advantage that can drive business performance, improve employee engagement, foster innovation, increase retention rates, attract top talent, and project a positive company image. Our culture defines the “how” and the “why” of our work, and that culture is defined each and every day. Developing a strong and empowering corporate culture can help you retain your best employees through the difficult times we all face. Commercial real estate is an industry with unique challenges and opportunities, and having leaders invested in empowering and growing your corporate culture will enable your company to thrive. Don’t just hang words on a wall, live them, breathe them, exemplify them daily.

About the Author

Define your culture, focus on your culture, and share the stories, and you will have enduring success. Leaders are not only responsible for defining the culture, but also for embodying it in the workplace. Every decision a leader makes, every action they take, sets a precedent for the rest of the organization. Leaders need to ‘walk the talk’ and demonstrate their commitment to the culture in everything they do. I am extremely fortunate to have leaders that believe in our culture and guard that culture. They put an emphasis on how an individual will fit within our team, how will they add to our culture, more than they focus on the skills the person brings to the table.

CRE Insight Journal • Issue 3, 2023

In February 2019, Laurie Harper joined Cousins as Director of Operations for Atlanta and became Vice President of Operations in 2021. In this role, she is responsible for the property operations of Cousins’ 7 million square foot Atlanta portfolio. Prior to joining Cousins, Laurie was the Managing Director for Cushman & Wakefield’s Asset Services group, responsible for growing the firm’s portfolio of properties managed on behalf of owner clients from 2016 until 2019 and as Portfolio Manager from 2013 to 2016. Laurie currently serves as the 2023 BOMA Georgia president.

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CYBER SECURITY

Essential Measures to Protect Against Cyber Attacks Cybercriminals are more pervasive now than ever before. To safeguard our digital spheres, it is crucial for CRE professionals to grasp and implement effective cybersecurity measures. There are many methods to protect, and many avenues to monitor, and this article will help prepare you for the cyber threat we all face.

knowledge and Awareness Continuous learning is one of the strongest defenses against cyber threats. Stay informed about the newest tactics, attack vectors, and trends by regularly checking reliable sources, security blogs, and news outlets. Such resources provide insights into emerging threats and evolving best practices. By maintaining an updated knowledge base, you can better identify, anticipate, and mitigate potential vulnerabilities.

Protecting Your Accounts Robust and unique passwords are often the first line of defense against unauthorized intrusion. Ensure that you have strong and unique passwords for all your online accounts. Incorporating a mix of uppercase and lowercase letters, numbers, and special characters to help enhance your password’s strength.

CRE Insight Journal • Issue 3, 2023

Another option is to create a phrase or question for your password, such as HowManyTenantsAre@1300AveBlvd?, this tactic can allow for a very strong password with upper and lower case letters, special characters, and numbers. Password managers can help you keep track of these passwords and even suggest strong passwords and monitor your accounts for breaches. A few options include LastPass, Bitwarden, and Dashlane, to name a few. When making a password or setting security questions, do not use any information or names posted to social media. If you are targeted for an attack, public facing social media accounts are one of the first stops for a would-be cybercriminal. Social media platforms can inadvertently disclose personal information and provide cybercriminals with valuable data for social engineering attacks. Review and adjust your privacy settings to limit the visibility of your personal information. Exercise caution when accepting friend requests or engaging with unknown individuals. Avoid publicly sharing sensitive or personal details, as these can be leveraged for targeted attacks or identity theft. Two-factor authentication (2FA) is an added layer of security by necessitating secondary verification. This commonly involves receiving a one-time code on your mobile device or utilizing a 2FA application on your mobile device.

Enable 2FA wherever possible, especially for critical accounts such as email, banking, and social media platforms. The second verification layer provides a robust safeguard against unauthorized access, even if your account’s password is compromised.

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Old software can offer a potential entry point for cyber attackers, so keeping your software, including building automation systems (BAS) and connected internet of things (IoT) devices up to date can help decrease the risk of intrusion or exploitation. Trustworthy antivirus and anti-malware software are integral in combating known threats. These programs regularly scan and monitor your system, files, and downloads for malicious or unusual activity. Keeping your antivirus software up to date with the latest virus definitions allows it to effectively identify and block new threats.

Email Practices Phishing attacks continue to be a prevalent avenue of attack for cybercriminals to deceive individuals and access personal data. Exercise vigilance when opening emails from unfamiliar sources or clicking on suspicious links and attachments.

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Recognize signs of phishing, such as misspelled URLs, unsolicited requests for personal information, or urgent calls to action. If uncertain, validate the legitimacy of the email or website directly with the supposed sender.

Shayne Smith, President/CEO 404-569-9544 Shayne Smith, President/CEO 404-569-9544 | www.highriseservice.com Networks and Devices shayne@highriseservice.com With the increase in remote and hybrid options for work, home networks often serve as a gateway to multiple devices, making them an appealing target for cybercriminals.

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Enhance your home network security by altering the default router login credentials (a good habit in cyber hygiene), enabling encryption (WPA2 or WPA3), and regularly updating the router firmware. www.creinsightjournal.com

Don’t forget to deactivate remote management on your networks (unless required by your IT department) and consider implementing a network firewall to filter inbound and outbound network traffic. The pervasive use of mobile devices and the sensitive information they house makes them another attractive target for cybercriminals. Safeguard your mobile devices by enabling passcode or biometric authentication, regularly updating the operating system and applications, and only downloading apps from trusted sources like official app stores. Be wary of app permissions and only provide access for necessary functions. As you use your mobile devices and laptops, keep in mind that public Wi-Fi networks can pose significant security risks. When connecting to such networks, avoid accessing sensitive information or conducting financial transactions. Consider using a virtual private network (VPN) to encrypt your internet traffic.

a Culture of Security Creating a culture of security within organizations is essential to protect against cyber threats. Educate employees about cybersecurity best practices and train them to identify phishing attempts. Establish clear policies regarding data handling, access control, and incident reporting. By regularly communicating the importance of cybersecurity within the organization, you can cultivate a vigilant and security-conscious workforce. As you develop your culture of cybersecurity, conduct periodic security audits of your digital environment. These audits are key to identifying and addressing potential vulnerabilities, and these audits should happen regularly as a part of your wider cybersecurity plan.

This entails reviewing your devices, networks, and online accounts; revoking access privileges for unused or outdated accounts; removing unnecessary software or plugins; and monitoring your online presence for signs of compromise. For CRE professionals, regular security audits help to ensure the security of not just their personal data but also sensitive client and property information. Despite the implementation of preventive measures, it’s crucial to be prepared for a major breach. Develop an incident response plan that outlines the steps to be taken in the event of a security breach. This could include isolating affected systems, contacting relevant authorities or cybersecurity professionals, and communicating with tenants and staff on relevant information. Be sure to regularly test and update your plan to ensure its effectiveness and to adapt to evolving threats and business needs. The final tip is to ensure you have regular data backups. Regularly backing up your company’s data is a vital practice to minimize the impact of ransomware attacks, hardware failures, or unintentional data loss. Implement both local and cloudbased backups to ensure your backups are running. And, don’t forget to verify the integrity of your backups from time to time.

Safeguarding your property While cyber threats pose significant risks in our digitally interconnected world, individuals and organizations can substantially reduce these risks by adopting proactive measures. For commercial real estate professionals, building a comprehensive cybersecurity plan—encompassing education, strong password practices, data backup strategies, software updates, network protection, and robust incident response plans—is essential. Such a plan not only safeguards your professional and personal digital lives but also demonstrates to clients and stakeholders that you take their digital safety seriously. Remember, the key to robust cybersecurity lies not just in having the right technologies in place, but also in fostering a culture of cybersecurity awareness and vigilance.

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CRE Insight Journal • Issue 3, 2023

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SUSTAINABILITY

Living Walls in Commercial Real estate: Benefits and Implementation By: Neschune Henry, RPA, LEED AP | Lincoln Property Company Additionally, the natural process of transpiration, the movement What is a Living Wall? and evaporation of water in plants, releases water vapor into the air Often referred to as a green wall or vertical garden, living walls are a fusion of plant life and architectural design to provide not only an aesthetic relief but tangible benefits in terms of sustainability, wellness, and property valuation. While the concept might seem straightforward—a wall adorned with vegetation—the roots of these systems run much deeper.

around living walls. This allows living walls to act natural humidifiers, and this is especially beneficial in areas and seasons where dry conditions persist.

From tech-savvy adaptations employing IoT (Internet of Things) devices to the health advantages like Volatile Organic Compounds (VOC) reduction, living walls offer numerous benefits. Understanding living wall’s potential in shaping a greener, healthier urban landscape will help your property stand out and stay ahead.

I have had the opportunity to create and work on two living wall projects. One was an exterior living wall, and the second project was an internal living wall. The feedback and reception from our tenants and guests was overwhelmingly positive. Both living walls were created with different purposes and the impact of each project has been wide reaching for tenants. The tenants appreciated and saw the intentional work behind both projects.

Benefits to Tenants Living walls have a positive impact on the people who interact with them. There is something inherently calming about greenery, and research has consistently highlighted its role in reducing stress levels. As a result, tenants working or residing in spaces with living walls might experience enhanced overall well-being. In urban areas, noise pollution is a constant challenge. Plants can make interior spaces quieter through their sound absorbing properties, improving concentration and productivity for tenants.

CRE Insight Journal • Issue 3, 2023

Advantages for Owners

For property owners, living walls are more than just a green stamp of approval. While there’s undeniable capital investment involved in the initial phase, the long-term implications are cost-effective. Plant matter is an excellent insulator, and a living wall can reduce energy bills by cooling a space when hot and keeping warmth in when cold. Moreover, commercial spaces equipped with sustainable features like a living wall can serve as an effective marketing tool. It signals to potential tenants that the property is forward-thinking, environmentally responsible, and innovative, and it does not hurt to pass by the wall during property tours for potential tenants and visitors. Living walls are an eye-catching piece of art that is always unique and it can benefit the bottom line directly and indirectly.

Both projects were well received by the client/owner. Because of the vision and intended purpose of both projects, the clients were very receptive to the idea. Managers can help create the vision for their owners, but the project must have a purpose. Therefore, the goal of the manager is to understand the “why” or the purpose of the project before presenting it to their owners. The first living wall project was created because we had eight vacant floors that looked directly inside of a parking deck. To disguise the view into the parking deck, we recommended creating a living wall to function as an illusion where the vision would be that of rolling mountains. The plant material selection is pivotal in the process of creating a living wall. The first project intentionally installed plant materials that would change and flourish with each season. In the second project, the living wall was created as a focal point, which created a story for the space along with the other plant material inside the space. Since the space had tall ceilings, the vision was to create a wall that would pull your eyes up so you could feel the expansiveness of the space. Again, managers will need to create a story for the owners so they can see the vision and understand the purpose.

Sustainability and Efficiency Living walls are not merely aesthetic ornaments; they are functional sustainability tools. By facilitating photosynthesis on a large scale, they play a part in reducing the overall carbon footprint of a property. Plants, in their natural function, absorb carbon dioxide and release oxygen, actively purifying the surrounding air.

Temperature control is another benefit of living walls. Their presence ensures a more consistent indoor climate, reducing heating or cooling costs in the space. From a biodiversity perspective, these walls can house various plant species, turning urban commercial spaces into mini ecological havens. If a living wall is located outside, it can positively impact pollinators in the area, increasing biodiversity and plant health through the visits of pollinators like bees and butterflies.

How to Implement a Living Wall 1. Assessment Before installing a living wall, you must consider its location. You cannot just stick the wall anywhere it will fit and hope for the best. The wall’s exposure to natural light, its size, and even the conditions of your region play crucial roles when choosing the installation location. Understanding the structural integrity of the building is vital when assessing a living wall location. When fully installed with plants and water systems, living walls are heavy. The structure and area you select for the living wall must be able to physically support it. For my first living wall project, I recall the coordination required to work with all the vendors involved. You would think only the landscape vendor had a role, however, we had several vendors involved throughout the process, requiring a lot of coordination.

Who popularized living walls? Living walls, or green walls, were originally developed in the 1930s, but they did not become popular until 1986 when French botanist Patrick Blanc worked with architect Adrien Fainsilber and engineer Peter Rice to install what they called a Mur Vegetal (French for green wall) at Cité des Sciences et de l’Industrie in Paris, France.

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Planning was critical from the start, especially as we grappled with the fact that once the plant materials were installed, we had to deal with a barren and desolate appearance for a time, as the plant material required 3-5 years to grow and create the living wall. With the second project, we had to contend with delaying certain aspects of the amenity space build-out, as it would require the installation of temporary scaffolding inside the space to complete the installation. Also, with this project, the design team had a certain vision for where each moss should be placed, which required immense patience from the installers.

2. Design Designing a living wall requires careful consideration. What plants will you have? How will they be watered? What will they look like throughout the year? At the design stage, you will need to make decisions on every aspect of your living wall, like opting for a hydroponic or soil-based system. Plant selection is equally crucial. While the visual appeal is a factor, the chosen plants should also be appropriate for the local climate, the specific conditions of the location (e.g., sunlight exposure, humidity), and the maintenance level that can be provided. For instance, succulents might be preferred in drier climates or in spaces with limited watering opportunities, while ferns and other moisture-loving plants would be ideal for more humid environments or spaces with automated watering systems. The design process for each living wall was exciting, and we had to look towards the installation process from the start, as it required more time, effort, and creativity. In the first project, we had to contend with existing elements, i.e., existing planter beds, which limited the type of plant materials we could install. Additionally, we had to factor in the type of material that we used to build the trellis to ensure it could support the weight of the plant material long-term. With the second project, the living wall was created inside an existing space to create a focal point and to create a balance inside the space based on the furniture selection that consisted of wood, metal, leather, and concrete.

In this project, the original design was to have a painted “tree house” theme that would create the illusion of being outside. However, we had to pivot from this idea due to the cost, timeline, and execution process. Once the design team landed on the concept of bringing in natural elements, it was smooth sailing from then on.

3. Installation Once the assessment is complete and a design is in hand, the installation process begins. While smaller living walls may be a simple installation, larger living walls always require the expertise of service partners and careful planning around when and how the living wall will be installed. The installation is not just about planting; it encompasses setting up irrigation systems, ensuring proper drainage, integrating any technological components like IoT sensors, and guaranteeing the overall stability and safety of the structure. The first project required more planning and coordination with our tenants. From design to installation, it took approximately one year. Since the wall was being installed outside, creating a bridge between the parking deck and the building, we had to close off certain levels of the parking deck as a precaution, so the wall could be installed in phases. The second project required less coordination with our tenants since the living wall was completed as an independent project inside a vacant space. The installation of the actual moss took approximately two days.

4. Maintenance A living wall is, as its name suggests, a living entity. Its health depends on regular and attentive care. This includes consistent watering—either manually or via automated systems—and supplying the right nutrients. Additionally, periodic trimming might be necessary to maintain the desired appearance and prevent overgrowth. The first project required more maintenance since it was an exterior living wall and all the plant materials installed were new.

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CRE Insight Journal • Issue 3, 2023

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We had to ensure that we maintained a consistent watering schedule and that routine plant care was completed at least for the first year to ensure that the plants were being rooted and developing as planned. The second project required less maintenance for the living wall as special care was taken when selecting the plant material for this project. The design team selected moss as the main plant material. Moss walls do not require ongoing care in the way of irrigation, trimming, or feeding, which was well suited for the space. Monitoring the health of the plants is essential to detect potential issues early on. Signs of pest infestations, diseases, or malnutrition should be addressed promptly to ensure the longevity of the wall. Furthermore, technological components, if present, such as sensors or automated watering systems, will also require periodic checks and maintenance to function optimally.

IoT Sensors in Living Walls One of the greatest advancements for living walls is the integration of IoT technologies. IoT sensors embedded within living walls operate silently, continuously monitoring the health of the plants, the moisture content of the soil or growth medium, light levels, and any other metrics. These sensors can alert property managers to any changes, enabling preventative maintenance on the property’s large investment. In spaces where air quality may be a concern, these sensors can monitor levels of pollutants and particulate matter in the air. Over time, this data can offer key insights into potential pollutants and their impact on tenants, helping managers devise strategies for further improving the indoor environment. By providing real-time feedback, IoT sensors ensure that living walls not only flourish but also function optimally.

Reduction of VOCs Volatile Organic Compounds have become a major topic of concern in modern architectural and health discussions. VOCs are emitted as a gas from numerous materials found in our daily lives, including glue, pesticides, building materials, paints, disinfectants, and upholstery, among others. VOCs can be detrimental to health, leading to ailments ranging from mild headaches to more serious respiratory conditions.

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Plants can absorb a variety of VOCs through their leaves and flowers, neutralizing them in their roots. Plants like the spider plant, peace lily, and Boston fern are known for their VOC-reducing capabilities in lab settings. When incorporated into living walls, these plants can serve as natural air purifiers, taking in harmful VOCs and releasing clean, oxygenrich air. But it is not just the plants themselves that combat VOCs. The microorganisms present in the soil or growth medium of the living walls also play an instrumental role. They break down organic compounds, turning potential indoor pollutants into harmless substances.

Living Walls and You For property developers, business owners, and tenants, embracing living walls is not just about staying ahead of the curve but recognizing and acting upon a global need. A need to be more in tune with nature, to build more sustainably, and to prioritize health and well-being in our everyday spaces. As we move forward, one can only hope that such sustainable initiatives become the norm rather than the exception. Living walls stand as a testament to what is possible when we reimagine our spaces with a touch of green, and their impact can be far reaching. From reducing VOCs and stress in offices to enhancing a property’s sustainability programs and overall appearance, living walls are an architectural marvel that can be an excellent addition to your property.

Neschune Henry, RPA, LEED AP has over 25 years of comprehensive experience in the real estate industry. Neschune is the Senior Portfolio Manager for 55 Allen Plaza, 315 West Ponce De Leon and Echo Street West, a Mixed-Use development in Downtown Atlanta, for a combined 872,000+ square feet. Neschune is a member of the Building Owners and Managers Association (BOMA). She has earned the RPA designation and the DNA of ESG Certificate from BOMI. She has also earned the CRE Leadership Masters Certificate from BOMA Georgia. Additionally, Neschune is a LEED AP and was instrumental in obtaining a LEED Gold Certification, BOMA 360 Performance Program Certification, and Well Health Safety Certification for the Midtown Plaza buildings, 55 Allen Plaza, and 315 West Ponce. Most recently, Neschune helped earn LEED Platinum Certification for 55 Allen Plaza.

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SUSTAINABILITY

The First Non-Profit to Achieve ENERGY STAR Tenant Space certification The Building Owners and Managers Association of Georgia (BOMA Georgia) has become the first nonprofit association in the United States to be awarded ENERGY STAR® Tenant Space™ certification by the U.S. Environmental Protection Agency (EPA).

What is ENERGY STAR Tenant Space?

To achieve this recognition, BOMA Georgia met EPA’s office energy design criteria; implemented measures to effectively track and reduce energy consumption; and adopted an environmentally sustainable office equipment and materials procurement policy.

EPA began development of the ENERGY STAR Tenant Space program in 2018, and it was officially launched in 2020. It was created as a new way to assess and recognize environmentally friendly and energy efficient tenant spaces in office buildings by providing energy-efficiency criteria to help organizations overcome barriers to improving the energy performance of leased space.

“BOMA Georgia has been an environmental sustainability leader for decades, and we are honored to have our leadership recognized by EPA as the first nonprofit association to achieve ENERGY STAR Tenant Space certification,” said Gabriel Eckert, FASAE, CAE, of BOMA Georgia. “We will leverage this recognition to create new opportunities for BOMA Georgia members and other real estate professionals to learn more about the ENERGY STAR Tenant Space program and provide resources for building owners and managers to collaborate with tenants to reduce energy consumption and strengthen our environment.” The BOMA Georgia office is in Sandy Springs, Georgia, in Palisades, a mixed-use, LEED Gold, ENERGY STAR certified development managed by Atlanta Property Group.

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ENERGY STAR Tenant Space criteria addresses efficient lighting and plug loads, which are typically the main tenant-controlled drivers of energy use. Office spaces that achieve ENERGY STAR Tenant Space recognition are verified to have lighting systems that are about 25 percent more efficient than lighting found in typical office spaces. Tenant Space criteria also requires tenants to separately meter their space and share energy data with their landlords upon request, which is the foundation for benchmarking and understanding both tenant and whole-building energy performance. To earn ENERGY STAR Tenant Space certification, BOMA Georgia collaborated with Mayberry Electric and Baker Engineering. Mayberry Electric installed a new electrical panel and submeters to track energy use in BOMA Georgia’s leased office space and Baker Engineering calculated lighting and equipment loads and verified all information submitted in the ENERGY STAR Tenant Space application.

“The ENERGY STAR Tenant Space program is a great way for tenants to get involved with their building’s environmental sustainability programs,” said Scott Baker, PE, president of Baker Engineering.

ENERGY STAR Tenant Space is the next step in environmental sustainability for commercial real estate, as it directly engages tenants in support of the sustainability efforts of the property at which they reside.

“Efficient technologies and sustainability initiatives are always evolving, and tenants are now able to take a direct role in these programs while continuing to save energy, reduce emissions, and decrease building operating costs.”

Want to learn more about ENERGY STAR Tenant Space recognition and what the ENERGY STAR program can do for you? Join CRE Insight Journal this October for the third annual ENERGY STAR Month for tips and tricks on enhancing efficiency at your properties.

How can Tenants Apply for Recognition? The ENERGY STAR Tenant Space program is coordinated through ENERGY STAR Portfolio Manager. Tenants create a portfolio manager account and then create an entry for their office. Then, tenants enter information on the building they reside in, including the year it was built, an estimate of the building’s occupancy, and other information. Next, information on the tenant’s space is entered. This includes total size in square feet, lighting, equipment, submeters, and more. Collectively, this information is used to calculate metrics including estimated source energy; estimated site energy; target tenant space lighting energy use intensity (LEUI); and estimated tenant space LEUI. Once the calculations are complete, ENERGY STAR Portfolio Manager then indicates if the tenant space is eligible for ENERGY STAR Tenant Space recognition. “The metrics and data produced through the ENERGY STAR Tenant Space program provides tenants with the tools to make informed decisions on how to best manage and reduce energy consumption within their office space,” said Lisa Hollingshed, president of Mayberry Electric. “This is an incredibly important aspect of the Tenant Space program.” If a space qualifies for recognition, data entered in portfolio manager is automatically populated into an ENERGY STAR Tenant Space application that is ready for submission. The tenant must also adopt and implement an energy efficient equipment procurement policy and a licensed professional engineer must verify and sign off on all information submitted to EPA.

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INDUSTRIAL

Sustainable Options for Industrial Real Estate By: Emily White | JLL

Technologies like energy management systems, solar panels, Light Emitting Diode (LED) lighting, and variable frequency drives (VFDs) are not just facilitating more efficient operations—they are redefining them. These technologies can drastically enhance efficiency in industrial spaces, meeting the demands of the present while being conscientiously geared towards the future.

LED Lighting LEDs are semiconductor devices that emit light when current flows through them. Unlike traditional incandescent or fluorescent bulbs, which rely on a filament or gas, LEDs produce light through the movement of electrons in a semiconductor material. This method of light production is efficient and versatile. There are numerous benefits to using LED lighting in industrial real estate. First, LEDs use significantly less electricity than traditional lighting methods. LEDs convert over 80-percent of the electrical energy to light, as opposed to incandescent bulbs, which convert only about 20-percent, wasting the rest as heat. Additionally, an average LED bulb lasts up to twenty-five times longer than incandescent lighting and about two to five times longer than fluorescent lighting. We are still seeing most institutional owners include parking lot LED retrofits upon acquisition (or within 12 months of purchase) even if the rebates are reduced to satisfy ESG (Environmental, Social and Governance) requirements by lenders.

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Wall packs and other common area lighting are typically retrofitted first, however, since the cost impact is lower than an entire parking lot. Unlike some fluorescent lights that may need time to “warm up,” LEDs light up instantly to their full brightness. Many LED systems can also be easily dimmed, providing versatile lighting options. Combined with smart systems, they can be programmed to adjust based on natural light availability or specific operational requirements. The price of LED lighting has continued to drop over the years. Coupled with their efficiency, long lifespans, and excellent color quality, LEDs are an easy and lower-cost efficiency upgrade for industrial real estate.

Occupancy Sensors Occupancy sensors, also known as motion detectors or presence sensors, are designed to detect the presence of people within a specific area. They primarily use infrared, ultrasonic, or a combination of technologies to discern movement or body heat. Depending on their configuration, they can activate or deactivate lights, Heating, Ventilation, and Air Conditioning (HVAC) systems, security systems, or other connected devices based on the detected occupancy. The most common use for occupancy sensors is in lighting control. Placing occupancy sensors on lights in infrequently used areas, such as storage rooms or certain aisles in warehouses, can conserve energy by only activating the lights when the area is in occupied.

Occupancy sensors are used not only in offices but above racking areas asd well. As forklifts and/or robots cruise through the racks of product, sensors dictate when lights should be activated. These sensors can be set with specific timing to where they are rapidly changing or linger a little longer depending on the type of distribution.

They are Wi-Fi-enabled, can be controlled remotely via smartphones or computers, and use algorithms to learn user preferences over time. This adaptive technology allows for the optimization of heating and cooling processes based on real-time data and historical patterns.

In massive industrial complexes, heating or cooling unused spaces can be wasteful. Occupancy sensors can be integrated with HVAC systems to regulate temperatures based on the actual usage of an area, saving energy and money as your property becomes more efficient.

Instead of having a fixed schedule, smart thermostats can adjust in real-time. For example, if a section of a factory is not being used, the thermostat can reduce heating or cooling in that area. Smart thermostats can also be integrated within other building management systems or IoT devices, enabling more holistic and data driven facility management.

As the world moves towards smarter, more sustainable industrial practices, the role of occupancy sensors is set to expand. Future innovations might see these sensors integrating with artificial intelligence (AI) technologies to better optimize HVAC or lighting in a space or combining more seamlessly with Internet of Things (IoT) systems for even more efficient operations and data collection.

Pairing a smart thermostat with an automated energy management system can yield dramatic savings for owners and enable more control than ever before for managers.

Smart Buildings and IoT Devices IoT devices are a vast network of interconnected devices that communicate and share data with each other over the internet. These devices, embedded with sensors, software, and other technologies, can range from simple temperature sensors to complex robotic machinery. The essence of IoT is not just connectivity but the actionable insights derived from the data they collect. IoT-enabled energy meters and sensors can provide in-depth insights into energy consumption patterns, helping facilities optimize usage, switch off unnecessary equipment, and leverage sustainable energy sources more efficiently. Continuous monitoring and data-driven insights can allow industrial tenants to optimize their processes, reducing waste and maximizing output. In warehouses, IoT tags and sensors can track goods in real-time, providing insights into inventory levels, optimizing storage space, and improving supply chain efficiency. IoT devices can also monitor environmental conditions, detect hazardous leaks or spills, and track unauthorized access, triggering immediate alerts or countermeasures. Emerging technologies, such as 5G connectivity, and advanced AI analytics, are set to further amplify the capabilities of IoT in industrial real estate. This evolving synergy promises even more automated, efficient, and intelligent industrial operations.

Smart Thermostats In large industrial spaces, where HVAC costs can constitute a significant portion of operational expenses, the advent of smart thermostats offers both operational and environmental benefits that are hard to ignore. Smart thermostats, as the name suggests, go beyond traditional temperature-setting devices.

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Solar Power Solar power, once a niche energy alternative, has shown rapid improvement in efficiency and cost effectiveness in recent years, and industrial real estate may emerge as a significant beneficiary of this sustainable technology. Solar panels, or photovoltaic (PV) cells, convert sunlight into electricity. When photons from sunlight strike these cells, they release electrons from atoms, generating a flow of electricity. This direct current (DC) is then converted into alternating current (AC) by inverters, making it usable for industrial tenants. With solar installations, industrial properties can produce a significant portion of their daily energy needs, leading to reduced utility bills. Over time, the initial investment in solar panels pays for itself through these savings. Solar installations also reduce a facility’s reliance on the grid, which can be particularly advantageous during peak hours when energy prices spike, or during outages. Currently, solar technology is seeing widespread use in places like California, Arizona, Nevada, and Texas. There are federal and state tax abatements issued for particular installation of solar panels on industrial assets. You can qualify for more relief depending on the age of the building. Industrial facilities often have large expanses of unused rooftop space, making them prime candidates for large-scale solar installations.

Green Roofs Green roofs, also known as living roofs or eco-roofs, represent an innovative blend of architecture and ecology. Particularly in the context of industrial real estate, these roofs are not just about aesthetic appeal but have deep-rooted functional and environmental advantages. A green roof is a layered structure, usually installed on the flat or slightly sloped surfaces of buildings. It primarily consists of a waterproofing membrane, root barrier, drainage system, growing medium (soil), and vegetation. Depending on the depth of the substrate and the type of plants grown, green roofs can be categorized into ‘extensive’ (shallow, lightweight with groundcovers) and ‘intensive’ (deeper, can support larger plants and even trees). One of the standout benefits of green roofs is their insulating properties. They can significantly reduce the amount of heat entering a building during summer and retain warmth during winter, leading to energy savings in HVAC systems. Plants naturally filter pollutants and carbon dioxide from the air, releasing oxygen. A sizable green roof on an industrial facility can contribute to improving the local air quality. Additionally, the substrate and plants in green roofs can function as sound insulators, absorbing and deflecting noise, which can be especially useful in noisy industrial environments. While the advantages are numerous, green roofs do come with challenges. The initial installation cost is higher than traditional roofing, and proper structural analysis is necessary to ensure the building can manage the additional weight.

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Maintenance, though generally low, is essential to keep the vegetation healthy and the roof functional.

Energy Management Systems At its core, an Energy Management System (EMS) is a computeraided tool used for monitoring, measuring, and controlling energy consumption in a building or facility. An EMS integrates with various subsystems—like HVAC, lighting, and machinery—to collect data and, based on analysis, execute decisions to optimize energy use. One the major benefits of an EMS is the ability to provide instant feedback on energy usage, enabling swift decision-making when anomalies are detected. These systems can also leverage historical data to predict future energy needs, allowing for better planning and procurement strategies. Overall, energy management systems are selected by the individual tenants in industrial real estate. Landlords can sometimes stipulate sustainability standards in leases, but this is more driven by local and state municipalities. Ultimately, this is solely the tenant’s decision in how they choose to find energy efficiencies within their space. When paired with other efficient technologies like VFDs, high efficiency HVAC systems, and AI-powered IoT devices, an optimized EMS can enable incredible energy savings and drastic usage reductions. Eventually, these systems may autonomously manage energy, interfacing with a web of connected devices, predicting energy needs using advanced algorithms, and making real-time adjustments for unforeseen operational changes.

Variable Frequency Drives Variable Frequency Drives, commonly referred to as VFDs, have become an indispensable technology in industrial real estate, particularly in applications that involve motor-driven equipment. A VFD is an electronic system designed to control the speed and torque output of an electric motor. Motors in industrial facilities often do not need to always run at their full capacity. VFDs adjust the frequency and voltage supplied to the motor based on the real-time requirements of the operation. VFDs are occasionally installed on the building roof top units (RTUs) and some states will provide tax relief if the tenant can provide data to show efficiencies. Similar to EMS, the tenant is solely responsible for HVAC in the warehouse, office and roof areas. Industrial real estate encompasses a wide range of activities - from manufacturing and assembly lines to warehousing and logistics. Many of these operations involve motorized machinery such as conveyor belts, fans, pumps, and compressors. Previously, these motors would operate at a constant speed, leading to energy wastage when full capacity was not needed. With VFDs, these motors can now operate at variable speeds, optimizing energy usage. For example, a water pump can slow down during times of lower demand, or a conveyor belt can adjust its speed based on the production line’s pace.

By allowing motors to operate only at the necessary speed, VFDs can lead to energy savings of up to 50 percent in certain applications. VFDs can also reduce the strain on attached motors, extending the equipment’s lifespan and reducing maintenance costs. VFDs also offer better process control, ensuring machinery operates exactly as needed.

About the Author

Investing in Tomorrow The fusion of technology and sustainability in industrial real estate is not a passing trend; it is the future. As industrial real estate continues to evolve, these technologies will play a pivotal role in enhancing numerous aspects of managing our properties, from giving greater control and understanding of how our properties are used through IoT devices and occupancy sensors, to lowering energy usage through energy management systems and VFDs. Facilities that adopt and integrate these systems will see the benefits in cost and performance they bring, and position themselves as leaders in a market that increasingly values sustainability and efficiency. Today’s efficient technologies in industrial real estate are laying a foundation for a resilient, adaptable, and thriving industrial ecosystem for decades to come.

Emily White is a seasoned professional with over 16 years experience managing office properties for JLL, Americas Capital Partners, Cousins Properties and Tishman Speyer. Currently, Emily oversees 74 million square feet of Industrial Real Estate across the southeast for JLL. Prior to joining JLL, Emily commissioned Two Alliance Center in Buckhead and managed multiple Fortune 500 companies as tenants at The Towers at Wildwood and North Point Center East. She is an active member of the Building Owners and Managers Association of Georgia.

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TENANT CARE

Amenitizing Your Building By: Jamal Davis | The RMR Group The commercial real estate market is vibrant and ever-changing. For building owners and managers, understanding how to stand out is crucial. Now, more than ever, it is important to begin amenitizing your building and show tenants the value your property brings.

Understanding the Needs of Tenants The foundation of any successful tenant engagement strategy lies in understanding their needs. Commercial real estate has evolved significantly over the past decade, with businesses and their employees expecting more than just functional workspaces. Historically, the primary concerns of tenants revolved around location, cost, and basic amenities. These considerations have expanded greatly to include well-being, technology integration, collaboration, and environmental sustainability. Tenants are not just seeking a place to work; they are looking for an environment that supports their values, lifestyles, and business aspirations. To accurately gauge tenant needs, property managers should be proactive in seeking feedback. Regularly conducted surveys, open forums, and direct communication channels can yield insights into tenant preferences and concerns.

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For example, a tech startup might prioritize high-speed connectivity and collaborative spaces, while an established law firm could prioritize private offices and premium conference facilities. At my property, Twelve24, we find that it is important to have an open channel of communication with our tenant. Hosting collaborative meetings with the tenant’s representative gives us the opportunity to receive tenant ideas and feedback. This enables us to tailor building programming and amenities to meet the needs of the tenant. With the rise of remote work, flexible hours, and changing work cultures, the lines between professional and personal spaces are blurring. As a result, amenities that cater to both work and leisure have gained prominence. Spaces for relaxation, fitness centers, or childcare facilities might become crucial deciding factors for businesses considering leasing space. Property managers should also be attuned to broader market trends and shifts. For instance, as environmental concerns gain prominence globally, many tenants may prioritize sustainability features, from energy-efficient lighting to waste reduction programs. Understanding the needs of tenants requires a mix of open communication, market awareness, and adaptability. By basing your amenities off tenant expectations, property managers can not only attract and retain businesses, but also foster a thriving and vibrant community at their property.

The Amenities Revolution

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Health and Wellness Amenities Health and wellness have become central to the modern working environment. Offices now frequently include fitness centers complete with professional trainers, yoga and meditation studios, wellness programs, and even spa services. Additionally, air quality, natural lighting, temperature control, and ergonomic furniture play significant roles in the health and well-being of both tenants, and property staff. By investing in air purification systems, utilizing natural light, and providing adjustable, comfortable furniture, property managers can create an environment that supports both physical comfort and mental focus. Some properties are extending their wellness amenities to include mental health support as well, recognizing the growing need for balance and mental well-being in today’s fast-paced work environment. This might include on-site counseling services, mindfulness workshops, or access to mental health apps and resources. Features such as floor-to-ceiling windows provide an abundance of natural light in the building, and offering an indoor/outdoor working environment increases productivity and innovation. Having a top-notch fitness center that offers a variety of exercise classes encourages wellness and physical activity. Our building gym staff partnered with our tenant to create fitness programs and personal training and this has been widely used by our tenant’s employees.

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While not the most obvious of amenities, cleaning and janitorial services are a critical area that you must get right at your property. Tenants may not notice when their space is cleaned perfectly, but they can always tell when it is not. A clean workspace is vital for both mental and physical wellness. High standards of cleaning and sanitation, and using environmentally friendly products, can enhance the quality of the working environment. Regular deep cleaning, attention to common touchpoints, and the provision of hand sanitizing stations all contribute to a hygienic workspace. In the context of global health concerns, such as the COVID-19 pandemic, these measures take on even greater significance.

Technology Amenities In our increasingly digital age, technology amenities have become indispensable in commercial real estate. They not only facilitate everyday operations but also provide convenience, enhance productivity, and contribute to a modern and sophisticated building environment. Seamless connectivity is at the core of modern business operations. Offering high-speed internet, Wi-Fi access throughout the property, and robust networking solutions ensures that tenants can work efficiently without interruptions. Dedicated bandwidth options and secure VPN connections can also be provided to cater to specific business needs. Integrating smart building technologies allows tenants to personalize their environment and control lighting, heating, cooling, and even security through mobile apps or digital interfaces.

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State-of-the-art conference rooms equipped with advanced video conferencing, projection systems, and collaboration tools help facilitate smooth communication, both within the team and with remote clients or partners. Dedicated virtual meeting spaces or huddle rooms equipped with interactive whiteboards and other collaboration tools can foster creativity and teamwork. Technology driven amenities greatly enhance the employee experience. At Tweleve24, we have an app that offers Bluetooth enabled access control, touchless elevator controls, conference booking, service requests and traffic alerts all from your phone. The property management team also uses it to push out building wide notifications and collect data on occupancy patterns. The app is widely used by our tenants and our teams. Utilizing technology for real-time monitoring of energy consumption, waste management, and environmental impact aligns with the growing focus on sustainability. Intelligent systems that adjust lighting, HVAC, and other utilities based on occupancy or time of day can significantly reduce energy usage, and enhance health, wellness, and comfort.

Community and Lifestyle Amenities Community and lifestyle amenities play an increasingly vital role in attracting and retaining tenants in commercial properties. They contribute to a sense of belonging, foster collaboration, and help create a more enjoyable and enriching work environment. Regularly scheduled events, workshops, and social gatherings contribute to building a vibrant community within the property. Whether it’s hosting networking events, art exhibitions, or wellness workshops, these activities provide opportunities for tenants to interact, learn, and engage in shared interests. Twelve24 hosts several events throughout the year to engage our tenant such as Mardi Gras, Spring Fling, and Ice Cream Socials. The two most attended building events are our annual Halloween Costume Contest and Holiday Party. These events help to differentiate our property from others by creating a sense of community. Access to green spaces, terraces, or rooftop gardens can enhance well-being and provide refreshing alternatives for work or relaxation. Outdoor seating areas, walking paths, or even community gardening plots can add a touch of nature and contribute to a balanced lifestyle. Offering on-site childcare services or pet-friendly policies can be a significant draw for tenants seeking work-life balance. These amenities reflect an understanding of the diverse needs and lifestyles of modern professionals and contribute to a supportive and inclusive environment.

Sustainability Amenities Sustainability has emerged as a major driver in commercial real estate. Tenants, investors, and community stakeholders are increasingly demanding that commercial properties align with principles of sustainability. With the increased demand for sustainability, efficient technologies and environmentally conscious initiatives can be repositioned as sustainability amenities. Energy-efficient technologies and practices are at the forefront of sustainability amenities. This includes LED lighting, energy-efficient HVAC systems, programmable thermostats, and solar panels.

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By reducing energy consumption, these features contribute to a lower carbon footprint and often result in cost savings for both tenants and property managers. In an effort to support The RMR Group’s sustainability goals, Twelve24 placed beehives on the building’s roof as part of an urban beekeeping initiative. Tenants have benefited from educational activities that illustrate how urban beekeeping plays a vital role in the local community. Tenants even helped decorate the beehives which was a great way to introduce this initiative at the building. While developing your amenities, consider the property’s water use. By implementing water-saving fixtures, rainwater harvesting systems, and drought-resistant landscaping, you can significantly reduce water usage at your property. These measures not only conserve a vital resource but can also enhance the aesthetic appeal of the property through innovative and sustainable design. Collaborating with local suppliers and prioritizing eco-friendly products reflects a broader commitment to sustainability. Whether it’s in on-site cafes, building materials, or service contracts, emphasizing responsible sourcing supports local economies and reduces environmental impact. And don’t forget to market the enhancements and benefits your property brings tenants. Tell them about the green certifications your property holds and how you achieved them. Invite tenants to the numerous events you host like a beehive painting or recycling drive. Showcase the enhancements you are implementing.

Benefits of Engaging Tenants Through Amenities Engaging tenants through thoughtfully curated amenities provides several tangible benefits. By attracting new tenants and retaining existing ones, you can develop a sense of satisfaction and attachment to the property from your tenants. Additionally, amenities that foster collaboration and creativity contribute to a more productive work environment. Spaces designed for informal meetings, brainstorming, and socialization can lead to more innovative thinking and team cohesion. There are many benefits to these communal spaces. Investing in amenity upgrades increases property value and tenant retention. In today’s market, tenants expect building amenities that their employees can enjoy and as a means of bringing them back to the office. A building with top-tier amenities helps reinforce a positive reputation for the property and its owners. This can lead to word-of-mouth referrals and a higher profile in the industry. A well-amenitized building can give you a competitive edge in the market, both in retaining tenants and gaining new ones.

Enhancing On-Site Amenities Enhancing on-site amenities begins with understanding tenant needs. Regular surveys and feedback collection can provide valuable insights into tenant preferences and satisfaction. These insights can guide improvements and modifications to better align amenities with the needs and desires of the tenant community.

At Twelve24, we have cultivated a great partnership with our tenant. We encourage open communication to understand the needs of our tenant, receive valuable input, and address concerns in a timely manner. The property management team also prides themselves on being responsive in receiving tenant feedback, whether it be face to face or via email. We have established a positive working relationship through these efforts.

Investing in building amenities is not just a financial consideration; it’s a commitment to fostering community, well-being, and success. It builds brand, reputation, and most importantly, it builds relationships with the people who inhabit our offices daily. In a competitive marketplace, amenitizing your building might not just be a wise choice; it could be the defining factor in your property’s success.

And don’t forget to think outside your building. By partnering with local cafes, fitness centers, or even artists, a building can offer unique experiences that resonate with the local culture. These collaborations add character and contribute to the broader community, enhancing the appeal of the property. Collaborating with local businesses offers a unique avenue for enhancing amenities.

About the Author

Amenities must remain not only functional but appealing. This includes regular upkeep, prompt repairs, and periodically revisiting the design and features to keep them current with trends and technologies. Properties must stay on top of maintenance for amenities, an amenity in disrepair can be worse than not having the amenity at all. Promoting amenities effectively is an important part of maximizing their value. Proper marketing and communication strategies ensure that tenants are aware of and utilizing the amenities provided. This can include informational signage, newsletters, or even events to showcase what’s available at your property.

Amenitizing Your Building Commercial real estate is rapidly changing, and amenities are one of the drivers of these changes. Far beyond being mere luxuries, amenities have become an integral part of the tenant experience. By understanding shifts in amenities, recognizing the benefits of tenant engagement, and employing strategic approaches to enhancement, CRE professionals can position their properties at the forefront of their markets.

Jamal Davis is a Property Administrator who works at The RMR Group. He earned his degree from Mississippi State University and holds a property management certification from the University of Georgia. Over the course of his career, Jamal has developed a history of success contributing to many real estate projects by having a marketing mindset to think outside of the box with a willingness to learn and take on new challenges. For nearly a decade, Jamal has been actively involved in many facets of the residential and commercial real estate industry. Jamal has been recognized in his field for utilizing knowledge of submarket’s demand dynamics to deploy capital on employee sourced retail acquisitions and developments.

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PROFESSIONAL DEVELOPMENT

working with foreign owners and investors By: Jacob Wilder, CAE | BOMA Georgia with John Oliver, BOMA Fellow | Oliver & Company, LLC Managing commercial real estate properties requires a deep understanding of various practices, and when working with foreign owners, property management professionals face unique challenges and considerations. From cultural differences to legal and financial implications, a successful partnership with a foreign owner requires careful navigation. This article will detail a few key considerations in working with foreign owners based on the experience and expertise of John Oliver, BOMA Fellow. John Oliver, BOMA Fellow, is the chairman and managing principal at Oliver & Company, LLC and has years of experience in international business relations. In the last decade, he has forged a strong business relationship with the Building Owners and Managers Association of China (BOMA China), specifically a counterpart located in Shanghai. His breadth of experience in international building relationships underscores the key practices and considerations explored in this article.

As he continued to grow his network through BOMA China, Oliver said that he remained curious and asked many questions of his new contacts. “As I built these relationships, I asked a lot of questions and slowly learned a number of things,” Oliver said. “So, overall, I believe it’s vital to spend the time to learn the culture.” Early on in his contact with BOMA China, Oliver would be asked to deliver a keynote address at a BOMA China conference. “There were many other speakers and panels at this conference,” Oliver recalled. “I listened to a panel discussion and was very impressed with a woman on the panel that headed up leasing and property management for a very large mixed use (office, retail, hotel) development in Shanghai. After the presentation, I introduced myself to her and asked her if we could stay in contact.

CULTURAL UNDERSTANDING

This relationship would prove useful in Oliver’s future travels and business dealings in Shanghai.

Cultural differences can significantly impact communication and decision-making processes. Property managers must develop an understanding of the foreign owner’s culture, norms, and business practices.

“On one of my visits I asked her if I could ‘ask stupid American questions’ of her if she would promise not to be offended,” Oliver said. “She laughed and said, ‘Of course!’”

Awareness of potential differences in communication styles, negotiation techniques, and expectations will help build stronger relationships and facilitate smoother operations. Sensitivity to cultural nuances can help foster effective collaboration and minimizes misunderstandings. “In my case, I had a Harvard-educated Chinese partner with dual citizenship in the US and China,” Oliver said. “In this situation it is vital to understand not only the culture of the country, but also the business culture. If you don’t take the time to do this, you can easily do something inadvertently that will damage the relationship.” Oliver says that in the beginning of this business relationship, he spent time researching and trying to understand both the overall culture of China, and the Chinese business culture. He says that the relationship with his Chinese partner benefitted him greatly in this endeavor. “I would discuss the things I had studied with my partner to try to fully understand these things,” explained Oliver.

CRE Insight Journal • Issue 3, 2023

In the years that followed, Oliver would continue to employ this strategy as he made other new contacts with his Chinese counterparts. “So, the point is to take the time to study the culture, but then develop several sources where you can discuss the questions you may have,” Oliver advised.

LANGUAGE AND COMMUNICATION Effective communication is essential in any business relationship, especially when language barriers exist. Property managers should determine the foreign owner’s language proficiency and establish clear channels of communication. It may be necessary to use professional translators or interpreters during meetings, negotiations, and written correspondence. Ensuring that important documents and agreements are accurately translated is crucial to avoiding misunderstandings and potential legal issues. Oliver says that language and communication barriers are just as important to consider as cultural and business practices.

“In my case, we would do two things,” Oliver said when recalling his business meetings in China. “We hired a translator in many situations, or we had someone who was part of our team sitting next to me who was fluent in English and Chinese.” These translators would be dedicated to Oliver while in the country and sit next to him during meetings.

They should possess in-depth knowledge of the US commercial real estate industry, including market trends, rental rates, property values, and tenant preferences. Developing robust networks of local contractors, vendors, and service providers is also crucial for efficient property maintenance, repairs, and tenant management.

“They would translate for me while other people were talking,” Oliver recalled. “Then, if I had something to say, they would translate for me to the group after I made my comments.”

“My thought is that these responsibilities lie mainly in senior management, but if a property manager or leadership within property management wants to be seen as even more relevant to the outcome of these investments, start by asking questions,” Oliver said.

This strategy helped breakdown many of the language and communication barriers that can often arise in these business dealings.

LEGAL AND REGULATORY COMPLIANCE Operating within the framework of US laws and regulations is already complex, and working with foreign owners adds an additional layer of complexity. Property managers must be well-versed in local, state, and federal laws governing commercial real estate. They should also be knowledgeable about any specific legal requirements or restrictions imposed on foreign investors. Adhering to compliance guidelines not only protects the foreign owner’s interests but also mitigates potential risks and liabilities for all parties involved. Oliver got right to the point when talking about matters related to legal and regulatory compliance. You must bring in the right partner or consultant. “You have to have this advice,” Oliver stated. “You must either hire someone such as EY (Ernst & Young), or in my case, my partner had accounting staff or attorneys.” The point being, you cannot deal blindly in legal and regulatory affairs, especially when making deals in a foreign country or serving your business partners interests in the U.S. It is critical that all parties work from the same set of facts and operate under the same rules, regulations, and laws.

FINANCIAL CONSIDERATIONS Oliver’s advice extends to financial considerations in foreign business dealings. Just like with any U.S. based transaction, there is potentially a lot of room for error. That is only heightened when crossing international borders. Managing finances in commercial real estate involves intricate accounting, taxation, and financial reporting. When working with foreign owners, property managers should be aware of any tax obligations and reporting requirements specific to the owner’s home country and the United States. As Oliver remarked, collaborating with qualified accountants and tax advisors familiar with international real estate transactions can ensure accurate financial management and prevent compliance issues.

MARKET EXPERTISE AND LOCAL NETWORKS Commercial real estate markets vary significantly from one country to another, and property managers need to understand the local market dynamics to effectively represent foreign owners.

Many professionals may often be afraid to ask questions; however, if one has the mindset of a student, humbly asking questions of your partners and consultant will greatly aid a business professional in their international relations. “Do your homework on the internet to begin with,” Oliver advised. “Then communicate internally with your team who has direct contact with the investors. Do your best to be relevant by not only understanding the project that you’re working on but how it fits into the owner’s investment objectives and culture.”

Creating Partnerships Working with foreign owners in commercial real estate requires property managers to go beyond their traditional responsibilities. By considering cultural differences, establishing effective communication, complying with legal requirements, managing finances diligently, and possessing market expertise, property managers can forge successful partnerships with their foreign counterparts. Navigating these considerations ensures smooth operations, mitigates risks, and maximizes the value of the commercial real estate investments for both the foreign owners and the property managers. Oliver cited a real-world example of how these considerations worked in his interaction with his Chinese counterparts. “Where you sit at a meeting or dinner in China is not random,” Oliver explained. “You should wait for your host to direct you to a seat.” This cultural difference is important when working in China Oliver says. The meeting host is typically the most senior member of the group in a meeting. “If he or she believes you are the most senior member of your team, you will be directed to sit next to them at a dinner,” Oliver said. “If it’s a meeting in a conference room, usually the most senior member of their team does not sit at the head of the conference table. They will sit at the middle of the table. And if you are perceived to be the most senior member of your team, you will be placed opposite of them on the other side of the table.” In the U.S., seating for a business meeting is structured with the most important person at the head of the table or is simply an afterthought, in a country and culture like China, seating plays a role in showing respect and displaying hierarchy within a meeting or event. While these considerations seem subtle or irrelevant to many U.S. business professionals, these practices can make a world of difference in international relations, and understanding them better will help you in working with foreign colleagues and investors. www.creinsightjournal.com

ROOFING

Exploring Roofing Technologies in Commercial Real Estate Roof systems are essential components that influence a property’s longevity, aesthetics, and energy efficiency. As technology advances, a variety of roofing solutions have surfaced, providing a wide array of options for commercial real estate. Understanding how you can enhance a roof’s lifespan, the indicators of when to install a new roof, and inspection and maintenance strategies will give you the expertise needed to decide which roof is best for your property.

ROOFING TECHNOLOGIES IN CRE Built-Up Roofing (BUR) is a classic yet reliable roofing method that employs alternating layers of bitumen and reinforcing fabrics to create a durable membrane. BUR systems are known for their hardiness and exceptional waterproofing abilities. BUR systems typically last between 15-30 years before needing major repairs or replacements. The initial costeffectiveness of BUR systems can be somewhat offset by higher maintenance costs over time due to the complexity of the layered structure.

CRE Insight Journal • Issue 3, 2023

Metal roofing systems have become increasingly popular in CRE, primarily due to their high durability and eco-friendliness. These systems, which can be made from various metals such as steel, aluminum, and copper, are known to last 30-40 years with proper care, and up to 70 years in specific instances. While metal roofs have a higher initial cost, their extended lifespan and lower maintenance needs make them a cost-effective choice in the long term. A relatively modern introduction to the roofing industry, Thermoplastic Polyolefin (TPO) roofs are single-ply roofing systems that have earned praise for their resistance to UV radiation, leading to reduced indoor heat and energy savings. Generally, TPO roofing systems can last between 15-20 years. These systems are typically affordable and offer great cost effectiveness over their lifespan due to their durability and energy efficiency. Ethylene Propylene Diene Monomer (EPDM) roofing is a type of synthetic rubber roofing material that offers a high durability to cost ratio. Renowned for their hardiness and costeffectiveness, EPDM roofs typically last 20-30 years with proper maintenance. EPDM roofs offer a cost-effective solution, especially when considering the overall lifespan of this roofing technology.

SUSTAINABLE SOLUTIONS Green roofs, also known as living roofs, incorporate vegetation layers grown over a waterproofing system. Not only do green roofs improve the aesthetics of a building, but they also provide excellent insulation, mitigate urban heat island effect, manage stormwater, and enhance building sustainability. The lifespan of a green roof can vary significantly depending on maintenance, but with proper care, they can last up to 40 years or more. The initial installation cost can be higher than traditional roofing systems, but the benefits in terms of energy savings, stormwater management, and extended roof life can make it a worthwhile investment. Photovoltaic solar panels are making a strong statement in CRE. These innovative roofing systems generate electricity, leading to significant energy cost reductions. Solar panels have a normal lifespan of 25-30 years, and commercial properties using this as part of their roofing system should employ another roofing system under the solar panels. While solar systems may seem expensive, photovoltaic panels provide long-term energy savings, and there are many options in lowering the cost to the owner and property. Based on vendors in your area, your property may be able to partner with a third-party to reduce or even eliminate installations costs associated with this technology. Some vendors will partner with properties to divert a portion of the electricity generated to others to pay for these systems over the lifespan of the solar panel.

INSPECTIONS AND REPAIRS Routine inspection and maintenance can have a substantial impact on extending the life of a roof. Regular tasks like debris removal, checking for and repairing damages, applying sealants, and cleaning gutters are crucial components of effective roof maintenance.

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For some roofing types, such as TPO and EPDM, regular re-coating can help prolong their service life. For metal roofs, periodic painting or coating can protect against rust and enhance durability. Eventually, your property will require a new roof. A few indicators that it may be time for a new roof include (but are not limited to) persistent leaks, widespread wear and tear, unusually high energy bills, and visible damage like blisters or cracks. When the roof has reached or surpassed its typical lifespan, it’s a good idea to consider a replacement. Roof inspection should be a staple in the regular maintenance regimen at your building. Regular inspections can identify problems such as standing water, punctures, blisters, and loose or damaged flashings at an early stage, facilitating timely repairs. A professional roof inspection is recommended twice a year, preferably during spring and fall, and after significant weather events. Regular maintenance activities involve clearing debris, ensuring proper drainage, reapplying sealants, and making necessary repairs.

Structural Inspection and Repair Guide CRE Insight Journal is pleased to provide complimentary video resources for property managers, facility managers, and building engineers to increase understanding of building structural inspection and repair.

Defining Structures

Inspection Challenges

Scott Weiland, PE, SE

Brian Rivers, PE

Repairing Older Structures

Steel Reinforced Concrete Repair Methods

Mark E. Lester, PE Mike B. Merrick, PE, SE

YOUR ROOF The choice of roofing technology can greatly impact a commercial real estate property. A deep understanding of the different options, coupled with knowledge about enhancing lifespan, following good maintenance practices, and when a roof requires replacing will help CRE owners and operators make informed decisions to maximize the value of your roofing system. A roof can do more than just keep the rain out of your building, it can make or break a tenant’s experience and perception of your property. Want to know more about inspecting an maintaining your roofing system? Read the award-winning Structural Inspection and Repair Guide from CRE Insight Journal to learn what to look for in concrete repairs, how to repair older buildings, and much more.

Seismic Considerations Mark E. Lester, PE Mike B. Merrick, PE, SE

Evan Moore, PE, SE

Cracking Concrete: A Visual Review Evan Moore, PE, SE

Watch these awardwinning videos and resources on CREInsightJournal.com or at the QR code to the right.

Unlock More with CRE Insight 365 Unlock exclusive webinars, articles and videos with a CRE Insight 365 membership. For $149 a year, real estate professionals can gain even more insights from some of the top CRE thought leaders across the country. CRE Insight 365 is for those looking to stay on top of everything trending in the industry. With a growing library over 85 educational videos, webinars, articles, and more, all on CRE Insight 365.

RECEIVE THESE INSIGHTS WHEN YOU JOIN AT WWW.CREINSIGHTJOURNAL.COM/CATEGORY/CRE-INSIGHT-365/

CRE Insight Journal • Issue 3, 2023

Thank you for Supporting Scholarships and Research! INDIVIDUALS Associate

Individual donors who have given $100-$199

COMPANIES Associate

Donor List Updated 9/26/2023

Company donors who have given $500-$999

Florence Barbour

Luke Goddard

Allied Universal Security Services

Lillibridge Healthcare Services

Patti Brown

Billy Gray

Arborguard Tree Specialists

Mayberry Electric

Casey Burnham

David Hofstetter

Atlanta Property Group

OA Management

Todd Carlson

Annette Mengert

Banyan Street Capital

P3 Painting & Renovations

Sarah Francis

Russ Offerman

BMS CAT

Parker Young Construction,

Brock Gallman

Roni Page-Dowdy

Alfredo Garcia

Tiffany Wilson

Bachelor

Brand Real Estate Services

A RESCON Company

Capital City Mechanical Services

Parsons Roofing

CapRidge Partners

Physicians Realty Trust

CBRE

PM&A

Colliers International

Pope & Land Enterprises

Individual donors who have given $200-$349

Core Property Capital

Portman Management

Amanda Bare

Anita Scarborough

Cushman & Wakefield

Prologis

Logan Benjamin

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Empire Roofing

Roof Partners

Laure Biel

Robyn Shaw

Engineered Restorations

Rubbermaid Commercial Products

ENTEK SOLUTIONS

Russell Landscape

EPIC

SERVPRO of North Lilburn and

Flagship Healthcare Properties

North Lawrenceville

Full Circle Restoration, A Cotton Company

Structural Restoration Solutions

GBM - A Pritchard Company

The Morley Companies

Georgia Paving

The RMR Group

Granite Properties

The Simpson Organization

Gray Contracting

The Surface Masters

Highwoods Properties

USI

JLL

Western Specialty Contractors

Kinsey Hinkson

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Holli Ingels

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Aaron Moriarty

Jacob Wilder

Dusty Muck

Jen Wright

Masters

Individual donors who have given $350-$499 Elaine Bare

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Judi Clements

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Bachelor

Company donors who have given $1,000-$2,499

Doctorate

Individual donors who have given $500-$999 Christine Bailey

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Dean’s List

Individual donors who have given $25,000 or more Orlando Ojeda www.creinsightjournal.com

PRODUCT AND SERVICE DIRECTORY

Airduct Cleaning

Consulting

Engineering

Ductz Of Greater Atlanta.....(770) 631-2424

Fortress Consulting............(404) 512-8649

Appraisal Consulting/Cost Segregation

Contractors

Fellers, Schewe, Scott & Roberts, Inc.....................(770) 621-9548

Centennial Contractors Enterprises Inc.................(770) 613-2999 Double T Contracting, Inc................(770) 617-0167 Gray Contracting................(678) 530-9700 Innovative Engineering Inc................(678) 883-5868 JSG Companies.................(770) 374-3992 Nova Commercial Interiors Inc......................(770) 592-0260 PKS Paving & Concrete Construction....................(404) 401-8551 rand..................................(770) 777-4177 Western Specialty Contractors of America.....(678) 553-0170

Applied Technical Services..(678) 444-2943 Criterium-Raby Engineers...(770) 740-9720 IES Mach..........................(404) 759-5391 Innovative Engineering Inc................(678) 883-5868 Martin Technical, Inc...........(770) 590-7449 NOVA Engineering & Environmental..................(770) 570-9171 PM&A...............................(770) 480-7452 S&ME, Inc.........................(770) 919-0969 Sustainable Investment Group LLC (SIG)..............(404) 310-9971

Architects Mosa Architects.................(404) 918-5433

Attorneys Andre Kill & McCarthy LLP.(404) 653-3005

Audio Visual Services Vertical AVTV.....................(404) 352-2488

Bldg Mgt Consultants Lamarr.ai LLC....................(617) 913-8328 MRI Software.....................(800) 321-8770

Bldg Services Bio Green Pressure Washing..........................(404) 557-2777 CBM Atlanta Inc.................(770) 988-9001 Century Fire Protection LLC.................(678) 775-4870 Engineered Restorations Inc...............(770) 682-0650 WiseGuys Pro-Wash..........(404) 596-5559

Building Automation Controls Dormkaba USA, Inc...........(404) 210-0717 ENTEK SOLUTIONS.........(770) 449-1222 Hoffman Building Technologies....................(470) 387-1619 Kastle Systems..................(770) 408-8916

Carpet/Floor Mad Matter GA..................(678) 361-6704 ServiceMaster Cleaning & Restoration......................(770) 514-1789 SOLID Surface Care, Inc....(678) 354-6726

Catering/Food Svcs Ben & Jerry’s.....................(877) 600-6522 Christie Cookie Co.............(470) 792-4868

Cleaning Equipment/Supplies Spartan Chemical Company.........................(843) 789-9821

Construction Products Home Depot Pro................(470) 270-1379 JSG Companies.................(770) 374-3992 Knight Commercial.............(404) 386-4401 Yancey Power Systems......(678) 945-2634

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Demolition JSG Companies.................(770) 374-3992

Electrical Allison-Smith Company.......(404) 351-6430 Conger Electrical Services...........................(678) 690-0038 Martin Technical, Inc...........(770) 590-7449 Mayberry Electric, Inc.........(404) 991-7007 Prime Power Services Inc.....................(678) 898-4960

Elevators/Escalators Elevations South................(404) 375-0390 Fujitec America Inc.............(770) 209-0322 Phoenix Elevator of Georgia........................(678) 574-2447 TK Elevator........................(770) 820-6579

Employment Specialist BG Talent..........................(470) 724-0185 Core Executive Recruiting........................(352) 317-7026

Energy Baker Engineering LLC......(404) 307-3237 Lamarr.ai LLC....................(617) 913-8328 Mallory & Evans Service......(478) 747-0551 McKenney’s Inc.................(404) 622-5000 Tecta America....................(770) 740-0018 Trane.................................(678) 775-4179 Yancey Power Systems......(678) 945-2634

Environmental Aquascape Environmental..................(678) 445-0077 IES Mach..........................(404) 759-5391 S&ME, Inc.........................(770) 919-0969 Sustainable Investment Group LLC (SIG)..............(404) 310-9971 The Morley Companies.......(770) 569-1100

Equipment Rentals Monumental Equipment, Inc.................(770) 490-4001 Stone Mountain Access Systems...............(770) 908-2936 Sunbelt Rentals Inc............(404) 525-1919

Facility Management Velociti Services.................(404) 926-4265

Facility Support Applied Technical Services...........................(678) 444-2943 Conger Electrical Services...........................(678) 690-0038 Fleetwash Inc....................(770) 864-8490 Millennium Facility Services...........................(678) 848-1390 Stone Mountain Access Systems...............(770) 908-2936

Financial Services Graham Group...................(404) 634-4652

Fire Protection/Life Safety ADT Commercial, LLC / Critical Systems................(770) 612-9172 AFA Protective Systems Inc.....................(770) 794-9000 American Fire Protection Services, LLC..................(877) 832-4759

Century Fire Protection LLC.................(678) 775-4870 Fire Safety and Protection, LLC................(678) 545-8813 International Fire Protection........................(470) 831-4701 Life Safety Solutions Plus LLC.........................(770) 843-3671 Mitec Controls Inc..............(770) 813-5959 Siemens Industry Inc..........(678) 230-0625

Fire/Water/Mold Restoration BELFOR Property Restoration......................(770) 939-0128 BluSky Restoration Contractors......................(470) 345-5327 BMS CAT..........................(770) 614-3248 EPIC.................................(770) 516-3491 Full Circle Restoration, A Cotton Company...........(770) 232-9797 Parker Young Construction, A RESCON Company.......(770) 368-1000 Remediation Group/ RGI Commercial...............(404) 214-1470 ServiceMaster Cleaning & Restoration......................(770) 514-1789 ServiceMaster of Lovejoy............................(404)569-2298 SERVPRO Of Decatur........(770) 820-1319 SERVPRO of Norcross.......(404) 640-7831 SERVPRO of N. Lilburn SERVPRO of N. Lawrenceville...............(770) 709-3266

Glass NGS Films and Graphics.....(470) 523-0014

Guard Services Allied Universal Security Services...........................(678) 591-7368 Capital Guard Security........(770) 880-6389 EKG Security, Inc...............(770) 531-3326 Marksman Security Corporation......................(678) 923-5775 Prosegur...........................(770) 670-8902 Securitas Security Services USA...................(470) 773-1074 Security Solutions of America...........................(470) 543-1157 Walden Security.................(404) 937-1748

Health & Hygiene Products Essity Professional Hygiene (678) 642-6042 GOJO Industries................(330) 819-0044 www.creinsightjournal.com

PRODUCT AND SERVICE DIRECTORY

Life Safety Solutions Plus LLC.........................(770) 843-3671 Rubbermaid Commercial Products..........................(470) 356-5088

HVAC Addison Smith Mechanical Contractor Inc..................(770) 832-9006 Axis Portable Air................(706) 587-4304 Capital City Mechanical Services Inc.....................(770) 449-0200 Daikin Applied....................(770) 514-5880 Ductz Of Greater Atlanta.....(770) 631-2424 ENTEK SOLUTIONS.........(770) 449-1222 Legacy Mechanical Services Inc.....................(770) 432-1171 Mallory & Evans Service......(478) 747-0551 Maxair Mechanical LLC......(678) 940-7413 McKenney’s Inc.................(404) 622-5000 Shumate Mechanical, Inc................(678) 584-0880 Trane.................................(678) 775-4179

Insurance USI Insurance Services.......(470) 428-9754

Interior Design Mosa Architects.................(404) 918-5433 Nova Commercial Interiors Inc......................(770) 592-0260

Janitorial ABM.................................(770) 634-0450 Allied International Cleaning Services, Inc....................(770) 426-8779 BCJ Building Services........(770) 601-4880 Building Cleaning Solutions, Inc...................(678) 445-3806 Building Maintenance Services Inc.....................(770) 218-2993 CBM Atlanta Inc.................(770) 988-9001 CleanRight Services...........(404) 267-1312 Constant Contract Services, LLC..................(404) 583-8514 Environmental Service Partners..........................(404) 500-2488 GBM, A Pritchard Company.........................(770) 457-5678 Georgia Pacific Corporation......................(770) 815-9552 HTH Building Services Inc.....................(770) 988-0084

CRE Insight Journal • Issue 3, 2023

Level Seven Commercial Cleaning..........................(770) 295-8906 Millennium Facility Services...........................(678) 848-1390 Planned Companies...........(571) 220-7475 Pro Squared Janitorial Services.............(678) 905-8885 Rubbermaid Commercial Products..........................(470) 356-5088

Junk Removal and Disposal College HUNKS Hauling Junk & Moving.................(678) 462-7388 Funky’s Junk Removal........(404) 351-1500

Lake Management Aquascape Environmental..................(678) 445-0077

Landscaping-Exterior BrightView Landscape Services...........................(770) 822-9530 Chapel Valley Landscape Co..................(470) 244-0980 Color Burst........................(770) 822-9706 Crabapple LandscapExperts..............(770) 740-9739 Cumberland Landscape Group..............................(404) 352-9393 Gibson Landscape Services...........................(404) 991-1864 Greenwood Group Landscape.......................(404) 886-6104 HighGrove Partners............(678) 626-3469 LandCare LLC...................(770) 510-8570 Landscape Workshop.........(678) 714-5100 Peachtree Landscape Group LLC.......................(678) 799-1029 Ruppert Landscape............(770) 931-9900 Russell Landscape Group..............................(404) 520-7903 The GreenSeason Group, Inc........................(678) 714-4114 Yardnique Family of Companies.......................(678) 812-9858 Yellowstone Landscape......(770) 312-4285

Landscaping-Interior Life on Earth, LLC.............(404) 875-6706 Sedgefield Interior Landscapes, Inc...............(770) 984-0171

Lighting Blue Frog Lighting..............(404) 569-7995 E. Sam Jones Distributor Inc...................(404) 307-8504 Regency Lighting...............(800) 284-2024 Voss Lighting.....................(770) 438-8557

Marble Restoration & Maintenance ADDCO Metal Maintenance Co...............(770) 985-5611 Mid America Specialty Services............(770) 616-6567 Natural Stone Services.......(404) 255-8133

Metal Finishing ADDCO Metal Maintenance Co...............(770) 985-5611 Mid America Specialty Services............(770) 616-6567

Office Furniture Atlanta Office Liquidators Inc..................(404) 505-9623

Paint/Wallcoverings A & D Painting Inc..............(404) 376-7076 American Painting & Renovations Inc................(770) 995-8787 Artistic Painting Concepts.........................(678) 222-6049 Atlanta Painting Company.........................(770) 551-0101 Burke Painting, Inc.............(770) 582-0847 CertaPro Painters of Atlanta.............................(404) 548-7940 Certapro Painters of Duluth & Norcross............(678) 895-5730 CertaPro Painters of Roswell............................(678) 878-4088 Horizon Painting and Renovations Inc................(404) 447-0385 Integrity Finishes, Inc..........(678) 401-8969 KC Painting & Coatings......(678) 691-1561 Oakcliff Painting.................(404) 867-3707 P3 Painting & Renovations.. (470) 350-2452 Paint Applicators................(470) 606-4268 Reliable Drywall & Paint, Inc.........................(678) 229-7905 Sherwin-Williams................(678) 951-3214 Spectrum Painting Inc........(770) 497-0101

Paper Products

Pressure Washing

Atlantic Paper & Packaging.......................(404) 388-2939 Essity Professional Hygiene...........................(678) 642-6042 Georgia Pacific Corporation......................(770) 815-9552 Imperial Dade....................(774) 254-1867

Aguilar and Duran Enterprise LLC.................(770) 568-5444 Bio Green Pressure Washing..........................(404) 557-2777 Everclear Maintenance Solutions.........................(404) 665-2265 Kaney & Lane, LLC...........(404) 892-8246 Structural Restoration Solutions.........................(404) 876-9408 SunBrite Services...............(770) 277-6363 Top Of the Line High Rise Service LLC......(404) 569-9544 WiseGuys Pro-Wash..........(404) 596-5559

Parking Kaney & Lane, LLC...........(404) 892-8246 LAZ Parking......................(404) 787-2076 Legacy Parking Company.........................(678) 954-4778 ParkSimple........................(404) 217-4024 Universal Parking & Transportation..................(404) 374-9195

Parking Deck Powervac..........................(770) 425-9450 SKIDATA...........................(678) 708-7422 Spectrum Painting Inc........(770) 497-0101 Wildcat Striping, Sealing & Paving.............................(678) 937-9525

Paving Products ASCON Paving & Concrete..........................(404) 379-3218 Georgia Paving, Inc............(770) 623-0453 Georgia’s Wildcat Paving....(770) 634-6507 PKS Paving & Concrete Construction......(404) 401-8551 Rose Paving Company........(470) 791-6382 The Surface Masters Inc.....(404) 821-2388 Wildcat Striping, Sealing & Paving.............................(678) 937-9525

Pest Control Bug Busters, Inc................(770) 517-0200 Northwest Exterminating Co., Inc.......(678) 383-1011 Orkin Inc...........................(678) 230-9263 Peachtree Pest Control......(770) 931-9099 Pest USA..........................(770) 985-4444 Rooter Plus!.......................(770) 888-1931

Plumbing Addison Smith Mechanical Contractor Inc..................(770) 832-9006 City Wide Plumbing............(770) 422-7836 HM Plumbing.....................(770) 792-1200 Legacy Mechanical Services Inc.....................(770) 432-1171

Relocation Services College HUNKS Hauling Junk & Moving.................(678) 462-7388 Flood Brothers Commercial Moving and Storage..........(404) 799-3744 Rentacrate Enterprises.......(678) 643-1551 The Armstrong Company....(770) 402-6713

Restoration Addco Restoration and Preservation Group, LLC......................(770) 688-5419 AfterDisaster.....................(470) 637-4844 Archer Restoration Services...........................(404) 434-6558 Cornerstone Renovation Group LLC.......................(770) 363-2529 Real Diehl Restoration........(678) 616-1990

Roofing Ameristar Roofing..............(470) 680-9330 ApolloPrimm Commercial Roofing.........(404) 234-8200 Colony Roofers..................(706) 581-3757 Commercial Roofing Group LLC.......................(770) 883-7000 Core Roofing Systems........(678) 514-2846 Empire Roofing Company Inc....................(770) 948-7663 ENCORE Roofing Inc.........(770) 945-0100 Innovative Roofing Group....(404) 351-8797 Live Oak Exteriors..............(706) 525-4789 Parsons Roofing Company.........................(678) 294-0002 Pinaire Roofing LLC...........(470) 766-3464 Reliable Roofing.................(770) 457-0000 Roof Management Inc........(770) 798-9102 Roof Partners LLC.............(770) 680-2900 Tecta America....................(770) 740-0018

Tower Roofing....................(770) 592-9889 Vista Roofing Systems, LLC..................(913) 940-9687 Zurix Roofing Systems........(706) 587-2009

Sealcoating The Surface Masters Inc.....(404) 821-2388

Security ADT Commercial, LLC / Critical Systems................(770) 612-9172 Allied Universal Security Services..............(678) 591-7368 Capital Guard Security........(770) 880-6389 DataWatch Systems...........(678) 910-0778 EKG Security, Inc...............(770) 531-3326 Kastle Systems..................(770) 408-8916 Marksman Security Corporation......................(678) 923-5775 Mitec Controls Inc..............(770) 813-5959 Planned Companies...........(571) 220-7475 Prosegur...........................(770) 670-8902 Securitas Security Services USA...................(470) 773-1074 Security Solutions of America...........................(470) 543-1157 Walden Security.................(404) 937-1748

Signage APCO Sign Systems..........(678) 986-7871 NGS Films and Graphics.....(470) 523-0014 Riot Creative Imaging..........(404) 797-6785

Software AiOS Group.......................(770) 743-9209 Amano McGann.................(770) 558-5770 MRI Software.....................(800) 321-8770

Tax Consultants CLA (CliftonLarsonAllen)....(404) 262-3300 Fellers, Schewe, Scott & Roberts, Inc.....................(770) 621-9548 Graham Group...................(404) 634-4652

Telecommunications Boldyn Networks................(561) 878-1523 IMG Technologies, Inc........(312) 780-9420 Waterford Consultants, LLC.............(703) 596-1022

Tree Care Service Bartlett Tree Experts...........(770) 496-9848 AKA Tree Service LLC........(404) 713-4305 Arborguard Tree Specialists.......................(404) 299-5555 www.creinsightjournal.com

PRODUCT AND SERVICE DIRECTORY

SERVPRO Of Decatur........(770) 820-1319 SERVPRO of N. Lilburn SERVPRO of N. Lawrenceville...............(770) 709-3266

BrightView Landscape Services...........................(770) 822-9530 Jarvis Tree Experts.............(678) 780-4213 Pelfrey Tree Service...........(770) 524-9412 SavATree...........................(404) 288-8733 Sesmas Tree Service LLC.....................(678) 896-8352

Water Leakage Protection

Waste Removal

Water Treatment

American Disposal Services...........................(678) 736-0140

Blackmore Enterprises Inc.................(404) 474-4352

Water Damage/Structure Drying

Waterproofing

BELFOR Property Restoration......................(770) 939-0128 BluSky Restoration Contractors......................(470) 345-5327 BMS CAT..........................(770) 614-3248 EPIC.................................(770) 516-3491 Full Circle Restoration, A Cotton Company...........(770) 232-9797 Parker Young Construction, A RESCON Company.......(770) 368-1000 Remediation Group/ RGI Commercial...............(404) 214-1470

Colony Roofers..................(706) 581-3757 Engineered Restorations Inc...............(770) 682-0650 Structural Restoration Solutions.........................(404) 876-9408 The Morley Companies.......(770) 569-1100 Valcourt Building Services LLC...................(770) 727-6098 Waterproofing Contractors Inc.................(770) 449-5552 Western Specialty Contractors of America.....(678) 553-0170

StreamLabs, Inc.................(877) 587-2555 The Detection Group..........(470) 488-5106 WaterSignal LLC................(626) 222-7370

Window Cleaning Aguilar and Duran Enterprise LLC.................(770) 568-5444 Valcourt Building Services LLC...................(770) 727-6098

Windows Atlanta Ultrasonic Blinds..............................(404) 454-9902 Everclear Maintenance Solutions.........................(404) 665-2265 Top Of the Line High Rise Service LLC......(404) 569-9544

Scan below to Find Services, Resources, Expertise, Providers, Partners, And More;

CRE Insight Journal • Issue 3, 2023

Advertisers on the Web Asphalt Paving and Concrete

Painting

Specialty Roofing & Coatings

Ascon Paving and Concrete

Integrity Finishes www.integrityfinishesinc.com

www.src-roofing.com

www.asconpave.com

Demolition The Morley Companies www.morleycompany.com

Electrical Services Mayberry Electric, Inc. www.mayberryelectric.com

Elevators & Escalators Services Phoenix Elevator of Georgia www.phoenixelevatorofga.com

Energy Efficiency

P3 Painting & Renovations, Inc. www.p3-pr.com

Sealcoating Wildcat Striping & Sealing www.wildcatstriping.com

Rosing Painting & Wallcovering www.rosingpaint.com

Security Services

Parking Deck Maintenance

Capital Guard Security capitalguardsecurity.com

The Morley Companies www.morleycompany.com

Paving Products and Services Georgia Paving, Inc. www.georgiapaving.com

Waterproofing Engineered Restorations Inc. www.er-inc.net Structural Restorations Solutions www.Structural-RS.com

PKS Paving & Concrete Construction www.pksasphaltpavingatlanta.com

The Morley Companies www.morleycompany.com

Wildcat Striping & Sealing www.wildcatstriping.com

Top of the Line High Rise Service www.highriseservice.com

Pressure Washing

Waterproofing Contractors www.wcinc.com

HVAC

Top of the Line High Rise Service www.highriseservice.com

Monumental Equipment Inc www.monumentalequipment.com

Property Restoration

Western Specialty Contractors www.westernspecialtycontractors.com

Georgia Power Company www.georgiapower.com/upgradenow

Environmental Products & Services NOVA Engineering & Environmental www.usanova.com

Office Furniture and Supplies

Real Diehl Restorations www.realdiehlrestoration.com

Atlanta Office Liquidators, Inc. www.aoliatlanta.com

Roofing Services and Products Roofing Plus, Inc. https://roofingplusinc.com/

Windows/Cleaning Equipment/Supplies South Beach Glass www.southbeachglassinc.com Top of the Line High Rise Service www.highriseservice.com

www.creinsightjournal.com

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CALL FOR YOUR FREE ESTIMATE 770-455-1555 www.southbeachglassinc.com