2020 Insight Special Issue 3 by Editor

COMMERCIAL REAL ESTATE

JOURNAL

Special Issue: Operations and Maintenance 2020

The Road Ahead

Entering our New Normal O+M Special Issue

Virtual Learning Put down the phone. Focus up. Embrace the new classroom.

PAGE 30

Supplies

The budget is the bottom line, but there can be a few more factors to that repair purchase. PAGE 28

Landscaping

You never get a second chance to make a first impression. PAGE 20

Letter From the Editor When the COVID-19 pandemic left businesses closed and everyone looking for answers, it was not a question of if we would be a resource, it was a question of how.

Gabriel Eckert, FASAE, CAE, is editor-in-chief of the Commercial Real Estate Insight Journal. He also serves as the CEO of the Building Owners and Managers Association of Georgia and BOMA Georgia Foundation. He is a certified Association Executive, Fellow of the American Society of Association Executives; and has been named by the Atlanta Business Chronicle as one of the Top 100 Who’s Who in Commercial Real Estate, a list of “leaders, dealmakers, and legends who are changing Atlanta.”

The team at CRE Insight Journal has been working diligently over these past few months to provide our readership with up-to-date information, and this special issue of the Commercial Real Estate Insight Journal is no different. This issue is designed as a resource for you to continue navigating through the COVID-19 pandemic and provide resources to strengthen the operations and management of the buildings you serve. This industry understands that the show must go on no matter the disruption. CRE Insight Journal has been a leader in providing online resources and information throughout the pandemic. Beyond that, we understand that the day-to-day tasks of operating a property have not gone away, and we have stayed dedicated to providing support for those topics as well. We have taken a holistic approach to providing resources in response to COVID-19, including providing health and safety resources; resources on technical aspects of building operations and maintenance; adjusting to remote work; and personal aspects of navigating the pandemic such as mental health, nutrition, and leadership resiliency. This CRE Insight Journal special issue contains an expansive range of topics. From exterior maintenance and landscaping to online learning and communications changes due to COVID-19. We have spoken to experts in the field to provide innovative and engaging insights on a wide range of issues facing our industry.

CRE Insight Journal • Special Issue • Operations and Maintenance, 2020

This special issue is not about looking back or returning to what we once were. This issue is about moving forward and forging a new path. It is about taking the knowledge we have gained over the past few months and applying it to a newer, brighter future for the industry. My hope is that this issue serves as a road map for the next few months and a marker in our industry’s walk through this time of change. I also hope it can help connect CRE professionals and spark discussion during this time of physical distancing. With this special digital issue, I encourage you to take advantage of the video resources embedded throughout the magazine. The CRE Leader website is filled with content and interviews with thought leaders from throughout North America. The O+M website is updated weekly with articles on topics relevant to the day-to-day considerations of operations and maintenance professionals. Both digital platforms and this special issue are meant to fill any gaps or answer any questions you have as you build your new normal. The team behind CRE Insight Journal and www.CREInsightJournal.com is dedicated to creating relevant and on-demand content for CRE professionals. This issue and all our resources are focused on professional education for a continually evolving real estate industry. Whether it is online, through our email newsletter, or through special magazine issues like this, Commercial Real Estate Journal will continue to be a valuable resource for property professionals throughout this pandemic and beyond.

CONTENTS Features

Special Issue • Operations and Maintenance N E W S

33 New CDC COVID-19 Resources 37 Meet BOMA 360 2.0 44 COVID-19 Emergency Evac. Guide

4 Gabriel Eckert 6 Janitorial Changes to COVID-19 8 Security Changes Due to COVID-19 10 Ongoing Operations Changes withCOVID-19 12 Tenant Communications and COVID-19 Letter From the Editor Janitorial ,COVID-19

ft. Jack Kennedy, Jackson Healthcare & Mollie Spaugh, SOLID Surface Care Security, COVID-19 ft. Paula Petakos, JLL & Joe Murphy, SecurAmerica

Operations, COVID-19

ft. Greg Bellina, Realty Trust Group & Chris Lelle, Lincoln Property Company

Soft Skills/Interpersonal, COVID-19

ft. Kinsey Hinkson, Granite Properties & Ondria Jett, Banyan Properties

14 0 Tips for Staff and Wellbeing in a Challenging Time Soft Skills, Leadership, COVID-19 1

ft. Tara Davis, American Psychological Association, Amanda Madrid, RPA, FMA, LEEDA GA, Cushman & Wakefield, Matt Tenney, The Generous Group & Cynthia Mills, The Leader’s Haven

16 Construction and Tenant Buildout During COVID-19

Insight: The Commercial Real Estate Journal® is published for: BOMA Georgia 5901 Peachtree Dunwoody Rd, NE Suite C-300 Atlanta, GA 30328 (404) 475-9930/ (404)475-9987- Fax info@bomageorgia.org www.bomageorgia.org www.bomalegacy.org www.bomageorgiafoundation.org www.creinsightjournal.com The Wyman Company Advertising Representatives: Jamie Williams jwilliams@thewymancompany.com Janet Frank jfrank@thewymancompany.com Halee McBeth hmcbeth@thewymancompany.com Beth Sheahan bsheahan@thewymancompany.com Katie White kwhite@thewymancompany.com

COVID-19, Construction & Design

Editor-in-Chief: Gabriel Eckert, FASAE, CAE geckert@bomageorgia.org

ft.Tiffany Wilson, Gray Contracting & Kaleb Price, APIC COVID-19, Air Filtration Reduction of Airborne Transmission of Viruses in Commercial Buildings by Bob Wilson, CAFS, NCT II, Bill Palmer, CAFS Landscaping, Operations and Maintenance

Executive Editor: Jacob Wilder, CAE jwilder@bomageorgia.org

18 20 How Ladnscaping Creates a Sense of Place 22 Five Things That Shorten the Life of Your Roof

ft. Shannon Westberg, RPA, Brand Properties & John Wetherald, Russell Landscape Group

Roofing, Operations and Maintenance

ft. John Harcourt, Zurix Roofing & David Vences, SMA, SMT, LEED GA, Lincoln Property Company

24 Three Reasons to Prioritize Your Exterior 26 Concrete Jungle: How to Approach Parking Maintenance 28 Beyond the Price: What to Look for When Buying Supplies 30 How to be a Better Virtual Learner 34 How to be a Better Virtual Traine Preventative Maintenance. Operations and Maintenance

ft. Jesse Kave, Lincoln Property Company and Brian Rivers, PM&A Parking Lots & Decks, Preventative Maintenance

ft. Doug Brooks, LAZ Parking and Cameron Higdon, Highwoods Supplies, Engineering

ft. Adam Hartley, Dewberry Group and Michael Knox, Portman Management . Training and Education, COVID-19, Remote Work by: Christopher Oronzi, CPTD Training and Education, COVID-19, Remote Work r by: Christopher Oronzi, CPTD

40 PRODUCTS AND SERVICES DIRECTORY 44 ADVERTISERS ON THE WEB

Managing Editor: Molly Looman mlooman@bomgeorgia.org 2020 BOMA GEORGIA OFFICERS President: Russell Copeland President-Elect: Natalie Tyler-Martin, RPA Vice President: Amanda J. Madrid, RPA, LEED

GA, FMA

Immediate Past President: Kinsey R.Hinkson, RPA, BOMI-HP DIRECTORS Bo Reddic Christie Campbell Trace Blackmore, CWT, LEED AP Jess Moore Trenton C. Patterson Patrick Freeman, RPA, CPM, CCIM, LEED AP Laurie Harper Jack Kennedy Grace A. Meyers, RPA David Vences, LEED GA, SMA, SMT EDITORIAL BOARD Chair: Cicely Anderson Staff Liaison: Molly Looman, Jacob Wilder Members Amanda E. Bare, Amanda Daniels, Drew Higgins, Constance Towles Hodges, Paul Hunter, Nancy Larson, Stacie L. Stamper, Robin Stewart, Rob Walter, Tammy Weeks

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COVID-19, Janitorial

JANITORIAL CHANGES TO COVID-19 By: Molly Looman It was one of the first things on property teams’ minds when the COVID-19 pandemic began: How am I going to clean my property? Janitorial staffs became increasingly important as they were now part of a new pandemic safety strategy, not just a hygienical or appearance strategy. In addition, information overload from the news and different health entities made it difficult to find out what janitorial or cleaning process was the “right” one or the most effective for the space.

“A suspected or confirmed case of COVID-19 within a building requires different protocols and PPE (Personal Protective Equipment) for safety than proactive cleaning and disinfection services,” Spaugh said.

Kicked Up a Notch

What’s Working Now

When tenants first left their properties, many companies used this time to deep clean and disinfect. Mollie Spaugh, account manager with SOLID Surface Care,Inc said the impact was seen quickly. SOLID is a specialty surface care company that can partner with and enhance the services offered by janitorial teams.

While everything surrounding the pandemic is still ongoing and everyone is still learning, there are a few processes that have shown more effective than others. Senior Property Operations Manager Jack Kennedy with Jackson Healthcare said the janitorial attention is now beyond from just cleaning. “I think there is going to be a bigger than ever focus on disinfecting and it will be on all touchpoints,” Kennedy said.

“It quickly became apparent the need to not only continue cleaning schedules but increase cleaning frequencies and add disinfecting services,” Spaugh said. The Center for Disease Control and Prevention (CDC) recommended a two-step prescription for surfaces which included both routine cleaning and disinfecting using products approved by the Environmental Protection Agency.

Property managers began to increase their cleaning schedules and add new services to ensure a safe environment for their employees when they return. However, Spaugh said that the type of treatment depended on multiple factors.

CRE Insight Journal • Special Issue • Operations and Maintenance, 2020

With many properties seeing re-entry, it is important to stay vigilant. Spaugh said that the disinfecting process is two-fold and that skipping steps may lead to a lack of effectiveness. “The CDC recommends that it’s only through the combination of deep cleaning and enhanced disinfection that you can optimize the disinfection process,” Spaugh said. “Dirt, dust and grime on a surface acts as a barrier and minimizes the effects of disinfection.”

Spaugh also said that electrostatic spraying has been effective thus far. In this method the disinfectant is electrically charged so it clings to and envelopes every side of vertical or horizontal surfaces. While some people may be nervous about the chemicals in many of the disinfecting products, Spaugh said many professionals are looking into chemical-free solutions such as ultraviolet light technologies offered by specialty facility care providers. Technology and CDC guidelines are continuing to evolve. Janitorial staffs and specialty companies are going to need to stay up to date on the newest data.

The People Janitorial staffs and specialty cleaning services were thrust into roles with safety concerns overnight. It is important to make sure they are comfortable and properly trained. “Janitorial teams are important for day-to-day facility upkeep,” Spaugh said. “Specialty providers can partner with janitorial to provide additional training to compliment an enhanced cleaning and disinfection program.” With more people’s eyes on them and the property in terms of cleanliness and sanitation, having a properly trained staff will promote safety and comfort amongst staff and tenants.

“As far as major changes in cleaning routines, there appears to be a bigger focus on what the housekeepers are doing,” Kennedy said.

Day by Day As people return to their offices, the relationships with and roles of the janitorial staff and specialty services is going to be different, Kennedy said that he thinks more people will have a new mindset when it comes to janitorial staff and their schedules. “In my world, there is going to be a bigger emphasis on cleaning in people’s offices,” Kennedy said. “People are going to be more tolerant of housekeepers being in there.” If a building is going to remain under-utilized for an extended period of time, it does not mean it deserves less janitorial attention. Unused or low-occupancy buildings are still recommended to be fully deep-cleaned and disinfected. The attention to cleaning and disinfecting is not just a necessary step in ensuring the safety of the tenants, but also an act of care towards the tenants. “Most associates will feel some degree of fear and uncertainty as they come back into an office environment,” Spaugh said. “Help give them peace of mind and show that their well-being is top priority.”

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COVID-19, Security

Security Changes

Due to COVID-19 By: Molly Looman Security has always been a vital part of the ecosystem of a building. Centered around safety and hospitality, security is responsible for guarding a property and ensuring tenant comfort. However, when COVID-19 meant most properties were underutilized, the role of security turned. With re-entry beginning and many property managers and building managers faced with a new reality, the security teams have a big part to play. Still ensuring tenant comfort, but in a whole new way for a new world.

CRE Insight Journal â&#x20AC;˘ Special Issue â&#x20AC;˘ Operations and Maintenance, 2020

Welcome to Re-entry Some properties are beginning to see their tenants welcome their staff back to the building, while others are remaining at home. Over the next few months, property staff are going to have to cope with a new foot traffic pattern than before COVID-19. Paula Petakos, a property manager with JLL, has found that re-entry security is all about communications and vigilance.

“We monitor every tenant, how many people are in that suite, what tenants are working,” Petakos said. “We’ve reached out to every tenant, and we want to know who their pandemic coordinator is and what their schedule is for rotation.” When the COVID-19 pandemic hit the United States and stay-at-home orders were issued across the country that meant property managers had to decide what and where to put their security resources. Joe Murphy, Senior Vice President of Sales & Operations with SecurAmerica, said their personnel needs changed immediately. “Hospitality and education facilities went from full usage to no usage in a matter of days,” Murphy said. “But other industries, including health care and distribution facilities, became even more active, adding security and support resources to meet the increased demand for these services.” With re-entry beginning, Murphy said that those services are now being redistributed again. However, he said they do not look the same. While certain trained officers will return to their usual schedule, certain officers may no longer be available and property managers need to be prepared for new staff to be assigned to their buildings. “Building managers will be looking to their security providers to ensure each officer is prepared to interact professionally with people who are returning to work with some apprehension, possibly against their preference, and who may have experienced recent trauma as well,” Murphy said.

Changing Roles Much like many other industries, security is not the same job it was pre-COVID-19. Petakos said that security is going to evolve as re-entry progresses and that adaptability is key. “I do feel like security’s role is definitely changing. It’s becoming a whole different animal than what it used to be,” Petakos said. “It used to be about securing the property. Now, it is really about monitoring who is on the property.” Security will need to be more focused on logistics and flow of traffic rather than securing the property itself. They also need to prepare for change. With COVID-19 still affecting the nation and the general unknown surrounding the next few months, security staff and property staff need to be ready to put resources where they are needed most, and quickly. Security personnel may also need to be trained in a whole new set of skills. Murphy said that some staff may need to expect to add on certain duties, such as monitoring temperatures of inbound personnel, overseeing physical distancing guidelines or

“It used to be about securing the property. Now, it is really about monitoring who is on the property.” maintaining a cue for an elevator bay. “Importantly, security personnel will need to be trained on how best to protect themselves from enhanced exposure as they will no longer be able to maintain a socially acceptable distance since they will be within arms-length to perform these screening services,” Murphy said.

Beyond the Door A lot has happened since tenants left their properties, and it will be the responsibility of all building and property personnel to ensure the tenants experience a safe and comfortable return. In many cases, Security serves a hospitality role. Now more than ever, that role will be important. “It will be important for property managers, building operators and all facility staff to realize that returning tenants and visitors will not be the same people who left the property several months ago,” Murphy said. “Their personal experiences will shape their future behaviors.” Security remains part of the overall safety mission of a property management team. Monitoring the property, maintaining guidelines, and ensuring a comfortable environment are all instrumental in creating a smooth return to work. “The whole thing for me was I wanted the safety for my tenants. Period,” Petakos said. “Safety for my staff. Safety for my vendors.” Petakos said she appreciated how the commercial real estate community had banded together to help each other through this time. She said she is in constant communications with people she knows in the industry to make sure they are all on the same page every step of the way.

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COVID-19, Operations and Maintenace

Ongoing Operations Changes With COVID-19

By: Molly Looman Every day is different in the new normal. Property managers, engineers and tenants are beginning to find their footing in a new world with new guidelines. When stay-at-home orders were first issued across the country, many people had to quickly shift their operations and begin planning for the long-term. A few months later, property management teams are still trying to find the best new path and asking themselves: “What do my next few months look like?” On both the engineering and property management side, changes have begun.

Finding the Right Information Before making any decisions, it is important that both staff and tenants are equipped with the most current and accurate information on COVID-19. Operations Manager with Realty Trust Group Greg Bellina was on the front lines in the fight against the pandemic when it first started as he works in medical office buildings.

CRE Insight Journal • Special Issue • Operations and Maintenance, 2020

“Because we are the epicenter of what is happening, we have not had the luxury of waiting to see what we are supposed to do, we have had to go out there and find what we are supposed to do,” Bellina said. Bellina said that he was always careful about fact-checking any new information he heard by going to the website for the Center for Disease Control (CDC). He said property managers should make sure that any recommendation for processes they are receiving from a vendor or fellow staff member falls within the CDC guidelines. Being educated on the most accurate information also means looking to the experts on the property. Portfolio Chief Engineer Chris Lelle with Lincoln Property Company said that when the new guidelines came out, many of his engineers were tasked with educated tenants. “Whereas we are educated and specialists in that field, the general public were given a lot of that information and are reaching out to us to really get an understanding of what it means,” Lelle said.

The New Status Quo

The Way Forward

With physical distancing guidelines and personal protection equipment becoming the new normal in properties, building operations and revenue are having to react accordingly. The new budgets will possibly have to factor in more frequent janitorial visits, the cost of PPE for employees and tenants,and decreased energy costs.

No one knows what the next few months will look like, but property management teams are preparing their operations for the unexpected. In larger office buildings, the question of space and tenant contract renewals will be on property managers’ minds.

Working in a medical office building, Bellina saw a sharp decrease in patient traffic when the pandemic began but has recently seen an uptick. He said his team has had to react to the changes and be flexible both in their work schedules and their revenue stream.

This meant working with vendors and tenants to make sure that any changes to existing contracts were fair and mutually beneficial. “When patient traffic started to fall because of the pandemic, the revenue stream starts to dry up as well. Like any other revenue stream, you need to look at your expenses and see where you can cut back,” Bellina said. On the engineering side, Lelle said that his team began on back-of-house projects when the pandemic first began. He said that the decreased occupancy of the buildings meant his team could focus more on common areas. Now that tenants are re-entering the properties, his team’s focus will have to shift again. “There will be more of a ramp up of tenant specific needs being met because we did limit our interactions in tenant spaces based on tenants’ request,” Lelle said.

While some believe tenants will need more space to spread out, others say that tenants’ may not switch back from teleworking. In either scenario, property managers need to make sure guidelines are met for a safe tenant experience.

“If you have a tenant that’s not densely populated you shouldn’t have a problem,” Bellina said. While the operations focus is still on the day to day, Lelle said that professionals need to look even farther forward. Lelle said that teams need to use this time. They should think about how they will approach another large interruption in the future. “We need to really evaluate how we operate on a day to day basis so the next time something comes up, we really don’t have big operational changes. We need to have the healthiest environment all the time,” Lelle said. Keeping buildings running and operations smooth is difficult in the face of the unknown, but staying informed and adaptable are key to making sure the track is as smooth as possible.

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COVID-19, Soft Skills/Interpersonal

Tenant Communicat By: Molly Looman From the first wave of stay-at-home orders to the new era of re-entry, tenant communications have been a vital process for every company. Not only do tenants have questions, but they are longing for a sense of community that they no longer have in a work-from-home world. Going forward, property management companies and building owners need to be more than just a voice behind an email. They need to be a tool that aids people into their new reality.

Become the Resource People are living in an age of information overload. With new guidelines from Center for Disease Control and Prevention (CDC) coming out at every stage of this journey, tenants and property teams alike are feeling lost in a sea of advice. That is why it is so important to a be a resource when communicating with tenants. Regional Property Manager with Banyan Street Capital Ondria Jett, CPM, RPA, said that one of her companies strategies was to provide links to websites such as the World Health Organization and the Georgia Department of Public Health as well as providing information on work-from-home security plans. “Additionally, Banyan’s tenant communications have shifted to include a collection of frequently asked questions, a robust signage program, a PowerPoint presentation with enhanced graphics outlining the responsibilities of the landlord and the tenants, and an animated video demonstrating COVID-related safety measures,” Jett said.

CRE Insight Journal • Special Issue • Operations and Maintenance, 2020

While the property managers on staff are not expected to be medical experts, they should try to make themselves as well versed as possible and actively seek answers to tenant’s questions when they receive them. Kinsey Hinkson, RPA, BOMI-HP, a General Manager with Granite Properties said that transparency has been key to keeping tenant’s trust. “We are just trying to be really transparent with our customers and be as proactive as possible in our communications,” Hinkson said.

Location, Location, Location Every property is not the same. With the different permissions allowed for different properties, communicating effectively can be a challenge. Many property managers are having to take hyper-tailored approaches to tenant communications by developing separate plans with each tenant. Jett said Banyan Street Capital developed a population grid that publishes anticipated populations on the properties and the elevator banks. This grid is published weekly so that tenants may be armed with information when formulating their return. “This enables tenants to better evaluate their own phasing in of employees, staggered shifts and continued teleworking options while we manage the building’s contract services and amenities,” Jett said. Hinkson stressed the importance of keeping up with tenants both in and out of the building. She said that she wanted to ensure that the tenants that are choosing to continue teleworking still feel connected to the building community and cared for.

ations and COVID-19 Equally important is providing the tenants with the necessary information to instill confidence as they prepare to return to work.

Learn More:

“We had to tailor our approach to each building based on the tenant population and individual needs,” Hinkson said.

Building Community Online As calendars filled with in-person events began to clear, property management companies needed to recommit in a new way to fostering a community at their properties. Many are opting to host virtual events to create a sense of togetherness and make sure they keep their tenants engaged. It is important for long-term and short-term client satisfaction and retention.

MANAGING THE TENANT/CUSTOMER EXPERIENCE DURING COVID-19 WEBINAR

Hinkson said Granite Properties was in full swing with event planning when the pandemic hit, but they have gotten creative with their virtual experience. From “cutest pet” photo contests to a guided meditation, Hinkson said it is important to foster a feeling of connectedness during a time of physical distance. “We are just trying to figure out how to have a sense of community still without being in person and giving people the options to explore new interests,” Hinkson said. Hinkson and others have found the use of tenant surveys key to staying adaptable to changing tenant needs. In the long run, once the world has returned to a form of normalcy, tenants will remember who took care of them during the crisis. Communicating effectively can make a lasting impact of the future of tenant relationships.

Granite Customer Re-Entry Video www.creinsightjournal..com

COVID-19, Leadership, Soft Skills/Interpersonal

10 Tips

for Managing Staff and Wellbeing in a Challenging Time

1“Focus on your core. That may mean completely By: Molly Looman

putting that strategic plan on hold so that we can survive and thrive.”-Cynthia Mills

The best laid plans are not always seen through. You and your team need to be adaptable. Let them know it is ok to go off course if it means success and health of the company and the team in the long run. Many people may feel overwhelmed or under-prepared for a drastic shift in a strategic plan, so be prepared to encourage and put confidence in a team if plans have to change.

2“Make a list of the things you can control and

focus on those”- Tara Davis

. This period has shown us that we cannot control everything. We cannot put out every fire. This can feel overwhelming and end up making you less productive. Start each day with a priority list and even include easy items like “check your email” or “drink water”. Checking something off, no matter how small, can build confidence and help you be more organized.

Contributors: Cynthia Mills, Founder of The Leaders’ Haven Matt Tenney, Founder of The Generous Group Tara Davis, Director of Staff Well-Being and Engagement for the American Phsycological Assocaiation Amanda Madrid, Associate Director with Cushman & Wakefield

4“The number one most important thing to combat stress is to sleep.”-Cynthia Mills

Doctors, people in your life, and leadership coaches will all say the same thing. The best thing you can do for yourself is sleep. Remind your staff to get at least eight hours of sleep a night. Respect their boundaries in terms of time. Not only does sleep improve your mindset, but it can improve your overall health.

5“ It is very important to take 35, 45 minutes, an hour if you want to, in the morning to do some sort of exercise or meditation.”- Amanda Madrid

Madrid suggested her team take time out of their day to decompress and take care of their body. She said it was important they knew to make themselves a priority and to start the day with intention. Madrid said that the time she spends in nature each morning helps her work day feel more organized and helps herself feel more refreshed and ready to take on the day. She said that leaders should stress the importance of taking care of their bodies.

6“It’s very important to think of it as social distancing

not as social isolation”-Tara Davis

3 “We do have to balance hope and reality.”

Mindset is key during challenging times. Physical distancing has left many people’s moral very low. Make sure than any work from home staff are made to feel included and try to have virtual “faceto-face” meetings at least once a week.

We do not know what the next few months look like. It is important when staying positive and mindful, that you enter conversations with a heavy dose of honesty. There is no problem in saying “I don’t know,” “Let me ask,” or “We will see.” Just be sure to follow up on those promises, close the loop and make your staff feel informed.

Watch More from Cynthia

-Cynthia Mills

CRE Insight Journal • Special Issue • Operations and Maintenance, 2020

Watch More from Tara Watch More from Matt

7“We feel like we have to be productive, we are

sitting at out desk, but I feel now more than ever its important to take a break at least every hour.” – Matt Tenney

Taking a break at work can often make people feel guilty. Especially in unpredictable or high-stress times, there is an expectation that people should be working all the time. However, taking a break and letting your mind reset may make you more efficient and help your overall mood.

8 “Make sure that the sources you are going

to are trustworthy.”- Tara Davis

Information overload is real. Make sure that the sources you are passing on to your staff are trustworthy and make sure that you and your staff take a break from the news during the day. It is difficult to lead a group that is confused and has low morale, so make sure they feel empowered by information, not suffocated by it.

9“As a leader, as a manager, as a mom, I needed to

be able to keep myself whole in order to be useful for others.”- Amanda Madrid

Madrid made sure to make herself a priority. She practiced self-care in her own home by taking walks everyday, so that she could be a prepared leader for her staff. She said that she made sure she was organizing her day so that she could be the best she could be at every moment.

Learn MOre:

10“Of all your activities,pick one and for a week you try

to apply that curious awareness of being mindful.” – Matt Tenney

There are activities people do everyday in their office or during their workday whether it be walking to your car or sitting with a morning coffee. Choosing a daily activity and using it to practice mindfulness will make it easier to form the habit. Not intentionally thinking of anything can free the mind up and help people learn what their mind and body needs at that moment.

FINDING BALANCE: TIPS FOR STRESS MANAGEMENT

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COVID-19, Construction & Design While many people worked in their new home offices and businesses found themselves vacant, some properties stayed buzzing with construction and tenant buildout projects. With no tenants to disturb and less foot traffic, some sites saw increases in work. However, in the COVID-19 era, those projects came with new rules and guidelines.

Shift in the Foundation

COVID-19 had a different impact on every business. Director of Business Development Tiffany Wilson with Gray Contracting said she saw construction ramp down when the pandemic first began to take effect. “We had several jobs placed on hold and RFPs slowed down as well,” Wilson said. “I believe this was because clients were trying to be cautious with the uncertainty of what was to come. Tenants were beginning to request deferments on on rent which led to revenue streams decreasing for certain properties.” With new constructions using the lack of foot traffic to ramp up, existing projects slowed a bit to recollect and adjust to the new guidelines put in place. Kaleb Price with the Greater Atlanta Association of Professionals in Infection Control and Epidemiology said construction sites present unique challenges.

stru n o ct C

“While it may not be possible to eliminate all health risks on construction sites, there are steps we can take to lower the risks,” Price said. Construction sites are rigorous in their safety initiatives. With many touchpoints and constantly evolving challenges, property managers and contractors alike will need to consider many factors when embarking on construction or tenant build out projects this year.

Beyond Hand Washing

Construction has many opportunities for contaminates and touchpoints, but comprehensive safety and hygiene plans have been key to keeping these sites going. Wilson said their staff has put in strict guidelines that update when new recommendations are made. She said the safety of their staff has become even more of a priority. “Commercial properties have such a large amount of people coming and going constantly. The chances of an interaction are heavily increased when the buildings continue to stay occupied,” Wilson said. “Ensuring that our employees are following all CDC guidelines is imperative to ensure the health and safety of our employees and clients.” Price said there are few precautions a contractor and their staff can make to ensure safety on a site. While consistent handwashing is important, employers can also: encourage flu shots, limit tool sharing, stagger breaks in indoor spaces and set up hand washing stations around areas where particularly sticky or dusty materials or projects are being done.

And

CRE Insight Journal • Special Issue • Operations and Maintenance, 2020

Most importantly, people should stay educated. “Don’t be afraid to say ‘I’m not sure; give me five minutes to check’,” Price said. “COVID guidance changes frequently since it is a new virus and we’re still learning about it.”

Building Up

As re-entry begins and projects start back up, it may be time to consider tenant buildout of construction projects around a property. While precautions should be taken, COVID-19 does not mean a permanent pause on construction. In some cases, it may be an even better time for certain projects. “This is a great time to take advantage of fact that a property may currently have a lower occupancy rate. Completing projects now can be less intrusive than when the property is fully occupied.” Wilson said. “Certain projects like roofing, waterproofing, or structural work being placed on hold could only result in more damage to the building.”

770-455-8340

Elective projects such as painting or pressure washing are easier with less tenants, so elective projects can still be under consideration and maybe a good use of a less occupied building.

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Necessary projects can still be completed if guidelines are met and all employees on the project are being responsible. Moving forward, contractors and property teams should develop what Price called a “Safety Culture.” That way there is a team mentality of committing to safety and wellbeing.

Tenan

dou l i u B t

Building Automation • Mechanical Service HVAC Design/ Install/ Maintain • Since 1973

uring

9 1 D I COV

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COVID-19, Air Filtration

Reduction of Airborne Transmission of Viruses in Commercial Buildings By: Bob Wilson, CAFS, NCT II and Bill Palmer, CAFS

What is the future of commercial buildings? Now that COVID-19 and social distancing have become household words, what will be the ongoing effect on commercial building utilization? What will happen to restaurants, churches, stadiums, concert halls, opera houses and theaters … all where large numbers of people gather? How will the practices and standards that defined the standards for occupancy and air filtration prior to the pandemic resonate with the challenges that we face today? These are all good questions for us to consider, even though no one can predict the future. At first glance, the initial impact of the pandemic represents a trip to the unknown. That being said, we can look back rationally at other crisis situations and see how we came through or out of them in order to better understand the answers to the above questions. For the purpose of this article, we believe suggested engineering system revisions can reduce the spread of all kinds of infectious microorganisms (or at least reduced to levels that are “acceptable”) and social order will be restored. COVID-19 will be viewed similar to tuberculosis, polio, and other frightening plagues that attacked Americans in the early 1950s. There have been volumes written detailing the transmission of viruses in indoor environments both by touch (fomites) and by aerosols. In this article, we will assume building managers and building occupants understand the importance of cleaning and wiping down frequently touched surfaces, and the importance of hand washing and other hygienic protocol. We will look at the removal of aerosols and the sizes in which they may be deposited in the lower respiratory tract. We have studied this accurately and understand how people infect other people. For example, we know settling velocities

CRE Insight Journal • Special Issue • Operations and Maintenance, 2020

of aerosols, especially small ones like viruses are in the range of <3 um do not settle and remain suspended. Coughing, sneezing, talking and singing generate substantial numbers of particles in the <5-10 um range.1 These particles evaporate rapidly into droplet nuclei and can become half their original size. They then can be carried in the air over large distances and, depending on several factors, infect other people. Let’s examine some of those “other factors” as some are the kind we can control and hence, help reduce or eliminate this spread.

Dilution – this is the age-old solution put forward by engineers in the Wells-Riley Equation. Building managers have learned that complete elimination of outdoor air is not practical and employ a variety of plans to change indoor air using dilution. Outdoor air is still one of the most effective ways of reducing the spread of viruses. Amount of Infectious Dose - reason tells us that having more infected people in an area increases the amount of infection in the air and the amount of the spread. Decreasing the amount of “dose” or increasing the amount of distance between doses will help eliminate the spread. This is the premise behind social distancing. Strength of the Infectious Agent - viruses

are fairly fragile by nature and do not tend to remain viable in the environment for long periods of time. That being said, some are more virulent than others and COVID-19 seems to be a strong strain of virus. For this reason, the government shut down completely those places where large numbers of people gather.

Engineered Solutions With the above in mind, building owners and managers can initiate several steps to not only reduce the spread of the current virus, but of the other viruses that reduce occupant productivity and increase health cost such as cold and other influenza. Keeping sick employees at home, wearing personal protective equipment such as face masks, and keeping social distancing will, in our opinion, become common practice in the future. The following are engineering system solutions that will help create a cleaner, disease-free environment using easy, cost effective solutions where larger numbers of people gather.

Increase Air Filter Efficiency - most large

systems are designed to handle increased levels of air filter MERV (minimum efficiency reporting value). The typical commercial building utilizes a MERV 8 filter. Due to new developments and application of air filtration media, and with minimal addition of budgetary and pressure restrictions, filters can be increased up to MERV 14. Upgrading the MERV should be accompanied by a thorough inspection of HVAC air handling systems to identify and eliminate the possibility of air bypass. This increase in efficiency has produced an increase in virus-sized particle single-pass retention from 57% to 87% respectively in clean filters and 79% to 99% dust loaded.2

Portable Self-contained Source Capture Filters - where applicable, portable source

capture units can be utilized that incorporate HEPA filtration. Some units may incorporate germicidal UV-C lamps. Portable units are relatively low cost and have long service life, usually up to five years for HEPA filters, and 12 to 15 months for UV lamps. Many of these units are mistakenly placed on floors as they resemble the old ottoman-style fans, but should be placed up in the breathing zone or three feet off the floor. Units can be placed on desks, cabinets and tables.

Ultraviolet Germicidal Irradiation (UVGI) - the use of ultraviolet light in

Bob Wilson is a National Air Filtration Association member and Certified Air Filter Specialist and NAFA Certified Technician, Level II. He is president of BWG Filtration, has been working in the air filtration industry for 38 years. He is past president of the National Air Filtration Association, and was Technical Chairman and helped write many of the Best Practice Guidelines currently used by NAFA. He lives in Lakewood, FL and can be contacted at bob@bwgfiltration.com Bill Palmer is a National Air Filtration Association Certified Air Filter Specialist and president of AeroMed, Inc. He has been in the air filtration industry for 40 years and manufactures ultraviolet germicidal irradiation equipment and infection control apparatus. He has worked specifically with UVGI in countries around the world and assisted the CDC in identifying ways to eliminate the spread of microorganisms. He is a member of the Council-Certified Environmental Infection Control Consultants. He lives in Amsterdam, NY and he can be reached at bpalmer@aeromed.com DISCLAIMER: As you are aware, our collective understanding of the Coronavirus (COVID-19) has evolved over time and will likely continue to evolve in the future as we learn more about how it spreads and its associated risks. Although we try to use the most up-to-date information we can find from reliable sources, BOMA and NAFA do not and cannot make any representations or warranties about the truth, accuracy, or completeness of the information provided in this article, and the information provided may not be applicable to each and every individual circumstance. This content is only intended to provide general information about the Coronavirus, air filtration and suggested best practices to prevent its spread based on our current understanding.

the “C” range of 200 to 280, preferably 265 nanometers has been shown to effectively and efficiently inactivate all types of microorganisms without the production of ozone. Use of UVGI on HVAC coils has shown excellent reduction of biofilm on coils and in drain pans with subsequent reduction of airborne aerosol microorganisms.

References: 1. Nicas M, Nazaroff WW, Hubbard A. Toward understanding the risk of secondary airborne infection: emission of respirable pathogens. J Occup Environ Hyg. 2005;2:143–54.

Of renewed and increased use is the proven technology of upper air room UVGI units that utilize the natural rising-air movement in a room to irradiate microorganisms as they pass by units placed near the ceiling. These units have no moving parts and employ bulbs that have 10,000 hours of life expectancy or more. The advantage of these units is the placement directly in the occupied area with no risk of injury to the people in the space.3

3. Ibid, Chapter 14, pages 14.1 – 14.4.

2. NAFA Guide to Air Filtration 5th Edition, Chapter 10, page 10.4, Environmental Technology Verification research done by Research Triangle Institute 2003, David Ensor, et. al.

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Finally, developing a vaccine for COVID-19 poses the best solution for overall reduction of the spread of this virus. While it will hopefully end this pandemic, building owners and managers can employ the engineering solutions above to decrease the possibility of other new infectious diseases from spreading into their buildings

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Landscaping, Operations & Maintenance

How Landscaping Cre People generally spend at minimum 40 hours a week in their office. Many professionals spend more time in their office than they do in their living rooms in their homes. Many properties are beginning to make their properties more calm, welcoming, and homey because of this trend, and they are doing it through landscaping.

Curb Appeal When a prospective or current tenant drives up to a property, the first thing they see other than the parking lot, is the landscaping. Whether it is conscious or not, that person has made a judgement about the property and the people who run it based on the landscaping outside the building.

Director of Business Development for Russell Landscape Group John Wetherald said that this is one of the reasons landscaping is so important for a property. “It’s the most initially impactful thing you can do to set the tone for someone,” Wetherald said. Property managers are responsible for making sure landscaping is a consistent part of the budget and that the right landscaping projects are being prioritized. Director of Property Management at Brand Properties Shannon Westberg, RPA, said a good property manager knows how to use landscaping right.

“They are going to have this wonderful blend of plants that is going to give you this perception that the property is being well maintained,” Westberg said. Unkept lawns or overgrown plants can give the impression that the people managing the property do not upkeep other systems in the building and can give a negative impression.

Creating a Place Landscaping provides both literal and subliminal messaging about each space a person enters. Wetherald said professionals use different plants in different areas to create whatever mood the client wants tenants to feel.

Wetherald said that landscapers use different textures and plant types to evoke different moods. Wether it is palm trees by a pool to create an oasis or hedges in front of an office to show strength, different plants can send different messsages. “All these things are in our toolbox to invoke any emotion,” Wetherald said. With people spending so many hours at work, property managers and owners are beginning to create physical spaces where their tenants can spend time outside while still being on property. Westberg said she knew of a property that made a point to create a dog-friendly outdoor workspace.

ANd WHy Th 20

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eates a Sense of Place “By creating this rooftop oasis for their people, they’d go up there with their laptop and their dogs and keep working,” Westberg said. “People were still working; they were just spending some time in the sunlight with their dogs.” All of this is done to create a vibe or tone of a building or company. If a company is focused on sustainability, they might create a rooftop garden. If an industrial property wants to show their professionalism, they may focus on maintaining a large lawn. Landscaping sends subliminal messages to tenants and employees and, when used correctly, can completely alter their experience.

Growing with It

Landscaping is not a one-time decision. Wetherald said that property managers should consider the maturing landscape at all points of the property’s lifespan. Some plants go out of fashion and others begin to cause structural problems. He said it is always cheaper in the long run to properly maintain an ornamental landscape and plan for its evolution over time than to face big projects and big budget line items later.

“It’s a living thing, so as ornamental landscapes mature they alter the environments they are in and the needs of it change,” Wetherald said. Landscaping should also respond to tenant need. Creating outdoor lunch spaces or Zen break rooms can improve tenant experience and make them enjoy work more. Westberg said part of landscaping is about putting people in their best possible environment. “An indoor landscape can help give a sense of calm and comfort rather than just the sterility of what would be an office building,” Westberg said.

Tenants concerned with sustainability may also want to see their landscape reflect that. Using native plants, responsible irrigation systems and erosion-preventing landscape plans can show tenants that the property cares about their values. It shows the tenants what values the property owners and managers hold. As budget season approaches, consider what landscaping projects your property may need and what vibe you want to create at your property. Although usually a large line item on the budget, you never get a second chance to make a first impression.

hat Matters By: Molly Looman

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Roofing, Operations & Maintenance

A roof can sometimes fall into the category of “out of sight, out of mind.” While interior systems and curb appeal projects are easy to spot and feel more pressing for the day-to-day life of a tenant, problems on the roof can cut deep into a budget, especially when roofs need parts replaced. There are few common missteps that can shorten the life of your roof and lower the value of that investment.

1. Neglect A problem will never get fixed if it is never seen. Even worse, if a problem is seen and never dealt with, it can create even bigger challenges down the road.

Portfolio Chief Engineer with Lincoln Property Company David Vences, SMA, SMT, LEED GA said the biggest mistake he sees engineers make is a lack of preparation. “If I were to ask a building engineer or a facility manager, ‘Show me your roof program,’ and your response is, ‘Well, any time we have a leak, we notify our roofer and they fix it,’” Vences said, “This would be a good start.” Building engineers and property managers are responsible for developing in-depth roof programs that mark when repairs are done, who did the repairs, where the leaks are and what the inspection schedule is. Not giving a roof the same inspection attention as other systems in a property means that more can go wrong without anyone noticing, thus making the roof more susceptible to further issues.

5 Things that Shorten the Life of Your Roof By: Molly Looman

CRE Insight Journal • Special Issue • Operations and Maintenance, 2020

2. DIY Repairs Identifying the repairs a roof needs quickly is a great first step in making sure a roof goes the distance. However, performing an improper or incompatible repair can be more damaging to the structure itself. Vice President and Partner with Zurix Roofing Systems John Harcourt said it’s important to have the right person doing the right repairs. “Making sure your roofing vendor or consultant is accessing your building a few times per year will go a long way to making sure that your roof will reach its maximum useful life,” Harcourt said. Improper repairs can cause more damage to the roof, lead to additional repairs and generally shorten the life of your roof.

3. Debris Debris can be the ultimate enemy of a roof. Loose nails can tear holes, leaves can clog drains and, in general, debris makes repairs harder to perform. If debris is left to collect or is not properly removed in a timely manner, a roof may deteriorate faster, thus shortening its lifespan. “One of the simplest ways to extend the life of a roof is clean and clear any obstruction from roof drains,” Vences said. Letting a few leaves gather may seem like a small inconvenience, but if left to accumulate, debris can cause major destruction.

5. Foot Traffic A roof receives a lot of attacks from weather, falling debris, harsh sunlight, and wildlife. Adding to it by increasing foot traffic is the one factor a team can control. While regular inspections and repairs are necessary, try to keep the foot traffic limited to those trips. High foot traffic can wear down the materials on the roof and create more wear and tear on the roof system on the whole. Roofs are just like any other system in a building. They need regular care, regular inspections, and regular attention. Roof repairs can break a budget and the longer a roof can last, the better.

Debris can also include tools and screws left behind from repairs. Make sure that the roff is kept clear during and after any projects.

4. Weather Conditions

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Debris and a roof program are within a building engineer’s control. The weather, unfortunately, is not. Rain and drastic changes in temperature can shorten the life of a roof and cause damage in different seasons. “Some roof systems will perform better in different climates or different situations than others,” Harcourt said. “The continuous transition between cold-hot and sun-rain breaks down a roof’s components.” While weather is out of the management team’s control, understanding the effects the weather in the area can have on a roof is important for preventative maintenance. Being unprepared may lead to more roof repairs and replacements.

KNOW BEFORE YOU CALL: ROOF INSPECTIONS

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Operations & Maintenance, Preventative Maintenance

Three Reasons to Prioritize Your Exterior And common shortcuts you shouldn’t take

By: Molly Looman The exterior and interior of a building can sometimes be thought of as two separate spaces. Exterior maintenance is often deferred for more immediate, tenant-facing interior projects. However, the exterior and interior are highly connected and deferring maintenance on one could lead to new problems in the other. Energy efficiency, curb appeal and damage prevention are a few benefits to completing exterior maintenance. Here are a few reasons why deferring these jobs may lead to a bigger costs in the future and how improving the exterior can make a major difference at a property.

Protecting Against the Elements

Water and air are two factors to consider when deciding on exterior maintenance jobs. Whether it is a preventative task or a repair, water and air damage can cause serious harm to a building’s façade. Water intrusion being at the top of the list. Director of Structural Engineering for PM&A Brian Rivers, PE, said that deferring maintenance around water intrusions can lead to more problems down the line.

CRE Insight Journal • Special Issue • Operations and Maintenance, 2020

“Ongoing or recurring leaks can result in damage to interior finishes or mold and indoor air quality issues,” Rivers said. Waterproofing is one investment to consider. Director of Engineering with Lincoln Property Company Jesse Kave said they often recommend a water test to both find leaks and test newly-preformed repairs. “We want to make sure we have a tight building envelope from a water proofing perspective, and we aren’t creating damage,” Kave said. Air filtration is also a major concern. Kave said that maintaining the right pressure in a building can mean less damage in the future, cleaner air in the property and longevity for an HVAC system. Not identifying and repairing cracks in your exterior makes it harder to regulate air infiltration and creates waste, Kave notes. “Not only are we wasting energy but you’re getting dirt and debris and other items that come in through those crevices and are now deposited within that building envelope,” Kave said.

Save Now, Pay Later While exterior maintenance is not cheap, paying the bill now can save money in the long run. When considering an exterior maintenance problem, Rivers said it is important to consider timing and priority based on the issue at hand. “With most roof or façade water intrusion issues, there is a steep price to pay for putting off the repairs or not discovering the cause in a reasonable timeframe,” Rivers said. Putting off exterior maintenance can mean creating opportunities for mold growth, air intrusion or sustained water damage. Kave said that the money saved by not addressing a problem initially may be spent later when repairing equipment, especially when it comes to regulating air infiltration.

“It’s imperative to make sure that building engineering staff are regularly inspecting the top-floor spaces to ensure that roof leaks aren’t occurring,” Rivers said.

Common Pitfalls Even when exterior maintenance has been budgeted for and executed, there are still a few shortcuts and pitfalls that may eat into a budget later down the line. Kave said one of the biggest shortfalls is not researching the building’s window systems. He said that while some windows are designed to keep water out, others are meant to channel water through. If the repair does not match the system, there could be a build up of water within the façade.

“That’s going to basically make your HVAC work harder and you’re going to spend more dollars out of your operating budget to keep up the facility,” Kave said.

“The common thought might be, ‘well, we just have to seal it all up’,” Kave said. “That might not necessarily be the right fix.”

Maintaining the Tenant Relationship

Rivers’ advice also concerned seals. Sometimes an outside professional should be consulted, especially if a sealant has specific instructions or the surface is made of a specialty material.

Maintaining a property’s exterior is largely about preventative maintenance. Tenants satisfaction may decrease if a maintenance professional is having to enter their space multiple times to fix a repeat issue. Identifying the issue early and making sure the repair is thorough is important to maintaining the tenant’s trust and satisfaction. Kave said the goal is always to minimize the amount of times they have to interrupt the tenant and that performing tests and inspections before they move in can often mitigate any future problems or make them quicker to identify late down the road. One of the best ways to show the tenant that the property management staff is being vigilant is to make sure that the building engineers are performing routine inspections and that the tenants are notified.

“The most common shortcut we see is DIY sealant repairs,” Rivers said. “While some exterior joist sealants can be replaced by the building staff, there are specific surface preparation and application procedures that are required.” Exterior maintenance is an often-deferred budget line item, but before moving the project to next quarter, one should consider urgency, place and cost. It may save money, time and tenant relationships in the long run.

Even in a space that may have had low to no occupancy for a period needs attention regularly to prevent future repairs.

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Parking Lots & Decks, Preventative Maintenance

By: Molly Looman While they may have been a little emptier lately, the concrete and asphalt structures that greet vehicles should still be top of mind. Parking lots and decks projects are often budgeted as deferred maintenance. This strategy is common but needs to come with an informed understanding of the needs of a parking structure. Not only are parking lots and decks the first thing a potential tenant sees when they visit a property, but they are an entity that can often contain easily-missed problems that can be a big cost later.

Why Parking Matters As previously mentioned, when someone drives up to a property, one of the first things they see is the parking lot or deck. Especially in a commercial office space, the parking lot may be something they see multiple times a day. It is important to treat this area like any other asset to the property. Parking operations coordinator for Highwoods Properties Cameron Higdon, CPP said that this is one reason for investment in the space. “Parking deck maintenance should be a priority for building owners and operators who want to entice a customer to or keep an existing customer at the location by the ever important curb appeal,” Higdon said.

CRE Insight Journal • Special Issue • Operations and Maintenance, 2020

Parking lots and decks are also one of the few spaces that see both pedestrians and vehicles. This means that it receives more wear and tear than some of the floors and elevators in the building itself. Doug Brooks, regional vice president with Laz Parking, said that keeping up a parking area is a comprehensive effort. “If you want the lifespan of the garage to go the distance, then you have to look at preventative maintenance and long-term maintenance,” Brooks said.

What to Look For There are a few major issues to look for when it comes to both short-term and long-term parking area maintenance projects. Many of them have a large return on investment both in improving quality of life and lengthening the lifespan of your structure. The first problem to pay attention to is water intrusion. Cracks in concrete can mean big structural issues down the line. Puddling and water build-up are issues to be prioritized as the long-term costs can add up. “Water intrusion is a common issue and one that can get out of hand rather quickly since the effects of the water intrusion can affect drain lines, electrical components, concrete support systems and more,” Higdon said. A second major issue, and one with big return on investment according to Brooks, is lighting.

Concrete Jungle How to Approach Parking Maintenance Lighting is not only a safety priority, but an energy efficiency project and an aesthetic one. Replacing the bulbs in your garage or investing in more lighting for an expansive lot can only improve the relationship between you and your tenants. “It affects security within a garage,” Brooks said. “Lighting affects your ability to prevent trip and falls.”

Now vs. Later Parking maintenance is usually on the short list for being deferred. While on the accounting side that makes sense, it is important to know the pros and cons when deciding when to mark parking as a deferred maintenance project. Higdon said that parking maintenance should not be deferred because it could lead to structural or other problems in the future. He said other times is can be a business decision based on the type of property. Deferring maintenance is something the vendor considers as well. Brooks said he likes deferred maintenance because it can be something to count on and it keeps a steady schedule of work. However, he said it always important to run a risk assessment before deciding when to start a project. Brooks said that not deferring maintenance could mean prolonging a high-cost repair later in the year if there is no room in the budget to cover it.

Tips There are a few ways to make sure that a parking structure is well maintained. Making it a part of the inspection schedule is key with at least one inspection per month. Brooks suggests adding a non-peak inspection every once in a while to allow engineers the best opportunity to catch a problem. “Drive to your building and walk it top to bottom when there are no cars in it. Nobody ever does that,” Brooks said. “You always do it 10 o’clock, Monday morning, with the property manager.” The second piece of advice is to stay informed. Higdon said that making uninformed repairs can lead to more cost and time down the line. Because parking maintenance is usually deferred, it is important to have a knowledge of the full scope of possible repairs and projects that may need to occur. “It is recommended that a structural engineer or industry professional be involved to help identify the cause of the problems that are occurring rather than simply making spot repairs without understanding or addressing the underlying issue,” Higdon said. A parking deck or lot is just like any other system in a building. Just like any other system, it takes knowledge and expertise to make sure it is run correctly and on budget.

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Supplies, Engineering

Beyond The Price What to look for when buying supplies

By: Molly Looman Engineers are likely to bring up cost as one of their first considerations when purchasing a product. However, price is only one factor of supplies purchasing. Because different teams have different chains of command when it comes to purchasing, it is important that all members of the team are well versed in the multiple aspects of supplies purchases in case they are the ones buying.

The Retailer Over the years, an engineer may develop a relationship with their supplier for different parts or repairs. These relationships are important to build especially in times of crisis. When considering national retailers versus a local seller, it can often depend on availability. Chief Engineer with Portman Management at CODA Michael Knox said it’s about putting in the time. “Established national brands are generally a safe bet, but if you are willing to do a bit of research, you can often find some of the less recognizable brands can be had with equal or sometimes better end results, at a lower cost to the property,” Knox said.

While using a local supplier may not always be an option, using one when possible benefits both the property and the seller. Chief Engineer with Dewberry Group Adam Hartley, SMT said he tries to buy local when he can because of the mutual benefit. “I like to support our local small businesses in Atlanta when possible, and I think the key to finding those is word of mouth from other engineers,” Hartley said. “An added benefit of supporting local business can be showcasing that to your current and prospective tenants.”

The Quality Engineers are always looking for the highest quality product they can find. But the term “high quality” can include a few things such as shelf life and environmental impact. Hartley said that he considers shelf life especially when buying for long-term inventories. “Condensate tablets can crumble, ice-melt can turn rock hard in the package, and tubes of grease can separate and leak all over the shelf if left for too long,” Hartley said. “It is very common for an engineer to take over a property where the last team overbought and there is expired or useless stock in the supply room.”

CRE Insight Journal • Special Issue • Operations and Maintenance, 2020

Environmental impact is also important both for LEED and WELL building standards and the satisfaction of tenants. Tenants are beginning to show interest in the products being used. “I prefer products that have the least environmental impact and that have been sustainably sourced. Green Seal® certified products are top on my list when purchasing,” Knox said.

The Speed Different projects have different timelines. Maintaining a well-stocked and wellconsidered long-term inventory can be vital for emergency repairs, but sometimes, an engineer just won’t have the part. Hartley said that in a time crunch, who he calls is about reliability. “For special projects I tend to stick with my most reliable suppliers especially if the project is time sensitive or is budget dependent and I need to act quickly, Hartley said. “Using a well-known supplier with stable pricing and inventory also helps when creating a project budget and timeline.” Speed not only refers to shipping, but also training time. Knox said many systems are becoming more sophisticated. Computer systems are making properties more connected and run more efficiently.

However, this new complexity can mean longer wait times for specialized repairs and increased training that needs to be factored into the budget. “With increased sophistication comes increased costs related to training, troubleshooting, systems analysis and repair, and loss of customer satisfaction when building systems go down for periods of time while working solutions or awaiting parts or expertise to correct,” Knox said.

The Gist Create a comprehensive buying plan and list of vendors. If an emergency does happen, any staff member should know where to go. This will also help when it comes time to budget for long-term inventory. Supply chains are critical to a property running smoothly. Tenant relationships rely on their repairs being solved quickly and the building running at its optimal speed. While engineers always have budget in mind, looking beyond the price can save time, energy and money.

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Education, COVID-19, Remote Work

Being a Successful Virtual Learner

By: Christopher Oronzi, CPTD

With schools and offices closed around the world, both students and professionals have been forced to adapt to a new way of increasing their knowledge base: virtual learning. Virtual learning, or distance learning, can take many forms: from listening to a recorded video, to clicking through a selfpaced module, to attending an online training session with a group of other people. Regardless of the form it takes, you should see virtual learning as an investment in yourself and your future success. And since you likely want to be a successful person, you should also want to be a successful virtual learner. The first thing you should do if you want to be a successful virtual learner almost goes without saying: minimize distractions. That’s easier said than done a lot of times, but it’s absolutely critical. To start, tackle the biggest distraction of them all: your email. Turn off the notifications, even if only temporarily. Better yet, close your email entirely. Let that number in the inbox grow. It’s ok, reallyit is. Allow some correspondence to go unanswered while you focus on training. If you’re worried about someone feeling ignored by not receiving a quick response, set an out of office message. State in it that you’re stepping away from your email for a while to focus on training. Maybe even include the topic of the training session in that message. This will only make you look like a more serious and dedicated professional. Consider implementing this as an organization-wide best practice if you’re someone in a position of influence. Since you’re closing your email, go ahead and close all

CRE Insight Journal • Special Issue • Operations and Maintenance, 2020

other distracting programs too while you’re at it. Close your messaging program. Close your web browser. Close any other software programs you might have running. Ideally, and whenever possible, the only windows you should have open are the ones you’re using for training. Now that those digital desktop distractions have been eliminated, it’s time to do the same for any physical desktop distractions; chief among them: your phone. Put it on silent. Flip it screen side down. Maybe put it in a drawer or across the room. Better yet, put it on silent it, flip it down, and put it in a drawer across the room. It’s going to be very tempting to want to pick up your phone during a virtual training session. Do whatever you can to avoid that temptation. If you need something to do with your hands to stay focused, take notes. Study after study proves that when it comes to learning, virtual or otherwise, for various neurological reasons, everyone retains more information when they take notes. That is to say, handwritten notes. Keep some paper handy during virtual training. That way, you can record your notes the good oldfashioned way. Not only will it help you better retain what you learn, but it will also give you a reference resource after training ends. While old-fashioned paper is best for taking notes, new-fangled digital technologies are what make distance learning so easy and convenient. There are any number and variation of platforms available for virtual learning, each with its own bells and whistles. To be a successful virtual learner, it’s important that you know your tools.

Invest some time in practicing with the learning platform. Familiarize yourself with the various features and functions it has. Know the appropriate way to use them to participate in training. A best practice to consider is implementing mandatory training on the learning platform itself. Many vendors offer self-paced or recurring instructor-led sessions free of charge. Take advantage of them or customize one specifically for your organization. It’s an important step in making all other learning initiatives successful. There are often many features available in digital learning platforms to help enhance the remote learning experience, and even if they won’t all be used for every training session, it’s still a good idea to be familiar with them. Does the platform have file sharing capabilities? Then know how to share files through it. Are there ways to participate with buttons or icons? Know where those are and what they mean. Is there a whiteboard? Practice using it. Can you draw or annotate? Learn how. Might you use breakout sessions? Understand how to participate in those. Know how to send chat messages to the host, presenter, and fellow participants. And, perhaps most importantly, know where to find and how to use your mute button! Be aware, too, that technical problems can and might occur, so know who to contact when that happens to you. Have the technical support info ready and available should you need assistance.

others. Often the best way to gauge how well you understand something is when you have to explain it to others. As the famed bluesman BB King once said, “the beautiful thing about learning is that no one can take it away from you.” This is absolutely true; and learning is a beautiful thing. Nobody can take learning away from you, it’s true, but you can take yourself away from learning. That’s particularly easy to do when learning on a virtual basis. When you keep learning, though, you keep growing, and only by continuing to grow can you continue to achieve. Make sure you’re maximizing your potential to grow and achieve by being a successful virtual learner.

About the Author: Christopher Oronzi, CPTD, is a Certified Professional in Talent Development. A corporate trainer with over a decade of experience in virtual facilitation, he is also a corporate communications expert, consultant, and freelance writer residing in Atlanta, GA.

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The best person to inform might be the host, but it’s typically not the speaker. Interrupting the session because you’re having technical issues only serves to distract everyone and takes time away from learning.Organizational leaders should make it clear who to contact and how to do so should there be any need for troubleshooting. Another important key to being a successful virtual learner is staying engaged. While the best virtual instructors will make every effort to keep their audience interested, it’s ultimately the responsibility of the virtual learner to stay engaged. It can be very easy and tempting to approach virtual learning as a passive event; to simply sit there and let the presentation play out or to let others do the work. This is a mistake, and it robs you of an important growth opportunity. You’re investing time in training for a reason. Maximize that time. Participate in the activities. Ask questions. Be willing to answer questions. Contribute your thoughts and ideas to discussions. Be a leader and model this behavior for others. It only takes one person to get the participation ball rolling. Be that person.

ENGAGING YOUR VIRTUAL TEAM

This is easy to do if you come prepared. Invest some time beforehand readying to participate. Read up on the topic. Become familiar with the basic concepts. Be ready to talk about possible discussion items. Prepare some questions. It’s quite likely that your questions will be similar to those others might have, but it’s also possible that you’ll think of an angle nobody else considered. In either case, everybody wins when you’re prepared to participate. Stay engaged afterward, too. Just because your module was completed, or your session ended, it doesn’t mean that your opportunity for learning has concluded. Keep reading about the topic. Keep discussing it with your colleagues and friends. Be ready and willing to share your new knowledge with

IMPROVING YOUR EFFECTIVENESS AS A REMOTE WORKER WEBINAR www.creinsightjournal..com

Education, COVID-19, Remote Work Tips for Being a Successful Shumate Mechanical specializes in commercial HVAC installation, service and preventative maintenance for different projects that include office buildings, schools, retail centers, medical office buildings, data centers, production & manufacturing plants and warehouse & distribution facilities.

Virtual Learner

• Minimize Distractions

- Close your email and any other unnecessary programs

We offer: In House Engineering

- Move your phone to a location where you can’t see it

Piping & Insulation Building Automation Systems Equipment Commissioning Preventative Maintenance Programs

• Know Your Tools

- Take some time to practice with your learning platform

- Understand how to use all of the features and functions

• Engage in the Event

- Ask and answer questions and participate in discussions

- Take notes by hand using paper and pen/pencil

• Engage with the Topic

- Do some research beforehand to prepare a few questions

- Discuss it with colleagues afterward, or explain it to others

DOWNLOAD – Checklist – Being a Successful Virtual Learner

CRE Insight Journal • Special Issue • Operations and Maintenance, 2020

Property Management Services Equipment Inspection Reports

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15/07/14 2:19 PM

News: CDC RELEASES NEW COVID-19 RESOURCES FOR BUSINESSES The U.S. Centers for Disease Control and Prevention (CDC) has released two new resources for business leaders to use in making decisions related to re-opening their physical locations during the ongoing COVID-19 pandemic. These resources may be especially useful for tenants of commercial office buildings. One of the CDC’s newest resources, “Workplace Decision Tool: Workplaces Considerations for Reopening During the COVID-19 Pandemic,” (available as a PDF and hyperlinked webpage) guides business leaders through a decision making process to ensure business operations are conducted in a thoughtful and safe manner. Additionally, the CDC has released interim guidance for employers with workers at high risk of severe illness. Together, these resources provide the latest insight into conducting business operations and protecting workers. “These new CDC resources are critically important in helping building owners, managers, and tenants make informed decisions during the ongoing pandemic, especially now with building utilization by tenants increasing,” says Gabriel Eckert, FASAE, CAE, BOMA Georgia Chief Executive Officer. “As building utilization continues to increase with more and more tenants returning to work in office buildings, the BOMA Georgia Foundation has also produced a new guide to help real estate professionals during this transitional time: Building Re-Entry: 10 Essential Resources for Property Management and Operations Professionals. The guide features a curated a list of 10 essential resources for property managers and operators, and tenants. Collectively, these resources are designed to help building management and operations teams adjust to increased building utilization while continuing to respond to the ongoing

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COVID-19 situation.”

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Education, COVID-19, Remote Work

Conducting an online training session can be an intimidating prospect. The idea of presenting to an invisible audience is a daunting for even the most seasoned classroom trainers. Delivering virtual training doesn’t need to be scary, though. It can be a very easy and very effective by taking into consideration some best practices.

First and foremost, virtual training is not classroom training. This may seem like an obvious statement, but it’s an important place to start. While it would be easy to simply take training designed for the classroom and conduct it over the internet, it would also be a mistake. There is certainly some overlap between the two methods of delivering learning, but virtual training has its own separate and distinct set of concepts. So, no, training sessions cannot simply be moved from classroom to virtual settings. They first need be modified, or even redesigned, to suit the new medium. One necessary modification will be to the way in which the audience is kept engaged. Successful virtual trainers know that they will naturally lose the attention of their audience much more quickly and easily than they will in a classroom setting. That is in no way a reflection on the skills or abilities of the trainer, or the general interest in or importance of the topic, but rather a matter of human nature. It is just far easier to be distracted staring at a screen than it is staring at a person. It’s a much better learning experience for the audience if they’re given something to do every few minutes. Fortunately, most online learning platforms include several tools that can be used for this purpose.

CRE Insight Journal • Special Issue • Operations and Maintenance, 2020

One of those is a chat feature. Asking questions of the participants that can be answered in chat is an easy and effective way to engage an audience, while also giving the trainer an idea of who is participating and who is not. Respondents should be recognized by name to encourage more participation, providing praise when appropriate or corrective feedback when needed. The chat panel is also a great place for participants to ask questions of the trainer, or to engage with each other, without distracting from the central lesson. Taking full advantage of this feature is an important part of online learning. Another great feature for asking questions, gauging participation, and engaging the audience is polling. Polls serve as a knowledge check, break up periods of lecture or discussion, and interject an opportunity for quiet reflection. Polls also measure the percentage of the audience that is actively participating, which is helpful information for the trainer. In addition to polling and chat features, most online learning platforms will include, in some form or another, feedback icons. Icons can be used as quick, informal polling tools, with certain buttons representing certain responses (for example, using a hand raise icon in response to the prompt, “raise your hand if…”) They provide a way for the audience to give realtime feedback to the trainer; expressing confusion, a desire to move faster or slower, agreement with a certain point, or the need for a break. Icons, in all their various forms, interject

Being a Successful Virtual trainer

By: Christopher Oronzi, CPTD

an element of interactive participation into virtual training that should not be overlooked. Breakout sessions are also an available feature in most web hosting platforms and are a very effective way to engage a virtual audience. Breakouts are best used for smaller group discussions, activities, or assignments conducted away from the larger training session. They are, like their classroom counterparts, a way to apply concepts discussed during the training session and are best followed by a whole-group discussion about the breakout activity. Incorporating strong and powerful visuals are also an important part of being a successful virtual trainer. Visuals form a connection with an idea or topic in a way that words alone will not; hence the saying, “a picture is worth a thousand words.” A screen should never be cluttered with text when an image will do instead. There’s a reason pie charts and bar graphs are so popular: they’re an effective way to tell a story using a powerful visual. The visual elements are critically important, but so too is the audio portion of the presentation. Successful virtual trainers should sound natural and conversational in their delivery, while also speaking with authority. A low, definitive tone is often best. There should be some enthusiasm too, but not to the point of obsequiousness. Avoiding up-speak, or the tendency to end sentences with a higher pitch so they sound like questions, is essential. So too is eliminating the dreaded filler words, such as “umm” and “uh” and “like.” Because a

virtual audience is typically separated from the non-verbal cues of body language and facial expressions, the way they connect with a message will be based largely on how they hear it. Successful virtual trainers also understand the power of incorporating changes in a learning presentation, and those changes come in two forms: macro changes and micro changes. Macro changes will involve stopping the flow of one activity (such as a lecture) to engage in another (such as a discussion) and the following it with yet another activity (such as a poll question) and then another (like a breakout session). Macro changes serve to keep the audience active, while micro changes serve to hold the interest of the audience. Micro changes are slight and subtle changes to the visual or audio of a presentation that signal the need for continued attention. This is a technique borrowed from the entertainment industry. Movies and TV shows will often include several cuts in perspective to keep the audience looking, or audio cues to keep the audience listening. Successful virtual trainers can use similar methods. These will typically be in the form of something like advancing a slide, activating an animation, or changing the voice of the presenter. These small but mighty micro changes play a key part in holding the human attention span. When it comes to human attention spans, it’s important to note again that they are severely shortened in virtual training compared to classroom training. This means that, in addition to using the techniques established so far to engage the audience, it’s also crucial to take frequent short breaks. More breaks

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Education, COVID-19, Remote Work are needed in fact for virtual training than for classroom training. There is no absolute rule of thumb for how often a break should occur, with each audience and topic being unique in that regard, but successful virtual trainers must plan to include regular breaks in their sessions. Another consideration when planning virtual training is whether to include someone who will join the session in a support role to assist the trainer with various functions. This person is often called the producer, and will typically be responsible for greeting participants, introducing the presenter, monitoring the chat or Q&A panels for questions, answering questions in chat or interjecting with questions or discussion items as appropriate, and providing a change of voice to add interest. The producer also plays a valuable role in time management, assuring the session stays on schedule and breaks are taken as needed. The producer can also provide troubleshooting for any potentially distracting technical issues. It is a virtual training best practice to include a producer and it should be done whenever possible. The most successful virtual trainers are also experienced virtual students. Trainers should participate in as many virtual events as possible to evaluate best practices to incorporate into their own training sessions. Attending virtual training also gives a certain empathy for the audience, making trainers more attuned to what works and what doesn’t, and more aware of what it’s like on the other side of the experience. Finally, practice. A successful actor would never perform their part without first rehearsing their lines. A successful athlete never takes the field without first practicing their moves. A successful virtual trainer should not begin a training session without first practicing the material multiple times. As the saying goes: practice makes perfect. Conducting virtual training can be intimidating, yes, but it doesn’t have to be difficult. Incorporating a few best practices, paying attention to the style of delivery, and considering the experience of the audience are the keys to becoming a successful virtual trainer.

CRE Insight Journal • Special Issue • Operations and Maintenance, 2020

Tips for Being a Successful Virtual Trainer Recognize Virtual Training is Unique o Modify the material to suit the medium o Use the tools available in the virtual learning platform

Incorporate Powerful Visuals o Use charts, graphs, and images to illustrate the message o Avoid putting too much text on the screen

Utilize the Power of the Human Voice o Speak in a natural, conversational, but definitive tone o Avoid upspeak and filler words

Use Changes to Engage the Audience o Include macro changes like activities to keep the participants active o Include micro changes like animations to hold attention

Take Breaks o Plan for frequent, short breaks o Match these with the needs of the audience

Engage a Producer o Include someone in a support role to assist with logistics o Focus on delivering the presentation, not troubleshooting

Attend Virtual Training Events o Evaluate best practices to incorporate o Gain empathy for the audience experience

Practice, Practice, Practice o Rehearse the presentation as frequently as possible o Practice makes perfect for everyone

News: WELCOME to THE NEW BOMA 360 2.0 PERFORMANCE PROGRAM After a decade of providing best practices and learning from commercial real estate professionals across the industry, the Building Owners and Managers Association (BOMA) is offering something new. Keeping a property on the cutting edge is key to staying ahead in the market. With the new BOMA 260 2.0, CRE professionals can have the roadmap to keeping those properties up to date. The new BOMA 360 2.0 program helps industrial properties shine with new criteria for their unique challenges. It also has updated office building criteria and simplified application fees. The BOMA 360 2.0 program is set up to make sure properties get maximum ROI on the changes they make. “This new BOMA 360 2.0 program is going to allow our professionals to keep their properties forward-facing,” says Gabriel Eckert, FASAE, CAE, BOMA Georgia Chief Executive Officer. “ With the new criteria, this program is an even better, more inclusive version of the already beneficial BOMA 360 program.” To learn more about the new criteria and to apply for the new BOMA 360 Performance program, head to their website. Sign up for our newsletter for more up to date insights on the commercial real estate world.

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2020 Re-Entry Guide

Click to explore a few of our many resources and research projects available to your organization.

Coronavirus One Pager

Advancing REal Estate Education and Research www.bomageorgiafoundation.org

CRE Insight Journal • Special Issue • Operations and Maintenance, 2020

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BOMA INTERNATIONAL RELEASES COVID-19 EMERGENCY EVACUATION GUIDELINES

THREE CONSTRUCTION MANAGEMENT TIPS FOR O+M PROFESSIONALS

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MAKING ADVOCACY A PRIORITY- CRAIG BENEDETTO

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THE TANGIBLE BENEFITS OF THE CMCP PROGRAM- TAMARA WILLIAMSON

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Products and Service Directory Airduct Cleaning

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

Appraisal Consulting

Fellers, Schewe, Scott & Roberts, Inc.….(770) 621-9548 OLM Inc.….(770) 420-0900

Attorneys

Andre Kill & McCarthy LLP….(404) 653-3005 Baker and Hostetler LLP….(404) 946-9773

Audio Visual Services

Vertical AV TV….(404) 352-2488

Bldg Services

Engineered Restorations Inc.….(770) 682-0650

Building Management Consultants/Software

Frazier Service Company... (404) 456-7041

Carpet/Floor

ServiceMaster Cleaning & Restoration….(678) 766-0909 SOLID Surface Care, Inc.….(770) 212-1692 Southeastern Commercial Flooring Inc..(770) 591-9980 The Mad Matter Inc.….(678) 361-6704

Catering/Food Svcs

Ben & Jerry’s….(404) 666-2232

Communications

Airwavz Solutions….(833) AIRWAVZ AT&T….(770) 598-7532 Cana Communications, Inc.….(678) 766-6600 Kings III Emergency Communications….(678) 438-1965

Concrete and Stone Finishing

Nawkaw Corporation….(706) 355-3217

Construction Products

Capitol Materials, Inc.….(470) 707-9384 Coastal Construction Products….(770) 296-1285 MP Global.....(888) 379-9695 Tendon Systems LLC….(470) 453-9947 The Home Depot….(704) 305-2881 Yancey Power Systems….(877) 278-6235

Contractors

Advanced Systems, Inc.….(678) 643-9025 Centennial Contractors Enterprises Inc.(770) 613-2999 Cork-Howard Construction....(770) 690-0800 Double T Contracting, Inc.….(770) 489-7772 Emery & Associates….(770) 414-9099 Gray Contracting….(678) 530-9700 Harrison Contracting Company, Inc.….(770) 949-5776 HL Contractors Inc.….(678) 444-3955 Humphries & Company….(770) 434-1890 Innovative Engineering Inc.….(770) 517-5507 PKS Paving & Concrete Construction….(404) 401-8551 Stellar Contracting, Inc.….(770) 649-1575

Doors

Piedmont Door Solutions….(678) 554-7000

CRE Insight Journal • Special Issue • Operations and Maintenance, 2020

*Note: Advertisers in the Special Issue are highlighted in red.*

Electrical

Allison-Smith Company….(404) 351-6430 Bryan Electric, Inc.….(770) 680-2144 J.R. Electrical….(770) 420-1530 Martin Technical, Inc.….(770) 590-7449 Mayberry Electric, Inc.….(404) 991-7007 NCA Lighting Solutions Inc.….(770) 237-2196 Titan Electric Georgia LLC….(770) 652-1383

Elevators/Escalators

Fujitec America Inc.….(770) 209-0322 KONE Elevators & Escalators….(470) 553-4669 Oracle Elevator Company….(404) 581-0911 Phoenix Elevator of Georgia….(678) 574-2447 ThyssenKrupp Elevator Corporation….(770) 250-6482

Employment Specialist

BG Talent….(703) 343-3415

Energy

ENTEK….(678) 910-1326 Envision Realty Services, Inc.….(404) 579-8129 Frazier Service Company.......404) 456-7041 Mallory & Evans Service….(478) 747-0551 McKenney’s Inc.….(404) 624-8777 Yancey Power Systems….(877) 278-6235

Engineering

Baker Engineering LLC….(404) 307-3237 Harbin’s Mechanical Services, Inc.….(770) 914-7060 IES Mach….(404) 759-5391 Innovative Engineering Inc.….(770) 517-5507 Martin Technical, Inc.….(770) 590-7449 Mayberry Electric, Inc.….(404) 991-7007 NOVA Engineering & Environmental….(770) 570-9171 PENTA Engineering Group Inc.….(678) 282-1999 PM&A….(770) 480-7452 Sustainable Investment Group LLC ...(770) 316-2240

Environmental

Aquascape Environmental….(678) 445-0077 IES Mach….(404) 759-5391 Sustainable Investment Group LLC….(770) 316-2240 The Morley Companies….(770) 569-1100

Equipment Rentals

Stone Mountain Access Systems….(770) 908-2936

Facility Management

Forum Services….(678) 904-1313

Facility Support

PENTA Engineering Group Inc.….(678) 282-1999 Veritiv….(678) 497-1148 Stone Mountain Access Systems….(770) 908-2936

Financial Services

Graham Group….(404) 634-4652

Fire Protection

Advantage Fire Sprinkler Co. Inc.….(770) 822-9550 AFA Protective Systems Inc.….(770) 794-9000 Basesix Systems LLC….(678) 833-8351

Chief Fire Protection Co.….(404) 523-5478 Critical Systems / ADT Commercial ....770-612-9172 Fire & Life Safety America Inc.….(770) 717-8812 International Fire Protection….(770) 745-4530 Life Safety Solutions Plus LLC….(770) 843-3671 Mitec Controls Inc.….(770) 813-5959 Protech Fire Inc.….(770) 531-0587

Fire/Water/Mold Restoration

BELFOR Property Restoration….(770) 939-0128 Blu Sky Restoration Contractors….(678) 233-7220 BMS CAT….(770) 614-3248 Capital Restoration….(770) 973-1666 Epic….(770) 516-3491 Full Circle Restoration & Construction Services….(770) 232-9797 Parker Young Construction, A RESCON Company….(770) 368-1000 Remediation Group/RGI Commercial….(404) 214-1470 ServiceMaster Cleaning & Restoration….(678) 766-0909 SERVPRO Of Decatur….(404) 378-9998 SERVPRO of Norcross….(770) 858-5000 Waterproofing Contractors Inc.….(770) 449-5552

Fitness

Innovative Fitness Solutions….(770) 218-9390

Flooring

MP Global Products.... (888) 379-9695

Glass

NGS Films and Graphics….(404) 360-7866 South Beach Glass Inc.….(404) 851-0111

Guard Services

Allied Universal Security Services….(404) 898-1695 Marksman Security Corporation….(678) 644-0576 SecurAmerica LLC….(404) 926-4258 Walden Security….(404) 937-1748

Health & Hygiene Products

Essity….(859) 325-9479 GOJO Industries….330-819-0044 Life Safety Solutions Plus LLC….(770) 843-3671 Rubbermaid Commercial Products….470-356-5088

HVAC

Addison Smith Mechanical Contractor Inc.….(770) 832-9006 Air Filter Sales & Service, Inc.….(770) 939-1250 Blue Mountain Mechanical….(770) 402-9990 Capital City Mechanical Services Inc.….(770) 449-0200 Daikin Applied….(770) 514-5880 Ductz Of Greater Atlanta….(770) 631-2424 EMCOR Services Aircond….770-805-2586 ENTEK….(678) 910-1326 Harbin’s Mechanical Services, Inc.….(770) 914-7060 Legacy Mechanical Services Inc.….(770) 432-1171 Mallory & Evans Service….(478) 747-0551 Maxair Mechanical Inc.….(770) 714-9642 McKenney’s Inc.….(404) 624-8777 Shumate Mechanical, Inc.….(678) 584-0880 Southeast Pump & Equipment.….(678) 990-1388 Trane….(678) 775-4302

United Maintenance, Inc.….(770) 455-1656

Industrial Dock & Door Repair Installation Miner Southeast….(678) 730-4700

Interior Design

IA INTERIOR ARCHITECTS….(404) 504-0297

Janitorial

A&B Corporate Cleaning Services….(404) 965-1799 ABM….(678) 245-3273 Accuclean Inc.….(404) 765-6477 Allied International Cleaning Services, Inc.….(770) 298-4790 BCJ Building Services….(404) 551-2310 Building Cleaning Solutions, Inc.….(678) 445-3806 Building Maintenance Services Inc.….(770) 218-2993 Chosen Janitorial Services….(404) 804-6150 Distinguished Properties Cleaning USA….(404) 418-1443 Environmental Service Partners….(404) 583-8514 General Building Maintenance Inc.….(770) 457-5678 Georgia Pacific Corporation….(770) 815-9552 HTH Building Services Inc.….(770) 988-0084 Kimberly-Clark Corporation….(770) 289-3860 Level Seven Facilities Services….(770) 771-0477 Planned Companies….(571) 220-7475 Pollock Orora….(770) 803-7845 Pritchard Industries SE….(404) 231-1430 Rubbermaid Commercial Products….470-356-5088 Veritiv….(678) 497-1148

Lake Management

Aquascape Environmental….(678) 445-0077

Landscaping - Exterior

4 Seasons Landscape Group LLC….(770) 452-4455 Arborguard Tree Specialists….(404) 299-5555 Baytree Landscape Contractors….(678) 392-0391 BrightView Landscape Services….(770) 662-8775 Caldwell Tree Care….(770) 992-1973 Color Burst….(770) 822-9706 Crabapple LandscapExperts….(770) 740-9739 Cumberland Landscape Group….(404) 772-8150 Downey Trees Inc.….(770) 889-2822 Ed Castro Landscape….(770) 998-8444 Georgia Environmental Landscape & Maintenance, Inc.….(770) 389-5513 Gibson Landscape Services….(678) 689-3262 Greenwood Group….(404) 886-6104 HighGrove Partners….(678) 626-3469 LandCare LLC….(678) 475-1780 Landmark Landscapes............(678) 812-9858 Nature Scapes Inc.….(404) 663-5043 OLM Inc.….(770) 420-0900 Ruppert Landscape….(770) 931-9900 Russell Landscape Group Inc.….(770) 446-3552 Sesmas Tree Service LLC….(770) 655-9257 The GreenSeason Group, Inc.….(770) 865-3902 Yellowstone Landscape….(404) 668-4508

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Products and Services Directory Landscaping-Interior

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

Lighting

Blue Frog Lighting….(404) 569-7995 E. Sam Jones Distributor Inc.….(404) 351-3250 NCA Lighting Solutions Inc.….(770) 237-2196 Voss Lighting….(770) 438-8557

Locksmith

Armor Lock & Security. Inc.….(770) 493-1915

Marble Restoration & Maintenance

ADDCO Metal Maintenance Co.….(770) 985-5611 Architectural Surface Restoration LLC….(770) 510-8333 Mid America Specialty Services….(800) 544-4576 Natural Stone Services….(404) 255-8133 Presto Restoration Products & Services….(770) 521-0080 Southeastern Commercial Flooring Inc.….(770) 591-9980 Stone Specialty Services….(404) 261-9111

Metal Finishing

ADDCO Metal Maintenance Co.….(770) 985-5611 Architectural Surface Restoration LLC….(770) 510-8333 Mid America Specialty Services….(800) 544-4576 Presto Restoration Products & Services….(770) 521-0080

Office Furniture

Atlanta Office Liquidators Inc.….(404) 505-9623 CORT….(770) 597-4414

Paint/Wallcoverings

*Note: Advertisers in the Special Issue are highlighted in red.*

Parking Deck

Ecosweep….(404) 904-1003 Spectrum Painting Inc.….(770) 497-0101 Wildcat Striping & Sealing….(678) 937-9525

Paving Products

Asphalt Enterprises….(770) 424-5001 Georgia Paving, Inc.….(770) 623-0453 GWP Paving….(678) 377-3113 PKS Paving & Concrete Construction….(404) 401-8551 Rose Paving Company….(678) 303-2500 The Surface Masters Inc.….(404) 821-2388 Wildcat Striping & Sealing….(678) 937-9525

Pest Control

Northwest Exterminating Co., Inc.….(678) 383-1011 Orkin Inc.….(404) 888-2000 Peachtree Pest Control….(770) 931-9099 Pest USA….(678) 287-6674

Plumbing

Addison Smith Mechanical Contractor….(770) 832-9006 Art Plumbing Company….(678) 486-2525 HM Plumbing….(770) 792-1200 Legacy Mechanical Services Inc.….(770) 432-1171 Rooter Plus!….(706) 715-1856 Royal Flush Plumbing Inc.….(770) 385-5911 Southeast Pump & Equipment….(678) 990-1388 x107 Trinity Plumbing LLC….(770) 480-7687

Portable/Rental Cooling & Heating Mobile Air….(470) 544-7091

Pressure Washing

American Painting & Renovations Inc.….(770) 995-8787 Berry Coating, Inc.….(706) 769-7172 B&R Painting Contractors, Inc...... (770) 484-4221 Burke Painting, Inc.….(770) 582-0847 CertaPro Painters of Atlanta….(404) 548-7940 Certapro Painters of Duluth & Norcross….(678) 895-5730 CertaPro Painters of Fayetteville….(770) 634-2472 CertaPro Painters of Roswell….(404) 913-3972 Freeland Painting….(770) 289-0887 Horizon Painting and Renovations Inc.….(404) 447-0385 Oakcliff Painting….(404) 867-3707 Paint Applicators….(404) 487-5257 Spectrum Painting Inc.….(770) 497-0101

Ecosweep….(404) 904-1003 Everclear Enterprises Inc.….(404) 876-9408 Kaney & Lane, LLC….(404) 892-8246 SunBrite Services….(770) 277-6363 Top Of the Line High Rise Service LLC….(404) 569-9544 Valcourt Building Services LLC….(770)727-6098 Waterproofing Contractors Inc.….(770) 449-5552

Paper Products

Addco Restoration and Preservation Group, LLC….(770) 688-5419 Tendon Systems LLC….(470) 453-9947

Essity….(859) 325-9479 Georgia Pacific Corporation….(770) 815-9552 Imperial Dade….(770) 405-6900 Kimberly-Clark Corporation….(770) 289-3860 Pollock Orora….(770) 803-7845

Parking

Ace Parking….(404) 254-3661 ITR Of Georgia, Inc.….(770) 496-0366 Kaney & Lane, LLC….(404) 892-8246 LAZ Parking….(404) 787-2076 Legacy Parking Company….(678) 954-4778

CRE Insight Journal • Special Issue • Operations and Maintenance, 2020

Pump Service and Repair

Monumental Equipment, Inc.….(678) 765-7001

Relocation Services

Bulldog Movers….(404) 835-5409 Suddath Relocation Systems….(770) 447-4366

Restoration

Riser Management

IMG Technologies, Inc.….(312) 780-9420

Roofing

Apollo/Primm Roofing Company….(470) 453-9947 Baker Roofing Company….(404) 458-2742 Commercial Roofing Group LLC….(770) 831-9440 Core Roofing Systems….(678) 514-2846 Empire Roofing Company Inc.….(770) 948-7663

ENCORE ROOFING, INC….(770) 945-0100 Georgia Roof, LLC….(678) 939-9194 IRG VENTURES LLC d/b/a Innovating Roofing Group….(404) 351-8797 JP Obelisk....(404) 456-7041 Roof Partners LLC….(404) 490-4647 Tecta America….(770) 769-1720 Tower Roofing….(513) 498-9393 Tremco….(404) 906-3338 Zurix Roofing Systems….(706) 587-2009

Sealcoating

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

Security

Advanced Protective Services….(678) 789-8256 Allied Universal Security Services….(404) 898-1695 Alscan Inc.….(205) 249-7324 Armor Lock & Security. Inc.….(770) 493-1915 AT Security Inc.….(678) 381-7308 Basesix Systems LLC….(678) 833-8351 BOS Security, Inc.….(470) 208-3977 Critical Systems LLC….(770) 612-9172, x 109 DataWatch Systems….(470) 503-6077 International Fire Protection….(770) 745-4530 ITR Of Georgia, Inc.….(770) 496-0366 Marksman Security Corporation….(678) 644-0576 Miner Southeast….(678) 730-4700 Mitec Controls Inc.….(770) 813-5959 Planned Companies….(571) 220-7475 Platinum Group Security, I.….(404) 980.1019 SecurAmerica LLC….(404) 926-4258 Walden Security….(404) 937-1748

Full Circle Restoration & Construction Services….(770) 232-9797 Parker Young Construction, A RESCON Company….(770) 368-1000 Remediation Group/RGI Commercial….(404) 214-1470 SERVPRO Of Decatur….(404) 378-9998

Water Leakage Protection WaterSignal LLC….(626) 222-7370

Water Treatment

Blackmore Enterprises Inc.….(404) 474-4352 EMCOR Services Aircond….(770) 805-2586

Waterproofing

Apollo/Primm Roofing Company….(770) 751-6191 Engineered Restorations Inc.….(770) 682-0650 Everclear Enterprises Inc.….(404) 876-9408 The Morley Companies….(770) 569-1100 Paint Applicators….(404) 487-5257

Window Cleaning

Level Seven Facilities Services….(770) 771-0477 Top Of the Line High Rise Service LLC….(404) 569-9544 South Beach Glass Inc.….(404) 851-0111 Valcourt Building Services LLC….(770)727-6098

Window Sales

Jeld-Wen….915-356-9314 CRE Insight Journal Thanks These Sponsors

Platinum Sponsor

Signage

APCO Sign Systems….(404) 688-9000 NGS Films and Graphics….(404) 360-7866 Signs of Intelligence.....(470) 395-0171

Tax Consultants

Gold Sponsors

Fellers, Schewe, Scott & Roberts, Inc.….(770) 621-9548 Graham Group….(404) 634-4652

Tree Care/Services

Arborguard Tree Specialists….(404) 299-5555 BrightView Landscape Services….(770) 662-8775 Caldwell Tree Care….(770) 992-1973 Sesmas Tree Service LLC….(770) 655-9257

Tropical Plants

Foliage Design Systems….(770) 451-0885 Life on Earth, LLC….(404) 875-6706 Plant Peddler, Inc.….(770) 432-2649

Urban Farming

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Waste Removal

Copiana, LLC….404-313-4903 American Disposal Services….(678) 736-0140 Republic Services Inc.….(404) 693-9279 Waste Pro/Atlanta….(770) 777-1447

Water Damage/Structure Drying

BELFOR Property Restoration….(770) 939-0128 Blu Sky Restoration Contractors….(678) 233-7220 Capital Restoration….(770) 973-1666 Epic….(770) 516-3491

Next Gen Sponsors

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Overall BTO Sponsors Everclear Enterprises | SERVPRO of Decatur

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NEWS: BOMA INTERNATIONAL RELEASES COVID-19 EMERGENCY EVACUATION GUIDELINES compiled a guidance document with information from the International Fire Code, the Center for Disease Control and Prevention, the Coronavirus Resource Center, the International Code Council and the National Fire Protection Association.

Contractors; General and Interior Design Cork-Howard Construction https://www.corkhoward.com/ Demolition The Morley Companies https://www.morleycompany.com/ Design & Construction MP Global https://www.mpglobalproducts.com/ Energy Services Frazier Service Company https://frazierservicecompany.com/ Flooring MP Global Products https://www.mpglobalproducts.com/ HVAC Services Frazier Service Company https://frazierservicecompany.com/ Shumate Mechanical, LLC. http://www.shumatemechanical.com/ Life Safety/Emergency Preparedness Training Life Safety Solutions Plus LLC (Fortress Consulting, LLC) www.lifesafetysol.com

As building owners and managers begin to welcome tenants back to their properties, there are many adjustments that must be made. Procedures are being developed to encourage physical distancing and ensure the safety and well-being of the tenants. BOMA International has created a set of guidelines to guide building owners and managers as they develop plans for an important procedure: mandatory fire and evacuation drills. Over the next several months, many properties will need to conduct a fire drill or an evacuation drill. In order to perform these drills safely and in compliance with the recommended COVID-19 physical distancing guidelines, BOMA International has

Painting B&R Painting Contractors, Inc. https://www.brpaint.com/ Parking Deck Maintenance The Morley Companies www.morleycompany.com Paving Products and Services Georgia Paving, Inc. www.georgiapaving.com PKS Paving & Concrete Construction http://pksasphaltpavingatlanta.com/ Roofing Services and Products Georgia Roof https://georgiaroofllc.com JP Obelisk https://www.jpobelisk.com Signage Signs of Intelligence www.signsofintelligence.net Waterproofing Engineered Restorations Inc http://er-inc.net

CRE Insight Journal • Special Issue • Operations and Maintenance, 2020

This guide is just one more tool for members to use when strategizing about their re-entry guidelines. Fire and evacuation drills are mandatory for many properties and are sometimes required to be carried out multiple times a year. However, with new physical distancing guidelines, many of these drill procedures will need to be altered to ensure the health and safety of all tenants, staff and visitors. “We think it is important for our members to be equipped with as many resources as possible as we enter this new phase of re-entry,” BOMA Georgia Chief Executive Officer Gabriel Eckert said. “Guides like this one help our members create cohesive plans that focus of the health and safety of their occupants.”

Signs of Intelligence is proud to be a Women owned small business located in Peachtree Corners, GA. We are a full service sign studio offering businesses custom sign design, fabrication and installation throughout the greater Atlanta area.

Social Distancing Signs Help Show You Care It’s no secret that COVID-19 has changed the way everyone does business. These days, it’s important that your company shows that you care about your patrons. That’s why we encourage local businesses to begin posting social distancing signs.

What we do Signs of Intelligence not only specializes in Social Distancing Signage, but we also offer custom signs and graphics including illuminated signs, monument signs, vehicle wraps, neon signs, banners, lobby signs, window, wall & floor graphics, trade show displays, vinyl lettering, construction & fence mesh, sports and education signs. No matter what size business you have, we can design, produce and install appropriate signage. Call us and let’s talk about the type of signage that makes the most sense for you. We are here to help with all your sign needs. Remember, we’re all in this together.