2022 Insight Issue 2 by Editor

COMMERCIAL REAL ESTATE

OFFICIAL PUBLICATION OF THE BUILDING OWNERS AND MANAGERS ASSOCIATION OF GEORGIA

JOURNAL

Issue 2, 2022

The First Cybersecurity Standard for Commercial Real Estate Building Control Systems Page 6

Effectively Leveraging Security and Technology Page 12

A Reinvestment Approach to Budgeting Page 22

www.bomageorgia.org • www.creinsightjournal.com

Insight • Issue 2, 2022

Contents ISSUE 2, 2022

The First Cybersecurity Standard for Commercial Real Estate Building Control Systems By: Fred Gordy

Effectively Leveraging Security and Technology

By: Joseph Murphy

Out With The Old: Recycling Your Property’s Used Electronics By: Bill May

Magnetic Bearing Chiller Helps Atlanta Property Lead in Sustainability By: Joe Crawford

Virtual Reality: Reshaping the Office and Building Operations By: Brian Bollinger

A Reinvestment Approach to Budgeting

EV Chargers for Commercial Properties

Legislative Update: Georgia Elections

36 39

Allied Member Product and Service Directory

By: Chris Lelle

By: Scott Baker

By: Katie Roberts

Advertisers on the Web

Commercial Real Estate Insight Journal is published for: BOMA Georgia 5901 Peachtree Dunwoody Rd, NE Suite C-300 Atlanta, GA 30328 (404) 475-9980 info@bomageorgia.org www.bomageorgia.org www.bomalegacy.org www.bomageorgiafoundation.org www.creinsightjournal.com The Wyman Company Advertising Representatives: Chris Chiccarello chrisc@thewymancompany.com Justin Olson jolson@thewymancompany.com Katie White kwhite@thewymancompany.com Editor-in-Chief: Gabriel Eckert, FASAE, CAE geckert@bomageorgia.org Executive Editor: Jacob Wilder, CAE jwilder@bomageorgia.org Managing Editor: Owen Kavanagh okavanagh@bomageorgia.org 2022 BOMA GEORGIA OFFICERS President: Amanda Madrid, RPA, LEED GA, FMA President-Elect: Laurie Harper Vice President: Carla Moule Immediate Past President: Natalie Tyler-Martin, RPA DIRECTORS Casey Dixon Chonte’ Martin, BOMI-HP Constance Towles Hodges Devin Simon Hal Moore Jenifer Wright Jennifer Corbitt Melody Frcek, RPA Michael Knox, SMA, SMT, LEED GA Nikkia Russell, LEED GA INDUSTRY INSIGHT COMMITTEE Chair Scott Baker Vice-Chair Stephanie Scurlock Allison McLain Brittany Bobbitt Carrah Golightly Destiny Hubby Joe Murphy Josef Roberts Kinsey R. Hinkson Mike Ghinga Patti Brown © BOMA Georgia 2022

www.bomageorgia.org • www.creinsightjournal.com

CYBERSECURITY

THE FIRST CYBERSECURITY STANDARD FOR COMMERCIAL REAL ESTATE BUILDING CONTROL SYSTEMS By: Fred Gordy Building control systems (i.e., operational technology or OT) have cybersecurity requirements that cannot be met using the standards available for IT. These IT standards were designed to protect data and data systems. The National Institute of Standards & Technology (NIST) is a preeminent standard for companies developing IT policies and processes. However, even NIST acknowledged the importance of identifying risk in OT devices. Its 2019 publication states that OT/IoT devices identify three high-level considerations that may affect the management of cybersecurity and privacy risks for IoT devices as compared to conventional IT devices: 1. Many IoT devices interact with the physical world in ways conventional IT devices usually do not. 2. Many IoT devices cannot be accessed, managed, or monitored in the same ways conventional IT devices can. 3. The availability, efficiency, and effectiveness of cybersecurity and privacy capabilities are often different for IoT devices than conventional IT devices.

Insight • Issue 2, 2022

Another noted authority, Gartner, also acknowledged that cybersecurity strategies for OT/IoT require tools, methodologies, and guidelines that are not available in the IT realm. The net-net is that building control systems need different standards to address their unique vulnerabilities and risks. As a result, the nonprofit organization Building Cyber Security (BCS) has created the first comprehensive set of building control system standards.

WHAT IS BCS?

BCS is a private sector non-profit organization of asset stakeholders, technology companies, industry associations, and insurers developing and administering a proactive & holistic framework/ certification process with market-based options to improve the cyber-physical security and safety of property and citizens in an increasingly connected world. BCS focused on promoting the adoption of technology, processes, and training to reduce cyber risk. The Framework Team BCS formed a working group of experts from the standards community, IT practitioners, and practitioners in the building control space. These individuals represented organizations such as NIST, the International Society of Automation (ISA), the National Electrical Manufacturers Association (NEMA), Center for Internet Security

(CIS), and the National Security Agency (NSA). As the building control system industry representative, I was fortunate enough to join this group, affectionately known as the “Breakfast Club,” since our meetings were at 7 AM sharp. We began meeting in August of 2021 to determine the standards and their framework. Choosing the Foundation The Breakfast Club’s goal was to review all the existing IT standards that might apply to OT and then narrow down from there. After careful consideration, we chose two existing standards to develop the BCS framework: 1. The International Electrotechnical Commission (ISA/IEC) 62443 standard 2. CIS Critical Security Controls Implementation Groups (IG) 1, 2, & 3

FRAMEWORK STANDARD #1: ISA/IEC 62443

ISA/IEC 62443 is an internationally recognized standard developed for the industrial process sector’s ever-expanding range of domains and industries, such as power and energy supply, distribution, and transport. This standard’s similarity to the systems and devices in building control systems was naturally more conducive to constructing the BCS standards. ISA/IEC 62443 has four categories: 1. General: Covers topics that are common to the entire standard 2. Policies and Procedures: Focuses on methods and processes associated with IACS/BCS security 3. System: Requirements at the system level 4. Component: Detailed requirement for IACS/BCS devices

The Breakfast Club worked with one of the ISA/IEC 62443’s authors to determine the controls that best fit the building control system. The main goal was to determine requirements for building owners/mangers, service providers, and manufacturers. In our industry, this area was the most lacking in terms of standards. From the graphic below, you can see the four specific standards that we chose for the framework and how it impacts the roles and responsibilities of each group. continued on page 8

www.bomageorgia.org • www.creinsightjournal.com

continued from page 7

The Breakfast Club also defined Building Functional Areas and added these to the standard for consistent naming and identification. Lack of clarity in naming conventions is a problem across the industry.

FUNCTIONAL AREA

NAMING CONVENTION

A/V and Digital Signage

• Room Management

Voice Communication Systems

• Standard • Emergency

Utility Systems

• Gas • Water, Boilers, Filtration • Electric (Including Backup Generators, UPS, Solar, Wind)

IT Systems

• • • • •

Data Storage Financial Owner Network Property Management Tenant Network

HVAC Systems

• • • • • •

Ventilation Chillers Air Handling Purification Air Quality Health

Fire systems

• Fire Detection Systems (alarms) • Fire Protection Systems (sprinklers)

People Transport Systems

• Elevators • Escalators • Moving Walkways

Physical Access Systems

• Physical Security Control • Video Surveillance • People Count

Lighting Systems

• Standard Lighting and Shades • Emergency Lighting

Insight • Issue 2, 2022

The next task was to define system security requirements. ISA/IEC 62443 uses Security Zones to determine how systems should be grouped. Security Zones are defined as a set of assets with common security requirements. It is crucial to set up Security Zones to separate systems to minimize overall risk and create containment areas if malware/threats have compromised a system. The image on the left shows what a typical system Security Zone should look like. It contains a front-end server with the application installed, an embedded device (e.g., supervisory or field controller, and a network device that connects them. The Zone Access Point can be direct physical access only or a remote connection using a firewall. These are defined in the Accessibility Types shown below.

Once a system is in a Security Zone, each is defined as either performing an Essential Function or not. Essential Functions are required to maintain health, safety, environment, and availability of the equipment under control. However, security measures must not adversely affect Essential Functions of a high availability BACS unless supported by a risk assessment.

Typical Essential Functions could be, but aren’t limited to: • Protection (safety) • Control • View/manipulation of the equipment under control • Physical security

After identifying Security Zones, the systems must be set up to be securely accessed, monitored, and all the assets managed. ISA/ IEC 62443 has created a methodology that enables building control systems to comply. This methodology is known as Zones and Conduits. The concept of Zones and Conduits was introduced by the ISA99 committee of the ISA/IEC 62443 series of standards and adopted by BCS to segment and isolate the various sub-systems in a control system. A Conduit consists of the grouping of cyber assets dedicated exclusively to communications, and which share the same cybersecurity requirements. A Zone is defined as a grouping of logical or physical assets that share common security requirements based on factors such as criticality and consequence. Equipment in a zone has a security level capability. If that capability level is not equal to or higher than the required level, extra security measures must be taken, such as implementing additional technology or policies. The graphic on the right shows building systems for HVAC and lighting. continued on page 10

www.bomageorgia.org • www.creinsightjournal.com

continued from page 9

FRAMEWORK STANDARD #2: CIS CRITICAL SECURITY CONTROLS IG 1, 2, & 3 ISA 62443 covered most cybersecurity needs of building control systems, but some components are strictly IT. CIS IGs were included to ensure a full cybersecurity standard. These IGs are based on NIST but have been simplified and categorized to make implementation more digestible for the building controls community. CIS calls the controls inside the Implementation Groups (IGs) Cyber Defense Safeguards. They are broken up into “crawl, walk, run” phases to allow faster adoption and roadmap to maturity. The image on the right shows the IG levels. IG1 is considered the “crawl” phase. The number of controls necessary to satisfy this requirement is the lowest of the three. IG2 is regarded as the “walk” phase and requires more controls to be met than IG1. IG3 is the “run” phase, which requires that all controls are met. The second graphic below shows the areas of controls and the number of controls for each phase that must be met. For example, the first image shows Control 01 is Inventory and Control of Enterprise Assets. There are a total of five Safeguards associated with this control. The colored tags indicate the IG and the number of controls required to meet the IG.

requires that two of the five controls must be met requires that four of the five controls must be met requires that all five controls must be met

WHAT’S NEXT?

The framework is complete and currently undergoing a review by leaders from manufacturers, insurance, building owners, vendors, and other standards organizations (e.g., NIST). The framework is expected to be released by the third quarter of this year. This means that a building can be assessed and certified, making its building systems safer. This could also impact cyber insurance rates by reducing premiums. If you would like to learn more, please feel free to contact me (fred.gordy@intelligentbuildings.com) or visit buildingcybersecurity.org.

Insight • Issue 2, 2022

About the Author Fred Gordy Fred Gordy is a SmartBuilding industry expert and thought leader with 20 years of experience in secure control system development and implementation for Fortune 500 companies throughout the US and abroad. He is one of the first in the SmartBuilding industry to address the inherent risk that control system technology poses.

www.bomageorgia.org • www.creinsightjournal.com

SECURITY

Effectively Leveraging Security and Technology By: Joe Murphy

Another request to increase building costs for a labor-based service provider? What is this, the third, or fourth, in under two years’ time? How can I possibly support this and maintain my property’s budget? In past years, a request for a 3 percent rate increase was fairly common, some properties simply planned on it in their budgets each year. In more challenging years, maybe the property was asked to approve a 5 percent increase in order to keep pace with market norms and to ensure their security service provider had the financial resources needed to attract, and retain, the most appropriate talent for the property.

security staff does not necessarily mean that is what your property needs today. Your occupancy has perhaps changed, how the asset is being used has perhaps changed, the risks your security program needs to address have perhaps evolved as well. Time for a Security Program Check-Up.

But the pandemic changed all that, dramatically. Labor resources dwindled due to market and governmental influences, and the pressure on hourly labor, basic supply and demand economics, drove wages up – way up! Over the past two years, security officer wages in Georgia have increased by 15 to 20 percent, or more. By comparison, according to the Bureau of Labor Statistics, BLS, the Consumer Price Index increased by an average of just 4.65 percent during the past two years. But that is deceptive as the average CPI increase for 2020 was just 0.6 percent, while the average CPI increase since July 2021 has been 10.3 percent (bls.gov).

A Security Program Check-Up should include a fact-based review of incidents and risks experienced by the asset for the past three to five years. A careful evaluation of existing security technology, access control systems, CCTV systems, building and parking facility usage and actual tenant needs, and expectations, should be undertaken. A review of mandated lease provisions stipulating security levels should be completed and fully understood. Can you do more with less and still achieve the Enterprise Security Risk Management (ESRM) objectives for your property, or for your portfolio of properties?

So, how is a Commercial Real Estate asset supposed to respond to this? How can operating budgets continue to increase while occupancy dwindles or remains uncertain? That is not a sustainable equation. The solution is to revisit how your property is using security officer services and the technology you have in place today. Just because you have always operated with a certain level of on-site

Insight • Issue 2, 2022

Program Check-Up

According to some, we are in the “Fourth Industrial Revolution”; where ‘data is oil’ and the connectivity created by the Internet of Things (IoT) is leading to rapid enhancements in security technology, analytics and AI. Just over a decade ago, building security staff were using VHS tape cassettes in building video recording systems, today, a property manager can view all the cameras on their property from their smartphone at home or while on vacation. It’s time to see what

technology can bring to the property to better manage expenses and improve the overall security posture of the property, and the effectiveness of the assigned security staff. Leveraging new and emerging technologies to reduce the reliance on security staffing simply makes sense, financial sense and operational sense. If the current building access control and CCTV system is ten years old, or more, its time for a full-scale review. It may be possible to achieve more coverage, more efficiency and better security with an upgrade. Yes, getting capital dollars to achieve an upgrade may not be in the budget but a holistic review might result in other savings in maintenance costs or security staffing levels to make an upgrade more practical. In some cases, companies providing the security technology can create a “budget neutral” scenario over a three to five-year period for the property. For real estate companies with a portfolio of properties, the ESRM objectives should be evaluated in light of each building need, and the needs of the portfolio. Combining the Security Operation Centers (SOC), or Control Rooms, for multiple properties into one location can often result in an immediate ROI of hundreds of thousands of dollars. For single assets, outsourcing those Control Room functions to a Remote Monitoring company might reduce your costs by 50percent or more. Reducing your security staffing levels from two officers on nights or weekends to a single officer supported by a Remote Monitoring Agent might be possible. A Remote Agent can conduct video patrols of the property, use advanced analytics for enhanced detection of suspicious activity and can dispatch on site or nearby patrolling officers to investigate when appropriate.

THINK E OUTSID THE BOX

A Program Check-Up should include consideration of some or all of these security technology upgrades: • More Effective Camera Systems • Utilizing Remote Agents to support the Security Program • Deploying Camera Analytics to allow security to focus on actionable events • Updating Access Control to Elevators • Using Facial Recognition or biometrics in higher security environments • Using License Plate Readers (LPRs) to identify when non- registered vehicles enter the garage • Deploying the use of Segways as a “force multiplier” so one officer can cover the area of two • Remotely monitoring, and controlling, access to an entrance that was previously staffed • Using a “Video Concierge” to “staff” a lobby on overnight or weekend schedules • Protecting multiple smaller assets with a driving patrol supported by remote monitoring Using appropriate building systems technology to better secure access to areas above the ground floor is another way to potentially reduce security labor expenses. Do you have destination elevators now? Card readers controlling access to the elevator or floors above ground level? If so, is the security officer who has historically been nearby to control access still necessary on all schedules? Can they be “replaced” by a Video Concierge? A video monitor that activates when someone approaches and presents a live Agent to interact with and assist the individual approaching a checkpoint or lobby desk? Maybe on the overnight or weekend schedules?

At an average wage of $15.00, for every officer you replace with technology there is an immediate ROI of approximately $45,000.00. In larger programs, restructuring your coverage to reduce by three or four officers can free up hundreds of thousands of dollars, more than enough to upgrade wages or upgrade building technology systems. And those are savings that continue well beyond the initial ROI period which adds real value back to the asset.

It’s time to rethink how we leverage security and technology to support our properties, and the personnel that serve them. Many long-term security programs have existed in their current form without being challenged or revisited for decades. Installing more effective camera systems, combining video surveillance/control room operations, right sizing coverage levels to meet the new property needs in a post-pandemic environment, using current technology to augment or replace the services of on-site security staff, outsourcing low demand schedules to a remote agent, using a combination of remote monitoring and patrol services; all of these are possibilities to better manage operating expenses. Engage your security supplier and challenge them to “think outside the box” or hire a qualified risk assessment professional who can complete this program review for you.

About the Author Joe Murphy

Joseph Murphy is a well known security leader with nearly 40 years of industry experience. Formerly certified as a Crisis Prevention Instructor, Mr. Murphy is a frequent speaker on issues related to workplace violence prevention. Currently he serves as the Senior Vice President of Commercial Sales for Prosegur Security.

www.bomageorgia.org • www.creinsightjournal.com

GREEN

Out with the Old:

Recycling Your Property’s Used Electronics By: Bill May As technology advances, so does the amount of electronic waste (e-waste) produced each year. In fact, it is estimated that the electronic waste generated worldwide will grow to nearly 75 million tons per year by 2030. At a 30 percent increase over the span of 10 years, that’s a lot of electronic waste! In this article, we will discuss the challenges posed by electronic waste and how large corporations and organizations can recycle their old electronics through an e-waste recycling program.

Insight • Issue 2, 2022

What are the challenges posed by electronic waste? The challenges posed by electronic waste are multifaceted. They include the following:

Damage to the Environment First and foremost, electronic waste is damaging to the environment. When electronic waste ends up in landfills, it leaches harmful toxins and chemicals into the ground and water. This can lead to soil and water contamination for the surrounding area. Another alarming realization is that the toxic contaminants in e-waste are also a significant contributor to air pollution. Not only does this impact the quality of life for humans, but it also can be devastating to local ecosystems. Once the pollutants make it into the air, they can be carried for long distances, impacting areas that are far from the original source of pollution.

Harmful to Human Health In addition to being damaging to the environment, electronic waste is also dangerous for humans. The toxins and chemicals present in e-waste can cause a variety of health problems, including respiratory issues, skin irritation, headaches, and even cancer. These health problems can be especially prevalent for the communities located near electronic waste disposal sites.

A Burden on Developing Nations Harmful electronic waste is often exported to developing nations where it is disposed of in unsafe ways. This creates a burden on these countries, as they lack the infrastructure and

resources to deal with the e-waste in a safe and environmentally friendly manner. Unfortunately, this has led to an overload of waste in these countries, causing environmental and health problems for the residents.

A Growing Problem As the world becomes increasingly digitized, the electronic waste problem will only continue to grow. With the rapid advancement of technology, electronic devices are becoming outdated at an ever-increasing pace. This results in more electronic waste being produced each year, further exacerbating the problem.

Lack of Awareness One of the biggest challenges posed by electronic waste is the lack of awareness surrounding the issue. Unfortunately, the general public isn’t aware of the environmental and health hazards associated with electronic waste. As a result, they do not take steps to recycle their electronic waste properly. This contributes to the growing problem of electronic waste and makes it difficult to find solutions that will effectively address the issue.

What is Electronic Recycling?

Electronic recycling is often defined as the process of recycling electronic waste in a way that minimizes the negative environmental and health

impacts. This can be done by properly disposing of electronic waste through an e-waste facility, extracting valuable materials from electronic waste, and refurbishing, donating, and reusing electronic devices. When done correctly, electronic recycling can help to reduce the electronic waste problem by diverting waste from landfills, reducing pollution, recycling valuable electronic components, and preventing harmful toxins and chemicals from leaching into the environment.

What e-Waste Should be Recycled?

Every business that uses electronics produces electronic waste, making it important for everyone to recycle their e-waste properly. Some common examples of e-waste that should be recycled include computers, laptops, cell phones, monitors, printers, and fax machines. Additionally, all the devices from your data center, including servers, routers, and switches, should also be recycled. If these electronic devices are sent to a landfill, they will release harmful toxins and chemicals into the environment, causing pollution and health problems for people and wildlife. In addition, landfills are not designed to properly recycle electronic waste, so these devices end up occupying space that could be used for other waste.

Frequency

There is no definitive answer on how frequently you should conduct electronic recycling. It depends on the amount of electronic waste produced by your business. While it is generally recommended that companies recycle their electronic waste at least once a year, it could be as often as quarterly if your business frequently produces large amounts of electronic waste. If your business is in the process of upgrading its electronic devices, you may want to consider contacting an electronic waste management facility to organize a pickup of your old devices. This will ensure that your old devices won’t end up overwhelming your property’s storage space. Additionally, it will allow you to responsibly recycle your electronic waste in a way that minimizes its environmental and health impacts.

Category 1 - Manufacturing Department: cables, power supplies, circuit boards, wires, testing equipment, etc. Category 2 - IT Department: laptops, monitors, computers, printers, fax machines, mice, CPUs, memory, switches, routers, servers, etc. Then, you’ll want to determine how much electronic waste your business produces in a given time period. This will help you determine how frequently you’ll need to recycle your electronic waste.

Step 2: Find a Local e-Waste Management Facility The next step in starting your e-waste recycling program is to find a local electronic waste management facility that offers electronic recycling services to large businesses. Depending on the facility, they may offer pickup services, which can be helpful if your company produces a large amount of electronic waste. Once you’ve found a facility, you’ll need to contact them and arrange a schedule for future e-waste pickups. They will also provide you with helpful details on how to properly prepare your electronic waste for recycling to ensure that your private data remains secure.

Step 3: Inform Staff After you’ve arranged for electronic waste pickups from a local facility, you’ll need to inform your staff about your new e-waste recycling program. It’s best to do this with an email that outlines the types of electronic waste that can be recycled, how often pickups will occur, and where electronic waste can be stored until it’s picked up. This will ensure that they know how to properly dispose of their electronic waste and how best to prepare it for recycling while protecting company data. To ensure that the information is communicated to your team effectively, hosting a lunch and learn can be a great way to introduce the topic and open the floor for any questions. continued on page 16

Practical Steps

If you’re interested in starting an e-waste recycling program at your property, there are a few practical steps you can take to get started.

Step 1: Identify your e-Waste First, you’ll want to identify the different types of electronic waste produced by your business. This will help you determine which electronic recycling methods best suit your needs. While different e-waste recycling centers may categorize these devices differently, the following categories are still a helpful standard to follow:

www.bomageorgia.org • www.creinsightjournal.com

continued from page 15

Step 4: Get Started Recycling your electronic waste doesn’t have to be complicated. By following these practical steps, you can start an e-waste recycling program at your property with very little disruption to your business. Additionally, you can help ensure that your company’s private data remains secure. Implementing an electronic waste recycling program is a great way to show your commitment to environmental sustainability and responsible electronic waste management.

Minimizing e-Waste

In addition to starting an e-waste recycling program, there are a number of other ways you can minimize your property’s electronic waste.

Repair One way to reduce electronic waste is to repair your devices instead of immediately replacing them when they break. While this isn’t always possible, it can be a great way to extend the life of your devices and reduce electronic waste in the long run. Buying extended warranties for your business devices can also be a helpful way to ensure that they can be repaired rather than replaced if something goes wrong.

Donate Another way to reduce e-waste is to donate your old, functioning devices instead of throwing them away. Many businesses upgrade their laptops, computers, and other devices on a regular basis to stay up to date with the latest technology. These devices can be donated to local schools, nonprofits, or other organizations that can make use of them. Just remember to wipe your devices of all private data before you donate them to protect your company’s confidential information.

Minimize Finally, you can help reduce electronic waste by minimizing unnecessary purchases of electronic devices. Before making any purchases, take a step back and consider whether the device is truly necessary for your business. Consulting with employees before making a purchase can also help ensure that they’ll get the proper use out of the device. If the device in question lacks some of the functions they require, it will likely end up going unused and further contribute to your e-waste.

Conclusion

Businesses and commercial office spaces have a responsibility to recycle their old electronics and technologies in an environmentally friendly way. Implementing an e-waste recycling program is one way to meet this responsibility.

Insight • Issue 2, 2022

About the Author Bill May Bill May is the marketing director for Ecycle Atlanta, an electronic waste recycling company that serves commercial businesses in Atlanta and the surrounding metro area offering electronic waste pickups, data destruction, and hard drive shredding.

THANK YOU! 2022 BOMA Georgia Sponsors Platinum

GOLD

cre insight journal 6SHFLDOW\ &RQWUDFWRUV

225 Buford Drive • Lawrenceville, Georgia • 30046 Phone: 770.682.0650 • Fax: 770.682.0403

Silver Allied Universal Security Services Arborguard Tree Specialists BMS CAT Capital City Mechanical Services

Empire Roofing EPIC Georgia Paving PM&A

Pritchard Industries Roof Partners

Professional Pathways ENTEK

P3 Painting & Renovations

OVerall BTO Everclear Enterprises

The Surface Masters

NExtGen SERVPRO of Decatur

Russell Landscape Group

Sesmas Tree Service

The Morley Companies

Sustaining Partners America’s Capital Partners Banyan Street Capital Brand Properties CapRidge Partners Colliers International Cousins Properties

Cushman & Wakefield Duke Realty Granite Properties Highwoods Properties Lillibridge Healthcare Services Lincoln Property Company

Madison Marquette OA Management Physicians Realty Trust Piedmont Office Realty Trust Pope & Land Enterprises Portman Management

Prologis The RMR Group The Simpson Organization Zeller

www.bomageorgia.org • www.creinsightjournal.com

SUSTAINABILITY

Magnetic Bearing Chiller Helps Atlanta Property Lead in Sustainability By: Joe Crawford Quick: what’s the first thing you think of when you think about commercial building sustainability upgrades and improvements, beyond the basics of LED lighting, waterefficient fixtures, and other improvements the average tenant today might notice (and perhaps even expect)? If you didn’t say “game-changing magnetic bearing water cooled chillers”…don’t be too hard on yourself. It’s easy to call out the high-visibility and publicity-friendly capital improvements: solar photovoltaics, low energy elevators, water-bottle filling stations and more. But at the Palisades Office Park, where Atlanta Property Group received the 2022 Building of the Year: Earth Award, it’s what you don’t hear that’s having a big impact (it’s incredibly quiet). In 2021 APG made a major investment to upgrade the HVAC distribution system at its LEED Gold Palisades Office Park, furthering company goals to become “the premier choice of companies seeking a reduced carbon workplace in the Central Perimeter.” Producing no Scope 1 emissions, the site is 100 percent electric, including an all-electric commercial kitchen. And while it’s easy to see the 1 megawatt of solar photovoltaic panels already under construction, you must head below ground to see one of the real ‘wizards behind the curtain’: an industry-leading Trane Agility

Insight • Issue 2, 2022

Magnetic Bearing Water-Cooled Chiller. Wesley Parr, the Chief Engineer on site, pointed out that this incredible piece of equipment is delivering over 40percent better IPLV than the ASHRAE 90.1-2016 requirement, with a 25 percent lower refrigerant charge than other medium pressure chillers. To put that in dollars and cents: this marvel is beating other high efficiency chiller solutions on the utility bill by 9 percent. Trane designed the Agility to increase energy efficiency and reduce greenhouse gas emissions. Palisades Office Park is one of fewer than a dozen buildings in the Southeast to boast this innovative technology. But this unique solution doesn’t just perform better, it also avoids the use of R-134a refrigerant, instead using R-513A a nextgeneration

low Global Warming Potential (GWP) refrigerant, further reducing the carbon footprint of the building in the longer term. This magnetic chiller is one of the most reliable, efficient and compact chillers on the market. Decisions and investments like this emphasize what matters to APG most: tenants, talent, investors and sustainable solutions. Palisades’ team of engineers and managers pride themselves on their ability to ‘tune in’ every building under their care. Choosing highly reliable equipment is critical to that strategy. The Agility chiller’s innovative magnetic bearings aren’t just oil-free, they offer such a level of quiet heat exchanging power that, according to the maintenance team. Of course, the unusual remark there is that you have to get close to it to know it’s running! That lack of friction isn’t just carving out costs and carbon, it’s carving out noise pollution that makes this a better place to work for the team that chooses to bring their talent here every day. In the past, they had to have on ear protection just to be inside the room with other chillers, and even then, you only wanted to be inside as long as was critical. Now, it’s so quiet, we can carry on a conversation the same as if we were standing in the lobby. It’s at that moment that you begin to see the bigger picture: we don’t build and operate greener and healthier buildings just to see if we can.

Palisades Office Park has several energy conservation projects on its radar for 2022 in order to bring increasing excellence to their sustainability journey. Committed to their environmental impact, but to a positive one. APG’s goal highlights a too-often-missed truth in the pitched war of words over climate matters: just ‘stopping the digging’ won’t get us out of the climate change and generation of commercial building tenants wants to know that ownership and management are doing their part to make better possible in tomorrow’s workplace. This is the kind of solution everyone can enjoy.

About the Author Joe Crawford Joe Crawford is a Partner and Senior Property Manager with Atlanta Property Group. Joe has worked with APG for 10 years and has worked in the CRE industry for 16 years. He oversees approx. 1.5M SF of CRE, including office, industrial, retail, and adaptive reuse. APG specializes in owning and operating labor-intensive real estate and growing our 3rd party property management business around our ownership experience.

nnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnn

BOMA Georgia Foundation Leadership Society INDIVIDUAL MEMBERS

Emerging Professionals ($125) Casey Dixon Jacob Wilder Lauren Armistead Roni Page-Dowdy Sarah Francis

Billy Gray Bo Reddic Gabriel Eckert Marie Worsham Mark Dukes

Sapphire ( $250) Aaron Moriarty Amanda Bare Amanda Madrid Andrea Allen Anita Scarborough Carla Moule Chonte’ Martin Constance Hodges Chris Allen Debi Gilbert Elaine Bare Emily M. White Ian Hughes Jenifer Wright

Diamond ($1,000)

Diamond ($10,000)

Melody Frcek Orlando Ojeda Tiffany Wilson

CORPORATE MEMBERS Jennifer H. Cooper Jessica Nix Jimi Broderick Judi Sponsel Kinsey Hinkson Laure Biel Laurie Harper Neschune Henry Morgan Cohen Russ Hazlewood Stacy Abbate Stephanie S. Scurlock Tammy Weeks Trent Patterson

Ruby ($1,750) BCJ Building Services C.L. Burks Engineered Restoration Everclear Enterprises Landmark Landscapes

Emerald ($5,000)

Emerald ($500) Alfredo Garcia Brenden Welch Christine Bailey Dusty Muck Hal Moore

Mark Gallman Natalie Tyler-Martin Russell Copeland Shawn Benjamin

Donor List Updated 4/14/2022

www.bomageorgia.org • www.creinsightjournal.com

TECH

Virtual Reality:

Reshaping the Office and Building Operations By: Brian Bollinger meteoric rise of Zoom, and other forms of telepresence, to the forefront of everyday life. According to the highest volume maker of VR headsets, Oculus, 2021 alone saw their number of users explode by some 7 million, rising another 90 percent above the already dramatic growth of 2020s pandemic lockdowns. Like Zoom, it would seem, VR is here to stay, shaping the ways we live and play, and increasingly, the ways we work. Of course, the commercial and residential real estate industries are no strangers to this technology: many consumers are already growing to expect the freedom to ‘tour’ in 3D or VR an apartment or office suite they want to rent from across the country or just across town. This reality has been driven by the democratization of “photogrammetry” scans made possible by companies like Matterport. Every morning I have the privilege of waking up and working out at some of the most exotic destinations on the planet: Crater Lake, Machu Picchu, remote beaches in New Zealand. My world-class coaches keep me on form with my boxing, pushing my heartrate into the 170s, as I slip, weave and land jabs, hooks and uppercuts to the tunes of Dizzie Gillespie, Steppenwolf and bands I’d never heard of until that morning. My jet-setting ways are only possible because I work out six days a week in Supernatural VR, a fitness program that rose to prominence during the COVID-19 pandemic, before being acquired by Meta and its virtual reality company Oculus. During the workday, while I do sometimes jump in my car and drive to one of our company co-offices around Atlanta, or travel to client sites, just as easily I can message one of my co-workers in Kansas City or Austin to see if they’d like to hit nine holes of golf while we talk through a project we’ve been working on together. Thanks to the PGA’s collaboration with TopGolf and developer Golf Scope Inc., we can step onto the tee box of famous courses like Wolf Creek and Valhalla in our wireless VR headsets using the Golf+ app, collaborating through something more rewarding than yet another Zoom call: bragging rights across the water hazard. It may be virtual reality, but it’s real life in today’s world. The COVID-19 pandemic witnessed the explosion of virtual reality, beyond specialty business and gaming niches, much like it saw the

Insight • Issue 2, 2022

But an array of companies were already using VR to enhance workplace training before the pandemic, including giants like Walmart and UPS and even the NYPD, familiarizing employees with basic protocols and emergency scenarios. Brock McKeel, Walmart’s senior director of digital operations told CNBC back in 2019 “Life happens in 360, not 2D…. We test our associates on the content they see. Those associates who [used] VR as part of their training scored higher than those who didn’t.” Today, companies like 3M, Serious Labs and Aetos Imaging are releasing training experiences from fall protection and harness inspection to heavy equipment operations and even building equipment maintenance training, all in realistic virtual environments. In Aetos’ case, the virtual environments are literal, high-definition digital twins of their clients’ own buildings. “We believe that making it possible for companies to have their best people managing their facilities requires remote access to a version of their actual space, not just a generic model,” says Aetos President, Connor Offutt. When I interviewed him (on a golf course in VR) he elaborated that “we need to start looking at the communication barriers in the AEC space, and how we can adopt digital twin technology into the way we collaborate on projects.” Offutt describes a future in commercial real estate where institutional knowledge stays with a building, such as equipment training by the chief engineer embedded right into

the digital twin, or even enabling ‘telecommuting’ by a director of Facilities who might have otherwise opted to retire, allowing them to meet in VR from wherever they live to ‘walk’ all their properties and resolve or discuss issues with staff in real time. Virtual office space startup Teamflow’s CEO Florent Crivello told the Wall Street Journal in February that VR isn’t just allowing companies to reach for their best talent, wherever they may be, but that sharing that insight becomes quicker than ever: “The biggest difference when it comes to training is that the feedback loops will be 10 times shorter.” To say that built environment and CRE professionals have much to gain from existing VR technologies doesn’t require a great deal of imagination. Many of the applications are already here: the ability to show tenants more easily what their space can look like after a build-out, differentiating with tenant amenities like VR fitness or meditation spaces unique to a tenant’s ideal, even opportunities for due diligence at facility disposition reaching a broader pool of buyers.

or issues five years down the road. He concludes, “that digital twin becomes a real asset, one that is appreciating in value along with the physical building; a digital asset yes, but it’s no less real.” He just might be right. I hope it’s true that virtual reality will change my work life for the better, even incrementally; but if I’m being honest with myself, that Eagle I just sunk on the 4th would never happen at Wolf Creek in real reality. Of course, that’s also because my spouse would never greenlight the $240 green fee and a ticket to Vegas, just so I could talk about proposal writing with my coworkers. But hey, if I could make that real, I think I would.

About the Author Brian Bollinger Brian Bollinger is the Head of Communications at Green Building Holdings, a family of companies that help designers, builders and operators of commercial buildings realize just how healthy and green their spaces can be. He’s a member of the Georgia chapter of BOMA and the Association of Energy Engineers; but he loves to spend his spare time researching new ways to make better possible throughout the built-environment and on the planet we all share.

Take that last example: imagine how many more buyers, ones who might be on the fence about getting on a plane for a deeper look, would be happy for their best engineer to walk your facility’s equipment room from her own living room across the continent and minutes later be able to take her dog for a much-needed walk? In the war for talent, VR increasingly bills itself as a rising strategic advantage, and that claim appears to stand on firmer ground every year. Charlie Cichetti, CEO of Sustainable Investment Group, a green building consulting and engineering firm, sees a future where the “metaverse” we all have heard so much about gets its real value from durable assets relevant to the CRE industry. “When I’m doing a commissioning walkthrough, I want to hand my client more than just a PDF report no one will ever read,” Cichetti said. He wants to hand them a digital twin that lets their team see, not just where something needs to be fixed today, but where the management team of the next owners can look for opportunities

www.bomageorgia.org • www.creinsightjournal.com

FINANCE

A Reinvestment Approach to Budgeting By: Chris Lelle

As we draw near to another budget season many of us dread the long hours that we are about to endure while creating our budgets. We are working to create a budget that meets the needs of the building and the financial requirements of the owners. All too often we end up with a budget that has just enough money to pay the utility costs, insurance, security costs, janitorial costs, and maintenance costs. There is very little left in the coffers for projects to replace aging equipment or to fix the items we know are nearing the end of their life.

Changing Perspective Is it possible that we can use this year to be the start of a new process? Can we look at budgets from a different perspective that will help better the lives of the tenants, the management team, and the owners alike? The simple answer is a resounding YES! What does this entail you might ask? It involves looking at the budget as a road map to manage the property the way you need to. This might sound like a difficult task given that you’ve always included the items that need to be completed only to have them removed year after year due to budget limits. Let’s look at the budget from a different perspective. Let’s look at it from an owner’s perspective and use the items we know we need to complete as investments. Our year one investment approach to the budget needs to include items and projects that have a short payback of one year or less.

Insight • Issue 2, 2022

Such a short payback seems like a daunting task, and we often think that there are not many things remaining to do at our properties that have such a short payback. This is the part where we need to get creative and look at things such as our staffing levels, staff experience, tools on hand, upcoming maintenance, equipment review, and recent energy audits. All energy savings projects that you can include in the budget need to be implemented as soon as possible in said budget to allow for maximizing the recovery during the budget period. Some additional budget considerations you need to consider are tenant caps on controllable/ noncontrollable items, tenant base year expenses, and amortization of energy savings costs. Amortizing projects that result in energy savings is a way for an owner to recover the expense for an allowable capital project over the useful life of the equipment.

Utility Improvements

Maintenance Programs

Let’s look into a few examples of ways to create investments in year one. Inventory all motor controllers for your pumps and fans. If you find that you have motors that do not have variable frequency drives (VFD), plan to install a VFD as soon as possible. A cost-effective approach in year one for pumps is to run the VFD at a fixed speed that meets the system flow requirements. This is accomplished by opening throttled vales fully and then setting the system flow rate by adjusting the VFD speed. You can order a Pete’s Plug test kit for less than $300 that will allow the inhouse engineering team to balance the water flow to design requirements which will offset testing and balancing expenses.

Cost-saving measures are easily identified in utility improvements but can also be found in proper maintenance programs. This can include items like tree care. Does your property have trees that are aging? Even if it does not, the trees require maintenance to keep them alive and looking great. It is important to consult an arborist to review your trees and create a management plan. Items like soil injections and pruning will result in fewer die-outs and emergency calls to remove dead limbs.

For motors on air handling equipment, investigate the static pressure setpoint and make sure you have the correct setpoint and adjust the variable drive as necessary. When you are calculating the payback for VFD installation, make sure you include all available rebates. Remember that a 10 percent reduction in motor speed saves about 27 percent in energy use!

Another group of maintenance items that can cost you less in the future by paying a little more today is HVAC maintenance. This includes water treatment and preventative maintenance. Water treatment is a small cost in the overall budget but can end up costing you a lot if a proper program is not in place. A great program minimizes the impact of scale and microbiological growth. A poor continued on page 24

From a HVAC maintenance perspective, do you have chillers and SWUD units? If you do, a great way to save is by cleaning the chiller and SWUD tubes in house. The equipment necessary for the work can cost over $3,000 but this is a one-time expense that will pay dividends. You will need to budget for overtime labor for the engineering team, but this is a task that a well-trained team can perform. If the property doesn’t have the money to purchase the equipment in year one, it may be possible to split the cost among a group of properties. Technology is becoming a great way to offset labor and to perform tasks that people can’t. One of the best uses of technologies from an investment approach is to implement analytical software, often referred to as “AI” or “artificial intelligence.” The AI software platforms are great at improving utility use efficiency. AI systems added to the building automation system or BAS can monitor all equipment in the building to ensure that all setpoints are properly maintained and that equipment is running only when it is supposed to. AI on a BAS has less than a one-year payback if the correct system is installed. This can allow for you to budget the expense as a direct offset to the electricity account. A great benefit for AI on the BAS is better HVAC system performance which leads to fewer HVAC complaints thus freeing up the engineering team’s time to complete other projects in-house which creates additional savings. Another use of AI is for controlling irrigation systems. A proper AI platform for irrigation control monitors the actual soil moisture and salinity content and develops an efficient watering schedule to maintain the necessary moisture content for both the soil type and the foliage type. This is another system that has less than a oneyear payback. www.bomageorgia.org • www.creinsightjournal.com

continued from page 23

program will cost you more in energy expenses and in replacing corroded equipment and piping components. A proper HVAC preventive maintenance program will help diagnose problems before break downs and expensive repairs are needed. It will also help keep equipment operating efficiently which saves on electrical expenses.

Reinvestment Budgeting The previously mentioned examples are items that can be implemented in year one with minimal to no impact on the overall budget. The key is that the property team needs to understand the importance of these items and demonstrate the financial impact to the owners. Once you make it through year one, you are on your way to creating a reinvestment budget. You can use the savings that you are realizing and apply them to more projects that will improve the property, engineering team efficiency, and tenant experience. Here’s how. The money that you saved on buying the chiller and SWUD tube cleaning machine can go towards adding the VFD’s to the BAS and letting them automatically vary their speed to meet systems’ needs. This will further the energy savings. The savings from less HVAC emergency repairs can be used to paint the back of the house spaces or to upgrade the lighting at the facility to LEDs. Having healthier trees can allow you to improve the overall landscaping for the same budget.

There are numerous priorities that can be adjusted to meet the property’s needs once we create a budget that has the flexibility to create savings within itself. This is known as a reinvestment approach to budgeting. As you create the savings in the budget, you will be able to better control the operating expenses which will add value to the property and improve you and your team’s quality of life. As we draw near another budget season, this approach may make it much easier to look forward to budget season and your new roadmap to operating the property.

About the Author Chris Lelle Chris Lelle is a Portfolio Chief Engineer at Lincoln Property Company. In this role, he manages the MEP operations of 2.55MM rsf across a 32 building portfolio. Chris enjoys the challenges of energy savings while improving the tenant experience in the office environment. He has been involved with several buildings where greater than 20 percent energy savings were realized through a variety of operational and capital improvements.

nnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnn

Insight • Issue 2, 2022

CREInsightJournal.com Resources, Blogs, and Videos

CRE Insight Journal is a collection of real estate industry insights recorded in articles, webinars, publications, and information-packed videos. CRE Insight Journal is your one stop shop for everything and anything related to commercial real estate. Read articles on the newest LED technology or the ROI of ventilation technology. Watch videos on WELL certifications or interpreting building codes. Learn from the incredible resources found in the Structural Inspection and Repair or ENERGY STAR Month guides. CREInsightJournal.com has numerous resources to enhance your knowledge base, but it doesn’t stop there!

Marketplace

Looking for a great roofing company? What about a restoration service? CRE Insight Marketplace has service providers for any of your CRE needs in an easy to search database. Marketplace is a directory showcasing companies that provide products and services for the commercial real estate industry. It is designed to help real estate professionals increase their knowledge about resources available to effectively serve their properties and tenants.

CRE Insight 365

Want more content from CRE Insight Journal? CRE Insight 365 has you covered. For only $149.99 a year, you gain access to a growing database of exclusive articles and webinars to enhance your knowledge base. CRE Insight 365 features full-length, on demand, webinars on a wide range of topics. Want to learn more about an upcoming cybersecurity framework for CRE? What about emotional resilience in the office? How much do you know about industrial real estate, from the impact of e-commerce to global supply chains? All this and more is available exclusively on CRE Insight 365.

www.bomageorgia.org • www.creinsightjournal.com

TECHNOLOGY

EV Chargers for Commercial Properties By: Scott Baker, Baker Engineering

“EVERY COUPLE OF YEARS, WE’VE HEARD THAT THIS WILL BE THE YEAR FOR ELECTRIC VEHICLES AND CHARGERS TO TAKE OFF,” SAID GLENN KURTZ, VICE PRESIDENT OF STRATEGIC INITIATIVES WITH LEGACY PARKING. “I THINK WE ARE FINALLY AT THE PRECIPICE OF SOMETHING AMAZING WHEN IT COMES TO EV CHARGERS.” Current trends predict that electric vehicles (EV) will become standard over the next 15 years. Most major automotive manufacturers have stated goals to convert most or all new car models to electric by 2035. The EV market has grown substantially in the past decade. This can be seen most visibly in the number of chargers throughout the United States. There were only 506 public EV chargers nationwide in 2010. The number of EV chargers has grown substantially to over 100,000 chargers in 2022. In Georgia, EV growth has looked a little different due to varying degrees of governmental support and consumer adoption outside of the Atlanta metro area. As of 2021, Georgia has over 54,000 registered electric vehicles, and a car-to-charger ratio of about 14 to 1. With the growth in electric vehicles, the need to provide charging infrastructure has risen considerably.

Insight • Issue 2, 2022

Charging Types and EV Technologies EV charging stations currently come in three levels. A Level 1 charger is typically 120 volts fed from a standard wall outlet and is often referred to as a trickle charger. These chargers typically come with all EVs sold. The rate of charge is limited to 1.3 to 2.4 kW or three to five miles of EV range per hour charged. Level 1 chargers can take over 24 hours to completely charge an empty EV. Level 2 chargers can vary from 208 – 240 V, allowing for a range of 3 to 19 kW or about 18-28 miles of range per hour of charging. Level 3 charging is the fastest, at 480 volts with most cars being able to be charged up to 80-percent in 20 – 40 minutes and 100-percent in 60 – 90 minutes. Technology may find a way to reduce this time to a level similar to filling a gas tank as many researchers are working on this challenge. There are a few novel ideas for solving current charger limitations. One idea that has gained traction in the Midwest involves roadways that charge vehicles through induction while electric vehicles drive on them. This is being tested in the Midwest, with Michigan’s Governor Gretchen Whitmer announcing construction of the first mile of wireless charging road in the U.S. in Detroit. If this solution works, it could reduce the battery size requirements and the need for as many charging stations but with likely costlier infrastructure and maintenance.

Another possibility involves the utilization of batteries in charging stations. These chargers would slowly fill connected batteries over time with a level 1 or 2 charger, then send a kW comparable to level 3 chargers to quickly fill EV batteries. This technology could reduce the infrastructure costs for fast charging, as older infrastructure could keep pace with charging needs without costly improvements. A brief look into the EVs that are on the market and on the roads shows a change in the pattern of commercial charging needs. When the first EVs hit the road, they had a more limited driving range leading to range anxiety and the worry about the ability to charge away from home. This issue has been reduced with many new EVs increasing their range to 250 miles per charge. For those vehicles, range anxiety for daily commutes has been all but erased. For vehicles with sub-100-mile ranges, charging station availability remains an issue.

History of Electric Vehicle Adoption and Support The mainstream automotive industry began its gradual shift to electric vehicles with the advent of the Toyota Prius in 2000. The Prius demonstrated how the addition of batteries and an electric drivetrain could improve the efficiency of internal combustion engine (ICE) powered vehicles in these Hybrid Electric Vehicles (HEV). From there, the Nissan Leaf pushed its way in as the first massproduced fully electric vehicle in December of 2010. EV adoption was bolstered by the introduction of the federal EV tax credit in the 2009 American Clean Energy and Security Act, as well as consumer utilization of Georgia’s 2001 Low Emission Vehicle (LEV) and Zero Emission Vehicle (ZEV) Tax Credit. This tax credit was put into place through O.C.G.A 48-7-40.16, which defines the LEV/ZEV tax credit. This credit previously gave up to $2,500 or 10 percent of the cost of EV chargers (whichever was less) per charger, as well as tax credits of 10 percent or $2,500 for low-emission vehicles, and 20 percent or $5,000 for zero emission vehicles. The LEV/ ZEV credit was discontinued on July 1, 2015, but EV adoption saw a sharp increase in Georgia between 2012 and 2015.

On the federal level, the 2021 Bipartisan Infrastructure Law allocated $5 billion over five years for a national network of EV charging stations under the New Electric Vehicle Infrastructure (NEVI) Formula Program. 10 percent of funds are set-aside each year for grants to US states to help fill gaps in the network. States are required to submit an EV infrastructure deployment plan to gain access to a portion of the $615 million allocated for 2022. An additional $2.5 billion is available for communities and corridors through competitive grants. These grants will be awarded to innovative solutions for rural charging support, increasing EV charging access in disadvantaged communities, and other criteria.

Cost and Installation of Charging Stations Some of the hurdles to installing charging stations are the high cost of installation, the maintenance of the stations, and the potential increased energy cost. After moving forward with installation of charging stations on the property, the next decision is whether the property team or a third-party company should own and maintain these charging stations. If you’re tracking energy consumption through ENERGY STAR benchmarking or ESG reporting, another cost to consider is adding a submeter to this system. This energy can be subtracted from the ENERGY STAR profile or be included as scope 3 emissions to help reflect the breakdown of emissions to better represent the property’s energy profile. One metro-Atlanta engineer had the electric service for a group of new charging stations fed separately from the main building power, continued on page 28

Along with the growth of fully electric vehicles, many manufacturers have incorporated Plugin Hybrid Electric Vehicles (PHEV) to take advantage of the fuel economy of EVs with the longer range of ICE included in the same vehicle. Both EVs and PHEVs are available for the federal tax credit of up to $7,500 depending on battery capacity. In 2017 the City of Atlanta passed an ordinance requiring new parking structures to include 20 percent of spaces to have EV charging infrastructure in place to allow for future EV growth. This cuts down significantly on the cost of new charging stations by having conduit in place to minimize the future impact and cost of new service for these stations. www.bomageorgia.org • www.creinsightjournal.com

continued from page 27

lowering the building’s peak demand. This decision kept the billing rates lower for the building, saving on energy costs while ensuring future capacity for EV charger growth. Based on a few recent installations in the metro Atlanta area, the infrastructure cost can range from $6,000 to $10,000 per station. The installation time can vary based on infrastructure requirements but can be from two days to one week depending on complexity of install and number of stations. The cost of charging stations themselves can vary between $4,000 and $10,000 per station and typically take only a few days to install. Everyone interviewed for this article said the installation process proceeded without issue. A program that is available to help with the infrastructure cost is Georgia Power’s Make-Ready program. This program covers the cost of EV charging infrastructure for passenger vehicles, transit buses, various delivery trucks, airport ground support equipment, and forklifts. Through the Make Ready program, Georgia Power supplies the conduit, wiring, and associated infrastructure for both the utility and customer side of an EV charger. This program does not cover the cost of the charger itself; however, the installation of EV charging infrastructure and its associated costs are normally higher than the cost of an EV charger. Old construction benefits greatly from this, as installing infrastructure for EV chargers can be prohibitively expensive for commercial properties.

Charger Pricing There are several options for the consumer pricing structure of EV charger stations. The best option from the end-user’s perspective is to have free charging available at commercial office buildings. This reduces their operational cost for their vehicle but comes at the expense of property owners. Some tenant companies may choose to pay for their own meters and provide that as an amenity to their employees. Many property owners choose to install them and let a third-party metering company bear part of the installation cost and handle the consumer charging costs. This helps the property owner step away from the maintenance of the system and the individual transactions that come with paid charging stations. This consumer-paid approach may cause frustration among users as pricing structures can be unclear. Currently, EV charging stations in the state of Georgia charge customers according to charging time rather than energy used. In 2022, bills were introduced into the Georgia legislature to change how electricity was sold and regulated for the purposes of EV chargers, House Bill 1133 and HB 1322 respectively. These bills failed in 2022 due to numerous issues, and study committees will be utilized instead. “The issue was ultimately too nuanced to advance during the 2022 session,” explains Katie Roberts, director of Government Affairs with Fiveash-Stanley, Inc. “Ideally, the House and Senate study committees will allow for greater public input, expert testimony,

Insight • Issue 2, 2022

and more thorough debate before the legislature convenes in January 2023.” The Electric Vehicle Charging Study Committees (HR 895 in the House and SR 781 in the Senate) will address and research electric vehicle chargers in Georgia should these resolutions pass. Committees like this allow lawmakers to dive into issues without the constraints of the 40-day legislative session.

Building Occupancy Type The need for EV charging stations varies greatly based on the building occupancy type. Understanding the consumer’s needs can help in the decision process for whether to add EV charging infrastructure and how many stations. “It always begins with identifying your objectives, and scope,” Kurtz explains. “What is the purpose of the install? Is there demand [from tenants]? Is this for sustainability goals or LEED certification? Do you need level 1, 2, or 3 chargers? Do you have sufficient infrastructure and power for these chargers? These can be costly questions, but they are integral in defining and budgeting for a project like this.” For residential occupancy, EV charging becomes a necessity as EV adoption continues to grow. For most EV owners, charging at home becomes a huge convenience so that time “filling up” does not add to people’s daily schedules. For anyone in multi-family or hospitality industries, addressing this need will be integral with the rapidly increasing demand for EV support. For these buildings, the availability of charging stations may become a factor in consumer’s decision process for picking apartments or hotels. Faced with the need to charge their car and the desire to remove any hassle from the equation, consumers will make decisions with this convenience in mind. For retail, the length of time an occupant is in the space is far lower than residential or office, so those stations are typically an amenity for short-term charging to “top off the tank.” For these buildings, consumers will review the cost and convenience of charging stations to decide whether to use them. If the spaces are more convenient and charging is free, the utilization of these spaces will increase dramatically. The relatively low cost of electricity may push retail owners to provide this as an amenity to entice customers to spend more time in their space and assume additional sales will outweigh the cost. For office buildings, there is an opportunity for EV owners to have extended time to charge their vehicles. Many office workers have their vehicle parked up to 8 hours a day in a property’s lot, and this gives a lengthy and convenient charging opportunity. If these properties choose to provide free charging, most tenants would be able to cover all of their charging needs while at work. In order to free up use of these stations, property owners could limit the time a user can charge for free, to ensure that more tenants may utilize this amenity while minimizing costs from additional station installations. Even a metered charger would be a convenient solution whose costs could be passed on to tenants instead of the end-user.

Installing Chargers There are numerous benefits to installing EV chargers. There is the potential increase in leasing opportunities, a possible uptick in tenant satisfaction due to additional amenities, and ESG benefits for owner and tenant ESG reporting. With 78 different electric vehicle models in 2022 alone, EV adoption is rapidly growing, and an early adoption and implementation of charging infrastructure could put your property ahead of competition. Georgia Power’s Make-Ready Program is built on a first-come-first-served basis, and the budget for it is not infinite. Securing funding early can ensure a lower capital cost for owners. With the continued growth of EV adoption, commercial real estate will need to address this challenge. There are challenges in understanding and identifying what consumers and tenants will demand versus the convenience of the offered amenity. Installing charging stations may not be a question of if, but when and how many. And the largest question of all still remains, how can tenants or customers be appropriately charged for this amenity? Several of these answers will change as the laws, auto industry, and consumers evolve over the next decade.

About the Author Scott Baker Scott Baker oversees the Technical Services Department which focuses on Energy Star Certifications, Energy Audits, Energy Modeling, Commissioning, Retro Commissioning, and LEED related engineering tasks. He has experience working with multiple rating systems including: LEED-NC, LEED-CS, LEED-CI, LEED- EBO&M, and ENERGY STAR®. Scott has more than 12 years of experience in HVAC systems design and commissioning.Scott has a Bachelor of Science in Mechanical Engineering Degree from the Georgia Institute of Technology. www.bomageorgia.org • www.creinsightjournal.com

ADVOCACY

Legislative Update:

Georgia Elections

By: Katie Roberts

It’s not a presidential election year, but there’s a good chance your mailbox, social media feed, television, and text messages won’t be able to tell the difference. The 2022 election in Georgia is going to be pervasive and unrelenting. That’s because this election cycle features all of Georgia’s constitutional officers, from Governor down to School Superintendent, including 14 Congressional seats, two Public Service Commission districts, and one US Senator. All 236 members of the Georgia House and Senate will face voters, as will thousands of local elected officials: judges, solicitors, county commissioners, board of education members, and others. It's easy to come across news about high-profile races: the latest fundraising statistics, polling numbers, endorsements, gaffes, and campaign stops. This article will instead highlight the election landscape in the House and Senate, particularly given the impact of redistricting and legislative retirements. First, a couple of reminders on how we got here.

Lines Drawn The US Constitution requires that representatives to the US House be apportioned according to the number of residents, determined by the national census that takes place every 10 years. The Georgia House and Senate convened for a special session in November 2021 to take data from the census and use it to redraw lines for Georgia’s 14 congressional seats, 180 state House seats, and 56 state Senate seats. The Governor signed the new maps into law in December; despite several legal challenges, they are in effect for the 2022 election season.

Insight • Issue 2, 2022

Based on those new maps, candidates turned out to qualify to run in early March. “Qualifying” involves proving you are a resident of the office you are seeking and paying your fee (money generally goes to the party, not the state). More than 500 individuals qualified for 236 legislative seats.

Redistricting Results

Qualifying isn’t only significant because it signals the official start of the campaign season. Who doesn’t qualify, and who chooses not to, are equally as important. Legislative retirements are a huge theme of this year’s election cycle. The House and Senate are losing more than 240 years of service and institutional knowledge among 26 retirements, including some of its most influential members.

Retirements and Reelection State Representative Calvin Smyre has represented citizens in Columbus continuously since 1975, making him the longest-serving member in the legislature. He is an executive at Synovus and has recently been appointed by the Biden Administration to serve as Ambassador to the Dominican Republic. He is a true statesman, and his leadership will be missed by members of both parties.

Other notable retirements this cycle include Senator Jeff Mullis. He has served in the Senate since 2001 and is the only Senate Republican who was in office when the GOP was the minority party. During his tenure in the senate, Mullis eventually ascended to Chairman of the powerful Rules Committee, the group that determines which bills make it to the floor for a vote.

House Appropriations Chairman Terry England will not seek another term. While the General Assembly is intended to be a part-time citizen legislature, the House Appropriations Chair works yearround and is in constant communication with the Governor’s Office of Planning and Budget and the state’s economist regarding revenue and expense projections. England has been in the legislature since 2005 and has been Appropriations Chair since 2011.

Source: U.S. Census Bureau: 2010 and 2020 Census

While retirements and running for higher office are commonplace in every election cycle, running under a new district number is not. But this is, of course, the result of redistricting. As the population shifts, seats are added and removed. Based on 2020 census numbers, Georgia’s population grew by more than 10 percent over the last decade, adding one million residents. Urban and suburban pockets of the state have seen healthy growth, with areas around Savannah and Augusta growing upwards of 30 and 40 percent. Three counties in middle Georgia have lost more than 20 percent of their residents in the last 10 years. The redistricting process can be messy, especially in the House where districts are small and less able to absorb population swings. This election cycle features three sets of paired incumbents, where two lawmakers were forced into the same legislative district during reapportionment. Two pairings are in Gwinnett County (one Democratic, one Republican) and one in middle Georgia (both Republican). Seventeen House members are also running under new district numbers this cycle. For example, before redistricting, House Districts 110 and 111 were both anchored by Henry County south of Atlanta. Those districts are now in Gwinnett County. Those incumbents have now qualified for House Districts 118 and 116, respectively.

Others are not retiring but aren’t seeking reelection either – they are running for higher office. More than 15 legislators have left the comforts of incumbency to seek a different post, many of them running for the open Lt. Governor, Agriculture Commissioner, or Labor Commissioner posts. You will undoubtedly see reports of these races in the media. continued on page 32

www.bomageorgia.org • www.creinsightjournal.com

continued from page 31

While these highlight the more unique facets of the 2022 legislative cycle, there are plenty of “typical” races too. In the Senate, 16 incumbents face a challenger from their own party in the Primary; 19 have General Election opposition. In the House, 48 have a Primary opponent and 61 have a General Election challenger. Only about thirty percent of either chamber’s incumbents are challenged. Nearly 50 House members and 17 Senators will return to service in 2023 without an opponent in this year’s election cycle.

Registering to Vote Elections are vital to our representative democracy, from the Presidential Election every four years to the seemingly incessant calendar of state and local elections and referendums. The redistricting process, while messy and occasionally confrontational, is a critical step in ensuring legislative districts maintain a balanced population. The 2022 Primary Election is Tuesday, May 24. The deadline to register or update your voter registration was April 25. Early in-person voting began May 2. A runoff, where necessary, will occur on June 21. For more information, visit the My Voter Page on the Secretary of State’s website at https://mvp.sos/ga.gov.

About the Author Katie Roberts Katie Roberts serves as Director of Government Affairs at FiveashStanley, Inc. In this role, she is critical in managing legislative and regulatory issues specific to the industry. Fiveash-Stanley is recognized as one of Georgia’s leading government and public affairs consulting firms and has represented BOMA Georgia since 2000.

Insight • Issue 2, 2022

Thank you to our 2022 BOMA Georgia Foundation Donors

FOUNDATION

Since the Foundation was created in 2014, it has awarded more than 600 scholarships to individuals seeking a certificate or professional designation in real estate. The Foundation has also conducted more than 12 research projects and white papers, all designed to give real estate owners and managers new tools to add value to their properties.

INDIVIDUALS Associate

COMPANIES Associate

Casey Dixon

ABM

Lillibridge Healthcare Services

Chonte’ Martin

Allied Universal Security Services

Madison Marquette

Don Moore

Arborguard

Mayberry Electric

Florence Barbour

Atlanta Property Group

OA Management

Jacob Wilder

Banyan Street Capital

P3 Painting & Renovations

Judi Clements

BMS CAT of Georgia

Parker Young Construction,

Michael Knox

Brand Real Estate Services

Natalie Tyler-Martin

Capital City Mechanical Services

Physicians Realty Trust

Scott Doksansky

Capital Restoration

PM&A

CapRidge Partners

Pope & Land Enterprises

Individual donors who have given $100-$199

Bachelor

Company donors who have given $500-$999

A RESCON Company

CBRE

Portman Management

Individual donors who have given $200-$349

Colliers International

Pritchard Industries

Dusty Muck

Cushman & Wakefield

Prologis

Tammy Weeks

Duke Realty

Remediation Group

Empire Roofing

Roof Partners

Engineered Restorations

Rubbermaid Commercial Products

ENTEK

Russell Landscape

EPIC

SERVPRO of North Lilburn

Everclear Enterprises

SOLID

Full Circle Restoration, A Cotton Company

The Morley Companies

Georgia Paving

The RMR Group

Gray Contracting

The Simpson Organization

Highwoods Properties

The Surface Masters

Doctorate

Individual donors who have given $500-$999 Jessica Nix Mark Gallman Morgan Cohen

Post-Doctorate

Individual donors who have given $1,000+ Gabriel Eckert Marie Worsham

Bachelor

Mark Dukes

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

Melody Frcek Orlando Ojeda Pat Freeman *List current as of April 14, 2022

Join our growing list of annual donors

www.BOMAGeorgiaFoundation.org www.bomageorgia.org • www.creinsightjournal.com

Get your BOMA 2017 Office Building Standards Today! The BOMA 2017 for Office Buildings: Standard Methods of Measurement (ANSI/BOMA Z65.1-2017) is a standard released by BOMA International for the measurement of rentable floor area in office buildings. This standard is built to: • Promote clear communication among participants in real estate transactions; • Clearly and consistently measure rentable square footage; • Provide accurate comparison through a clear method of measurement; and • To align BOMA measurements with the International Property Measurement Standards (IPMS). The BOMA 2017 Standard for Office Buildings features a new stepby-step format to ensure an easy to follow and use measurement methodology. The 2017 standard expands glossary terms and has an accompanying best practice guide to assist users of this standard. New additions to the BOMA 2017 Office standard include capped load factors applied on a tenant-by-tenant basis, major vertical penetrations at the lowest level, customization of interbuilding area allocation in loading docks and conference rooms, and exterior amenity measurements, such as balconies, covered galleries, and finished rooftop terraces. The new inclusions both increase total rentable square footage and allow for further customization and allocation in their calculation. Capped load factors help landlords and tenants negotiate leases appropriate to both their market and these standards. The inclusion of major vertical penetrations such as stairwells and elevator shafts allow for a single, consistent, rule to measure vertical penetrations. The changes to inter-building area does not increase rentable square footage, but they give a greater level of customization to space allocation, and ensures tenants are not paying for space in a building without benefit. The inclusion of balconies, covered galleries, and finished rooftop terraces used exclusively by tenants better reflects the increasing demand for these amenities.

“2017 BOMA for Office Buildings Standards has expanded upon its predecessors (1996, 2010) with refined definitions and clarifications, new information and innovative methodologies that will heighten owner’s understanding of how their building is currently being used.” Said Mark Schroeder, Technical Director with IA Interior Architects. “The most important characteristic of 2017 BOMA is that more of the building’s elements are captured in the overall USF which increases the resulting RSF. In essence the overall building can grow which translates to a greater ROI.” The BOMA 2017 Office Standard is fully compatible with the IPMS Coalition standards. The IPMS Coalition is a group of 86 companies across 160 countries whose goal is to develop global standards with a consistent measurement methodology for buildings across international markets. BOMA is a founding member of the IPMS Coalition, and BOMA incorporates International Property Measurement Standards in all its standards. BOMA has maintained, updated, and simplified this standard since 1915 to reflect the changing need of the commercial real estate market. BOMA standards assist building owners, property managers, facility managers, architects, space planners, interior designing, asset managers, engineers, and many other real estate professionals.

“2017 BOMA for Office Buildings remains the elite standard for square footage calculations for existing buildings and more importantly, it has now become a strategic tool for Architects/ building owners to enable a greater understanding of design intent vs. effect thereby maximizing the overall efficiency and leasability potential.” Mark Schroeder, Technical Director with IA Interior Architects

Find out today why real estate professionals have relied on BOMA for floor measurement standards for over a century at www.techstreet.com/boma/

Insight • Issue 2, 2022

www.bomageorgia.org • www.creinsightjournal.com

ALLIED MEMBER PRODUCT AND SERVICE DIRECTORY

AIR FILTRATION

FilterPro USA LLC................................(256) 767-4158

AIRDUCT CLEANING

Mayberry Electric, Inc..........................(404) 991-7007 Prime Power Services Inc.................(770) 739-2300 Titan Electric Georgia LLC............... (470) 275-9404

ELEVATORS/ESCALATORS

Ductz Of Greater Atlanta...................(770) 631-2424 APPRAISAL CONSULTING Fellers, Schewe, Scott & Roberts, Inc....................................... (770) 621-9548

Fujitec America Inc..............................(770) 209-0322 Phoenix Elevator of Georgia..............(678) 574-2447 TK Elevator.............................................(770) 250-6482

ATTORNEYS

ENERGY

Andre Kill & McCarthy LLP.............. (404) 653-3005 AUDIO VISUAL SERVICES Vertical AV TV.......................................(404) 352-2488

BLDG MGT CONSULTANTS

HqO.......................................................... (404) 403-1850 Wtec Inc..................................................(470) 628-7270 Yardi Systems.......................................(805) 618-5422

Baker Engineering LLC...................... (404) 307-3237 Mallory & Evans Service.....................(478) 747-0551 McKenney’s Inc.................................... (404) 635-4710 Tecta America........................................(404) 392-1367 Trane.........................................................(678) 775-4302 Yancey Power Systems..................... (518) 651-6353

ENGINEERING

ENTEK......................................................(678) 910-1326 Hoffman Building Technologies....... (470) 387-1619

Harbin’s Mechanical Services, Inc..(770) 914-7060 IES Mach................................................(404) 759-5391 Innovative Engineering Inc................(678) 883-5868 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 S&ME, Inc.............................................. (770) 919-0969 Sustainable Investment Group LLC (SIG).......................................... (404) 310-9971

CARPET/FLOOR

ENVIRONMENTAL

BLDG SERVICES

CBM Atlanta Inc...................................(770) 988-9001 Century Fire Protection LLC............(678) 775-4870 Eastern Glass & Aluminum...............(404) 904-6537 Engineered Restorations Inc...........(770) 682-0650 IA INTERIOR ARCHITECTS...........(404) 504-0297 Painters on Demand........................... (813) 498-9751

BUILDING AUTOMATION CONTROLS

Atlanta Flooring Design Centers Inc......................................(770) 476-8306 Mad Matter GA..................................... (678) 361-6704 ServiceMaster Cleaning & Restoration........................................(678) 766-0909 SOLID Surface Care, Inc..................(678) 354-6726

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

CATERING/FOOD SVCS

EQUIPMENT RENTALS

Ben & Jerry’s..........................................(404) 666-2232

CHEMICALS

Spartan Chemical Company...........(843) 789-9821

COMMUNICATIONS

Kings III Emergency Communications............................. (678) 438-1965

COMPUTER RECYCLING

Ecycle Atlanta........................................ (678) 324-9760

CONSTRUCTION PRODUCTS

The Home Depot Pro.........................(704) 305-2881 Yancey Power Systems..................... (518) 651-6353

CONTRACTORS

Centennial Contractors Enterprises Inc......................................................... (770) 613-2999 Double T Contracting, Inc................. (770) 489-7772 Eastern Glass & Aluminum...............(404) 904-6537 Gray Contracting.................................(678) 530-9700 Innovative Engineering Inc................(678) 883-5868 Nova Commercial Interiors Inc........(770) 592-0260 PKS Paving & Concrete Construction..................................... (404) 401-8551 Rand Construction Company........... (770) 777-4177 Western Specialty Contractors...... (678) 553-0170

ELECTRICAL

Allison-Smith Company.....................(404) 351-6430 Austin Technology Group.................(770) 356-4460 Conger Electrical Services............. (678) 690-0038 Eckardt Group......................................(678) 249-4954 Martin Technical, Inc........................... (770) 590-7449

Insight • Issue 1, 2022

Parker Young Construction, A RESCON Company...................(678) 634-8538 Remediation Group/RGI Commercial........................................ (404) 214-1470 ServiceMaster Cleaning & Restoration........................................(678) 766-0909 SERVPRO Disaster Recovery of North Atlanta.........................................(404) 902-5688 SERVPRO Of Decatur.......................(404) 378-9998 SERVPRO of Norcross.....................(770) 858-5000 SERVPRO of North Lilburn, SERVPRO of North Lawrenceville.(770) 997-5689 SERVPRO of Panthersville.................(470) 257-1716 Waterproofing Contractors Inc.......(770) 449-5552

GENERATORS

Ultimate Service Associates............ (918) 836-8701

GLASS

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

GUARD SERVICES

Allied Universal Security Services.(678) 923-5775 GuardOne Security.............................. (470) 543-1157 Marksman Security Corporation.... (678) 923-5775 Prosegur..................................................(404) 312-6162 Securitas USA.......................................(404) 633.1140

HEALTH & HYGIENE PRODUCTS

Essity Professional Hygiene.............(678) 642-6042 GOJO Industries..................................(330) 819-0044 Life Safety Solutions Plus LLC........(770) 843-3671 Rubbermaid Commercial Products............................................(470) 356-5088

HVAC

Graham Group.....................................(404) 634-4652 Moore Colson CPAs and Advisors.................................... (678) 671-3794

Addison Smith Mechanical Contractor Inc..................................(770) 832-9006 Axis Portable Air....................................(718) 213-3148 Capital City Mechanical Services Inc......................................(770) 449-0200 Daikin Applied....................................... (770) 514-5880 Ductz Of Greater Atlanta...................(770) 631-2424 EMCOR Services Aircond...............(404) 430-5941 Harbin’s Mechanical Services, Inc..(770) 914-7060 Legacy Mechanical Services Inc..... (770) 432-1171 Mallory & Evans Service.....................(478) 747-0551 Maxair Mechanical LLC...................... (678) 940.7413 McKenney’s Inc.................................... (404) 635-4710 Shumate Mechanical, Inc................. (678) 584-0880 Southeast Pump & Equipment Inc..(770) 329-1417 Trane.........................................................(678) 775-4302

FIRE PROTECTION

INSURANCE

Stone Mountain Access Systems.. (612) 670-8930 Sunbelt Rentals Inc..............................(404) 525-1919

FACILITY SUPPORT

Conger Electrical Services............. (678) 690-0038 Fleetwash Inc..........................................(770) 417-1382 PENTA Engineering Group Inc........(678) 282-1999 Stone Mountain Access Systems.. (612) 670-8930

FINANCIAL SERVICES

ADT Commercial, LLC / Critical Systems............................................... (770) 612-9172 AFA Protective Systems Inc.............(770) 794-9000 Basesix Systems LLC.........................(678) 833-8351 Century Fire Protection LLC............(678) 775-4870 International Fire Protection.............(770) 745-4530 Life Safety Solutions Plus LLC........(770) 843-3671 Mitec Controls Inc............................... (770) 813-5959

FIRE/WATER/MOLD RESTORATION

American Property Restoration Inc................................(770) 733-3584 BELFOR Property Restoration....... (770) 939-0128 BluSky Restoration Contractors.....(770) 904-6494 BMS CAT................................................(770) 614-3248 Capital Restoration..............................(770) 973-1666 EPIC..........................................................(770) 516-3491 Full Circle Restoration, A Cotton Company............................................ (770) 232-9797

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

INTERIOR DESIGN

IA INTERIOR ARCHITECTS...........(404) 504-0297 Nova Commercial Interiors Inc........(770) 592-0260 paulaproduct.........................................(404) 578-8665

JANITORIAL

Able Services........................................(215) 764-9083 ABM.........................................................(678) 245-3273 Allied International Cleaning Services, Inc..................................... (770) 426-8779 BCJ Building Services....................... (770) 601-4880 Building Cleaning Solutions, Inc....(770) 833-4385 Building Maintenance Services Inc..................................... (770) 218-2993 CBM Atlanta Inc...................................(770) 988-9001 Constant Contract Services, LLC.(404) 583-8514

Distinguished Properties Cleaning USA Inc...............................................(404) 418-1443 Environmental Service Partners.....(404) 500-2488 General Building Maintenance Inc..(770) 457-5678 Georgia Pacific Corporation............ (770) 815-9552 HTH Building Services Inc...............(770) 988-0084 Kimberly-Clark Corporation............. (678) 327-9041 Planned Companies............................ (571) 220-7475 Pritchard Industries SE.......................(404) 231-1430 Pro Squared Janitorial Services..... (678) 905-8885 Rubbermaid Commercial Products............................................(470) 356-5088

LAKE MANAGEMENT

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

LANDSCAPING-EXTERIOR

Arborguard Tree Specialists............(404) 299-5555 BrightView Landscape Services..... (678) 441-4170 Chapel Valley Landscape Co..........(470) 244-0980 Color Burst............................................. (770) 822-9706 Crabapple LandscapExperts........... (770) 740-9739 Cumberland Landscape Group.......(470) 423-4105 Gibson Landscape Services............(404) 991-1864 Greenwood Group Landscape.......(404) 886-6104 HighGrove Partners............................(678) 626-3469 LandCare LLC.......................................(678) 475-1780 Landmark Landscapes...................... (678) 812-9858 Landscape Workshop.........................(678) 714-5100 Nature Scapes Inc............................... (770) 923-7023 Ruppert Landscape............................ (770) 931-9900 Russell Landscape Group................(404) 520-7903 Southern Landscapes And Designs.............................................(708) 602-0959 The GreenSeason Group, Inc.......... (678) 714-4114 Yellowstone Landscape.................... (404) 668-4508

LANDSCAPING-INTERIOR

Foliage Design Systems.................... (770) 451-0885 Life on Earth, LLC................................ (404) 630-9611 Plant Peddler, Inc................................. (770) 432-2649 Sedgefield Interior Landscapes, Inc.............................. (770) 984-0171

LEASE ABSTRACTING

Atlanta Painting Company................(404) 550-0101 Burke Painting, Inc..............................(770) 582-0847 CertaPro Painters of Atlanta............(404) 548-7940 Certapro Painters of Duluth & Norcross..........................................(678) 895-5730 CertaPro Painters of Roswell..........(678) 878-4088 Freeland Painting.................................(770) 289-0887 Horizon Painting and Renovations Inc...............................(404) 447-0385 Integrity Finishes Inc...........................(678) 401-8969 Oakcliff Painting................................... (404) 867-3707 P3 Painting & Renovations............... (470) 350-2452 Paint Applicators.................................. (404) 487-5257 Painters on Demand........................... (813) 498-9751 Sherwin-Williams..................................(678) 951-3214 Spectrum Painting Inc.........................(770) 497-0101

PAPER PRODUCTS

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

PARKING

Kaney & Lane, LLC..............................(404) 892-8246 LAZ Parking...........................................(404) 942-3900 Legacy Parking Company................. (404) 317-0638 ParkSimple..............................................(404) 217-4024

PARKING DECK

Amano McGann....................................(678) 897-1734 Ecosweep............................................... (404) 904-1003 Spectrum Painting Inc.........................(770) 497-0101 Universal Parking & Transportation..................................(404) 798-6327 Wildcat Striping, Sealing & Paving.................................................. (678) 937-9525

PARKING EQUIPMENT/ACCESS CONTROL

Amano McGann....................................(678) 897-1734

PAVING PRODUCTS

ASCON Paving & Concrete............. (404) 379-3218 Benning Construction Company..... (404) 792-1911 Georgia Paving, Inc.............................(770) 623-0453

GWP Paving........................................... (678) 377-3113 Miller Brothers Paving........................ (770) 491-3090 PKS Paving & Concrete Construction..................................... (404) 401-8551 Rose Paving Company.......................(678) 303-2500 The Surface Masters Inc................... (404) 821-2388 Wildcat Striping, Sealing & Paving.................................................. (678) 937-9525

PEST CONTROL

Bug Busters, Inc...................................(770) 517-0200 Northwest Exterminating Co., Inc............................................... (770) 713-5064 Orkin Inc................................................ (404) 609-9550 Peachtree Pest Control..................... (770) 931-9099 Pest USA.................................................(678) 287-6674 Rooter Plus!............................................(770) 888-1931

PLUMBING

Addison Smith Mechanical Contractor Inc..................................(770) 832-9006 Art Plumbing Company.....................(678) 486-2525 HM Plumbing..........................................(770) 792-1200 Keever, Dalton, & Johnson, Inc......... (770) 717-1945 Legacy Mechanical Services Inc..... (770) 432-1171 Southeast Pump & Equipment Inc..(770) 329-1417

PRESSURE WASHING

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) 971-2000

PUMP SERVICE AND REPAIR

Monumental Equipment, Inc............(770) 490-4001

RELOCATION SERVICES

PODS for Business............................ (470) 367-9595 continued on page 38

LEASIE.................................................... (770) 878-0012

LIGHTING

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

LOW VOLTAGE SYSTEMS INTEGRATION

Austin Technology Group.................(770) 356-4460

MANAGED SERVICES

Kastle Systems..................................... (404) 272-4765

MARBLE RESTORATION & MAINTENANCE

ADDCO Metal Maintenance Co.... (770) 985-5611 Mid America Specialty Services....(800) 544-4576 Natural Stone Services......................(404) 255-8133

METAL FINISHING

ADDCO Metal Maintenance Co.... (770) 985-5611 Mid America Specialty Services....(800) 544-4576

OFFICE FURNITURE

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

PAINT/WALLCOVERINGS

A & D Painting Inc................................ (404) 376-7076 American Painting & Renovations Inc...............................(770) 995-8787

www.bomageorgia.org • www.creinsightjournal.com

continued from page 37

RENOVATION

Cornerstone Renovation Group LLC......................................... (678) 925-7598

RESTORATION

Addco Restoration and Preservation Group, LLC........................................ (770) 688-5419 American Property Restoration Inc.................................(770) 733-3584 Cornerstone Renovation Group LLC......................................... (678) 925-7598 Southern Preservation Systems..... (770) 982-9970

RISER MANAGEMENT

IMG Technologies, Inc.......................(630) 737-9800

ROOFING

All Roof Solutions Commercial Inc.................................(404) 697-9294 Ameristar Roofing................................(470) 680-9330 ApolloPrimm Commercial Roofing................................................ (770) 751-6191 C.L. Burks Construction....................(706) 372-0509 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 Innovative Roofing Group................. (404) 351-8797 Parsons Roofing Company..............(678) 294-0002 Roof Partners LLC...............................(404) 490-4647 Tecta America........................................(404) 392-1367 Tower Roofing.......................................(770) 592-9889 Zurix Roofing Systems....................... (706) 587-2009

SEALCOATING

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

Insight • Issue 2, 2022

SECURITY

ADT Commercial, LLC / Critical Systems................................. (770) 612-9172 Allied Universal Security Services.(678) 923-5775 Alscan Inc...............................................(813) 486-2853 Basesix Systems LLC............................678-833-8351 DataWatch Systems...........................(470) 503-6077 GuardOne Security..............................(941) 565-1589 Hexagon Security................................(866) 855-2838 International Fire Protection.............(770) 745-4530 Marksman Security Corporation.... (678) 923-5775 Mitec Controls Inc............................... (770) 813-5959 Planned Companies............................ (571) 220-7475 Prosegur..................................................(404) 312-6162 Securitas USA.......................................(404) 633.1140 Walden Security.................................... (404) 937-1748

SIGNAGE

NGS Films and Graphics.................. (470) 523-0014 Riot Creative Imaging......................... (404) 797-6785 Sign Systems........................................(678) 765-8290

STORAGE

PODS for Business............................ (470) 367-9595

TAX CONSULTANTS

Fellers, Schewe, Scott & Roberts, Inc....................................... (770) 621-9548 Graham Group.....................................(404) 634-4652 Windham Brannon, LLC.....................(678) 510-2735

TENANT AND WORKPLACE EXPERIENCE SOFTWARE

HqO.......................................................... (404) 403-1850

TRANSPORTATION

Universal Parking & Transportation..................................(404) 798-6327

TREE CARE/TREE SERVICES

Arborguard Tree Specialists............(404) 299-5555 BrightView Landscape Services..... (678) 441-4170 Jarvis Tree Experts...............................(678) 430-6216 SavATree.................................................(404) 288-8733 Sesmas Tree Service LLC................(770) 655-9257

TROPICAL PLANTS

Foliage Design Systems.................... (770) 451-0885 Life on Earth, LLC................................ (404) 630-9611 Plant Peddler, Inc................................. (770) 432-2649

WASTE REMOVAL

American Disposal Services............ (678) 736-0140 Waste Pro/Atlanta................................ (770) 777-1447

WATER DAMAGE/STRUCTURE DRYING

BELFOR Property Restoration....... (770) 939-0128 BluSky Restoration Contractors.....(770) 904-6494 BMS CAT................................................(770) 614-3248 Capital Restoration..............................(770) 614-3248 EPIC..........................................................(770) 516-3491 Full Circle Restoration, A Cotton Company......................... (770) 232-9797 Parker Young Construction, A RESCON Company...................(678) 634-8538 Remediation Group/ RGI Commercial............................... (404) 214-1470 SERVPRO Of Decatur.......................(404) 378-9998 SERVPRO of North Lilburn /North Lawrenceville..................... (770) 997-5689

WATER LEAKAGE PROTECTION

WaterSignal LLC..................................(626) 222-7370

WATER TREATMENT

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

WATERPROOFING

Engineered Restorations Inc...........(770) 682-0650 Everclear Enterprises Inc..................(404) 876-9408 Southern Preservation Systems..... (770) 982-9970 The Morley Companies.......................(770) 569-1100 Waterproofing Contractors Inc.......(770) 449-5552 Western Specialty Contractors...... (678) 553-0170

WINDOW CLEANING

Top Of the Line High Rise Service LLC......................................(404) 569-9544 Valcourt Building Services LLC.......(770) 971-2000

ADVERTISERS ON THE WEB ASPHALT PAVING

PAVING

BUILDING SERVICES & MAINTENANCE

PLUMBING PRODUCTS & SERVICES

COMMERCIAL CLEANING

PRESSURE WASHING

CONCRETE/MASONRY/ STRUCTURAL REPAIRS

Specialty Roofing & Coatings, Inc. www.src-roofing.co Top of the Line High Rise Service www.highriseservice.com/ Western Specialty Contractors www.westerngroup.com Everclear Enterprises Inc. www.everclearenterprises.com

PKS Paving & Concrete Construction www.pksasphaltpavingatlanta.com PKS Paving & Concrete Construction www.pksasphaltpavingatlanta.com Pritchard Industries, inc www.pritchardindustries.com/

Engineered Restorations Inc. www.er-inc.net Everclear Enterprises Inc. www.everclearenterprises.com PKS Paving & Concrete Construction www.pksasphaltpavingatlanta.com The Morley Companies www.morleycompany.com/ Western Specialty Contractors www.westerngroup.com

CONSULTING

Fair Assessments, LLC www.fair-assessments.com/

CONTRACTORS

Georgia Paving, Inc www.georgiapaving.com Art Plumbing Company www.artplumbing.com

PUMPING E QUIPMENT

Monumental Equipment Inc www.monumentalequipment.com

RESTORATION & PRESERVATION Everclear Enterprises Inc. www.everclearenterprises.com The Morley Companies www.morleycompany.com/ Western Specialty Contractors www.westerngroup.com

SEALCOATING

Cork Howard www.corkhoward.com

DEMOLITION

The Morley Companies www.morleycompany.com/

ELECTRICAL CONTRACTORS

Eckardt Group www.eckardtgroup.com/ Mayberry Electric, Inc www.mayberryelectric.com

PKS Paving & Concrete Construction www.pksasphaltpavingatlanta.com Wildcat Striping & Sealing www.wildcatstriping.com

TREE CARE/TREE SERVICES Arborguard

Tree Specialists www.arborguard.com/

UTILITY SERVICES

Georgia Power Company www.georgiapower.com

WATERPROOFING

ELEVATORS

Phoenix Elevator of Georgia www.phoenixelevatorofga.com/

ENVIRONMENTAL CONSULTANTS

NOVA Engineering & Environmental www.usanova.com

ENVIRONMENTAL PRODUCTS & SERVICES The Morley Companies www.morleycompany.com/

LANDSCAPE

North Georgia Landscape Management www.northgeorgialandscape.com/

Engineered Restorations Inc. www.er-inc.net The Morley Companies www.morleycompany.com/ Top of the Line High Rise Service www.highriseservice.com/ Waterproofing Contractors www.wcinc.com/ Western Specialty Contractors www.westerngroup.com

WINDOW CLEANING

Everclear Enterprises Inc. www.everclearenterprises.com Top of the Line High Rise Service www.highriseservice.com/

PAINTING

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

PARKING DECK MAINTENANCE

PKS Paving & Concrete Construction www.pksasphaltpavingatlanta.com The Morley Companies www.morleycompany.com/ Western Specialty Contractors www.westerngroup.com

2022 Insight Issue 2

Articles inside

Out With the Old: Recycling Your Property's Used Electronics

Legislative Update: Georgia Elections

Magnetic Bearing Chiller Helps Atlanta Property Lead in Sustainability

A Reinvestment Approach to Budgeting

The First Cybersecurity Standard for Commercial Real Estate Building Control Systems

Virtual Reality: Reshaping the Office and Building Operations

Effectively Leveraging Security and Technology

EV Chargers for Commercial Properties