COMMERCIAL REAL ESTATE
ISSUE 4, 2019
JOURNAL
O F F I C I A L P U B L I C AT I O N O F T H E B U I L D I N G O W N E R S A N D M A N A G E R S A S S O C I AT I O N O F G E O R G I A
WELL ON YOUR WAY: SIMPLE STEPS TO MAKE YOUR BUILDING HEALTHIER PAGE 4
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CONTENTS ISSUE 4, 2019
FEATURES
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OPERATIONS WELL ON YOUR WAY: SIMPLE STEPS TO MAKE YOUR BUILDING HEALTHIER, By Nicole Lloyd You’ve heard of green buildings, now get ready for the next big thing—buildings that promote wellness.
ENGINEERING THE CHANGING LANDSCAPE IN BUILDING ENGINEERING, By Dusty Muck “Right now there is an engineering problem. There is an engineering shortage.”
HUMAN INTEREST TYPES OF HACKERS AND IMPLICATIONS FOR CRE PROFESSIONALS, By Mischka Pottinger-Brinson Remember when businesses kept lots of physical files? There were multiple file cabinets, sometimes basements full of important files. This became unnecessary with the emergence of the personal computer.
MARKETING INSTAGRAM FOR BUSINESS, By Lauren Townsend If you aren’t using Instagram to promote business, you are missing potential clients and employees.
TRENDING PREP YOUR BUILDING FOR FLU SEASON, By Patty Rider and Paul Gentile Fall brings many exciting changes to the beautiful state of Georgia; changing colors, cooler temperatures, football, but fall also brings the dreaded FLU season!
TECHNOLOGY HONEYWELL SMART BUILDING TECHNOLOGY, By Michael Olejniczak The commercial real estate industry has remained unchanged for years.
BUSINESS REQUEST FOR PROPOSAL (RFP) BEST PRACTICES, By Jen Wright and Jack Kennedy Creating a solid RFP does not happen overnight.
SELF HELP MAKING YOUR DRIVETIME COUNT, By Lauren Townsend The average commute time in America is 26.1 minutes according to the U.S. Census Bureau.
OPERATIONS EXTERIOR PREVENTATIVE MAINTENAMCE OF COMMERCIAL STRUCTURES, By Travis Vickers Rot. Oxidation. Weather. Wind. Humidity. Rain. Ultraviolet Sun Damage.
DEPARTMENTS
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CALENDAR OF EVENTS ALLIED MEMBER SERVICE DIRECTORY ADVERTISERS ON THE WEB
COMMERCIAL REAL ESTATE
JOURNAL
Insight: The Commercial Real Estate Journal® is published for: BOMA Georgia 5901 Peachtree Dunwoody Rd, NE Suite C-300, Atlanta, GA 30328 (404) 475-9980/(404) 475-9987 – Fax info@bomageorgia.org www.BOMAGeorgia.org www.BOMALegacy.org www.BOMAGeorgiaFoundation.org www.CREInsightJournal.com The Wyman Company Advertising Representatives: Jamie Williams jwilliams@thewymancompany.com Janet Frank jfrank@thewymancompany.com Halee McBeth hmcbeth@thewymancompany.com Beth Sheahan bsheahan@thewymancompany.com Katie White-kwhite@thewymancompany.com Editor-in-Chief: Gabriel Eckert, CAE, FASAE geckert@bomageorgia.org Executive Managing Editor: Jacob Wilder, jwilder@bomageorgia.org Managing Editor: Lauren Townsend, ltownsend@bomageorgia.org 2019 BOMA GEORGIA OFFICERS President: Kinsey Hinkson, RPA, BOMI-HP President-Elect: Russell Copeland Vice President: Natalie Tyler-Martin, RPA Immediate Past President: Marie Worsham, CPM, RPA, LEED GA DIRECTORS Christie Campbell Lori M. Cohan, RPA, FMA, LEED GA Patrick Freeman, RPA, CPM, SMA, CCIM Craig Habif, RPA Laurie Harper Amanda J. Madrid, RPA, LEED GA, FMA Bo Reddic Brett Rockman David Vences, LEED GA, SMA, SMT Shannon Westberg, RPA Emily M. White EDITORIAL COMMITTEE Chair: Jack Kennedy, LEED GA Vice Chair: Cicely Anderson Staff Liaison: Jacob Wilder Members Cicely R. Anderson, Jennifer Chiovaro, Anne W. Danhof, RPA, CPM, Rosi Dixon, Jessica Ericson, Bob Fuhr, Mark Gallman, SMA, SMT, LEED GA, Taylor Green, Neschune Henry, RPA, LEED AP, Constance Towles Hodges, John Irvine, Jack Kennedy, Nancy Larson, LEED AP O+M Grace A. Meyers, Jess Moore, Carla Moule, RPA, Dusty Muck, Donald O. Nicholson, Tammy Weeks, Emily M. White, Jenifer E. Wright
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OPERATIONS
WELL ON YOUR WAY:
SIMPLE STEPS TO MAKE YOUR BUILDING HEALTHIER By: Nicole Lloyd You’ve heard of green buildings, now get ready for the next big thing—buildings that promote wellness. On the frontier of this movement are WELL and Fitwel, two companies that are aiming to provide a structure for building professionals who want to improve the health of their buildings. “The next chapter in the green building movement is wellness. It’s happening, and fast,” says Charlie Cichetti, the CEO and Co-Founder of Sustainable Investment Firm, a green building consulting firm. “LEED and other green building rating systems are about your building’s impact on the environment. Building wellness focuses on whether the building is healthy for the occupants,”
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According to the EPA, Americans spend about 90 percent of their time indoors. These indoor surroundings can influence their health in a number of ways. When a person has access to high quality air and water and lives or works in an environment with natural elements built into the design they experience lower stress, higher productivity, and improved overall health. It makes sense, then, that building professionals are increasingly looking for ways to optimize the design of and systems within their properties to improve the health of their building’s occupants. WELL and Fitwel are both working to address these issues.
Why is it important to have a healthy building? Healthy buildings attract and retain tenants. “With a healthy program in your building, you’ll have more productive and happier occupants,” Cichetti says. Happier occupants means fewer complaints and lessens the likelihood that tenants will leave a property. Furthermore, many organizations now consider lifestyle and wellbeing factors when selecting offices or residential spaces. Property managers who are proactive about wellbeing in their buildings are more likely to attract these potential tenants.
What are WELL and Fitwel? WELL and Fitwel have each created standards designed to help building professionals improve the health of their building. With WELL, properties can become WELL Certified by achieving a certain score in each of seven categories: Air, Water, Nourishment, Light, Fitness, Comfort, and Mind. Within each category there are projects buildings can take on to earn points towards certification. Among these are things like enhancing access to daylight, improving access to fruits and vegetables, and integrating natural elements into the built environment -- a design practice known as biophilia. Similarly, Fitwel focuses on human-centered design. Fitwell uses evidence-based strategies organized into twelve different categories including Building Access, Outdoor Spaces, and Workspaces. Points are given to each of the Fitwel strategies
Employers in particular are increasingly on the lookout for buildings that have systems and designs in place that will promote the wellbeing of their employees. They want healthier and more comfortable spaces for their staff. It’s understandable why -- employees working in healthy buildings have been found to have increased productivity, lowered absenteeism, and one study found that simply improving the air quality can even improve cognitive function. The argument boils down to the fact that healthy buildings produce healthy -- and happy -- tenants. Fortunately, there are several simple steps you can take to start improving the health of your own building.
based on a combination of two things, (1) the size of a given strategy’s impact on wellness and (2) the evidence there is to prove the correlation between the strategy and improved health. The point-earning projects include initiatives such as creating an outdoor space or walking trail, providing access to active workstations for building staff, and implementing an Indoor Air Quality (IAQ) Policy for the building. There are several differences between the two which you can see in the Venn diagram in Figure 1. Both organizations, however, provide structure for building professionals wanting to create a wellness program in their building. But that begs the question -- why should you strive for a healthy building in the first place?
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Well on Your Way, continued from page 5
“Low-hanging fruit” tactics for a healthier building
Next steps and considering accreditation Ready to further commit to a healthy building? The next step is to gather some more research on WELL and Fitwel to see which is right for you. “Read up on www.wellcertified.com and www.fitwel.org,” Cichetti notes, “And check out some case studies.” After gathering some research, reach out to a representative from either organization and they can help you get started. “You may also want to consider studying for and earning your WELL Accredited Professional (WELL AP) credential as well,” Cichetti adds. The Well AP credential signifies advanced knowledge in wellness in the built environment and shows specialization in the WELL Building Standard.
To get started, get familiar with WELL and Fitwel. Cichetti advises, “Use some of the best practices from WELL and Fitwel as guidelines.” Even if you’re not ready to apply for accreditation yet, the standards and information can serve as a guide as you work to improve your building.
By taking these steps, you’ll be ahead of the curve in promoting the health of your building and that of everyone within it.
Some great first steps? “Adding additional watering stations, hosting health and wellness seminars for occupants, providing stand-up desks, and creating fitness centers are all great options,” Cichetti notes. “Consider higher quality air and water filters, biophilia installations, and a top notch green cleaning program.”
Making the case to owners and tenants It’s important to get tenants and owners on board, and there are several ways you can make your case. Owners should be aware that wellness programs will help them attract and retain high-quality tenants. “Having a healthy building can be a big competitive advantage when recruiting in a tight job market – not only are you a green building, but here is your wellness program and here’s what’s in it for you when you work here,” Cichetti says. There are different messages you can use to communicate the value of a building wellness program to tenants, whether they be employers, residential organizations, or otherwise. Employers should be made aware that buildings with a wellness program attract and retain high-quality employees while also maximizing their performance and productivity. Employers would also benefit from the status they earn from being leaders in their industry. For potential tenants in the residential field, focus messaging on maximizing rent potential and building resale value. A wellness program in a residential building can also help their properties stand out and allow them to attract more residents.
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Sources www.wellcertified.com/about-iwb www.fitwel.org www.epa.gov/indoor-air-quality-iaq/ inside-story-guide-indoor-air-quality www.3blmedia.com/News/WELL-Tip-Key-Strategies-MakingBusiness-Case-WELL
About the Author: Nicole Lloyd is a Philadelphiaarea freelance writer specializing in the environment, wellness, and green building practices.
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ENGINEERING
THE
CHANGING LANDSCAPE IN BUILDING ENGINEERING By: Dusty Muck
“Right now there is an engineering problem. There is an engineering shortage.” Said Senior Property Manager, Realty Trust Group, Greg Bellina. And he is right according to a 2015 Survey commissioned by the HVACR Workforce Development Foundation. The foundation uncovered, from the National Bureau of Labor Statistics “the number of HVACR mechanic and installer jobs will increase by 21 percent through 2022, nearly twice the growth of employment overall. Likewise, the Social Security Administration estimates 22 percent of the US workforce will retire during this same time.” Bellina continued, “I mean honestly, it’s funny because, all the guys who have been around the industry for a long time, I am good friends with. When I need an engineer, I will send them an email looking for a great engineer and they are like, ‘Good luck.’ Because when you get a good engineer, you do whatever you need to do to keep them.”
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The biggest hurdle to closing this gap appears to be the lack of awareness, according to Brock Gallman, Assistant Chief Engineer, American Capital Partners. “As far as office buildings, people just don’t know about it. I think as an industry we can do a lot better job going to these schools and recruiting people. I just know when I tell people what I do, they are fascinated and they didn’t know there was this industry. They know there are people behind the scenes, they just don’t understand what all goes in to it. Lack of knowledge is the problem.” Awareness is not the only contributing factor attracting the correct talent. Bellina continued, “I think what you are going to see probably over the next 3-5 years is historically you had pay scales for the senior manager, property manager, and assistant property manager. Those pay scales are going to have to be
aligned to chief engineer, lead engineer and a Grade 1 engineer. I think at some point, they are going to have to bring those pay scales a little closer. There must be something to draw someone in to work in a building as opposed to an air conditioning/ refrigeration mechanic. In the summertime, you can make a fortune. A building engineer is going to make, what they make, year-round, less the overtime. If you want to get some of that kind of talent to come inside to a building, you are going to have to raise the pay scales to get them there.” Beyond financial incentives, Bellina believes there are other incentives that could apply too. “Training is a big deal; get them as much training as possible. Benefit packages are a big deal. Time off is a big deal. If you think about the younger generation in general, they want more work/life balance. Things like being on call, you are going to have to pay a premium for it.” Bellina said. So what does management look for in today’s engineer? “Funny enough, there is one attribute I have always looked for and that is attitude. I can teach an engineer how to change a ballast, but I can’t teach them how to enjoy doing it. That has never changed but today you look more to the engineer and what their skill sets are, in terms of technology. More and more, we have scaled down the engineering staff to run the building, because we rely more and more on our service providers. So I may not have to have as many engineers as I did years ago as a foreman, because the way it affects the bottom line for the owner, plus you are going to use your engineer for more day to day activities as it is less expensive as well. It really comes down to the way it looks on a balance sheet to the owner.” Bellina said. Brock Gallman agrees, “A lot of our equipment and systems have become more specialized. I think it is getting easier and easier for management to call in specialists or mechanical vendors to come work on some of our systems. Where the building engineers job is more for the tenants or more of a liaison between management and the tenants. We work with them every day when it comes to lights/power, office temps but one of the most important things we do and hasn’t changed is the life safety systems. That is our number one priority when we come to work. A lot of our systems are becoming proprietary and it is getting harder for the guy coming out of HVAC school to work on them.” Gallman continues, “I prefer someone who is always willing to learn something new, and not even necessarily know something new about a piece of equipment but learning different ways to solve problems. You can’t teach self-motivation and it goes a long way. Show up to work wanting to learn something new or wanting your building to run more efficiently or to meet more of your tenants. The best thing you can do is continue to pursue knowledge and better yourself.”
Greg Bellina continued, “Their interaction with the tenant, is even more important, than that of the manager because they see the tenant day after day. My role is to the decision makers. I don’t talk to the actual people putting in the work orders that are actually experiencing challenges. It is our engineers, they are our front line. It is imperative they know how to talk to the tenant. Engineers love to talk about their work and I get that, but the tenant just wants to know, when am I going to be cool again.” Gallman agrees, “In today’s world, certain things can be taken the wrong way and it is the world in which we live, and I have heard of instances where the engineer would say the wrong thing to the wrong person and get in trouble. It is important to know how to speak, not only to tenants, but vendors and managers too.” Aaron Moriarty elaborates, “I have had a few engineers I couldn’t take with me. Great People, great engineers, but I could not put them in front of the customer. Class A, these guys are paying $30-35 a foot; paying 40-50-60 Grand a month for rent, they want someone who is neat and clean and presentable and polite and will just ‘yes ma’am, no ma’am, we will take care of that for you’…You can teach them those hands on skills. What you can’t teach is coming to work on time, having a good work ethic, customer service, forward facing.” Moving forward getting the right people in place, Moriarty believes, “I would say education. Teaching people about the trade; more than how to do the trade. Awareness that it is available; what it consists of; what it looks like. Getting the word out that there are options; tons of options. BOMA does well, but I believe we need to do more outreach collectively.” Aaron Moriarty’s message to todays students looking to get started in this very rewarding industry as a career is, “It is exciting. It is challenging. There is a lot to learn. There is a lot of technology. For someone in the tech field, they could really advance the industry by incorporating new technology and applying it to commercial buildings.”
About the Author: Dusty Muck is an Account Manager for Rubbermaid Commercial Products, providing, waste/recycling, cleaning, material handling, foodservice and washroom solutions to businesses in Georgia. In addition to his work with Insight, he works as Ambassador to new BOMA Members and works on the BOMA Government Affairs Committee, assisting strategies on legislative and regulatory matters affecting the commercial real estate industry in Georgia.
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HUMAN INTEREST
TYPES OF HACKERS
AND IMPLICATIONS FOR CRE PROFESSIONALS By: Mischka Pottinger-Brinson
Remember when businesses kept lots of physical files? There were multiple file cabinets, sometimes basements full of important files. This became unnecessary with the emergence of the personal computer. We no longer needed rooms to store archives of information. One only needed a PC, servers and hard drive space to keep decades of business transaction history. Today businesses rely on technology for almost every aspect of their functions. If you own or operate a building, you use computers and other forms of technology to run your business from a financial and administrative perspective, and to control certain aspects of your property’s operations such as HVAC, elevator, lighting and sound. The integration of technology in the day to day operations of business has made a positive impact, but has also given birth to a totally new type of nefarious actor in the world of crime, the cybercriminal. 10 Insight
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The Social Engineer Some cyber criminals engage victims through social engineering techniques. The goal here is to gain unauthorized access to systems or physical facilities using methods that exploit typical human behavior. For instance, what would you do if you saw someone dressed as a delivery person, with their hands full of boxes following directly behind you as you swiped your badge to get into your office? Is it likely that you would politely open the door for them. This is tailgating. They got access to the facility without a badge swipe or a call to the receptionist to first verify who their identity. Another example, referred to as vishing uses voice communication to get access. Getting an unsolicited call from the Social Security Administration asking you to provide your social security number to verify your identity is a perfect vishing example. The Spear Phisher Spear Phishers are a subset of Social Engineers that employ a more targeted approach to getting information. Where phishing uses email to get access to unauthorized information, Spear Phishers target victims through more sophisticated email campaigns. Typically they target a group with something in common such as the employees within a particular department of a company. Spear Phishers go to great lengths to make sure that their emails look legitimate. Emails can be branded with a company logo individuals normally do business with, or provide links to take victims to what seem like legitimate websites where they are prompted to enter sensitive information, such as a user ID and password. It is important to note that a large number of breaches start with a phishing or spear phishing email.
The Hacker Probably the most well-recognized type of cyber-criminal is The Hacker. Early on, hackers were not known for, or assumed to be involved with criminal activity. Initially, the term hacker was used to refer to people that were experts with computers and programming. Generally a hacker’s objective was to push a system beyond its designed limits or to make it do something it wasn’t originally designed to. The early hackers were not focused on pillage or spoil, but the thrill of the hunt and making a name for themselves based on their computing accomplishments. Today, in the context of cyber crime, hackers attempt to gain access to systems that they do not have authorization to access, normally for some sort of gain such as accessing competitor data or pilfering sensitive personal information for financial gain. In contrast to the Social Engineer who exploits human behavior, hackers use technical skills to gain access. The skills and tools that these individuals have access to vary. At one end of the spectrum we have those referred to as script kiddies who are not as skilled but know enough to use work from other hackers to gain access, while at the other end of the spectrum there are highly skilled individuals with enough financial backing whether it be through a nation state or cybercrime gangs that affords them the tools they need to carry out more sophisticated exploits. The Rogue Employee In July 2019, a former Amazon Web Services (AWS) worker allegedly caused a data breach on an AWS hosted Capital One database that impacted over 100 million persons in Canada and the United States. In December 2013, a Citibank employee successfully wiped out connections to about 90% of the Citibank North American network which impacted 69 ATMs, as well as some call centers, data centers and campuses.
This is a Rouge Employee. Identifying these individuals is a particularly challenging endeavor because they have access to and understand inner workings of your systems. They may not even start out with ill intent but changes in personal or professional life may cause them to make decisions that are not rational or ethical. In the case of Citibank, the employee had a bad work performance review earlier that day. The Ransom Artist In 2017 there was a global attack of ransomware via the WannaCry attack that impacted Windows machines that were not patched. WannaCry spread to over 140 countries and payment in Bitcoins was requested by the attackers to provide owners access into their systems. Ransom Artists are not trying to use the information they gain access to. Rather, they use the opportunity to deny owners access to their systems. The only way to regain access is to pay a ransom, typically requested in the form of Bitcoin. It is also important to note that Ransomware kits are sold on the dark web which means it does not necessarily require extremely tech savvy criminals to carry out these attacks. What should CRE be doing? Despite the large number of ways companies can be attacked, there are many ways to mitigate this. First, handle home base. Employees need to be aware of the various tactics social engineers use to extract sensitive information. Encourage them to ask for proper identification for example before granting access to restricted access facilities, or getting up to speak to someone or calling them to verify that requests communicated via email are actually legitimate.
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MARKETING
for Business By: Lauren Townsend If you aren’t using Instagram to promote business, you are missing potential clients and employees. According to Instagram metrics, 200+ million people visit at least one business profile a day; there is an 80% increase in videos being watched (over last year) and 1 in 3 stories viewed are posted by businesses. Many who refuse to participate in Facebook have found success in Instagram because it is easier to organically get in front of people.
Take a look other accounts that do a great job for different reasons:
Once you download the Instagram app, you will need to complete your business profile. Starting with the profile photo, which should be a clear version of your logo. Your account name should be an identifiable business name so that people know which business account to tag or search for. Try to keep it the same as your other social media handles. The same is true for the username. Since there almost 1 billion accounts on Instagram, this may take some work. Be sure to add your website or you can update whenever needed if there are links to different things you want to promote. Finally, your bio is where people decide if your business is for them. It can be a slogan, motto, mission or why they should follow your business. Once an account is created, then it needs a purpose. According to Sprout Social, “Instagram is not an ‘if you build it, they will come’ platform. Businesses both big and small should focus on not only building their own followings but tapping into niche communities where their audience is already hanging out.” Start small by establishing follows with vendors, clients, like minded businesses. Engage with other accounts one-on-one. Go to your competition’s post and check out their hastags and the hastags that apply to your company. Use both far reaching and more niche hashtags. For example, #officedesign has over 826,000 posts, #commericaldesign has 251,000 but #atlantaofficespace has a little over 100 posts. Hashtag the areas the business serves and repost others who interact with you and give them credit. You want to interact with those nearby who are looking and working in your field as well as those around the world.
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@CBRE is at the top of the game with beautiful cityscapes and artistic visuals reposted from influencers in areas they represent. @JLL uses Instagram to tell the story of people. People they work with; people who work for them; people the work for. @ICSC has moved away from stagnant graphics to bright and colorful photos from properties all over. Remember, you don’t have to be the one to take all the pictures. While most posts should be original content, sharing photos from others is just as important. @luxuryrealtors is very popular due to the beautiful properties they are selling but also the videos they produce to engage the viewer.
Instagram isn’t just for businesses with beautiful backgrounds. @ bucknerheavyliftcranes is a great example. This account posts about, you guessed it, cranes. While the average Instagram user may not be looking for heavy cranes, they have 10,000 followers and if any of those 10,000 people needed a crane, they would know who to go to. Another example is @peachtreepestcontrol. The business of pest control may not be a sunset walk on the beach, but Peachtree Pest has found a way to use Instagram as a tool to educated people about pests as well as highlight the people in the company, driving home a local feel. If Instagram isn’t new to you, consider stepping it up with third party apps like Boomerang, which makes fun, quick-repeat videos or Hyperlapse to make beautiful time lapse videos. Layout is a great way to collage before and after posts. Make sure you are posting videos to stories or going live, walking through a property or showing how something works. If the resources are available, consider drone videos and photos.
Sprout Social states, “the safest time to post are Tuesday through Friday from 10 a.m–3 p.m., while the peak times during the week are Wednesday at 11 a.m. and Friday at 10–11 a.m. These windows of high engagement can likely help to generate even more likes and engagement, especially for brands just starting out.” When it comes to digital marketing, Instagram should not be ignored. Try to stay consistent with content and try to post at least 3 times a week. Take good photos and caption them with authenticity. Finally, engage with others with follows, likes and comments.
About the Author: Lauren Townsend is the Communication Specialist for the Building Owners and Managers Association where she produces eCommunications and digital marketing materials. Lauren has a B.A. in Communications, Political Science and Economics from Clemson University and also owns her own branding company.
Resources: www.bisnow.com www.brower-group.com www.sproutsocial.com www.instagram.com
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TRENDING
Prep Your Building for Flu Season By: Patty Rider, M.Ed, CIC, CPHQ and Paul Gentile, BA, MPH
Fall brings many exciting changes to the beautiful state of Georgia; changing colors, cooler temperatures, football, but fall also brings the dreaded FLU season! The Greater Atlanta Chapter of the Association for Professionals in Infection Control (APIC) promotes Infection Prevention is Everybody’s Business, and as building owners and managers you can do your part to help prevent the spread of flu this season. 14 Insight
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Influenza, more commonly called Flu, is a contagious respiratory illness caused by a virus. A person can be infected with flu at any time during the year, but Flu Season is when we see peak activity and typically lasts from October through May. Flu viruses are spread from person to person by tiny droplets made when the infected person coughs, sneezes, or talks. Less often, a person might get flu from touching a contaminated surface and then touching their nose, mouth, or possibly their eyes. The Centers for Disease Control and Prevention (CDC) estimates that flu has resulted in between 9.3 million and 49 million illnesses each year in the United States since 2010. For many, flu presents with a mild illness that does not need medical care or antiviral drugs and symptoms usually resolve in less than two weeks. The flu is different from the common cold but it usually comes on suddenly with symptoms such as fever, cough, sore throat, muscle or body aches. For others, especially those considered to be high risk, more serious complications or even death can result as a result of flu. Some common complications include pneumonia, bronchitis, sinus infections and ear infections. Flu can exacerbate chronic illnesses such as asthma and chronic congestive heart failure.
Building owners and managers should consider the population served when thinking about flu prevention in their buildings. People at high risk from the flu: • Adults 65 years and older • Children younger than 5 years old • Pregnant women and women up to 2 weeks after pregnancy • American Indians and Alaska Natives • Residents of nursing homes and other long-term care facilities Some chronic conditions known to increase a person’s risk of getting serious complications from the flu: • Asthma • Neurologic and neurodevelopment conditions • Blood disorders (sickle cell disease) • Chronic lung disease • Endocrine disorders (diabetes mellitus) • Heart disease • Kidney or liver disorders • Metabolic disorders • Obesity • Immunocompromised (HIV or AIDS, some cancers such as leukemia, those receiving chemotherapy or radiation treatment, or persons on chronic steroids or other immunosuppressing drugs)
PREVENTION: Infection Prevention is Everybody’s Business Without a doubt, the most effective way to prevent flu is through annual vaccination. Get your flu shot and encourage your team to obtain their flu vaccine each year. Everyone 6 months of age and older, including pregnant women and people with certain health conditions, should get a flu vaccine every season, with few exceptions. Flu vaccines are required each year because the body’s immune response from the vaccination fades over time and vaccines are made each year to keep up with the changing flu viruses. The benefits of receiving a flu vaccine is paramount when it comes to reducing the risk of flu illnesses, hospitalizations, and flu-related fatalities among adults and children.
Cleaning and Disinfecting Each Environmental Protection Agency (EPA) registered disinfectant has specific organisms for which it has proven to be effective, so chose a product with a broad range of efficacy. In addition, each product has specific instructions from the manufacturer with a contact time required to kill the organisms found on the product label. The contact time is the amount of time the product must stay wet on a surface before the microorganisms are killed. Manufacturer’s instructions for use must be followed to achieve disinfection. This information is usually printed on the back of the product label. All high-touch surfaces should be disinfected routinely to prevent the spread of germs. High-touch surfaces are surfaces that may be touched by multiple people many times each day - think about door handles, counter tops, keyboards or kiosk check in areas, waiting room chairs, etc. These surfaces may look clean but have a heavy microbial load which could include flu virus and other bacteria. Disinfectant products should be selected for their EPA Registered disinfectant claims and ease of use. Choose a product with non-offensive odors. Housekeeping/ janitorial staff should be properly trained on the use of disinfectant products. 1. Have a realistic contact time 2. Won’t harm assets 3. Will be compatible with cleaning tools 4. Safe and pleasant for staff and guests
Encourage Hand Hygiene Maintaining Clean Hands is the number one way to prevent the spread of infection. Hand hygiene is the process of cleaning hands through the use of soap and water or alcohol-based hand rub. Patrons and employees in your building should have convenient access to hand hygiene resources. Ensure that bathrooms are properly stocked with paper towels or functioning drying devices. continued on page 16
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Flu Season, continued from page 15
Encourage Cough Etiquette – Cover Your Cough Prevent the spread of flu droplets with proper cough etiquette: • Cover your mouth and nose with a tissue when coughing or sneezing; • Dispose of tissues in the nearest waste receptacle to dispose of the tissue after use; • Perform hand hygiene after having contact with respiratory secretions and contaminated objects/materials. Buildings should encourage Respiratory Hygiene/Cough Etiquette in waiting areas for patients and visitors: • Provide tissues and no-touch receptacles for used tissue disposal. • Provide conveniently located dispensers of alcohol-based hand rub; where sinks are available, ensure that supplies for hand washing (i.e., soap, disposable towels) are consistently available.
Infection Prevention is Everybody’s Business With increased focus on prevention, everyone can play a part in reducing the spread of flu and you can do your part in protecting those who occupy your buildings. For more information on Flu, visit the CDC website at cdc.gov/flu/.
About the Authors: Patty Rider, M.Ed, CIC, CPHQ Infection Prevention Coordinator at Emory Healthcare. Bachelor of Science in Health Science Education from the University of Florida and a Masters in Educational Leadership from Union College. She is accomplished in the areas of program management, staff supervision and training, internal and external communications, data analysis, and public speaking. Paul Gentile, BA, MPH Infection Preventionist, Emory University Hospital Midtown. He has a Masters in Public health from Drexel University.
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2019 DONors
The work of the BOMA Georgia Foundation would not be possible without the support of our generous donors. Whether a donation is made by a company or an individual, every contribution is vital to the Foundation’s mission of advancing real estate education and research. BOMA Georgia has different levels of recognition for both individuals and companies, and donors are recognized on a calendar-year basis.
INDIVIDUALS
COMPANIES
ASSOCIATE Individual donors who have given $100-$199 to the BOMA Georgia Foundation.
BACHELOR Individual donors who have given $200-$349 to the BOMA Georgia Foundation.
ASSOCIATE Company donors who have given $500-$999 to the BOMA Georgia Foundation.
BACHELOR Company donors who have given $1,000-$2,499 to the BOMA Georgia Foundation.
Chris Allen Keith Arnett Jace Barrera Linda Beauchamp Patti Brown Julie Burke Jennifer Cooper Mark Dukes Seth Elrod Leigh Ann Gantt Miller Getz Billy Gray Macky Guilherme Kinsey Hinkson Phil Mobley Hal Moore Marvin Mouser Luci Smith Edna Trimble David Vences Sara Wayson Tammy Weeks Shannon Westberg Jacob Wilder
Christine Bailey Florence Barbour Christie Campbell Russell Copeland Natalie Tyler-Martin Bo Reddic Judi Sponsel Marie Worsham
AT&T BMS CAT BOMA Fort Lauderdale and the Palm Beaches BOMA Jacksonville Brand Real Estate Services Capital City Mechanical Services Capital Restoration Colliers International Management – Atlanta Duke Realty Engineered Restorations Full Circle Restoration & Construction Services Granite Properties Gray Contracting Mayberry Electric Physicians Realty Trust PM&A Prologis Roof Partners RooterPLUS! SERVPRO of Decatur SOLID Surface Care The RMR Group
MASTER Company donors who have given $2,500-$4,999 to the BOMA Georgia Foundation.
MASTER Individual donors who have given $350-$499 to the BOMA Georgia Foundation. Shawn Benjamin DOCTORATE Individual donors who have given $500-$999 to the BOMA Georgia Foundation. Gabriel Eckert, FASAE, CAE POST-DOCTORATE Individual donors who have given $1,000 or more to the BOMA Georgia Foundation. Pat Freeman
DOCTORATE Company donors who have given $5,000-$9,999 to the BOMA Georgia Foundation. POST-DOCTORATE Company donors who have given $10,000 or more to the BOMA Georgia Foundation
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TECHNOLOGY
HONEYWELL SMART BUILDING TECHNOLOGY By Michal Olejniczak The commercial real estate industry has remained unchanged for years. Compelled by the evolution of technology, organizations are feeling the growing demands to build data-driven enterprises, lower operating costs, and nurture a new generation of employees. As the industry continues to embrace digitalization, organizations are acknowledging the efficiencies that a digital transformation can contribute to their business and safeguard competitiveness.
INDUSTRY TRENDS As buildings become smarter and more connected, processes to operate and manage them must be responsive to address current and future needs. New workplace expectations The workplace is undergoing a dramatic reshaping – expectations driven by advancing technology and shifting workforce demographics mean organizations are seeking out ways to promote better collaboration, engagement, and mobility. Sustainability Increased pressures from the demands of occupant expectations, government regulations, and the corporate bottom line are growing concerns. Companies that make sustainability practices a part of their cultures will benefit from improved employee satisfaction, measurable energy savings, and building productivity.
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Evolving Technology Internet of Things (IoT) is driving transformational opportunities in organizations. According to Cisco, the number of connected devices on the Internet will exceed 50 billion by 20201. As the infrastructure of IoT increases, it has become essential in accelerating the integration of Operational Technology (OT) platforms and Information Technology (IT) systems. IoT also offers the capabilities to provide connectivity for the sharing and storing of big data. How an organization is able to access, use, understand, and trust its data, will determine the ability to achieve desired results. Other technologies growing popular because of IoT and big data are automation, artificial intelligence (AI), machine learning (ML), and cloud computing. Evolving technology is leading the industry toward automated centralized control with the long-term goal of fully self-operating autonomous buildings.
INDUSTRY CHALLENGES Embracing the shift to digital comes with many complex challenges that our clients and companies alike face as they attempt to disrupt the way they do business. Visibility Visibility within building portfolios is particularly complex. Owners and operators have little to no control at the enterprise level, making it difficult to improve space utilization, address occupant concerns, lower costs, compare and optimize buildings to investment goals, and balance risk against the performance of the investment. Workplace Expectations Organizations are feeling the increasing pressures to improve environmental quality, automate building services, and deliver a safer environment. Ultimately, they want to create a comfortable workplace that dynamically responds to the needs of their occupants. Technologies that integrate fire, security, lighting and HVAC system controls through a simple, web-based control interface are now available, helping owners and operators manage and react faster to customer requests and security events, improving occupant expectations. Employee Acquisition & Retention Workplaces are being challenged to become more egalitarian, focusing less on hierarchy and more on function, affecting how they work and interact with others, as younger generations influence the workforce. Costs Capital and operating expenses can account for a significant part of a building’s annual budget. Reducing these costs is necessary to improve the corporate bottom line. The difficulty of reducing costs is directly linked to solving the challenges of visibility and workplace expectations. Full visibility of a building’s portfolio can allow owners and operators to identify inefficiencies in energy consumption, space utilization, asset maintenance/life cycles and investment opportunities.
DEFINITION OF DIGITAL TRANSFORMATION In theory, digital transformation sounds simple: keep up with new technologies and efficiently use them. Digital transformation isn’t just about technology – it’s much bigger than that. Digital transformation is the strategic integration of advanced digital technology to fundamentally improve the operations of its people, processes, and assets. Digital transformation requires organizations to drastically redefine their infrastructure to profoundly change business performance. continued on page 20
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Honeywell, continued from page 19
STEPS TO DIGITAL TRANSFORMATION Digital transformation is a continuous process that requires constant optimization and adjustments over time. Although the process will be different for every building portfolio, there are steps an organization can take to accelerate its journey. Stage 1: Redefine Infrastructure For a business to evolve, it must be willing to step away from traditional processes and take calculated risks. During this stage, building owners and operators need to set clear objectives for implementing digital transformation that demonstrate the scope of a building’s future potential. Additionally, owners and operators will quickly realize the significance of having experienced leaders in place to help steer the transformation process. It’s important to align competitive business objectives with the adoption of new digital capabilities and engage skilled and dynamic employees who are willing to shape ideas into an actionable plan. Above all, an organization must be able to adopt a digital mindset. It will need to adapt to the changing business landscape and embrace new operating and business models. Stage 2: Assess Current State Before investing in new technologies, organizations need to assess their building portfolio. This requires conducting a full audit and assessment of its people, processes, and assets to determine which technologies need to be updated, what processes should be optimized, and what digital tools need to be integrated to reach its ideal vision. Likely, small-scale digital initiatives have already begun – determining whether they fit into the new digital strategy is essential. Stage 3: Outline Roadmap A roadmap helps provide an overall view of every component of the transformation. The roadmap should take in full consideration the objectives identified in Stage 1. It should be agile, making the transformation transparent, incremental, and based on continuous improvements. New ways of doing things can’t be measured successfully against old methods. New key performance indicators (KPIs) need to be established as they demonstrate the effectiveness of the plan and guide future decision making.
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Stage 4: Implement and Accelerate When launching and implementing a digital transformation, prioritizing execution phases is vital. This helps keep the transformation on path and reduces the chance of failure. Transformation is not just about completely replacing legacy systems and processes with new technologies; it is about balancing the old and new. The new platform needs to be built in parallel with the existing infrastructure to ensure transformation does not negatively interrupt current operations. Additionally, organizations must recognize that sometimes everything does not go according to plan. New insights, opportunities, and threats may arise that were not initially considered during the planning process. In these instances, organizations must be prepared to redefine the roadmap. Stage 5: Continuous Improvement Digitally transformed platforms are built for continuous improvement even after implementation. As data is collected and analyzed, new insights will identify further opportunities to optimize, advance, invest and scale up. The time for digital transformation is now. The Fourth Industrial Revolution (4IR) is already occurring and the best way for organizations to approach 4IR is to simplify it so that the benefits are anticipated strategically. Digital technologies are essential to optimizing building experience, acquiring better business intelligence, improving employee morale and retention, and increasing revenue. If organizations want to compete globally, they must leverage these digital technologies to reap cost savings and operational efficiencies that affect the corporate bottom line. The road to digital transformation is not clear-cut and identical for everyone. Building owners and operators must understand the potential of technology, and then decide how they can modify their business models and processes to make the most of their technology investments. About the Author: Michal Olejniczak is the Director of Marketing at Honeywell. He is an experienced marketer with a proven ability to develop and implement effective marketing strategies that drive sales. He has an MBA from Georgia State in International Business.
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BUSINESS
Request for Proposal (RFP)
Best Practices By: Jen Wright and Jack Kennedy
CREATING A SOLID RFP DOES NOT HAPPEN OVERNIGHT. QUITE A BIT OF WORK GOES INTO THE RFP CREATION PROCESS BEFORE PEN EVER MEETS PAPER. WHILE IT MAY APPEAR OBVIOUS, THE PROCESS OF DEFINING, FULLY UNDERSTANDING THE PROBLEM OR ISSUE TO OVERCOME, AND HAVING A PLAN TO FIX THAT PROBLEM IS A FUNDAMENTAL AND DETAILED PROCESS. Jack of all trades, master of none is a real syndrome. None of us are experts in ‘everything commercial real estate’. That is the beauty of having strong relationships with qualified service providers and third-party resources. If you are facing a problem that is out of your realm of expertise, engage your trusted service partners to help identify the solution and begin preparing a scope of work. Getting more than one opinion is fine, but make sure you know when it is time to call in a third-party expert (i.e. consultant, etc.). Once the problem has been identified, settle on a single scope of work and define that scope in writing.
Within the RFP, establish a clear expectation of anticipated start and end dates of the project to ensure that all bidders are available to meet those requirements prior to submitting their proposals. A realistic timeframe should be given to complete the proposal submissions. Depending on the project/scope size, ideally three to four weeks is necessary to ensure a comprehensive proposal from your service partners. Should there be additional questions from bidders, respond to all bidders promptly.
All bidders, typically three to four, should be invited to a pre-bid meeting to discuss the scope of work and ask questions collectively. Questions and answers that reshape the scope of work should be disclosed to all bidders.
In addition to submission deadlines, an award date should also be disclosed to the bidders. Once a project is awarded, all bidders should be notified, and you should be prepared to provide feedback to those companies who were not selected. They really do want to know.
Clarify your objectives for this RFP, whether that means that you are seeking the lowest bid or the best quality of work (value), and ensure all proposals submitted will be “apples to apples”. Disclose whether foreseen change orders are acceptable, which may prevent the ‘low ball bid’. Low bid is not always the best bid.
The more comprehensive the RFP on the front end, there is less potential for change orders on the back end. Change orders are frustrating for everyone. Additional work is required to create a plan and quote to overcome the unexpected issue. Also, change orders caused by lack of discovery opportunities tend to run the cost of a project up.
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Thorough walk-throughs to review current conditions and conversations about the project help eliminate potential change orders. An adequate RFP should contain units and quantities related to the job. Units may be linear feet, square feet, specific number of pieces and a close approximation of dimensions. Quantities should be clearly defined so there is no interpretation necessary by the bidders. If attic stock is required after the completion of the project, it should be clearly stated in the RFP. Specific model or manufacturer information needs to be clearly stated in the RFP. Not every bidder represents every manufacturer. Therefore, consideration should be given to those who represent other manufacturers by allowing them to provide comparable manufacturer and model substitutions. When possible, bidders should be given the opportunity present their preferred manufacturer and model substitutions for evaluation. After the evaluation is completed, appropriate information related to the approved substitution(s) should be communicated to all bidders.
Other pertinent information is contact information for the person responsible for managing the bid process to coordinate site visits and access to the proper areas, loading and unloading instructions, parking plan, approved break areas, restrooms available for use, approved path to and from the specific areas of work, equipment and material storage areas, staging zone, specific safety plan, check in and check out procedures and hours available for work to be performed. Essentially, it is hard to provide too much information. Your bidders have a relatively small window of time to plan, choreograph, price and execute a perfect scope of work. All or some portions of the proposed work may interface with equipment installed in the building and maintained by the owner or manager. Examples are roof anchors, fire alarm and sprinkler systems and elevators. It is important that test and inspection documents are readily available to eliminate delays caused by adding time to the project to perform tests and inspections.
Accurate procedures for the proper operation of systems that may be affected by the project should be reviewed and ready for implementation when required. It is important that all bidders are aware of their expectations regarding interface with any and all building systems. It is best to have an established relationship with all bidders. This is not possible in all cases. If this is the case, invite bidders your close peers and colleagues know and trust. Your peers and colleagues can assist in filling in the gaps associated with the lack of an established relationship. If you invite unfamiliar bidders, meet with them ahead of time to explore business similarities and set expectations. When engaging a bidder without an established relationship and all you want is a budget number or comparison proposal, tell them in advance. Remember, as stated earlier, it takes significant time, effort and money for contractors to produce quality proposals.
Finally, know when to bring in an expert to prepare an RFP. An unbiased consultant will absorb much of the pain associated with creating a detailed RFP. A portion of the cost of the consultant will be offset by the amount of time and effort existing staff will contribute to the project. Experience will contribute to the overall quality of the project as a consultant will know what to look for during each phase of or process associated with the entire project. In many cases, a consultant will define the appropriate solution, repair, material or procedure for each phase of the project. Inspections by a consultant during the project will greatly reduce potential complications discovered during the project completion test and inspection. When creating an RFP, more detailed information is better than less. Written specifications and expectations are preferred. Verbal communication and relationship building are integral parts of the process.
“Those who are married to a ‘low bidder’ model don’t choose to go to Waffle House to buy a steak dinner, even though Waffle House will give them a steak at the lowest price.”
Greg Hays, Vice President, Everclear Enterprises, Inc.
About the Authors: Jack Kennedy is Director of Campus Operations at Jackson Healthcare and has more than 20 years in the commercial office building management industry. He holds a B.S. degree in Industrial Engineering from Southern Polytechnic State University. Jenifer Wright is the Director of Business Development with Everclear Enterprises, Inc., where she has worked since 2013. Prior to her experience in the commercial waterproofing/ specialty contracting industry, she worked in the disaster recovery field for 16 years. Jenifer is a graduate of the BOMA Leadership Masters Program.
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Types of Hackers, continued from page 10
To combat Spear Phishing, using platforms such as Proofpoint and KnowBe4 to build a cyber-education program should be a part of every company’s cyber operations to help prevent or at the very least minimize the chances of a successful spear phishing campaign on your organization. Employees and vendors that have access to your systems should be educated on how to spot and report phishing emails to your IT department. Also, use some kind of email filtering system to prevent a majority of the potentially dangerous email messages from even getting into someone’s inbox. Hackers and Ransom Artists oftentimes get into a system by taking advantage of systems that have not been patched so make sure that systems are patched early and often and take regular backups of your data. Consider implementing regular vulnerability scans and penetration tests on your corporate and building systems and have a SLA mandated for remediating vulnerabilities found based on severity. Also, have your team look into implementing a bug bounty program. It may or may not fit your organization, but is worth considering. These are programs companies have in which they invite ethical hackers to find vulnerabilities in their systems. Rouge Employees will always be particularly challenging because they do not all start out that way. Implement internal processes that require multiple approvals for certain actions within the organization such as fund transfers. From a system perspective, make sure that you are allowing access to only the systems employees need to use based on their roles. Having a network monitoring tool in place can also prove useful in identifying anomalies should an internal rouge actor do something like extract large amounts of information from the company servers. Cyber-crime is here to stay – it is now a reality that all businesses have to consider as a part of the risks they face. Cybersecurity needs to be built into your budget. Invest in your team to ensure that you have the right resources monitoring and administering your cyber program and make sure that leadership understands its importance and work towards building a culture of awareness among employees. Fighting cyber-crime no longer sits on the shoulders of IT – it is something that everyone within the organization should have some ownership in.
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About the Author: Mischka Pottinger-Brinson is an analyst and program manager for Granite Properties at their corporate office in Plano, TX. There she administers the cybersecurity program which she holds a great love and passion for. She is also involved with planning healthy living initiatives for the company. She has a B.S. in Biology and M.S. in Management Information Systems, both from the University of Central Florida.
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SELF HELP
Making Your Drive Time Count By: Lauren Townsend The average commute time in America is 26.1 minutes according to the U.S. Census Bureau. Depending on where you live and the industry you work in, time in the car can increase immensely. Podcasts are typically accessible on any cell phone via the podcast app on iphones and through third party apps such as Spotify or Pandora on android phones. Building owners and managers who are interested in the business side of construction will likely stay entertained by The Construction Leading Edge. Hosted by Todd Dawalt with guests who focus conversations on, “running a construction business and navigating the industry, especially in volatile times.” Another podcast for those with business interests is The Lien Zone, hosted by construction lawyer, Alexander Barthet. These podcasts are short, around 15 minutes, making them concise and answering direct questions and subjects. Because he is based in Miami, some episodes are specific to Florida law. In The Art of Construction, industry experts discuss trends, architecture and how guests overcame certain problems. One of the most popular and vetted podcasts in construction related fields is The ConTechCrew. In addition to guests from Caterpillar, DeWalkt and Milwaukee Tools,
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Rob McKinny and James Benaham talk about the lasted tech trends such as 3D printing, drone and workflow apps. The BUILDINGS Podcast, for “smarter facility management,” also offers a wealth of information and subject matter. Popular episodes include: Getting Your Building Ready for the TOBY Awards; Gen Z and the Office of the Future; Multi-Use Security Sensors Go Where Cameras Can’t. For those concerned with employee and tenant experience, Workplace Innovator, hosted by iOFFICE, “discusses how facilities managers and workplace leaders can use technology to build a smart digital workplace that enhances the employee experience.” Mike Petrusky speaks with corporate real estate and facilities management on topics such as “how
cross-departmental communication and collaboration is key to overcoming work challenges and properly supporting the workforce.” The eX Podcast offers weekly episodes about the employee-centric environments and subjects that facilities and workplace leaders should be focused on. Some example titles are: How office design affects company culture; The role of technology in the employee experience; How organizations can encourage collaboration and innovation; How to measure employee engagement; and The Employee Journey. On the community side, podcasts like The Property Manager “brings real stories from real property managers out into the open, giving us all the opportunity to inspire and learn from each other.” Topics from basic accounting and branding to real estate trends and resident experience are explored. The Property Management Mastermind Show, hosted by Brad Larsen interviews other professionals on screening tenants and finding investments. If you are looking to use your drive time to improve professionally and personally, consider Coffee Break Spanish. With America’s evolving demographics of both employees and tenants, speaking Spanish could make you a better employer and give you a competitive advantage. This is
a stressful industry and bouncing back and forth from locations then sitting in traffic doesn’t help. Try the Meditation Minis Podcast. These are 15 minute of less guided meditations. Research has proven that guided meditation reduces stress but also helps control anxiety, may help reduce age-related memory loss and lengthen attention span...just keep your eyes open. If you don’t want to think about work AT ALL, consider something light and educational like, Wine For Normal People. You can walk through the basics of wine without pretention, but also history, cooking, etc. Time in traffic can now be spent growing personal and professional knowledge. Taking time to focus on something other than terrible drivers and put you in a better place mentally for when you arrive at your destination. Sources: Business.com Buildium.com Myinterllirent.com Iofficecorp.com
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OPERATIONS
Exterior Preventative Maintenance of Commercial Structures By: Jeremy Rhett Rot. Oxidation. Weather. Wind. Humidity. Rain. Ultraviolet Sun Damage. These are a few of the evil forces at play against your commercial property. As a building owner or manager there is a constant war against the elements that you are waging. Today we will review a few critical methods to win this struggle and prevent your property from eroding before your eyes. Whether your building has an exterior shell of stucco, concrete, wood, brick, or some combination, none of them are 100% impervious to degradation. If left unchecked they will all crumble from neglect. Here are some of the more common problems we find in the Southeastern United States: • Wood Rot • Mildew • Dirt Build-up • Rust We will tackle each of these issues with solutions for each. CONDITION: Wood Rot. This condition is highly prevalent in the hot, humid, rainy conditions of the Southeast. When a wooden surface experiences a breach in the paint finish or in the caulking, rot very quickly follows after water enters through the fissure. Bacteria and fungi love warm, moist conditions. These microscopic organisms will feast on the cellulose and lignin – elements in the wood’s structure – and cause the substrate to shrink, soften, and weaken. Often, with newer building materials such as pine, the moisture content is high when the structure is originally erected. The result is a rot condition that develops without a breach in the surface. Often direct sunlight will cause even properly painted wood to rot without any additional moisture entering. PREVENTION and Maintenance: Keep a vigilant eye toward the breaches in wood surfaces and act quickly when rot conditions are discovered. When openings in the protective coating(paint) are found be sure to remove any wood rot before caulking/priming/ painting the affected area. Either remove the wood entirely, replacing with a new piece, or carve out the rot before patching with wood putty or bondo (that’s correct – the same bondo that patched rust spots on your Dad’s ’65 Mustang works great on wood repairs, too). For wood replacements opt for materials that will not rot, such as PVC or cementitious fiberboard when possible. Any breaches found during regular inspections should be caulked with an elastomeric sealant that will allow some movement of the building through changing temperature and humidity conditions.
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CONDITION: Mildew. Mildew is a type of fungus that thrives on the surface of exterior surfaces that are humid and dark. It is often found on the undersides of gutters and soffits, but can also grow on siding, brick, block, and many other types of surfaces. It is unsightly and damaging. Painted finishes will degrade quickly if covered with mildew. And mildew growth can spread rapidly, advancing from a minor esthetic issue to a large “bloom” in a short period of time. PREVENTION and Maintenance: Regular inspections of the building will help identify when there is a mildew problem. Watch for patches of gray or black dots. A regular cleaning of the outside of the building using mildew inhibitive cleaning agents will kill any active mildew and prevent re-growth in the short term. When repainting the exterior, be sure to use paints that contain mildewcides that will continually off-gas from the painted surface for several years, preventing new growth. Eventually, all surfaces will mildew given the right conditions. The frequency of cleaning needed in the Southeast is typically once a year to once every two years. If you find that a painted surface only remains mildew-free for a few months after cleaning then it is likely time to repaint, as the off-gassing of the mildewcide in the paint is completely exhausted.
PREVENTION and Maintenance: Remove loose rust from affected surfaces. Convert iron oxide(rust) to iron phosphate by using a conversion agent such as Ospho-16. Prime with rust inhibitive primers and finish with rust inhibitive industrial enamels. SUMMARY: Regular inspections with attention to these issues will keep you from surprise increases in maintenance costs. Keep surfaces clean and fill breaches in the substrate to prevent additional damage.
About the Author: Jeremy Rhett has owned and operated CertaPro Painters of Atlanta since 2001. With 25 years of experience as a contractor and 20 years in the painting industry, his team has become the largest CertaPro Painters operation in Georgia. They take pride in having completed over 4,000 projects, including multiple projects at high profile sites such as The Fox Theatre, The Georgia Governor’s Mansion, and the Dekalb Historic Courthouse.
CONDITION: Dirt Build-up. Surface contaminants settle on horizontal and vertical surfaces of buildings. These pollutants can be acidic and corrosive, as they originate from automobile exhaust, construction dust, air traffic fuel and other types of grime generated by machinery, industry, and human activity in general. Although many facility managers, building engineers, and building owners regard this as simply a cosmetic condition, this corrosive grime can actually cause damage to the building, resulting in a more frequent need for painting along with a higher likelihood of mildew growth and wood-rot. PREVENTION and Maintenance: Similar to mildew, regular inspections and cleaning will keep the building looking great with substrates lasting longer. Set a calendar appointment for twice a year to do a full review of exterior surfaces to look for mildew, dirt accumulation, wood rot, and rust. CONDITION: Rust. Commercial buildings often have many ferrous metal surfaces that are prone to oxidation, also known as corrosion, or “rust.” Rust results when iron, oxygen, and water meet. The water is often in the form of air moisture. Common examples of building elements made of ferrous metals are sprinkler pipes, wrought iron railing systems, iron fences, metal stairs, and fire escapes. When rust occurs part of the iron is released from the substrate, resulting in a weaker structure. Left to the elements long enough all iron will convert to rust entirely. Safety hazards can develop from leaky/inoperable sprinkler systems, structurally unsound stair systems, or railings that have been compromised. continued on page 30
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STAY UP TO DATE WITH THE LATEST IN O+M BEST PRACTICES A trusted resource for real property operations and maintenance information and education; Equipping building technical professionals to advance their careers.
OM.CREINSIGHTJOURNAL.COM The site hosts articles, video and industry education information from subject matter experts and trusted real estate organizations that focus on enhancing the career paths of individuals responsible for maintaining and operating highperforming real estate assets.
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CALENDAR OF EVENTS JANUARY 5 January luncheon and participation fair 10 a.m. – 1 p.m. Doubletree by Hilton Atlanta Perimeter Dunwoody 4386 Chamblee Dunwoody Road, Atlanta, GA 30341 Presented by Parker Young Construction/FireStar Inc. JANUARY 16 Commercial HVAC Course Module 1 5 p.m. Chattahoochee Technical College Marietta Campus 980 South Cobb Drive, Marietta, GA 30060 JANUARY 22 CRE Leadership Masters Kickoff JANUARY 28 BOMI International Instructor Development Workshop 8 a.m. – 5 p.m. BOMA Georgia Conference Room JANUARY 28 Air Handling, Water Treatment, and Plumbing Systems 3 – 7 p.m. FEBRUARY 2 – 5 International Winter Business Meeting and National Issues Conference Washington D.C. FEBRUARY 4 Air Handling, Water Treatment, and Plumbing Systems 3 – 7 p.m. FEBRUARY 5-7 Environmental Health and Safety Issues 8:30 a.m. – 5 p.m. FEBRUARY 6 BTO Lunch 11:30 a.m. - 12:30 p.m. BOMA Georgia Conference Room Presented by Everclear Enterprises FEBRUARY 11 Air Handling, Water Treatment, and Plumbing Systems 3 – 7 p.m. FEBRUARY 12 TOBY/Association Awards Luncheon 11:30 a.m. – 1 p.m. Hyatt Regency Atlanta 265 Peachtree St. NE, Atlanta, GA 30303 Presented by Full Circle Restoration
FEBRUARY 13 BTO Luncheon 11:30 a.m. – 12:30 p.m. 191 Peachtree Street NE, Suite 400, Atlanta, GA 30303 Presented by Everclear Enterprises FEBRUARY 18 Air Handling, Water Treatment, and Plumbing Systems 3 – 7 p.m. FEBRUARY 19-20 High-Performance Sustainable Building Principles 8:30 a.m. – 5 p.m. FEBRUARY 21 PM 101 Class 8 a.m. – 5 p.m. FEBRUARY 25 BOMA Day at the Capitol 10 a.m. – 1 p.m. Georgia State Capitol Building 206 Washington St SW, Atlanta, GA 30334 FEBRUARY 25 Air Handling, Water Treatment, and Plumbing Systems 3 – 7 p.m. FEBRUARY 26 Young Professional Special Interest Group-Lunch 11:30 a.m. – 1 p.m. Presented by Capitol Restoration FEBRUARY 28 PM 101 Class 8 a.m. – 5 p.m. MARCH 3 Air Handling, Water Treatment, and Plumbing Systems 3 – 7 p.m. MARCH 4 – 6 Facilities Planning and Project Management 8:30 a.m. – 5 p.m. MARCH 5 BOMA Overdrive (Foundation Event) 1 – 4 p.m. Topgolf Alpharetta 10900 Westside Parkway, Alpharetta, GA 30009 Presented by SERVPRO of Decatur MARCH 6 PM 101 Class 8 a.m. – 5 p.m.
ONLINE REGISTRATION AT: www.bomageorgia.org/calendar 32 Insight
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MARCH 12 Allied member resource group 11:30 a.m. – 1 p.m. MARCH 13 PM 101 Class 8 a.m. – 5 p.m. MARCH 18-20 Asset Management 8:30 a.m. – 5 p.m. MARCH 19 BTO Seminar 11:30 a.m. - 12:30 p.m. MARCH 20 BTO Seminar 8 a.m. – 5 p.m. MARCH 20 PM 101 Class 8 a.m. – 5 p.m. MARCH 24 Fire Suppression Training for Industrial PropertiesIndustrial Shared Interest Group 11:30 a.m. – 1 p.m. 4900 North Commerce Drive, East Point, GA 30344 Presented by SOLID MARCH 25 New member orientation 10:30 - 11:30 a.m. MARCH 26 Facilities Management Shared Interest Group Lunch Meeting 11:30 a.m. – 1 p.m. Presented by Mayberry Electric, Inc.
ALLIED MEMBER SERVICE DIRECTORY AIRDUCT CLEANING Ductz Of Greater Atlanta..........................(770) 631-2424 MediClean Air Duct Services.................. (404) 408-6136 APPRAISAL CONSULTING Fellers, Schewe, Scott & Roberts, Inc. (770) 621-9548 OLM Inc.........................................................(770) 420-0900 ARCHITECTS,LANDSCAPING-EXTERIOR Ed Castro Landscape................................(770) 998-8444 ATTORNEYS Andre Kill & McCarthy LLP.....................(404) 653-3005 AUDIO VISUAL SERVICES Vertical AV TV...............................................(404) 352-2488 BLDG MGT CONSULTANTS PointGuard................................................... (704) 271-9890 BLDG SERVICES NELSON.......................................................... (404) 881-1811 Century Fire Protection LLC...................(770) 945-2330 Titan Electric Georgia LLC......................(770) 480-6345 Building Cleaning Solutions, Inc............(678) 445-3806 Engineered Restorations Inc..................(770) 682-0650 Peach Vending.............................................(770) 315-0160 BUILDING AUTOMATION CONTROLS Convergint Technologies...........................(561) 870-5914 Genea.............................................................(714) 694-0536
CONSTRUCTION PRODUCTS Beam Team Construction, Inc.................(678) 221-7697 Capitol Materials, Inc.................................(470) 707-9384 Coastal Construction Products...............(770) 296-1285 Kilcor Construction.................................... (404) 772-9956 Portico Systems..........................................(864) 527-3148 The Home Depot.........................................(704) 305-2881 Yancey Power Systems............................(678) 945-2637 CONTRACTORS Advanced Systems, Inc............................(678) 643-9025 Beam Team Construciton, Inc.................(678) 221-7697 Benning Construction Company.............(404) 792-1911 Centennial Contractors Enterprises Inc............................................ (770) 613-2999 Double T Contracting, Inc........................ (770) 489-7772 Emery & Associates.................................. (770) 414-9099 Everlast Construction Group, LLC......... (770) 722-0752 Gray Contracting........................................(678) 530-9700 Harrison Contracting Company, Inc.....(770) 500-7720 Humphries & Company..............................(770) 434-1890 Innovative Engineering Inc.......................(770) 517-5507 Nova Commercial Interiors Inc..............(770) 592-0260 PKS Paving & Concrete Construction.. (404) 401-8551 Vintage Constructors & Builders, Inc....(770) 421-6195 Western Specialty Contractors.............. (678) 553-0170 DOORS Piedmont Door Solutions.........................(678) 554-7000
ELECTRICAL Advanced Power Technologies (APT)...(404) 615-7266 Allied Reliability Group............................. (770) 590-7449 Allison-Smith Company............................(404) 351-6430 J.R. Electrical...............................................(770) 420-1530 LMI Systems Inc..........................................(770) 652-1383 Mayberry Electric, Inc...............................(404) 991-7007 Prime Power Services Inc.......................(678) 898-4960 Systel, Inc......................................................(770) 337-7974 ELEVATORS/ESCALATORS Fujitec America Inc...................................(770) 209-0322 KONE Elevators & Escalators..................(770) 427-3373 Maxair Mechanical Inc............................. (770) 714-9642 Oracle Elevator Company.........................(404) 581-0911 Phoenix Elevator of Georgia....................(678) 574-2447 ThyssenKrupp Elevator Corporation.....(770) 250-6482 EMPLOYMENT SPECIALIST BG Talent...................................................... (703) 343-3415 ENERGY ENTEK.............................................................(678) 910-1326 Envision Realty Services, Inc................. (404) 579-8129 Mallory & Evans Service.......................... (404) 297-5066 McKenney’s Inc...........................................(404) 624-8777 National Glazing Solutions LLC.............. (404) 360-7866 NeoBright......................................................(770) 265-8947 Trane.............................................................. (678) 775-4106 Yancey Power Systems............................(678) 945-2637 Continued on next page.
CARPET/FLOOR Portico Systems..........................................(864) 527-3148 ServiceMaster Cleaning & Restoration (678) 766-0909 SOLID Surface Care, Inc..........................(678) 354-6726 Southeastern Commercial Flooring Inc. 770) 591-9980 Specialty Floor Solutions, LLC...............(404) 858-4005 The Mad Matter Inc................................... (678) 361-6704 Zerorez Atlanta............................................ (770) 242-1313 CATERING/FOOD SVCS Ben & Jerry’s.............................................. (404) 666-2232 COATINGS AND FINISHES NAWKAW CORPORATION........................ (706) 355-3217 COMMUNICATIONS Airwavz Solutions........................................(704) 907-7104 AT&T............................................................... (770) 598-7532 Cana Communications, Inc.....................(678) 766-6600 Kings III Emergency Communications..(678) 438-1965 Systel, Inc......................................................(770) 337-7974 CONCRETE Addco Restoration and Preservation Group, LLC................................................... (770) 688-5419 Arisfor LLC....................................................(724) 264-1050
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ALLIED MEMBER SERVICE DIRECTORY ENGINEERING Allied Reliability Group............................. (770) 590-7449 Harbin’s Mechanical Services, Inc.........(770) 914-7060 Innovative Engineering Inc.......................(770) 517-5507 Mayberry Electric, Inc...............................(404) 991-7007 McFarland Dyer & Associates................(770) 932-6550 NOVA Engineering & Environmental..... (770) 570-9171 PENTA Engineering Group Inc.................(678) 282-1999 Sustainable Investment Group LLC (SIG).....................................................(404) 343-3835 ENVIRONMENTAL Aquascape Environmental.......................(678) 445-0077 Bruce Environmental................................(770) 439-8908 Sustainable Investment Group LLC (SIG).....................................................(404) 343-3835 The Morley Companies..............................(770) 569-1100 EQUIPMENT RENTALS Stone Mountain Access Systems..........(770) 908-2936 Sunbelt Rentals Inc....................................(404) 525-1919 FACILITY SUPPORT Peach Vending.............................................(770) 315-0160 PENTA Engineering Group Inc.................(678) 282-1999 Stone Mountain Access Systems..........(770) 908-2936 FINANCIAL SERVICES, TAX CONSULTANTS Graham Group.............................................(404) 634-4652 FIRE PROTECTION AFA Protective Systems Inc...................(770) 794-9000 Basesix Systems LLC................................(678) 833-8351 Century Fire Protection LLC...................(770) 945-2330 Chief Fire Protection Co..........................(404)-523-5478 Convergint Technologies...........................(561) 870-5914 Critical Systems LLC..................................(770) 612-9172 Fire & Life Safety America Inc...............(770) 560-1674 International Fire Protection..................(770) 745-4530 Life Safety Solutions Plus LLC...............(770) 843-3671 Mitec Controls Inc..................................... (770) 813-5959 Protech Fire Inc..........................................(770) 531-0587 Titan Electric Georgia LLC......................(770) 480-6345 VSC Fire & Security, Inc...........................(678) 252-0600 FIRE/WATER/MOLD RESTORATION American Property Restoration Inc......(770) 733-3584 BELFOR Property Restoration............... (770) 939-0128 Blu Sky Restoration Contractors........... (678) 233-7220 BMS CAT........................................................(678) 231-5024 Capital Restoration.....................................(770) 973-1666 Epic................................................................(770) 516-3491 Full Circle Restoration & Construction Services........................................................ (770) 232-9797 Global Restoration.....................................(470) 225-9698 Parker Young Construction/ FireStar Inc.................................................. (770) 368-1000 Remediation Group/RGI Commercial....(404) 214-1470 ServiceMaster Cleaning & Restoration...(678) 766-0909 SERVPRO of Decatur................................(404) 378-9998 SERVPRO of Norcross...............................(770) 858-5000 Servpro of North Atlanta/Buckhead.... (770) 318-0180 Waterproofing Contractors Inc..............(770) 449-5552
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FITNESS Advantage Sport & Fitness......................(607) 257-2107 Ready Fitness...............................................(404) 550-2176
INTERIOR DESIGN NELSON..........................................................(404) 881-1811 Nova Commercial Interiors Inc..............(770) 592-0260
GENERATORS Prime Power Services Inc.......................(678) 898-4960
JANITORIAL A&B Corporate Cleaning Services, LLC (404) 965-1799 ABM................................................................(678) 245-3273 Allied International Cleaning Services, Inc................................................(770) 298-4790 BCJ Building Services...............................(404) 551-2310 Building Cleaning Solutions, Inc............(678) 445-3806 Building Maintenance Services Inc.......(770) 218-2993 Chosen Janitorial Services......................(404) 804-6150 Cleanstar National Inc..............................(770) 425-6797 Distinguished Properties Cleaning USA Inc. (DPC)............................................(404) 418-1443 Environmental Service Partners........... (404) 583-8514 General Building Maintenance Inc........ (770) 457-5678 Georgia Pacific Corporation.................... (770) 815-9552 HTH Building Services Inc.......................(770) 988-0084 Kimberly-Clark Corporation.................... (843) 384-2423 Level Seven Facilities Services.............. (404) 955-2442 Pollock Paper Distributors.......................(770) 803-7845 Pritchard Industries SE.............................(404) 231-1430 Rubbermaid Commercial Products.......(470) 356-5088 Imperial Dade..............................................(770) 405-6900 Southeast Link............................................ (678) 618-6871 The GreenSeason Group, Inc..................(770) 865-3902 Unique Building Maintenance, Inc.........(678) 380-0297
GLASS National Glazing Solutions LLC.............. (404) 360-7866 HEALTH & HYGIENE PRODUCTS, PAPER PRODUCTS Essity..............................................................(678) 938-9119 Life Safety Solutions Plus LLC...............(770) 843-3671 HVAC Addison Smith Mechanical Contractor Inc. (770) 832-9006 Air Filter Sales & Service, Inc.................(770) 939-1250 Capital City Mechanical Services Inc. (770) 449-0200 Daikin Applied............................................. (770) 514-5880 Ductz Of Greater Atlanta..........................(770) 631-2424 EMCOR Services Aircond.........................(800) 768-4258 ENTEK.............................................................(678) 910-1326 Genea..................................................................17146940536 Harbin’s Mechanical Services, Inc.........(770) 914-7060 Legacy Mechanical Services Inc............(770) 432-1171 Mallory & Evans Service.......................... (404) 297-5066 McKenney’s Inc...........................................(404) 624-8777 MediClean Air Duct Services.................. (404) 408-6136 Shumate Mechanical, Inc........................(678) 584-0880 Southeast Pump & Equipment Inc.........(678) 990-1388 Trane.............................................................. (678) 775-4106 United Maintenance, Inc.......................... (770) 455-1656 INDUSTRIAL DOCK & DOOR REPAIR INSTALLATION Miner Southeast.........................................(678) 730-4700
JUNK REMOVAL AND DISPOSAL Junk-King.....................................................(404) 392-9366 LAKE MANAGEMENT Aquascape Environmental.......................(678) 445-0077 LAND PLANNING AND SURVEYING McFarland Dyer & Associates................(770) 932-6550
ALLIED MEMBER SERVICE DIRECTORY LANDSCAPING 4 Seasons Landscape Group LLC..........(770) 452-4455 Arborguard Tree Specialists...................(404) 299-5555 Baytree Landscape Contractors............ (770) 457-3407 BrightView Landscape Services............ (770) 662-8775 Caldwell Tree Care......................................(770) 992-1973 Color Burst...................................................(770) 822-9706 Crabapple LandscapExperts................... (770) 740-9739 Downey Trees Inc.......................................(770) 889-2822 Ed Castro Landscape................................(770) 998-8444 Georgia Environmental Landscape & Maintenance, Inc........................................ (770) 389-5513 Gibson Landscape Services....................(678) 689-3262 HighGrove Partners...................................(678) 626-3469 HighGrove Partners...................................(678) 626-3469 LandCare LLC...............................................(678) 475-1780 Landmark Landscapes..............................(404) 392-1551 Nature Scapes Inc.....................................(404) 663-5043 OLM Inc.........................................................(770) 420-0900 Ruppert Landscape...................................(770) 931-9900 Russell Landscape Group Inc.................(770) 446-3552 Sedgefield Interior Landscapes, Inc.....(770) 984-0171 Yellowstone Landscape............................(404) 668-4508
MOVING AND STORAGE Hilldrup..........................................................(404) 558-5943 OFFICE FURNITURE Atlanta Office Liquidators Inc................(404) 505-9623 CORT..............................................................(770) 955-4004 PAINT/WALLCOVERINGS Berry Coating, Inc.......................................(706) 769-7172 CertaPro Painters of Atlanta..................(404) 548-7940 Certapro Painters of Duluth & Norcross...................................................(404) 434-6535 CertaPro Painters of Fayetteville...........(770) 710-2743 CertaPro Painters of Roswell................. (404) 913-3972
Harrison Contracting Company, Inc.....(770) 500-7720 Horizon Painting and Renovations Inc.....(404) 436-8981 Kilcor Construction.................................... (404) 772-9956 Oakcliff Painting..........................................(404) 867-3707 Southeastern Commercial Painting......(470) 359-6330 Spectrum Painting Inc...............................(770) 497-0101 Paint Applicators........................................ (404) 487-5257 PAINTING Burke Painting, Inc....................................(770) 582-0847 Freeland Painting.......................................(770) 289-0887
Continued on next page.
LIGHTING Advanced Power Technologies (APT)......(404) 615-7266 Blue Frog Lighting..................................... (404) 569-7995 E. Sam Jones Distributor Inc................. (404) 351-3250 GO2LED..........................................................(770) 262-1670 Green Light Depot......................................(770) 299-8088 NCA Lighting Solutions Inc.......................(770) 237-2196 NeoBright......................................................(770) 265-8947 NetZero.........................................................(404) 956-3835 Voss Lighting...............................................(770) 438-8557 LOCKSMITH Armor Lock & Security. Inc......................(770) 493-1915 MARBLE RESTORATION & MAINTENANCE Southeastern Commercial Flooring Inc..................................................(770) 591-9980 ADDCO Metal Maintenance Co............... (770) 985-5611 Architectural Surface Restoration LLC.......(770) 510-8333 Mid America Metals..................................(800) 544-4576 Natural Stone Services............................. (404) 255-8133 Presto Restoration Products & Services........................................................ (800) 693-1228 Stone Specialty Services..........................(404) 261-9111 Stuart Dean Company, Inc..........(404) 872-6090 X 102 MECHANICAL CONTRACTOR J.R. Hobbs Company.................................(770) 963-2600 METAL FINISHING ADDCO Metal Maintenance Co............... (770) 985-5611 Architectural Surface Restoration LLC.......(770) 510-8333 Mid America Metals..................................(800) 544-4576 Presto Restoration Products & Services.................................................... (800) 693-1228 Stuart Dean Company, Inc..........(404) 872-6090 X 102
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ALLIED MEMBER SERVICE DIRECTORY PAPER PRODUCTS Essity..............................................................(678) 938-9119 Georgia Pacific Corporation.................... (770) 815-9552 Kimberly-Clark Corporation.................... (843) 384-2423 Pollock Paper Distributors.......................(770) 803-7845 PARKING Ace Parking.................................................(404) 254-3661 ITR Of Georgia, Inc....................................(770) 496-0366 Citizens Lanier Parking Solutions........ (404) 881-6076 LAZ Parking..................................................(404) 787-2076 Legacy Parking Company........................ (404) 428-4618 Timothy Haahs and Associates, Inc......(770) 850-3065 PARKING DECK Dykes Paving & Construction Company, Inc...............................................(770) 448-3392 Ecosweep..................................................... (404) 904-1003 Graydaze Contracting Inc.........................(770) 752-7010 Kaney & Lane, LLC.................................... (404) 892-8246 Spectrum Painting Inc...............................(770) 497-0101 Wildcat Striping & Sealing...................... (678) 937-9525 PAVING PRODUCTS Asphalt Enterprises...................................(770) 424-5001 Blount Construction Company, Inc........(770) 541-7333 Brite Line Asphalt Maintenance Inc.....(770) 516-0604 Dykes Paving & Construction Company, Inc...............................................(770) 448-3392 Georgia Paving, Inc....................................(770) 623-0453 GuardTop LLC...............................................(404) 821-2388 PKS Paving & Concrete Construction.....(404) 401-8551 Rose Paving Company..............................(770) 235-2390 The Surface Masters Inc.........................(770) 250-6392 Wildcat Striping & Sealing...................... (678) 937-9525 PEST CONTROL Northwest Exterminating Co., Inc..........(678) 383-1011 Peachtree Pest Control............................ (770) 931-9099 Pest USA........................................................(678) 287-6674 PLUMBING Addison Smith Mechanical Contractor Inc.............................................(770) 832-9006 Art Plumbing Company............................(678) 486-2525 HM Plumbing................................................(770) 792-1200 Legacy Mechanical Services Inc............(770) 432-1171 Rooter Plus!..................................................(706) 715-1856 Royal Flush Plumbing Inc........................ (770) 385-5911 Southeast Pump & Equipment Inc. (678) 990-1388 ext 107 Trinity Plumbing LLC.................................(770) 480-7687 PORTABLE/RENTAL COOLING & HEATING Mobile Air..................................................... (470) 544-7091 PRESSURE WASHING Ecosweep..................................................... (404) 904-1003 Everclear Enterprises Inc........................(404) 876-9408 Kaney & Lane, LLC.................................... (404) 892-8246 Sightline........................................................ (678) 530-9152 SunBrite Services...................................... (770) 277-6363
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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...................(678) 765-7001 RELOCATION SERVICES Hilldrup..........................................................(404) 558-5943 RESTORATION Everlast Construction Group, LLC......... (770) 722-0752 Knight Restoration Services....................(404) 987-3074 Meridian Restoration Inc.........................(770) 633-4708 Paul Davis of North Atlanta......................(770) 985-1727
Rainbow International of Metro Atlanta...........................................................(678) 632-5480 Servpro North Atlanta...............................(770) 820-4629 Southeast Restoration & Fireproofing.....(404) 297-8388 RISER MANAGEMENT IMG Technologies, Inc................................(312) 780-9420 ROOFING Apollo Roofing Company, Inc...................(770) 751-6191 Baker Roofing Company...........................(404) 458-2742 Core Roofing Systems.............................. (678) 514-2846 Crabapple Roofing Contractors, LLC.......(770) 639-3138 Empire Roofing Company Inc................. (770) 948-7663 ENCORE ROOFING, INC............................(770) 945-0100
ALLIED MEMBER SERVICE DIRECTORY Georgia Roof, LLC......................................(678) 939-9194 IRG VENTURES LLC d/b/a Innovating Roofing Group............................................. (404) 351-8797 Roof Partners LLC.....................................(404) 490-4647 Roofing Atlanta, Inc...................................(770) 248-5787 Simon Roofing..............................................(470) 373-7991 Southeastern TPO......................................(770) 855-9671 Tecta America..............................................(770) 769-1720 Zurix Roofing Systems..............................(404) 579-1000 SEALCOATING Brite Line Asphalt Maintenance Inc.........(770) 516-0604 Graydaze Contracting Inc.........................(770) 752-7010 The Surface Masters Inc.........................(770) 250-6392 SECURITY Basesix Systems LLC................................(678) 833-8351 Advanced Protective Services...............(678) 789-8256 Allied Universal Security Services.........(404) 898-1695 Alscan Inc......................................................(205) 249-7324 Armor Lock & Security. Inc......................(770) 493-1915 BOS Security, Inc....................................... (470) 208-3977 Critical Systems LLC..................................(770) 612-9172 DataWatch Systems...................................(256) 307-5718 International Fire Protection..................(770) 745-4530 ITR Of Georgia, Inc....................................(770) 496-0366 Marksman Security Corporation...........(404) 678-6700 Miner Southeast.........................................(678) 730-4700 Mitec Controls Inc..................................... (770) 813-5959 Norred & Associates, Inc......................... (404) 761-5058 PTR Controlled Access, LLC....................(404) 609-1500 SecurAmerica LLC.....................................(404) 926-4258 Securitas Security Services USA, Inc.........................................................(404) 633-1140 Southeastern Security Professionals...............................................(770) 540-0175 Walden Security.......................................... (404) 937-1748
WASTE REMOVAL American Disposal Services...................(678) 736-0140 Republic Services Inc...............................(404) 693-9279 Rubicon Global............................................(678) 906-2601 Waste Pro/Atlanta......................................(770) 777-1447 WATER DAMAGE/STRUCTURE DRYING American Property Restoration Inc......(770) 733-3584 BELFOR Property Restoration............... (770) 939-0128 Blu Sky Restoration Contractors........... (678) 233-7220 Capital Restoration.....................................(770) 973-1666 Epic................................................................(770) 516-3491 Full Circle Restoration & Construction Services........................................................(770) 232-9797 Global Restoration.....................................(470) 225-9698
Parker Young Construction/ FireStar Inc.................................................. (770) 368-1000 SERVPRO of Decatur................................(404) 378-9998 WATER LEAKAGE PROTECTION WaterSignal LLC..........................................(626) 222-7370 WATER TREATMENT Blackmore Enterprises Inc...................... (404) 474-4352 EMCOR Services Aircond.........................(800) 768-4258 Garratt-Callahan.........................................(404) 620-9824 WATERPROOFING Engineered Restorations Inc..................(770) 682-0650 Everclear Enterprises Inc........................(404) 876-9408 Continued on next page.
SIGNAGE Signarama Buford and Duluth......(770) 831-9660 x 13 TAX CONSULTANTS Fellers, Schewe, Scott & Roberts, Inc.....(770) 621-9548 Graham Group.............................................(404) 634-4652 TRANSPORTATION Pinnacle Transportation Solutions LLC.................................................................(770) 880-7681 TREE CARE Arborguard Tree Specialists...................(404) 299-5555 BrightView Landscape Services............ (770) 662-8775 Caldwell Tree Care......................................(770) 992-1973 TROPICAL PLANTS Foliage Design Systems...........................(770) 451-0885 Plant Peddler, Inc.......................................(770) 432-2649 URBAN FARMING Copiana, LLC................................................ (404) 313-4903
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ALLIED MEMBER SERVICE DIRECTORY Paint Applicators........................................ (404) 487-5257 Southeast Restoration & Fireproofing............................................. (404) 297-8388 Southern Preservation Systems............(770) 982-9970 The Morley Companies..............................(770) 569-1100 Waterproofing Contractors Inc..............(770) 449-5552 Western Specialty Contractors.............. (678) 553-0170 WINDOW CLEANING Level Seven Facilities Services.............. (404) 955-2442 Sightline........................................................ (678) 530-9152 South Beach Glass Inc..............................(404) 851-0111 Valcourt Building Services LLC.............. (770) 971-2000 WINDOWS Jeld-Wen.......................................................(915) 356-9314 Rubbermaid Commercial Products.......(470) 356-5088 Top Of the Line High Rise Service LLC..................................................(404) 569-9544
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ADVERTISERS ON THE WEB ARCHITECTS/DESIGNERS WJE-Wiss, Janney, Elstner Associates www.wje.com
HVAC SERVICES Frazier Service Company www.frazierservicecompany.com
PRESSURE WASHING Top of the Line High Rise Service www.highriseservice.com
BUILDING MANAGEMENT CONSULTANTS/SOFTWARE Frazier Service Company www.frazierservicecompany.com
J.R. Hobbs www.jrhobbs.com
RESTORATION Southern Preservation Systems www.spsatl.com
COMMUNICATIONS/ TELECOMMUNICATIONS AT&T www.att.com
Shumate Mechanical www.shumatemechanical.com
DEMOLITION The Morley Companies www.morleycompany.com ELECTRICAL SERVICES Mayberry Electric, Inc. www.mayberryelectric.com ENERGY SERVICES Frazier Service Company, www.frazierservicecompany.com ENGINEERING PM&A www.pmass.com Tendon Systems LLC www.tendonllc.com ENVIRONMENTAL PRODUCTS AND SERVICES Nova Engineering & Environmental www.usanova.com
Reliance Heating and Air Conditioning www.reliance-hvac.com
Trane www.trane.com/Index.aspx LIGHTING PRODUCTS AND SERVICES MetroLED Sign and Light www.metroled.com PAPER PRODUCTS Essity www.essity.com PARKING MANAGEMENT AND SERVICES Ace Parking Management www.aceparking.com
WATERPROOFING Addco Restoration & Preservation Group, LLC www.addcorpg.com Engineered Restorations Inc. www.er-inc.net
RESTORATION & PRESERVATION Addco Restoration & Preservation Group, LLC. www.addcorpg.com Everclear Enterprises, Inc. www.everclearenterprises.com ROOFING SERVICES AND PRODUCTS Specialty Roofing & Coatings www.src-roofing.com
Everclear Enterprises Inc. everclearenterprises.com Southeast Restoration & Fireproofing Co., Inc. www.serest.com Southern Preservation Systems www.spsatl.com The Morley Companies www.morleycompany.com Top of the Line High Rise Service www.highriseservice.com
SEALCOATING Wildcat Striping & Sealing www.wildcatstriping.com SECURITY SERVICES AND PRODUCTS BOS Security, Inc. www.bossecurity.com
PAVING PRODUCTS AND SERVICES Georgia Paving, Inc. www.georgiapaving.com
TENANT RETENTION Cornerstone Cookie Company www.cornerstonecookiegifts.comwww.
Wildcat Striping & Sealing www.wildcatstriping.com
UTILITY VEHICLES Easy Ride Golf Cars www.easyridegolfcars.com/ georgia-golf-carts
Waterproofing Contractors www.wcinc.com Western Specialty Contractors www.westernspecialtycontractors.com WINDOWS/CLEANING EQUIPMENT/ SUPPLIES Top of the Line High Rise Service www.highriseservice.com
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