SPECIAL ISSUE
n
OPERATIONS AND MAINTENANCE, 2019
COMMERCIAL REAL ESTATE
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
BUILDING BUDGETS FOR O+M PAGE 10
PREPARING YOUR PROPERTY FOR A CATASTROPHIC WIND EVENT PAGE 18
ON THE LOOKOUT: 5 RISKS FOR O+M PROFESSIONALS TO WATCH AT A PROPERTY PAGE 22
www.bomageorgia.org www.creinsightjournal.com n
CONTENTS SPECIAL ISSUE n OPERATIONS AND MAINTENANCE
FEATURES
6 8 10 12 16 18 20 22 24 26 28 30 34 33 38 4 Insight
n
LETTER FROM THE EDITOR Gabriel Eckert EDUCATION, MAINTENANCE & OPERATIONS, SOFT SKILLS/INTERPERSONAL THE LEAP: OPERATIONS AND MAINTENANCE CAREER GROWTH, By: Zachary Mass In every career, no matter the industry, people are always looking to advance within their career field. BUDGETS BUILDING BUDGETS FOR O+M, By: Nicole Lloyd Property owners and managers are always looking for ways to keep costs down. TECHNOLOGY FROM LEADING EDGE TO BLEEDING EDGE TECHNOLOGY, By: Alex Peters Across the world in virtually every industry sector, advancements in technology are pushing the boundaries of innovation. PREVENTIVE MAINTENANCE, ROOFING ARE YOU COVERED? ROOF MAINTENANCE CONSIDERATIONS, By: Nicole Lloyd A properly maintained roof is critical for protecting a building from hazards. EMERGENCY PREPAREDNESS, LIFE SAFETY/FIRE PROTECTION PREPARING YOUR PROPERTY FOR A CATASTROPHIC WIND EVENT, By: Nicole Lloyd Powerful winds can cause significant damage to a building — broken windows, leaks and even roof tearing.
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
MAINTENANCE & OPERATIONS, MEDICAL OFFICE O+M FOR MEDICAL OFFICE, By: Zachary Mass Medical Office Buildings provide their own unique challenges for the operations and maintenance professional, but at their roots, they are just like many other commercial buildings.
Executive Editor: Jacob Wilder, CAE jwilder@bomageorgia.org
MAINTENANCE & OPERATIONS, PREVENTIVE MAINTENANCE, RISK MANAGEMENT ON THE LOOKOUT: 5 RISKS FOR O+M PROFESSIONALS TO WATCH AT A PROPERTY, By: Nicole Lloyd Operations and maintenance (O+M) professionals oversee many critical components of a property.
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
MAINTENANCE & OPERATIONS, SOFT SKILLS/INTERPERSONAL THE BUSINESS OF TENANT SATISFACTION, By: Marie Worsham Just like retaining employees, it is generally more cost effective for a property to retain tenants than it is to acquire new ones. EDUCATION, OFFICE THE FUTURE OF THE WORKPLACE By: Jacob Wilder The way in which people work, and tenant expectations for space use and demand is changing. EDUCATION, OPERATIONS & MAINTENANCE EARNING THE SMT DESIGNATION ENHANCED MY BUILDING’S VALUE, By: Molly Looman A building is only as valuable as the sum of its parts. ENERGY EFFICIENCY SURGING SOLAR ENERGY, By: BOMI International Solar energy use has surged at about 20 percent each year over the past 15 years thanks to rapidly falling prices and gains in efficiency. TECHNOLOGY APPS FOR CRE PROFESSIONALS, By: Molly Looman Technology is making life easier. Gone are the days of having to wait until you were back at the office to get a signature, approval or even just a status report.
CALENDAR OF EVENTS ADVERTISERS ON THE WEB
Special Issue
n
Operations and Maintenance, 2019
Managing Editor: Pierce Ostwalt postwalt@bomageorgia.org
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, Pierce Ostwalt Members Bob Fuhr, Dusty Muck, Jen Wright, John Irvine, Mark Gallman, Nancy Larson, Stacie Stamper, Tammy Weeks
LETTER FROM THE EDITOR When I drafted my first letter for the CRE Insight Journal Special Issue a year ago, I was eager to share this new resource for real estate operations and maintenance professionals, designed to enhance professional development and career growth in the commercial real estate industry.
Gabriel Eckert, FASAE, CAE, is editor-in-chief of Commercial Real Estate Insight Journal. He also
In only a year’s time, we have observed and reported on many changes to the building operations and maintenance profession. As societal, technological, economical, environmental, and political trends and changes continue to affect the management and operations of buildings, www.CREInsightJournal. com remains a leading resource for owners, asset managers, property managers, facility managers, and building engineers.
serves as CEO of the Building Owners and Managers Association of Georgia and BOMA Georgia Foundation. He is a Certified Association Executive, Fellow of the American Society of Association Executives; and has been named by the Atlanta Business Chronicle as one of the Top 100 Who’s Who in Commercial Real Estate, a list of “leaders, dealmakers, and legends who are changing Atlanta.”
6 Insight
n
Special Issue
n
If you haven’t visited the site in a while, I encourage you to give it a look. By visiting www.CREInsightJournal.com, you now have two unique experiences from which to choose. Familiar to our readers is the O+M Insights experience. This site will remain a trusted resource for building operations and maintenance information and education. New this year is the CRE Leader experience, which is designed for real estate professionals of all backgrounds seeking to enhance their knowledge of the industry through insight from real estate leaders. The site is comprised of short, information-packed videos featuring content in a variety of areas that are essential for success in the real estate industry. Please take a look at this new CRE Leader experience and be assured that additional content is added regularly. Please bookmark the site in your browser and follow us on our social media channels, including Facebook, Twitter, and LinkedIn. While on the site, also be sure to sign up for our email newsletter.
increased use of online, mobile, and blended education strategies that are now–as he puts it– ‘a foregone conclusion’ in the way today’s adults prefer to learn. If you just take the online, mobile, and blended education platforms trend and follow it to its logical conclusion, it is easy to predict new trends like the rise of on-demand learning. In fact, many of us have been using on-demand learning for years. We have used it as both a noun and verb, ‘Google.’ Even now, platforms like LinkedIn’s Lynda. com provide a vast online library of training in both hard and soft skills across a vast array of subject matter areas to equip today’s modern professionals with the skills they want and require to be effective CRE professionals. The growing resources at CREInsightJournal. com offer a similar experience for the real estate industry, with O+M Insights specifically being an online, mobile-friendly and on-demand education platform that equips building engineering professionals with the specific resources they need for their career. And the CRE Leader platform provides an ever-expanding library of dynamic content from industry thought leaders. Contained in this special issue of our magazine is a selection of articles, videos, and events curated from www.CREInsightJournal.com. I invite you to read through this content and follow the web links to find additional content online. Whether it is preparing your property for a catastrophic wind event or exploring the nuances of operations and maintenance for medical office properties, there is something in this issue for every real estate professional. And, please don’t forget this publication is enhanced by the wealth of online content found at www. CREInsightJournal.com.
One might ask, “What is driving the creation of these new platforms and communication vehicles?”
My hope is that the content found in this publication and online will foster conversations and new ideas across building management teams and companies to better their organizations and our industry.
There has been a marked shift in the way adults are learning. That trend is also evident in the real estate industry. Noted authors like Getting Smart and Learn Capital Co-founder Tom Vander Ark are observing trends such as the
As I say, we are building value for real estate portfolios across the globe by building value in the industry’s most important assets—people.
Operations and Maintenance, 2019
www.bomageorgia.org
n
www.creinsightjournal.com 7
EDUCATION, MAINTENANCE & OPERATIONS, SOFT SKILLS/INTERPERSONAL
The Leap: Operations and Maintenance Career Growth By: Zachary Mass
In every career, no matter the industry, people are always looking to advance within their career field. It can be easy to get caught up with the next better career for a larger paycheck or a higher title, but career growth is about more than that. As Trent Patterson, the Facilities Manager for Haverty Furniture Companies Inc., says, “Career growth is not a race but instead a journey, so each lesson learned, or goal achieved, should become the foundation for the professional you are determined to become in this industry.�
8 Insight
n
Special Issue
n
Operations and Maintenance, 2019
Constant Learning
Henry Ford once said, “Anyone who stops learning is old, whether at twenty or eighty. Anyone who keeps learning stays young.” This is especially true in today’s modern world of fast-paced technological advancements and rapidly changing environments. If you are not continuously learning about new developments in operations and maintenance, then you are already falling behind. Patterson says, “The technology and equipment that was available ten years ago is now obsolete, and the same resources offered today will soon be replaced.” How are you working to stay ahead of industry changes and become a more prepared and knowledgeable employee that is ready for the adoption of new technologies, processes and information as the industry adopts them?
Mentorship
Mentorship is often cited as one of the most important ways to grow within your career. The knowledge and insight of another professional who has years of experience is invaluable. Many times, a mentor will have advice about how to deal with your current challenges, avoid pitfalls and grow a successful career. It was not that long ago that they were in those shoes too, and they can give you the insight of how they were able to successfully navigate them. To find a mentor, look for someone who has had a successful career, that you look up to, and who has the heart of a teacher. You want someone that you not only look up to, but also someone who has the skill and desire to sit down and guide you through the struggles in your career. A great example of mentorship is when Patterson decided to become a Building Engineer with the advice of his father. “It was during my time as an operations manager that I began evaluating my future. With the wisdom and guidance from my father, I decided to become a Building Engineer since I had previously been working in the HVAC, plumbing and electrical field. That was the defining moment in my career, and it has provided me with opportunities to grow and advance in this industry.” The other part of mentorship is in turn to mentor those who have less experience than yourself. Giving back by mentoring others not only allows you to contribute back towards the overall success of the industry, but it also helps you to see challenges in a new light. Sometimes, it requires helping solve someone else’s problems to see your own challenges in a new light.
Long Term Thinking
One of the keys to advancing in your career personally or advancing your company’s interests is to learn how to think long term. Instead of getting stuck up on momentary setbacks, keep your focus on the big impacts of decisions you make every day. How can you make decisions now that will help you to become better rounded, more prepared, or help move your company forward to be more prepared for changes in the industry? Patterson says that, “Regardless if the obstacle is communication, personalities or decision making I always try to overcome the situation by deciding what is best for my owners, customers and myself. As long as my decision factors in those three elements, then I can overcome any obstacle.” Always stay focused on what the core of your business is, serving your customers. Let what is best for them guide your decision making. To set yourself up for the future and career advancement, find new and better ways to serve them.
This article was originally appeared on the O+M Insights website, and can be accessed online at:
bit.ly/OMTheLeap
www.bomageorgia.org
n
www.creinsightjournal.com 9
BUDGETS COLLABORATE WITH EVERYONE INVOLVED A lot of individuals are involved in O+M. Because of this, communication is key. “Each member of your team will have shared responsibility for these items,” Trent Patterson, the Corporate Facilities Manager at Haverty Furniture Companies, Inc. says, “They can help identify the opportunities for improvements while avoiding any pitfalls that may occur by not having a comprehensive budget.” Patterson also notes, “You are developing the correct scope of services that meet the property expectations while also providing accurate costs to your owners and shareholders.” Therefore, it’s vital that all items are covered and properly portioned. Communicating with staff, service providers, and contractors will ensure that the budget is comprehensive.
ALLOTMENT CONSIDERATIONS It can be challenging to determine just how much to allocate to various items in the O+M budget. Here are a few tips for several items that may provide some guidance:
BUILDING BUDGETS FOR O+M By: Nicole Lloyd
Property owners and managers are always looking for ways to keep costs down. But when building the operations and maintenance (O+M) budget, it’s important to be sure that all items are covered. Consider the following tips to assist you as you build your own O+M budget. 10 Insight
n
Special Issue
n
Operations and Maintenance, 2019
Special Equipment. Approximately 10 percent of the budget should be set aside for service contracts, but this should be the maximum amount contributed toward the maintenance of special equipment. Construction. Take into account how much installation and construction your facility performs. If you have frequent office relocations or equipment installations, for example, then your construction costs will naturally be higher. Be sure to take into account labor costs for these jobs as well. Materials and Inventory. Most industries have a standard for labor, inventory and materials ratios. Once you identify your industry standard, review your previous annual budgets and compare them to the industry-standard ratios. Hiring and Labor. You should first calculate how much you are paying your labor excluding any fringes or benefits. After you have this number, determine the fringe benefit costs and add those in. It should be noted that these benefits are often fairly high.
TAKE INTO ACCOUNT PROPERTY INITIATIVES
MONITOR CONTINUOUSLY
In addition to business-as-usual pieces of the O+M budget, it’s important to also include any upcoming property initiatives in your budget.
Continually discuss and follow-up on operating budgets. This will ensure that budget items are being managed properly. Without monitoring, expenses may increase without review or approval.
“If HVAC equipment is nearing the end of its life cycle but has not been approved in the CapEx for replacement, the addition of preventive maintenance inspections could prevent the equipment from failing until the unit is replaced,” Patterson says. “Although this will increase the operating expenses for that property, it will bridge the gap until a larger capital investment is approved.”
“Slight increases or changes can be explained,” Patterson notes, “but if they are allowed to occur throughout the year without monitoring you will have year-end expenses that negatively affect the property.”
CONSIDER THE AGE AND LOCATION OF YOUR BUILDING
This is true with most projects, services, and equipment in commercial properties. It’s important to constantly weigh the costs and investment decisions to improve operating and financial efficiency.
How much money you set aside for addressing emergency issues will in part depend on the age of your building. The cost of operating and maintaining facilities often rises as buildings age seeing as older buildings tend to require more repairs. So if you have an older property, be aware that your O+M budget will likely be higher.
REVIEW BUDGETS FROM PREVIOUS YEARS
TAKE YOUR TIME
By looking over your budgets from previous years, you can anticipate your future spending. Notice whether you went over or stayed under your budget, examine your allotment for each item, and evaluate any practices or initiatives that affected your spending. Reviewing these older budgets help ensure that your next O+M budget is more accurate and comprehensive. When reviewing previous years’ information, you may want to implement analytics. Use prescriptive analytics to evaluate the data from years past. You might discover that you spent much more on a certain project or maintenance issue than you had planned. These data may also alert you to certain O+M issues. You may, for instance, discover that you spent a significant amount of money repairing a piece of equipment. Knowing this may help you in making a decision to repair or replace the machinery.
BUDGET FOR PREVENTATIVE WORK
“I live by a simple motto when it comes to managing properties,” Patterson says. “Never sacrifice quality for speed.” Commercial real estate professionals strive for efficiency but have their days filled with responsibilities, from projects to reporting to budgeting to emails. But you should go slow and steady when developing your budget. “It’s crucial to take your time, perform due diligence, and develop a budget that is accurate and meets the demands of your owners, tenants, and property,” Patterson says. While it’s important to submit your budget on time, it’s just as important to make sure you’ve reviewed the information, historical costs, and future goals. “This way,” Patterson notes, “you can make sure the property maintains or even increases in value.” If you follow these guidelines, you can be sure to create a comprehensive O+M budget for your property.
While it may seem costly to set aside a significant portion for preventative maintenance when there aren’t any immediate issues, it can save you money in the long run. Deferring maintenance can cost an astonishing 30 times more than protective initiatives. Therefore, it’s vital to allocate a significant amount for preventative maintenance. You should still, however, set aside a portion of your budget for reactive maintenance, as emergencies are often unavoidable. This article was originally appeared on the O+M Insights website, and can be accessed online at:
bit.ly/OMBudgets Sources:
Patterson, T. (2019, February 26). Interview with Trent Patterson, Corporate Facilities Manager at Haverty Furniture Companies, Inc. [E-mail interview]. Sessa, L. (2019, February 26). How to Create a Comprehensive 2019 Repair & Maintenance Budget. Retrieved from www.servicechannel.info/blog/ how-to-create-2019-repair-maintenance-budget/ Timme, A. G. (2019, December 22). The Real Cost of Deferred Maintenance – Facility Management Maintenance & Operations Quick Read. Retrieved from www.facilitiesnet.com/maintenanceoperations/tip/The-Real-Cost-of-Deferred-Maintenance–38366
www.bomageorgia.org
n
www.creinsightjournal.com 11
TECHNOLOGY
FROM LEADING EDGE TO BLEEDING EDGE TECHNOLOGY By: Alex Peters
This article was originally appeared on the O+M Insights website, and can be accessed online at:
bit.ly/OMLeadingEdge Across the world in virtually every industry sector, advancements in technology are pushing the boundaries of innovation. Common operational practices are becoming more and more streamlined as big data continues to collect and organize information and provide the first step to implementing best practices. The building operations and maintenance industry is no different.
Testing and adapting to this new technology also allow building professionals to remain financially competitive and leverage their services in an increasingly aggressive market. Today, we’re seeing immense progress in building operations through building maintenance systems, environmentally friendly HVAC systems, and the implementation of mobile applications in cutting-edge ways.
Even more so, building operations is one such industry that could benefit the most out of these new and innovative trends in technology. Technological advancements present the capability to revolutionize how assets are being managed and maintained, while also creating a standardized process that can be applied across the board. By implementing new operational methods utilizing advanced technology, workforces in every industry can become more efficient with their daily tasks and therefore are able to work smarter, not harder. In the end, this saves valuable time and money for everyone involved.
PROGRESS IN BUILDING MAINTENANCE SYSTEMS
TECHNOLOGY DRIVES INDUSTRY STANDARDS Besides creating higher efficiency at a property, why else is adapting to new technology important for building operation professionals? In an increasingly competitive market, leaders must stay above the fold in terms of trends and tech developments to retain their status in the industry. Being an industry leader who is aware of the constantly evolving trends will help to attract and retain clientele.
12 Insight
n
Special Issue
n
Operations and Maintenance, 2019
Since building maintenance systems are the foundation to a well-functioning property, it’s no wonder that these systems would be some of the first to undergo the new trends in technology. For building operation professionals, this progress helps streamline building maintenance with higher precision. A big reason behind this is the continued collection of big data. New and improved technology in building maintenance systems can analyze the output of the building through this data and then create the most efficient control mechanisms possible for each specific property. In turn, this allows building operation professionals to spend more time looking after other operational procedures that may get overlooked otherwise. For building owners and managers, the advancements in building maintenance systems also assists in reducing the
overall operational cost of the property. These systems, with the added technological advancements, can collect more data than legacy systems. Analyzing this data, owners and managers are then able to create the most efficient maintenance process based off each property’s unique data, while also lessening the toll on the property budget. Using this data and consistently analyzing it, maintenance professionals can predict future issues before they even occur. Never have we seen this done in the velocity that it is now, directly owed to advanced technology collecting a larger span of data and analyzing it to its maximum capability.
CREATING SMART BUILDINGS FROM THE GROUND UP Besides revamping current technology, the growth in building construction and development across the nation has allowed for new, groundbreaking technology to be implemented into buildings from the ground up. This gives properties a whole different level of functionality and control that retrofitting existing buildings with new technology tends to lack. A higher threshold of building automation in new construction can help reduce the cost and improve functionality right from the start. Building automation system experts are creating smart buildings utilizing the most recent technology which can include, but is not limited to, thermostats and other HVAC related appliances, smart locks for tenants and building managers, and overall building communications between staff, building maintenance systems and tenants.
INNOVATIONS IN HVAC SYSTEMS HVAC systems play a special role in how technological advancements are affecting the building operations industry. Not only are they altering technology to improve the system in terms of efficiency, cost, and longevity, HVAC systems also play a major role in creating environmentally friendly buildings. Reducing the cost of the HVAC system is not only a win for the budget, but also furthers sustainability efforts in the maintenance of the property. When a HVAC system adopts the newest technology, it can aid in preventing future problems, monitor usage and use that data it collects to create a well-oiled machine functioning to its highest capability. When a system performs fully, this in turn will use less energy and reduce the overall operational costs. Since HVAC systems are some of the biggest energy hogs but are at the core to a well-functioning property, it’s no surprise that the HVAC sector has one of the highest growth rates. Property owners and managers can clearly see the savings and therefore, are more apt to invest in the money and time to upgrade these systems – especially those found in large industrial complexes.
MOBILE APPLICATIONS FOR SMARTPHONES LEAD THE WAY IN REMOTE CAPABILITY We’ve talked about how building maintenance and HVAC systems are some of the first to get upgrades as our knowledge of technology expands, but how are professionals interacting with these systems. Now we are in the age of mobile. Mobile applications aren’t just for texting, snapping a photo or for playing your favorite game anymore. What used to take an entire computer room, can now be enabled and modified in the palm of our hands. While mobile apps help property managers maintain communications with their tenants and staff, these apps when connected to building systems, help immensely in maintaining a building’s functionality without even having to step foot on the property. Using application technology, building engineers can report and track work orders remotely allowing issues to get resolved more quickly. Being able to input information from anywhere streamlines the process and provides a greater collection of data. This data taken from applications that reads data like temperature, CO2 levels and the status of equipment, can then be used to calculate the best practices for that property. As the systems function more efficiently, less energy is being wasted, creating a smaller building footprint and operational cost point. As mobile applications for smartphones continue to adapt to the rising trends in technology, the possibilities of what can be managed remotely are endless.
USING TECHNOLOGY TO YOUR FULLEST ADVANTAGE Although some remain anxious that the advancement of technology will take over the jobs of humans, staying knowledgeable of these advances will establish a building operation professional as a leader in the future of the industry. If not, they may risk opportunities that could have improved the functionality of a property, which has an impact on owners, managers and tenants. Instead, by embracing these changes and recognizing when it’s time to upgrade failing systems with new technology, future-focused operations and maintenance professionals will be able to reduce a property’s operating expenses and environmental impact. Although staying up-to-date with current trends can be a task within itself, in the long run, it will benefit everyone—from the ground up.
www.bomageorgia.org
n
BLEEDING EDGE TECHNOLOGY
www.creinsightjournal.com 13
12 Insight
n
Issue 1, 2019
www.bomageorgia.org
n
www.creinsightjournal.com 13
PREVENTIVE MAINTENANCE, ROOFING
Are You Covered?
Roof Maintenance Considerations A properly maintained roof is critical for protecting a building from hazards. Therefore, it’s important to learn the best practices in roof maintenance. Take the following considerations into account as you create and modify your own roof maintenance program.
By: Nicole Lloyd
LEARN THE RISKS
ABANDONED EQUIPMENT
LEAVES AND DEBRIS
When building owners don’t monitor their roof properly, workers who have roof access may abandon or improperly secure equipment on the roof. You may find that there are abandoned satellite dishes, compressors, mini splits and remote terminal unit (RTU) access panels that are missing screws. Unsecured items like these can cause wear and tear on your roof.
There are several risks to a roof that, as a property owner, you should be aware of. The following are some common risks to roofs:
Despite being seemingly innocuous, leaves and debris building up on a roof can cause quite a bit of damage. An abundance of leaves can clog drains, block scuppers, and even cause mildew and mold to grow.
LEAKS
Be sure to inspect vacant spaces for roof leaks as well. When you don’t repair roof leaks quickly enough, moisture can seep into the insulation under the roofing membrane. The only way to fix the issue would be a complete removal of the wet insulation.
16 Insight
n
Special Issue
n
KEEP SAFETY IN MIND Working on a roof comes with inherent safety issues. The engineers, building owners, and contractors are responsible for keeping everyone protected from harm. To ensure everyone’s safety, be sure to follow all safety guidelines. Consult the Occupational Safety and Health Administration (OSHA) and local
Operations and Maintenance, 2019 Issue 1, 2019
safety agencies for guidelines on how to ensure the safety of all involved. Roof repair can be dangerous, and every precaution should be taken to protect those with roof access.
USE PREVENTATIVE MAINTENANCE Preventative maintenance aims to prevent damage or failure before it occurs. By using a preventative maintenance program with your roof, you can extend the life of your roof and save money, too. A good preventative roof maintenance program will involve frequent inspections of the roof so you can fix any issues before they become a serious problem.
INSPECT YOUR ROOF MONTHLY A key aspect of a roof maintenance program is the roof inspection, which you should ideally conduct on a monthly basis. Scheduling regular inspections and assigning them to the right people are two of the first things you need to do to organize your roof maintenance program. In addition, a roof inspection will involve examining: • The space for loose leaves or debris that may clog drains, leaks, and/or for any abandoned or improperly secured equipment • Sealants and caulks • Parapet walls, copings and metal work • The building envelope (cladding, fenestration, interior/exterior walls, ceilings, rooftop structures) • Roof tie-ins and expansion joints • HVAC units and rooftop equipment • General appearance These inspections help to correct minor problems or damage to the roof before they become a costly repair. In addition to the monthly inspections, you should conduct an inspection after every extreme or unusual storm, after building damage or additions to the building, and after any significant maintenance work or repairs involving access to or traffic on the roof.
CONSIDER THE AGE OF THE ROOF AND THE WARRANTY If your roof is newer and still under warranty, continue to plan and budget for a preventative maintenance plan. If, however, you have an older roof with an expired warranty, you should consider whether it would be best to repair it or replace it. In general, if the repair cost is over 30 percent of the replacement cost, it’s better to replace the roof altogether.
KEEP LOGS As with much of building ownership, one of the most vital pieces of a roof maintenance program involves keeping track of data. You should keep both roof access logs, as well as roof repair logs. A roof access log allows you to track who gains access to the roof and when. A roof repair log allows you to maintain a record of leak repairs and manage the activities of other trades and service personnel working on the roof. Any work being conducted such as window washing, equipment or exterior building maintenance, routine service calls, additions or other construction activities involving access to the roof should all be logged consistently. If there is any damage to the roof, these logs will allow you to determine if a certain individual or company should be held accountable for the damage. These individuals or companies should be liable for any damages to your roofing system. It’s also beneficial to have maintenance personnel maintain a repair log with both a roof plan and floor plan pinpointing the
locations of observed roof leaks, their date of occurrence, general weather conditions, a record of notification, and inspection dates. Review this information prior to the regular seasonal inspections and, it will help you during investigations of any leak reports or problems.
REMEMBER WHEN TO USE A ROOF CONTRACTOR While building owner and engineering staff are ultimately responsible for roof maintenance, it’s important to have a professional roof contractor involved as well. The monthly inspections can be conducted with in-house staff. Regarding repairs, however, only emergency stop leak repairs should be performed by your maintenance team. You should hire a roof contractor to perform any permanent repairs or repairs that extend the lifespan of the roof. A roof contractor should also be hired to perform an annual inspection.
INSPECT ROOF EQUIPMENT WHEN A TENANT MOVES IN OR OUT There are a few steps to take when you have new tenants move in or out to ensure the quality of your roof. When a new tenant moves into your property, any equipment they place on the roof must be flashed in by a certified roofer. This equipment may include mechanical equipment, vent hoods, or satellite dishes, for example. When a tenant moves out, any abandoned equipment should be removed, and you should contact a certified roofer to repair any damage they may have been caused to the roof. By being proactive in this regard, you can help to recoup any repair costs if you can bill it back to the tenant. Additionally, be sure to communicate with your tenants so they know that they should use your preferred roofer for the building. This way, you can trust that the repairs will be inline with the work already being performed at your building.
YOU’RE COVERED By taking these considerations into account, you can create an excellent roof maintenance program, and, therefore, you can be sure that your building is covered and protected. This article was originally appeared on the O+M Insights website, and can be accessed online at:
bit.ly/OMCovered Sources
Bare, A. (2019, February 20). Interview with Amanda Bare, Account Executive at Roof Partners [E-mail interview]. Vences, D. (2019, February 25). Interview with David Vences, Portfolio Chief Engineer with Lincoln Property Company [E-mail interview].
www.bomageorgia.org
n
www.creinsightjournal.com 17
EMERGENCY PREPAREDNESS, LIFE SAFETY/FIRE PROTECTION
Preparing Your Property for a Catastrophic Wind Event By: Nicole Lloyd Powerful winds can cause significant damage to a building — broken windows, leaks and even roof tearing. While buildings are constructed to withstand strong winds, there are still steps that you, as a building owner can and should take to ensure that your property does not suffer significant damage during a catastrophic wind event. ASSESS YOUR RISKS Just because you may live in a city that doesn’t experience hurricanes, that doesn’t mean you won’t have disastrous winds in your area. Thunderstorms and high winds can also damage your property. Therefore, you should learn what types of wind events are likely to occur in your area and at what times of the year they’re more likely to occur. Contacting a professional to inspect your property can help you determine your risks. Another great resource is the Federal Emergency Management Agency (FEMA) Flood Map, where you can learn how susceptible your building is to storm damage. You can find it on their website here. PROTECT YOUR ROOF In a catastrophic wind event, the most susceptible part of your building is the roof. In most cases, you should hire a roof contractor to inspect your roof and ensure that emergency preparations can be performed correctly. You should also, however, conduct regular roof inspections. There are several things in particular that you should look for during your inspection. Examine the roof for any loose or missing materials and debris, and secure or remove these items. Be sure to also check for loose perimeter flashing. In a
18 Insight
n
Special Issue
n
Operations and Maintenance, 2019
catastrophic wind event, loose perimeter flashing increases the possibility of roof cover failure, and it can allow water to seep inside as well. You should also check curbs, roof-mounted equipment and roof hatches for loose flashing. Gutters, downspouts and drains should all be examined as well. You should also note the age of your roof. If you have a roof that is 10 years or older, it may be in poor condition and could need significant repairs or may even need to be replaced. And remember that when doing roof work, always keep safety in mind. Roof work should only be done if the weather permits. CHECK WINDOWS AND DOORS You should ensure that your windows and doors are protected and secure as well. Check that your exterior windows and doors are pressure rated. The pressure rating should meet the requirements of the International Building Code for your area. Many windows and doors will have the pressure rating label or sticker in the corner of the glazing or inside of the frame itself. If not, you can contact the manufacturer for the information. If there is no sticker, contact the door manufacturer to determine if there’s a retrofit that they can install that will bring up the door’s resistance. Alternatively, you could replace the door with one that is appropriately pressure rated. When inspecting your windows, you should check the sealants. Look for any pealing or cracks and repair these. For your doors, there are a few more factors to take into consideration during the inspection. Install head and foot bolts on all inactive exterior double doors. Alternatively, you can replace these doors with those that can be secured to
a lockable center post. Property owners in hurricane-prone regions should replace exterior entry doors with pressure impact rated doors or pressure and impact rated shutters. During a storm, at least one protected entry door should be kept operable from inside the building should anyone be there during a storm. Those in hurricane prone regions should also install a shutter system that is rated for the wind pressures and large missile impacts required by your area’s building code. INSPECT AREAS SURROUNDING BUILDING Many pieces of the landscape can become a wind hazard, so be sure to remove or secure anything that may become a projectile. Remove bricks, pallets, or any other debris before high wind storms. If you’re in a hurricane prone region, you should consider replacing gravel or rock landscaping with shredded materials. Rock and gravel landscaping materials are a major source of windborne debris and can cause significant damage as they can break unprotected windows. Outbuildings, fences, garbage cans, outdoor furniture and awnings should be secured or removed as these can also become projectiles. CREATE AND TEST A DISASTER RESPONSE PLAN Having a plan in place will ensure that when a wind event occurs, you and your team will be prepared to be sure that the property will be protected. While most have a disaster response plan in place, it’s vital to also test the plan. Ensure that all staff is aware and educated about all wind-related procedures. Inform employees about their specific roles and responsibilities in the event of a wind emergency. And make sure that you have all emergency supplies stocked and ready—including generators, sandbags, hand tools, and any other items your building might require. It’s also important to protect any computer files to be sure that data is secured through a backup system in the case of a power outage. This article was originally appeared on the O+M Insights website, and can be accessed online at:
bit.ly/OMWindPrep
BE AWARE AND PREPARED The main takeaway is to be aware and prepared before a catastrophic wind event. By following the above tips and taking steps to secure your building, you can make sure that your building will be safe and protected from damage in the event of a catastrophic wind event. Sources
High Wind Protection for Commercial Property. (2012). Retrieved from https:// www.uno.edu/chart/documents/HighWind. pdf How to Prepare Your Commercial Roof for Hurricanes & Other High-Wind Events. (2018, October 01). Retrieved from https:// disastersafety.org/ibhs/prepare-commercial-roof-hurricanes-high-wind-events/ Preparing Commercial and Industrial Buildings for Hurricane Season | Market Monitor Blog. (n.d.). Retrieved from https:// www.engieresources.com/preparing-commercial-and-industrial-buildings-for-hurricane-season
www.bomageorgia.org
n
www.creinsightjournal.com 19
MAINTENANCE & OPERATIONS, MEDICAL OFFICE
O+M For Medical Office By: Zachary Mass
Medical Office Buildings provide their own unique challenges for the operations and maintenance professional, but at their roots, they are just like many other commercial buildings. The focus for the operation of medical office building is primarily on building a great experience for patients, doctors and staff. Here is a look at what makes medical office buildings unique, how to prioritize a great patient experience, and where technology is helping to advance medical office buildings.
What Makes Medical Office Buildings Unique The primary difference between a medical office building, or MOB, and most other commercial buildings has to do with the flow of people through the building. According to Steve Kowal, director for technical services at Lillibridge Healthcare Services, unlike a typical office building where big waves of people come first thing in the morning and then all leave at the end of the work day, medical office buildings have a near constant flow of traffic as patients come and leave throughout the day. This can make scheduling maintenance and upkeep of the building, especially in busy public spaces, a challenge during the day.
20 Insight
n
Special Issue
n
Operations and Maintenance, 2019
Another challenge in most medical office buildings is limited staff. Often there are few engineers and maintenance techs that are spread out over more buildings, leading to more dependence upon third party vendors like Trane or Carrier to fix systems.
Good Patient Experience A huge part of O+M within medical office buildings is patient experience, because happy patients make for happy tenants. The obvious part of a positive patient experience is extra upkeep to maintain a clean and working building, but there are other key areas as well.
One of the keys to a great patient experience is ensuring that your building has effective vertical transportation like elevators and that they are kept in good order, especially since many patients are elderly or have a disability that can make it hard to move around a building. Effective vertical transportation needs to be well-maintained as no patient wants to get stuck in an elevator. Another important area for medical office buildings is to have clear signage. Good signage effectively directs patients to their doctor without them getting lost or confused. LED and more advanced signage is becoming increasingly common to help direct patients within medical office buildings, as it can be easier to see and help the patients to more easily find their way around.
Where the Industry is Going As technology continues to advance, we need to keep advancing how we upgrade and maintain our buildings. Even within the medical space, new technology continues to be an area of focus. According to Kowal the real challenge isn’t implementing technology for technology’s sake, but rather using technology to “get old buildings up to date so they can compete with new buildings.”
Like many other commercial buildings, the medical industry is increasingly looking for more automation that will alert O+M professionals when things break, increase efficiency and reduce costs. All these enhancements help to limit downtime of systems within MOBs, making for happier tenants and less stress for building managers. Along with an increase in automation technologies, tenants continue to want faster and more reliable internet and cell service within their buildings. These are used both for the medical professionals to send data like patient records and scans over networks, as well as for the personal cell phone use of all within the building. Though medical office buildings have some unique characteristics that make operations and maintenance different than a normal commercial office building, at their core, these types of buildings are very similar to many other commercial properties.
This article was originally appeared on the O+M Insights website, and can be accessed online at:
bit.ly/OMMedical
www.bomageorgia.org
n
www.creinsightjournal.com 21
MAINTENANCE & OPERATIONS, PREVENTIVE MAINTENANCE, RISK MANAGEMENT
On the Lookout: 5 Risks for O+M Professionals to Watch at a Property
By: Nicole Lloyd
2. Elevator Issues
Operations and maintenance (O+M) professionals oversee many critical components of a property. Their work ensures that a building runs well, and workers and tenants are safe. Because of this, O+M professionals should always be aware of risks and hazards on a property. The following are five risks that O+M professionals should watch for.
1. Slip and Trip Hazards Many improperly managed O+M activities can create situations that may increase the possibility that a tenant or worker will trip and fall. It’s important for O+M professionals to monitor the property and survey areas and activities that might create a slip or trip hazard. There are several examples of activities that may create a slip or trip risk. Floor finishes create a slippery surface that someone could slip on, so these should be monitored and portioned off. Unlevel concrete and unmarked curbs can also create situations where someone would be likely to trip. O+M professionals should also watch for stairs in disrepair, which could easily lead to a trip or fall. This isn’t a complete list, and O+M professionals should monitor all activities that could create a slip or trip hazard. Always address these issues as quickly as possible.
22 Insight
n
Special Issue
n
Operations and Maintenance, 2019
It’s essential that elevators are safe, well-maintained and reliable. There are several risks associated with elevators that O+M professionals should be aware of. First, the issues that may arise with elevator doors. In some cases, elevator doors can close too hard or too fast. Other times, doors can fail to open or close. To avoid these situations, elevator tracks should be regularly cleaned and vacuumed. Checking the leveling of an elevator is also important. The threshold of the elevator should always be level with each floor. If it isn’t, a serious tripping hazard can be created. Lastly, O+M professionals should also be sure to check safety devices, as these can sometimes become disabled. It is critical that emergency devices are always working. Regular inspections by an expert, and a stringent maintenance program for the elevators in a building, can ensure that elevator issues are identified and addressed before they become a hazard.
3. Outdoor Lighting Issues O+M professionals should also be aware of their outdoor lighting fixtures. When the outdoor areas are not adequately lit, problems can arise. These issues include the possibility of increased crime, as well as an increased risk of accidents. Lights and bulbs can easily die out or break, so O+M professionals should regularly monitor outdoor lighting, fixing these issues as quickly as possible when they come up.
Proper lighting can help ensure enhanced vision for workers, as well as increasing the aesthetic appeal of the property. O+M professionals should ensure that outdoor areas have sufficient lighting and that all fixtures are working properly. Any issues should be repaired and fixed promptly.
4. Hazards in Hidden Areas Out of sight shouldn’t mean out of mind when looking for risks on a property. It’s important to remember to check hidden areas within a building for hazards, such as storage areas and stairwells. Storage areas should be locked and neat. Storage areas and maintenance rooms that do not need to be unlocked during operating hours should always be secured. When these storage areas accumulate too many materials, or are unclean and disorganized, it creates risks. Unclean and disorganized storage areas can cause tripping, fire and pest hazards. Other hidden areas, like stairwells, should be frequently checked and monitored to ensure that there are no leftover equipment or materials within it. These create blockages to the exits and trip hazards.
5. Inadequate Inclement Weather Preparedness During an instance of inclement weather, it is vital that a building is prepared and ready to ensure that everyone within is protected. An inadequate inclement weather preparedness plan, and any physical issues on a property that make the emergency plan difficult, puts occupants and the property at risk. O+M professionals should monitor and inspect the building for things that may become problematic in an inclement weather situation. For example, there may be blocks or obstacles in hallways or paths that should be clear in the event of a weather emergency. Additionally, there should be clear caution tape or barricades around areas where people should not be. Not having an adequate inclement weather preparedness plan is also a dangerous risk. Before inclement weather hits, be sure your building has a plan for closing elevated parking areas and addressing freezing pipes. Overall, by knowing and preparing for risks, an O+M professional can keep a property well-maintained and ensure that everyone who enters it is safe.
This article was originally appeared on the O+M Insights website, and can be accessed online at:
bit.ly/OM5Risks www.ereg.me/r19
www.bomageorgia.org
n
www.creinsightjournal.com 23
MAINTENANCE & OPERATIONS, SOFT SKILLS/INTERPERSONAL
The Business of Tenant Satisfaction By: Marie Worsham
Just like retaining employees, it is generally more cost effective for a property to retain tenants than it is to acquire new ones. The reasons for this are myriad. There are leasing fees, legal fees, space planning fees, new construction costs, staff hours and the list continues. Most agree it isn’t worth the extra cost and headache. Tenant retention and satisfaction efforts must be intentional if we hope to avoid costly turnover at properties. Four key disciplines of tenant satisfaction are communication, proactiveness, responsiveness and review. Readers may find these bits of wisdom familiar; however, it is good to be reminded about these wise, fundamental practices. 24 Insight
n
Special Issue
n
COMMUNICATE EARLY AND OFTEN! Communication is a two-way street. Managers must know their tenants and have a clear understanding of the roles they play within their organization. Are they operations personnel? Do they work in accounting? Perhaps they are the decision makers responsible for the lease. In addition to knowing the roles of tenants, understanding each individual’s communication style and frequency will help ensure there isn’t a breakdown. Once roles and preferences have been identified, it becomes important to communicate early and often. This means one must communicate both good and bad news. Though we would all prefer to communicate positive messages, accurate, direct and timely communication can foster trust and strengthen relationships even when negative news must be delivered.
Operations and Maintenance, 2019
For example, tenants don’t like being informed that there will be fewer parking spaces or delayed access to the property due to construction. However, it is much better to communicate these issues early and work with your tenants to ease the impact on their employees, visitors and business. Tenants will certainly be much more frustrated if caught off guard by the surprise construction. Also, be sure to share the good news. Perhaps the property has recently won an award; or there is an upcoming tenant event; or the celebration of a tenant’s accomplishments. These are all great bits of information to include in a tenant newsletter or during quarterly tenant meetings. Identify issues and bring solutions It’s not enough to simply communicate with tenants. To go from good to great on the tenant satisfaction journey, requires being proactive.
Learn about the tenant’s core business to understand and anticipate their needs. When management companies proactively meet the tenant’s needs, it changes the relationship. By addressing issues related to the tenant’s business goals, the management company stands to be seen as an integral part of the tenant’s team and mission. Take a 360-degree approach and evaluate how the building, amenities and the management team have an impact on the tenant’s business objectives. Can property management contribute to their brand? What about influencing or enhancing their corporate culture? Not only must managers be able to identify issues, they must also be in the practice of bringing solutions. From personal experience on projects, most know that it is exponentially better to have team members that bring solutions to the obstacles being faced, rather than simply reporting the problems. Build authentic relationships with tenants early. Schedule in-person check-ins on a recurring basis based upon your tenant’s preferences. Having a sincere, open line of communication with a tenant will help avoid surprises that occur when a critical decision must be made, or a conflict arises.
TREAT THE PROBLEMS, NOT THE SYMPTOMS When an issue does arise—and it will—dig a little deeper. It is critical to understand the reasons why as opposed to simply knowing what is causing the problem. Those who understand the need and not just the ask will be positioned to solve bigger issues and avoid future conflict. Listening is key. Don’t attempt to formulate a response while the other party is speaking. Be intentional and actively listen to what they are saying. A good exercise is to repeat what the tenant said to help clarify
and understand, while reassuring the tenant they are being heard. After you understand the underlying issue, be creative and collaborative in your approach. Flexibility goes a long way in finding timely and creative solutions. In addition, successful managers will need to broaden their problem-solving network. An old proverb states, “… victory depends on having many advisers.” It is wise for practitioners to engage their professional network in identifying solutions. This includes the property management and engineering teams, colleagues and vendor and service provider networks.
“WHAT GETS MEASURED, GETS MANAGED!” This quote from the “founder of modern management,” Peter Drucker, is so poignant. One can follow all the previous advice that has been outlined, and it may yield a respectable tenant relations program. However, exceptional and sustained tenant satisfaction will only happen by measuring and benchmarking progress. With frequent communication to tenants, be sure to include intentional opportunities for feedback. Having key performance indicators will assist managers as they collect data to help guide and support management and ownership decisions. In doing this, embrace technology to help streamline and document the evaluation process. Where the management team already has an engagement plan, consider using platforms like Asana or Basecamp to organize the work with assignments and due dates for team members. Even a centrally managed Excel spreadsheet for tracking engagement and feedback is a useful tool in capturing processes and data. And despite best efforts, as the saying goes, “You can’t win them all.”
Shifting the mindset from disappointment to one of opportunity is powerful.
“I have not failed. I’ve just found 10,000 ways that won’t work.” – Thomas Edison Request feedback from tenants when they decide to leave. Feedback from unsatisfied or former tenants can be used to adjust service practices and make better decisions.
THE COMMUNITY MANAGER In a recent strategic meeting with important real estate industry minds, the role of the community manager was introduced. This emerging role in property management teams has evolved based on market trends and an enhanced need for concierge level service and experience. While real estate leaders recognize the need for this function, the responsibility is being added to that growing list of ‘all other duties as assigned’ to the property manager. Time will tell if this position will be formalized into industry operations. Regardless, viewing tenant relations through the community manager lens offers a better frame of reference for the practice of tenant relations. With trends like live-work-play developments and work-life fusion, it will become increasingly important for management to be intentional in engaging their tenant community. Communicating, being proactive and responsive, as well as giving thoughtful review to these efforts are essential skills of the intentional community manager. This article was originally appeared on the O+M Insights website, and can be accessed online at:
bit.ly/OMTenantSatisfaction
www.bomageorgia.org
n
www.creinsightjournal.com 25
EDUCATION, OFFICE
The Future of the
Workplace By: Jacob Wilder The way in which people work, and tenant expectations for space use and demand is changing. This is inspiring real estate professionals to think differently in terms of building design, tenant office build out structure, use of common areas in office buildings, lease structure, and more. The BOMA Georgia Foundation has released a free white paper examining The Future Workplace that examines the trends in the design, layout, and function of the future workplace. The paper also reviews the realities and impacts of these trends. The paper’s content is supported by extensive research and interviews with real estate industry professionals. “The topics and trends associated with the future workplace are continually evolving, and it may take several years for the real estate industry to realize the outcome of these trends,” says Gabriel Eckert, FASAE, CAE, BOMA Georgia Foundation Executive Director. “The BOMA Georgia Foundation is pleased to share this new white paper report and contribute further to the ongoing dialogue surrounding the future of the workplace.” To download the free white paper, the BOMA Georgia Foundation website at www.bomageorgiafoundation. org and scroll toward the bottom of the page.
26 Insight
n
Special Issue
n
Operations and Maintenance, 2019
This article was originally appeared on the O+M Insights website, and can be accessed online at:
https://bit.ly/2QUgUjO
THANK YOU SPONSORS! GRAY CONTRACTING • FULL CIRCLE RESTORATION • LIFE SAFETY SOLUTIONS PLUS
www.bomageorgia.org
n
www.creinsightjournal.com 27
EDUCATION, OPERATIONS & MAINTENANCE
EARNING THE SMT DESIGNATION ENHANCED MY BUILDING'S VALUE
By: Molly Looman
A building is only as valuable as the sum of its parts. By that logic, a building’s systems are only as good as their engineer. A Systems Maintenance Technician designation is more than a course. It can add real value to the career of a budding building engineer, but it can also add value to their buildings. Here is how the SMT is raking in big ROI.
MAKES GOOD ENGINEERS GREAT
Mark Gallman with Highwoods Properties was a good machinist when he entered the field of CRE. He had worked for American Standard, Lockheed and Amoco. When he began his second career at 43, he knew he needed more to succeed. “I knew a little about basic construction, but I lacked the key skills that a building engineer needed,” Gallman said. “Electrical work and HVAC were not what I would have called my strong suits. I knew that to get to a point where I could make a sustainable income and support a family, that I would need to be able to work at a high level in these specific skill sets.” The SMT course took the highly technical skills Gallman already had as a machinist and used them as a base to give him a greater understanding of HVAC, thus making him a more capable maintenance engineer. An SMT can take experienced engineers in your building and give them a more well-rounded toolbelt.
28 Insight
n
Special Issue
n
Operations and Maintenance, 2019
FILLS THE GAP
Dan Kelsey, director of engineering at SK Commercial Reality, wanted to know everything when first beginning his journey to becoming a building engineer. The tech schools around him weren’t teaching the skills on how to run an office building, so he turned to the BOMI SMT course. After completing his designation, Kelsey found himself bringing a better self to work every day. “Because when you want to provide a safe, clean, energy efficient working environment for your tenants and their customers while maximizing the owner’s investment,” Kelsey said. “You must be the best you can be every day.” Gallman had a similar experience. The SMT course filled the gap between the skills he already had and the knowledge he needed before becoming a building engineer. The BOMI SMT course can give engineers the education that may not be available around them and therefore make them better to have on your team.
CREATING A MULTITOOL LEADS TO MAJOR ROI
Gallman’s first employer believed in the value of educating their engineers, so they paid for his SMT course. While this is a monetary investment, the benefits much outweigh the cost. Creating well-educated employees fosters loyalty and means you have the best people working for you. Kelsey felt that after his SMT training course, he was more valuable to his company. He learned about topics that he had never considered and became a more well-versed engineer. “Elevators moving at 350’ or 500’ per minute. A dripping water faucet at one drip per second equals 450 gallons a year! Getting into light bulbs, colors, brightness, air conditioning filters and efficiency, really technical stuff,” Kelsey said. “The list goes on and on and it made me realize the more educated I became, the more the company benefitted from having me there.” This article was originally appeared on the O+M Insights website, and can be accessed online at:
bit.ly/OMSMTValue www.bomageorgia.org
n
www.creinsightjournal.com 29
ENERGY EFFICIENCY
Surging Solar Energy
Solar Energy Solar energy use has surged at about 20 percent each year over the past 15 years thanks to rapidly falling prices and gains in efficiency. Japan, Germany, and the United States are major markets for solar cells. With tax incentives, solar electricity can often pay for itself in five to ten years. Solar energy capture can be passive and active. Passive solar energy capture could be large windows placed on the south side of a building to allow sunlight to heat materials on the floor and walls. These surfaces would then release the heat at night to keep the building warm. Active solar energy capture could be the use of photovoltaics to directly convert sunlight to electricity. It can also be thermal solar, where collectors on a roof heat liquid in tubes that supply hot water.
By: BOMI International
Daylighting as a Renewable Energy Solution Lighting is the largest energy load in commercial buildings today, with electric demands that occur predominantly during the day when daylight is available. The use of daylight and sunlight to provide illumination within a building, especially to supplement or replace electric lighting, is called daylighting. Because the energy demand is so high, and daylight is so widely available, this is among the largest impact areas for integrating renewable energy. Daylighting autonomy is the ability to light spaces naturally, measured as the percent of space and time without electric light use. Effective daylighting involves a variety of techniques and technologies, including efficient window placement; the use of special window coatings that minimize reflection or can alter the window’s transmittance depending on the weather; and the use of daylight collectors and fiber optics to transmit sunlight into a building.
30 Insight
n
Special Issue
n
Operations and Maintenance, 2019
Aligning both the highest cooling loads and the highest lighting loads with the highest production of electricity from renewable energy yields compound benefits. Not only is the lighting load reduced using daylighting, but the cooling load is also reduced, thus reducing energy requirements. At the same time, photovoltaic (PV) systems will be at peak production when the cooling equipment is using the most electricity. In the last decade, there has been active research on hybrid solar lighting, combining daylight with electric lighting. Through this approach, consistent illumination can be provided at a lower cost than with conventional electric lighting.
Passive Solar Heating Passive solar design takes advantage of a building’s site, climate, and materials to minimize energy use. Well-designed passive solar applications first reduce heating and cooling loads through energy-efficiency strategies, then meet those reduced loads in whole or part with solar energy. After lighting, heating is the dominant site energy load for commercial buildings, driven by exposure to winter outdoor
temperatures at the perimeter. This is exactly where passive heating techniques can be used, or in shared spaces like lobbies and atria. Using the sun’s energy to offset heating demands in these spaces is an important renewable energy source.
harnessed in hot water collectors that feed storage tanks for use in meeting a building’s heating or domestic hot water demands. If a new or existing commercial building houses kitchens, gyms, or washing facilities, solar thermal systems should be considered.
Passive solar heating requires consideration of the glazing orientation, area, and properties. Southern orientations for the occupied spaces and carefully sized glass areas with high solar heat gain coefficients are typically best because they can be more easily shaded with overhangs and venetian blinds during the summer months. These direct-gain, passive solar systems must be carefully designed to minimize glare and overheating and to maximize quality views. It is also possible to design indirect-gain, passive solar systems or fully isolated gain where solar heat energy is collected and stored immediately for slow release to the occupied spaces.
Combining solar electric (photovoltaics, or PV) and thermal systems, known as hybrid PV/T, offers significant new renewable energy opportunities. By using water or a heat exchange fluid to cool the solar electric cells, the PV exchange can be more efficient, and hot water can be generated for the building.
Solar Thermal for Heating and Hot Water Another type of renewable energy is solar thermal energy, which is the use of solar energy to produce hot fluids. Heat builds up in a vehicle if it is parked in the sun on a hot summer day. Solar thermal energy works in the same way, except the heat generated is put to practical use to heat spaces or water. In addition, solar thermal systems contribute to preserving energy reserves and protecting the environment by reducing CO2 emissions. There are many types of solar thermal collectors available for generating hot air or hot water, and efficiencies in collection, conduction, absorption, heat transfer, and storage continue to improve. Solar water heating uses the sun’s energy to heat a highly conductive solar panel, typically metal, that contains water or a heat exchange fluid. The system then transfers that heat into a hot water tank. Solar energy can be
Photovoltaic Systems Many people are familiar with photovoltaic cells found on handheld calculators, or solar panels found on satellites and rooftops. The cells are made of semiconductor materials like those found in computer chips. PV solar cells convert solar radiation or sunlight directly into electrical power. Solar cells are the building blocks of PV systems. PV-based solar energy has become one of the most successful energy technologies in history, achieving cost reductions similar to those achieved by Ford during the Model T era. A PV cell consists of two or more thin layers of semiconducting material, most commonly silicon. When the silicon is exposed to sunlight, electrical charges are generated because sunlight releases electrons from the silicon’s atoms. When many electrons, each carrying a negative charge, travel toward the front surface of the cell, the resulting imbalance of charges between the cell’s front and back surfaces creates a voltage potential similar to the negative and positive terminals of a battery. The electrical output from a single cell is small, so multiple cells are connected together and encapsulated (usually behind glass) to form a module (sometimes referred to as a panel). A number of modules can be connected together to give the desired electrical output.
Flat-plate PV arrays can be mounted at a fixed angle facing south on the roof, or they can be mounted on a tracking device that follows the sun, allowing them to capture the most sunlight over the course of a day. Thin film PV can be delivered in flexible rolls for roof and wall applications. Building-integrated PV (BIPV) is a term referring to PV arrays that have been merged with a building’s roof or façade materials rather than mounted on top. In addition to PV array specifications and building integration quality, the performance of a photovoltaic array depends upon sunlight availability and environmental conditions. The sun produces a lot of energy in a wide light spectrum, but photovoltaics have only captured portions of that spectrum to convert into electricity. Solar cells with conversion efficiencies of approximately 10 to 15 percent have been readily available for the last decade, with greater efficiencies to come.
Making smart business investments is key in commercial real estate. Industry professionals need to define, initiate, and obtain a return on investment for sustainable initiatives within all segments of a building or portfolio. This article was originally appeared on the O+M Insights website, and can be accessed online at:
bit.ly/OMSurgingSolar
This article is adapted from BOMI International's course High-Performance Sustainable Building Practices, part of the High-Performance Sustainable Buildings credential (BOMI-HP™). More information regarding this course or the new High-Performance certificate courses is available by calling 1-800-235-2664. Visit BOMI International’s website, www.bomi.org.
www.bomageorgia.org
n
www.creinsightjournal.com 31
Want to contribute? Submit your articles and ideas to ominsights@creinsightjournal.com
32 Insight
n
Special Issue
n
Operations and Maintenance, 2019
CALENDAR OF EVENTS JULY 31-OCT. 1 Charlotte, NC Managing the Organization Classroom
SEPT. 25-28 Los Angeles, CA Managing the Organization Accelerated Review
AUGUST 5-7 Houston, TX Energy Management and Controls Classroom
SEPT. 27-29 Ft. Lauderdale, FL Building Design and Maintenance Accelerated Review
SEPT. 3-OCT. 10 Orlando, FL Refrigeration Systems and Accessories Accelerated Review
OCT. 9-11 Sacramento, CA Managing the Organization Accelerated Review
SEPT. 11-13 Baltimore, MD Electrical Systems and Illumination Accelerated Review SEPT. 11-13 Raleigh, NC Environmental Health and Safety Accelerated Review SEPT. 16-18 Southfield, MI Environmental Health and Safety Accelerated Review SEPT. 18-21 Los Angeles, CA Environmental Health and Safety Accelerated Review SEPT. 18-OCT. 23 New York, NY Managing the Organization Classroom SEPT. 20-22 Plantation, FL Environmental Health and Safety Accelerated Review SEPT. 21-OCT. 31 Austin, TX Refrigeration Systems and Accessories Accelerated Review
OCT. 17-25 Boston, MA Environmental Health and Safety Accelerated Review OCT. 28-30 Little Rock, AR Environmental Health and Safety Accelerated Review NOV. 4-6 Orlando, FL Environmental Health and Safety Accelerated Review NOV. 5-DEC. 10 New York, NY Environmental Health and Safety Classroom NOV. 9-DEC. 10 Atlanta, GA Refrigeration Systems and Accessories Accelerated Review NOV. 13-15 Baltimore, MD Boilers, Heating Systems and Applied Mathematics Accelerated Review NOV. 14-16 Las Vegas, NV Environmental Health and Safety Accelerated Review NOV. 14-16 Austin, TX Managing the Organization Accelerated Review
www.bomageorgia.org
n
www.creinsightjournal.com 33
TECHNOLOGY
APPS FOR CRE PROFESSIONALS By: Molly Looman Technology is making life easier. Gone are the days of having to wait until you were back at the office to get a signature, approval or even just a status report. These apps can make your workflow and work life smoother.
GENERAL USE Amy Scheduling meetings with supervisors, staff or property managers can be a production. Who is free? When are they free? What is the agenda? Amy serves as your personal assistant. This AI technology schedules meetings for you. It can use your calendar, Slack or email inbox to take the back and forth out of your daily responsibility. The News Funnel Part of being the best in the business is knowing what the business is doing. The News Funnel gives you up to date CRE news on the go. You can personalize it and even upload your company’s press releases, blogs or videos. It is the largest content platform in the real estate business and a great way to stay on top of new projects and industry trends. Expensify Filling out expense reports for jobs and travel can be time consuming and confusing. Expensify takes all the work for you. This app tracks receipts and manages expenses and can even automatically submit expenses for approval. This is great for emergency scenarios, field work and even personal use. Your company doesn’t even have to use Expensify for you to send them reports and documents. Scannable If you have ever received and invoice on the go and want to make sure it ends up in the digital vault, Scannable will put your worries to bed. Scannable allows mobile document uploads on the go. No longer must you wait to get to
34 Insight
n
Special Issue
n
Operations and Maintenance, 2019
an office to scan a document, you can do it on site, on the go and in the field. Need to send a receipt to an accountant? Done. Need an invoice to go to the chief engineer? Also done. Want to send someone’s business card to yourself for later? It’s already in your email.
The Job Site UpKeep For facilities and maintenance management, this is where you go. This app lets you take a picture of equipment, make a work order and schedule the repair in one fell swoop. It also lets you assign work orders, manage asset history and create preventative and scheduled maintenance. It syncs across all devices, so wherever you go, you are logged in to your building. PlanGrid Gone are the days of making carbon copies of blueprints. Now, you can share them on your phone. PlanGrid allows for easy collaboration on building plans, punch lists and documents ensuring seamless communication. With the ability to generate an “as-built” in one click, this app makes sure projects run smoothly and everyone is in the know. FallSafety Safety and risk are always a worry on a job site. If you can’t be on the site yourself, it is hard not to worry about a crew. FallSafety allows people to alert emergency contacts when there is a safety risk, tell their supervisor they are OK if they have fallen or encountered a risk and set up daily reminders about safety practices. It has multiple different versions, depending on crew size.
This article was originally appeared on the O+M Insights website, and can be accessed online at:
bit.ly/OMTopApps
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.
SIGN UP FOR OUR ENEWSLETTER Having it customized and delivered to your inbox. We will send you our top stories, as well as a few select stories we curate to fit your interests each month. We’ll just need your email address, name and answers to a few brief questions, so we can tailor our communications to your preferences.
Want to contribute? Submit your articles and ideas to ominsights@creinsightjournal.com
www.bomageorgia.org
n
www.creinsightjournal.com 35
36 Insight
n
Special Issue
n
Operations and Maintenance, 2019
SHORT VIDEOS FOR ON-THE-GO CRE PROFESSIONALS CRE Leader Insights is a collection of industry insight and wisdom recorded in short, information-packed videos for on-the-go real estate professionals and leaders.
SIGN UP FOR OUR ENEWSLETTER Having it customized and delivered to your inbox. We will send you our top videos, as well as a few select stories we curate to fit your interests each month. We’ll just need your email address, name and answers to a few brief questions, so we can tailor our communications to your preferences.
LEADER.CREINSIGHTJOURNAL.COM Questions or ideas for the site? Email us! leader@creinsightjournal.com
www.bomageorgia.org
n
www.creinsightjournal.com 37
ADVERTISERS ON THE WEB BUILDING MANAGEMENT CONSULTANTS/SOFTWARE Frazier Service Company www.frazierservicecompany.com/ BUILDING SERVICES & MAINTENANCE ABM Electrical Power Solutions www.abm.com/services/electrical
HVAC SERVICES J.R. Hobbs Co. www.jrhobbs.com Shumate Mechanical, LLC. www.shumatemechanical.com Trane www.trane.com/Index.aspx
COMMUNICATIONS/TELECOMMUNICATIONS AT&T www.digital.att.com/FiberAvailableNow
PAINTING B&R Painting Contractors, Inc. www.brpaint.com
CONTRACTORS; GENERAL AND INTERIOR DESIGN Cork-Howard Construction www.corkhoward.com
Harrison Contracting Company, Inc. www.harrisoncontracting.com
CORPORATE CONCIERGE SERVICES Capitol Concierge www.capitolconcierge.com DEMOLITION The Morley Companies www.morleycompany.com
PAVING PKS Paving & Concrete Construction www.pksasphaltpavingatlanta.com RESTORATION AND PRESERVATION Addco Restoration & Preservation Group, LLC www.addcorpg.com
ELECTRICAL/CONTRACTORS/ENGINEERS/ CONSULTANTS ABM Electrical Power Solutions www.abm.com/services/electrical ELECTRICAL SERVICES 1 Electric www.1electric.com ENERGY SERVICES Frazier Service Company www.frazierservicecompany.com ENGINEERING PM&A www.pmass.com TENDON SYSTEMS, LLC www.tendonllc.com FACILITY SUPPORT ABM Electrical Power Solutions www.abm.com/services/electrical FIRE/PROTECTION/DETECTION/LIFE SAFETY AFA Protective Systems, Inc. www.afap.com HVAC SERVICES Frazier Service Company www.frazierservicecompany.com 38 Insight
n
Special Issue
n
Operations and Maintenance, 2019
RESTORATION AND PRESERVATION Everclear Enterprises www.everclearenterprises.com ROOFING SERVICES AND PRODUCTS Roofing Plus Inc. www.roofingplusinc.com LadderPort www.ladder-port.com WATERPROOFING Addco Restoration & Preservation Group, LLC www.addcorpg.com The Morley Companies www.morleycompany.com WINDOWS/CLEANING EQUIPMENT/SUPPLIES South Beach Glass, Inc.www.southbeachglassinc.com
www.bomageorgia.org
n
www.creinsightjournal.com 39
36 Insight
n
Special Issue
n
Operations and Maintenance, 2019