BOMA Horizons Fall 2023

A Time for Renewal

As we move into fall, membership renewals are approaching. Being a member of BOMA OEB offers benefits to you and your company. Learn more about these perks and opportunities. (See page 4.)

BOMA Conference News

Read about highlights from the BOMA International Conference & Expo, including news about BOMA BEST, the Income/Expense IQ report, DEI initiatives, the flight to net zero and more. (See page 6.)

Member Profiles

Learn more about Principal Member Allison Davis, TMG Partners, and Associate Member Erik Carlson, Metro Services Group. (See pages 10-11.)

Experts Share Insights on 3D Printing, Better Air Quality & Decarbonization

Luncheon Celebrates Engineers and Innovations

Staying ahead of the curve is critical for building teams to maintain a well-functioning property. BOMA hosted three industry experts who

our website for slide decks and summaries below from the speakers: Andrew Ostrowski, Vice President, Legacy Mechanical & Energy; Tom Arnold, CEO, Gridium; and Shane Wagenaar, Chief Engineer, LPC/1100 Broadway.

Need for Improved Filtration in California

(by Andrew Ostrowski)

Increased concern over fine particulate matter has prompted the requirement

Showcase Success

BOMA OEB associate members shared information about their services and products at the annual Showcase at Faction Brewing in Alameda.

(See page 15.)

spoke about the latest tools and methods at our Building Innovations & Annual Engineer Recognition Luncheon in September. Attendees learned about solutions for improved filtration, decarbonization challenges and 3D printing innovations.

We also recognized our amazing building engineers as we delved into these topics. Thank you to ABM for sponsoring the engineer goodie bags and door prize presented by Sue Rinetti, ABM.

See the Learning Center on

for improved air filtration in California buildings. For new installations, the current California code mandates a filter efficiency of MERV 13 or higher. MERV, which stands for Minimum Efficiency Reporting Value, was established by ASHRAE (American Society (Continued on page 12)

Above left: Antonia Zavala, ABM Engineering Manager; Sue Rinetti, ABM: and Michael Elliott, Emeryille Towers. Above right: Amanda Smith, LPC; Hope Larrigan, LPC; Jesus Castillo, ABM; and Michelle Nash, LPC.

Corner

by Liz Despins President’s

It’s hard to believe that summer is over, and we are now ready for the crisp autumn air and pumpkin spice lattes. Your BOMA OEB leadership team was hard at work all summer preparing for the rest of the year and planning into 2024.

In June quite a few BOMA OEB members attended the BOMA International Conference & Expo in Kansas City. The Expo portion did not disappoint this year. I am always impressed by the new technology that our associate members are continuously improving on in order to make our jobs easier. The parking operators have been changing how we automate the parking processes in our buildings, and it was exciting to see all the new parking options that exist today.

I also learned a lot from the educational sessions held at the conference. My favorite session this year was “Leading with Wonder: The Superpower of HumanSpirited Leadership for the Modern Workplace.” The speaker, Peter Merrett, left me in awe with his ability to transform how we think about the experience that we give as leaders. This applies to all facets of leadership — from our roles within our companies to our volunteer positions within BOMA. This session got me thinking and planning on how we can improve our BOMA experience and bring some “wonder” to our workgroups!

July was the month that the Board of Directors held our annual strategic planning session in Walnut Creek where we dived into our Diversity, Equity, Inclusion & Belonging policy and how we can improve as an organization. Tiffany Martin facilitated a workshop on mindful communication amongst our leadership. We intend to utilize what we learned during this session as we move forward into our 2024 strategic vision.

In August our Board of Directors was honored to host BOMA International Chair Bob Six, BOMA International President & COO Henry Chamberlain, and BOMA International Chair-Elect, our very own Manny Moreno, at the BOMA OEB office. We received valuable updates on what is going on at the BOMA International level and how that affects our local members. They shared some

interesting statistics on the return to the office, which is obviously still much lower than pre-pandemic. It was assuring to hear that BOMA International is staying on top of these trends and has plans to further educate its members on how this will impact our buildings.

The biggest news out of BOMA International, shared both at the conference and by the BOMA International leadership, is the official launch of the BOMA BEST Building Certification Program in the U.S. As highlighted on the BOMA BEST website, BOMA BEST is a sustainable certification program designed to recognize excellence in energy and environmental management and performance in commercial real estate. In Canada the BOMA BEST program has achieved a 25% reduction in energy in participating buildings and a 36% reduction in water. These are huge achievements that we can now bring to our buildings here in California. You can find details about the BOMA BEST program and how you can get your building a BOMA BEST certification at bomabest.org.

This summer was also full of activities for our members. I really enjoyed spending a day with many of you at Tilden Park at our annual BOMA OEB Gives Back Trail Clean-Up. It was exhausting and rewarding at the same time! We also had very informative luncheons this summer on Environmental, Social & Governance in Commercial Real Estate in July and our annual Engineer Recognition luncheon in September. Our 2023 Showcase was held on a beautiful August evening in Alameda. It was wonderful to connect with so many of our associate members as we played Monopoly for a chance at the highly coveted wine fridge!

Lastly, did you know that as a member of BOMA OEB you are a part of the BOMA Pacific Southwest region? BOMA PSW releases an informative quarterly newsletter and hosts virtual conferences with key industry speakers within our region. If you are not already receiving the newsletter, I encourage you to follow BOMA PSW on LinkedIn and sign up for the newsletter by emailing BOMA PSW President Glenn Good at ggood@glenngoodgroup.com.

That’s a wrap on our summer! I look forward to seeing you all at our upcoming year end events, especially the annual holiday party at The Rotunda.

Liz Despins, RPA®, is BOMA OEB President and Portfolio Manager at Newmark.

With Appreciation to Our 2023 Partners

Platinum Partners

Gidel & Kocal Construction Company

Kastle Systems

Gold Partners

ABM

Allied Universal

Century Commercial Services

Metcon TI

Legacy Mechanical & Energy Services

ProGuard Security Services

Silver Partners

BSM Facility Services

CBRE

Gachina Landscape Management

SavATree

Securitas

WCI-GC

Bronze Partners

LPC

Metro Services Group

Newmark

Northern California NECA

Paramount Properties

Petalon

PJMB Commercial, Inc.

Restoration Management Company Security 101

For Partnership opportunities, contact Julie Taylor at julie@bomaoeb.org.

In addition to Partnerships, there are also opportunities to sponsor events.

Clifford R. Horner

Brendan J. Dooley w Paymon P. Hifai

Daniel S. Boord w Monica M. Vesga Alfaro

Horner Law Group, PC specializes in business and real estate litigation and represents a diverse client group in all aspects of disputes involving the development, ownership, operation, management, leasing, construction, finance and purchase and sale of real estate and all types of contractual, partnership, ownership and other related business disputes and issues.

We are pleased to announce that Paymon Hifai has become a Partner in the firm.

As a preeminent real estate and business litigation “boutique” firm, we offer the highest level of exceptional and personally tailored client service, experience and superior work product that is on par with the national law firms with a very competitive rate structure. A majority of our attorneys have more than 25 years of experience, and attorneys working on our clients’ matters possess an aggressive style tempered by common sense and sharp business intuition. Our goal is to meet each client’s individual objectives, which makes us ideal problem-solvers even in the most challenging and complex cases.

800 S. Broadway, Suite 200 w Walnut Creek, CA 94596 925.943.6570 w www.hornerlawgroup.com

To advertise, contact: Ellen Eason at 415.596.9466 or ellen@easoncom.com

BUSINESS & COMMERCIAL REAL ESTATE LAW FIRM

Fall: A Time for Community and Renewal

By Julie Taylor, CAE, Executive Director, BOMA Oakland/East Bay

The last few months BOMA OEB has hosted some of my favorite events! Our Annual Showcase took place in late August at Faction Brewing on the night of the Blue Moon. The views were beyond words, but the best part for me was seeing our sold-out associate booths being visited by our principal members to connect and solve issues at their buildings.

The CREATE Wine Vault was back! Thank you to our gold sponsor, Matrix HG. Our silver sponsors, Biagini Waste Reduction Systems, Inc. (BWRS) and Metro Services, sold vault keys. We raised $2,200 for CREATE (Commercial Real Estate Alliance for

Our building engineers are critical to keeping our buildings running efficiently and safely. Our annual Building Engineers Recognition Luncheon in September was a great success with three speakers discussing building innovations. Shane Wagenaar, Chief Engineer from LPC, presented how he and his team are using 3D printing to solve replacement part challenges. Thank you to Andrew Ostrowski, Legacy Mechanical & Energy Services, who reviewed the MERV 13 requirements. Tom Arnold, Gridium, shared his extensive knowledge of electrification and sustainability. For recaps of their talks, please see page 1 in this issue.

We recognized our building engineers with a BOMA OEB goodie bag and an engineer-only door prize. Thank you to Sue Rinetti, ABM, for being our partner sponsor and door prize donor extraordinaire. (See photo on the following page.) Be sure to bring your engineers to all of our events! Their perspective is so beneficial to the industry. We’re so fortunate to have Chief Engineer Toby Ludwick, CBRE, on our board to share his views.

Renewal and Reflection

As we move into fall, membership renewals are quickly approaching. Being a member of BOMA OEB offers benefits to both you and your company. Membership in associations runs deep for me, as my father was involved in water and wastewater associations my whole life. I have such fond memories of being the soda helper at the local section picnics and growing up going to his association events. I loved it so much that I worked at one of the associations he had served for 16 years.

Tomorrow’s Employees), which educates a diverse workforce and connects career-ready candidates to employers. Congratulations to Jennifer Bartolomei, PJMB Commercial, who had the winning key. She took home the wine refrigerator and three cases of wine donated by our generous members.

As an association executive, I belong to and have volunteered for the American Society of Association Executives (ASAE) and the California Society of Association Executives (CalSAE). Serving on their committees, speaking at events, and serving on the CalSAE board

Jennifer Bartolomei, PJMB, had the winning key to the wine vault and won the wine refrigerator and three cases of wine.

Community and Renewal (Continued from page 4) have been some of my most rewarding personal and professional experiences. I even got certified as an Association Executive in 2002.

As you prepare to renew your BOMA OEB membership, I‘d like to share some of the key reasons I renew my membership in ASAE and CalSAE. I’m sure that you’ll find that they correlate to why you joined and renew your BOMA OEB membership.

Sharpen Your Competitive Edge – One benefit of joining is the pool of knowledge and talent to draw from. Take advantage of our educational resources, share best practices with peers, and discover training opportunities to maintain a competitive edge.

Member-Only Benefits – Joining qualifies you for special pricing to events and educational programs. Associate members can register as an exhibitor at our annual trade show and other member-only events.

Diversity – It’s no secret that diverse workforces make better decisions. Membership gives you ready access to a diversity of thought, allowing you to make more informed, strategic decisions.

Volunteer Opportunities – Volunteering is important to professional development. Choose to play a part —

big or small — in many worthy projects and contribute to making BOMA OEB a stronger community.

Leadership Opportunities – Career growth doesn’t just happen in the office. Expanding your professional experience outside of the office benefits your career and your current employer. Find out how you can get involved. Serve on a workgroup, volunteer at an event, or share your expertise by speaking at an educational program.

Find New Talent – The BOMA OEB Community allows you to interact with the brightest minds and up-and-coming talent in the industry. Events are a fantastic place to meet top talent and even find your next best employee or a helpful vendor resource.

Have a Voice – In a world where change is the only constant, membership provides a framework for industry advocacy. You can make your voice heard on key issues affecting commercial real estate. Beyond the local level, BOMA advocates on your behalf at the state and federal levels through BOMA California and BOMA International.

Why do you renew with BOMA OEB? Drop me an email and share your “why BOMA OEB.” See you soon at one of the fall events! n

Engineers were recognized for their contributions at the September luncheon with goodies bags. Thanks to ABM, Partner Sponsor, for the door prizes.

Innovative Solutions and Networking Opportunities Abound at BOMA International Conference

BOMA OEB members who traveled to Kansas City for the 2023 BOMA International Conference & Expo in June were rewarded with innovative programming, plentiful networking opportunities and the chance to connect with vendors whose products and services benefit commercial buildings.

“I always enjoy seeing so many BOMA Oakland/East Bay members at the BOMA International Annual Conference and Expo. It is a true testament to the leadership brain trust that we have in the Bay Area,” says Manny Moreno, a former BOMA OEB President and ChairElect for BOMA International. “Our members’ support and involvement is one of the best in the country and is appreciated. BOMA International is working on several exciting initiatives in the year ahead, including the full integration of BOMA and BOMI, the roll-out of BOMA BEST in the United States, our continued focus on Diversity, Equity and Inclusion in the commercial real estate industry, and the continuation of our Public Policy Symposium in Washington, D.C. I am honored to be a leader in such a wonderful and dynamic association. The year ahead will be a very exciting one and I look forward to our OEB members’ involvement.”

See the article on page 8 to learn about Kate Edstrom’s takeaways from the conference. She was the recipient of the BOMA OEB scholarship for Emerging Young Leaders which funds attendance to the conference.

Below are some of the highlights from the conference, as reported in communications from BOMA International. Visit https://multibriefs.com/briefs/boma/showdailies.pdf for a thorough recap of the conference.

BOMA BEST was introduced for the U.S. market. The unveiling came during the BOMA 2023 Town Hall. A high-level overview by BOMA International and BOMA Canada representatives showed the great potential BOMA BEST has to succeed in the U.S. market, and the ROI that buildings owners and managers can see when their building achieves the BOMA BEST certification.

Engaging keynote speaker captivated audience.

Jake Wood, founder and CEO of Groundswell, dealt in-depth with how to find stability and a path forward in times of uncertainty, not unlike the trials of the commercial real estate in the past few years. Electrification report released.

BOMA International’s Advocacy Department released a report on electrification in commercial buildings. The insightful report outlines the benefits and challenges of electrification, which is fast approaching due to market drivers and public policy.

I/E IQ report: a valuable tool. The Income/Expense IQ benchmarking report was discussed in detail at the Town Hall. BOMA International’s partnership with IREM and NAA (National Apartment Association) to gather data for a holistic benchmarking tool called the I/E IQ Report. A great discussion with a joint panel of BOMA and IREM representatives illustrated just how powerful the report will be and the potential the benchmarking tool has to grow. DEI forum focused on diversity in CRE.

BOMA International’s Diversity, Equity and Inclusion Committee held an open forum for the BOMA community. The discussion centered on creating a more vibrant and inclusive commercial real estate industry. A major point of

(Continued on page 7)

Murray Greene, BOMA International Secretary/Treasurer; Manny Moreno, BOMA International Chair-Elect; Ronald L. Froebelius, BOMA Fellow; and Henry Chamberlain, BOMA International President.

BOMA Conference (Continued

emphasis was the incredible amount of data that indicates that more diverse teams, from property management to boards of directors, lead to more effective decision-making and greater organizational success. Flight to net zero explored.

It’s all hands-on deck to drive toward net zero. Achieving net zero carbon emissions has to be a collaborative effort between building tenants and owners. That was the upshot of the “Flight to Net Zero” session. Identified were six gateway issues to achieving net zero: energy efficiency, onsite renewables, green interactivity and electrification, offsite renewables and renewable energy credits, tenant alignment, and addressing or avoiding embodied carbon. Panelists agreed that tenant engagement can be the toughest row to hoe. Tenants and owners must work together to achieve net zero. Two solutions: Find a sustainability champion with the organization and communicate goals and progress every step of the way.

Expo showcased solutions for buildings.

Hundreds of vendors and partners showcased their wares during the two-day Expo. Turning business cards into lasting partnerships is what the Expo and Trade Show is all about.

My BOMA International Conference Experience

by Kate Edstrom, Property Manager, Northern California, Overton Moore Properties BOMA OEB Emerging Young Leaders Scholarship Recipient

In the ever-evolving landscape of commercial real estate (CRE), staying informed about industry trends, networking, and acquiring new skills is not just an aspiration of BOMA members, it’s a necessity. BOMA’s annual International Conference & Expo is a testament to the organization’s dedication to advancing the knowledge and expertise of professionals in the industry. As the recipient of BOMA OEB’s 2023 Emerging Young Leaders Scholarship, I had the privilege of attending this year’s Conference & Expo in Kansas City, MO, and returning home enriched by it.

For early-career CRE professionals, like me, this annual conference offers a unique platform for interacting with industry leaders, peers, and experts from around the world. It is a meticulously curated experience that includes immersive education track sessions and workshops, networking events, keynote speakers, and the chance for profound conversations with speakers and attendees that transcended regional boundaries. Through the conference experience, attendees gain diverse perspectives and best practices that enhance their skill sets and industry insights, which then allow them to return home with a wealth of information to share and implement in their professional careers.

The conference’s education track sessions were particularly impactful to me. Their options seemed endless. Fortunately, BOMA provides an online Emerging Professionals Roadmap. The app’s ability to filter by “industrial real estate management” allowed me to carefully select sessions relevant to my role as Property Manager for Northern California at Overton Moore Properties. I attended a range of sessions, from “The future of CRE: How to effectively Manage, Optimize & Predict Cashflow” to “Restoration of Industrial Properties,” all so pertinent to my career.

The things I learned at the conference will help me in my role as co-lead for lunchtime education content for the BOMA OEB Education & Careers Workgroup. For these luncheons, we facilitate educational advancement

by providing speakers who illuminate the latest trends and technical and tactical knowledge that we all need to maximize our careers, i.e., today’s most timely educational needs. Also, and more specifically, as an OEB judge-intraining for the TOBY Awards (the 2023 Reception & Gala was amazing), I was able to attend an educational session specific to my future TOBY judging role, “TOBY Masterclass: Winning, Judging & Everything In Between.” Not only was I exposed to new information relevant to my positions in the industry, but I also gained continuing education credits from attendance that I will leverage towards my Commercial Real Estate Certification Institute (CRECI)’s Manager of Commercial Properties (CMCP) certificate pursuits.

The most valuable takeaway I had was my affirming the significance of collaboration and knowledge sharing at conferences and in our daily lives. Engaging with professionals from different regions and markets provided fresh perspectives on challenges and innovative solutions in the world of CRE. These connections promise to be beneficial to everyone in their future collaborations. One connection a colleague and I made at this year’s conference has already made a positive impact to our organization. At the Expo, we met a vendor who made suggestions towards resolving a long-term issue we had. As a result of the successful use of their recommendations, they are now doing important work for us as one of our contractors.

Undoubtedly, attending BOMA’s International Conference & Expo was a pivotal moment in my career to date. The conference provided a platform for me for learning from industry luminaries and for engaging in meaningful conversations. It was an investment in my future. It equipped me with invaluable insights, connections, and tools I can use to excel as a commercial property manager and dedicated BOMA member. Furthermore, my attendance was a testament to the mutually enriching collaboration between BOMA and emerging professionals in our field, ensuring a vibrant and thriving future for the industry. Whenever possible, every one of us should attend this conference, to both gain knowledge and impart it. For those of you, like me, who are new and feel like this is where you belong, apply for the OEB Emerging Young Leaders scholarship. The chance to learn what I learned is more than worth it. Thank you, BOMA OEB!

Principal Profile

Allison Davis, Property Manager TMG Partners

As a property manager with TMG Partners, Allison Davis works with two building in Oakland along with a team that includes two 2023 BOMA OEB Leadership Academy participants. “My primary responsibilities are overseeing the daily operations of the buildings, and helping to strengthen my team’s knowledge of the commercial real estate industry,” Davis says. “I love the relationships that I get to form with my teammates, tenants, vendors and contractors. I’ve also enjoyed getting involved with organizations such as BOMA and the Uptown Community Benefit District.”

Davis found an entry-level position with TMG Partners after attending San Francisco State and quickly learned that it was an industry that appealed to her. “Luckily, my skills easily transferred into the commercial real estate world,” she says. “I was able to take on more and more responsibilities for my company throughout the years.”

In early 2021, one of her mentors recommended the BOMA OEB Leadership Academy to her. “I was excited to apply and was happy to be accepted into the program. One of our assignments was to join a workgroup, which is how I discovered Stakeholder Engagement. After graduating from the Leadership Academy, I volunteered as the coordinator of Stakeholder Engagement in 2022 and took on the role of workgroup lead this year,” she adds. “Being a part of BOMA has been an incredible experience that has helped deepen my understanding of commercial real estate management. I have met so many helpful professionals and have made many life-long friends. Outside of BOMA, I am also on the board of the Uptown Community Benefit District.”

After hours Davis says that, “When I’m not hanging out with my dog Cooper, whom my fiancé and I adopted from the Milo Foundation, I love cooking, film photography and cycling. I have been training over summer to complete my first century (100 mile) ride. I am also occasionally a co-brewer with my fiancé, who is an award-winning home brewer.”

Allison Davis with her dog Cooper.

Associate Profile

Metro Services Group Regional Engineering Manager Erik Carlson oversees the engineering departments for a portfolio of commercial real estate assets that includes office, life science, hospitality and residential properties throughout the Bay Area. “I enjoy collaborating with clients, chief engineers and their teams to support and enhance engineering operations, help identify cost savings and energy reductions for building owners, and nurture the next generation of facility engineering talent,” he says.

“Since our founding in San Francisco in 1995, Metro Services Group has found that a combination of superior customer service, technological innovation and a focus on environmental stewardship has been a recipe for success,” adds Carlson. “We provide best-in-class janitorial and engineering support with a team of seasoned industry veterans.”

Carlson notes some current issues in facility engineering: “An ever-tightening labor market with many seasoned engineers retiring has heightened the competition for recruiting and retaining talent. We focus on retention and what we can do for our teams to support them and provide opportunities for growth and training. Costs continue to increase in all aspects within an engineering department and facility maintenance. To benefit our customers, we try to find increased efficiencies in utility usage, labor usage and self-performing maintenance and project tasks.”

At BOMA OEB Carlson co-chairs the Leadership Academy and participates in the Governance and Strategy Workgroup. “Helping to create curriculum for the Leadership Academy has been very rewarding, and I enjoy interacting with the next generation of BOMA leaders,” he says. “We recently held a session on ‘How to be a Leader,’ and I came away with many lessons to apply in my own job as well!”

Off hours, he enjoys time with his family, especially chasing his toddler daughter around. His pastimes include golfing, fishing, mountain biking, snowboarding, camping and long drives on twisty roads in his classic sports car.

Erik Carlson, Regional Engineering Manager, Metro Services Group

Erik Carlson

of Heating Refrigerating and Air Conditioning Engineers). Of particular concern are inhalable particles less than 2.5 Microns, commonly referred to as PM2.5. These tiny particles can deeply penetrate the lungs, posing health risks similar to those associated with small asbestos fibers. To put it in perspective, the thickness of human hair averages around 100 microns. Sources of PM2.5 in the environment include tailpipe emissions from motor vehicles, residue from car and truck tires and brakes, windblown dust, forest fires, tobacco smoke, and miscellaneous industrial emissions. Government agencies like the Bay Area Air Quality District (BAAQMD) measure and report PM2.5 levels. BAAQMD issues warnings, including those on “Spare the Air” days.

In response to these concerns, the California Energy Commission has incorporated the requirement for MERV 13 or higher-rated filters into the California Energy Code since 2019. This code generally applies to HVAC systems that supply air to occupied spaces through ductwork exceeding 10 feet in length. MERV 13 or better air filtration is required for capturing particles in the 1-3 micron range with an efficiency of 85% or better. Filters must also meet one of the following criteria to minimize resistance to airflow:

w Nominal 2-inch Minimum Depth Filter(s); or

w Nominal 1-inch minimum depth, but the maximum face velocity must not exceed 150 ft/min.

It’s strongly recommended to use a minimum of 2-inchdeep filters to comply with this code requirement effectively. While 1” deep MERV 13 rated filters with reasonably low resistance to airflow are available, the code’s intent is to

provide building owners with flexibility to use filters with efficiencies that exceed the minimum requirement.

MERV 13 or better filtration is also recommended by the CDC and ASHRAE for aiding in COVID-19 mitigation. Although the SARS COV-2 virus is less than 0.1 micron in size, it is usually emitted within fine aerosol particles that are typically less than 5 microns. Fortunately, the SARS COV-2 virus has a limited lifespan outside of its host, allowing for air filter replacement without the need for special maintenance procedures.

In addition to the recommended filtration for COVID-19 mitigation, ASHRAE and the CDC also recommend ventilation rates in occupied buildings that meet the minimum requirements of ASHRAE Standard 62, also known as the National Ventilation Standard. Current California ventilation codes already meet or exceed this standard.

Decarbonization: Get Your Building on the Right Path (by Tom Arnold)

Decarbonization of buildings is a complex topic that means many things to many people, depending on your perspective. For any given asset, it could mean a focus on energy efficiency, low carbon electric supply, embodied carbon for new construction, or satisfying recent mandates to “electrify everything” and transition heating systems from natural gas to heat pump technology.

BOMA members facing decarbonization challenges will benefit from organizing their efforts into a basic framework to bring order and clarity this long-term, complex topic. One such framework — from the Better Buildings Challenge — focuses first on energy efficiency before moving to electrification, renewable supply, or offsets.

Why focus on efficiency? For asset owners, energy efficiency has a strong economic return; typically double digit returns for comprehensive retrofits, and higher for lighting and controls retrofits. LED lighting in particular is a pressing opportunity due to a California law (AB2208) that bans the sales of fluorescent bulbs over the next two years. Energy efficiency can also be financed “on-bill” by firms like Gridium so the

(Continued on page 13)

“Why focus on efficiency? For asset owners, energy efficiency has a strong economic return; typically double digit returns for comprehensive retrofits, and higher for lighting and controls retrofits,” — Tom Arnold, CEO, Gridium.

Engineers & Innovations (Continued from page 12)

owner pays nothing out of pocket and improves both the sustainability and net operating income (NOI) of the building.

If energy efficiency is what we want to do for strong returns, for most, electrification of heat is what we will have to do to comply with local and regional mandates that support economy-wide decarbonization. For smaller buildings, air-source heat pumps offer adequate returns and can assist in decarbonization. But for large buildings with hydronic heating systems and central boilers, the technical challenges are substantial — for example, if your building relies on single-pass heating coils that require high water temperatures that are not easily reachable by heat pump technologies. Not to mention the extreme loads in large buildings, where heating capacity is a challenge.

A potential solution to this added complexity is a reference design that uses a combination of chillers, thermal energy storage tanks and heat recovery chillers to make “heat from ice.” The design is encouraging for relatively low operating costs, similar electrical loads, and higher water temperatures. Several projects are in the planning stages in the Bay Area, and we are sure many lessons will be learned. Certainly if this design proves popular, strong training and retention programs will be necessary for building engineers given the deep complexity of these systems compared to a traditional boiler.

The bad news? The economics. Typical capital costs for these designs are $20 per square foot with paybacks in the 100- to 200-year range for retrofit applications! Those kinds of economics are going to challenge even the most well-capitalized owners in a difficult era of vacancy and interest rates. Our industry has successfully navigated multiple technologies for heating from coal to fuel oil to natural gas, but all of these transitions were driven by fundamental energy economics; the case for electrification of large buildings is not.

So if you are a BOMA member, what steps should you take to prioritize your decarbonization efforts? First, think about what your building has, how it is heated and how that heat is distributed in the building. Second, be very skeptical of any new spending on natural gas infrastructure. Based on current Bay Area rules, natural gas investments could be stranded as soon as 2031! Third, start thinking about what your pathway is for electrification and communicate this upwards for long term capital and asset planning. Finally, recognize there is a big gap between well-intentioned policy and engineering and building realities. Advocate with BOMA for rules that make sense for everyone.

Facilities Engineering

Cleaning & Disinfection

Parking & Transportation

Energy Solutions

EV Charging

HVAC & Mechanical

Electrical Power & Lighting

Landscape & Turf

3D Printing: Next in Your Tool Box (by Shane Wagenaar)

Building maintenance is a critical aspect of ensuring the longevity, safety, and functionality of our buildings. Traditional maintenance practices often involve labor-intensive and time-consuming processes. However, the integration of 3D printing technology in building engineering provides a transformative approach to building maintenance.

Building engineers can effectively utilize 3D printing to enhance building maintenance processes, optimize repairs, and improve overall maintenance efficiency. 3D printing enables building engineers to produce replacement parts and components on demand. This is particularly useful when dealing with obsolete or hard-to-find parts, as engineers can simply recreate them using 3D printing technology. This approach accelerates the maintenance process, reduces downtime, and ensures that critical building systems remain operational. Every building is unique, with specific maintenance requirements. 3D printing allows engineers to create customized solutions tailored to the particular needs of a building. From brackets and fasteners to specialized tools, engineers can

(Continued on page 14)

design and print these items, ensuring precise fits and optimal performance during maintenance tasks.

Building engineers can use 3D printing to create prototypes of maintenance procedures. These prototypes can be used for training and testing purposes, providing a hands-on and interactive approach for maintenance teams to familiarize themselves with complex maintenance procedures. This process helps refine maintenance strategies, minimizing errors during actual maintenance activities. 3D printing can facilitate remote troubleshooting and assistance by allowing engineers to send 3D models of components or issues to remote experts. These experts can then analyze the models and provide guidance for repairs or maintenance. This enhances collaboration and knowledge sharing among maintenance teams, leading to more effective problem-solving.

3D printing can be utilized to create customized sensor housings and mounting devices for various monitoring systems. Engineers can design and print these components to seamlessly integrate sensors into the building structure, improving monitoring capabilities for maintenance purposes. These sensors aid in proactive maintenance, enabling timely detection and prevention of potential issues. 3D printing can

contribute to energy efficiency and sustainability by allowing engineers to produce components that optimize a building’s energy consumption. For instance, engineers can design and print energy-efficient HVAC ducts and components that improve airflow and insulation, resulting in reduced energy wastage and lower maintenance needs over time.

Historical building restoration often requires intricate and unique architectural components that are no longer commercially available. 3D printing allows engineers to recreate these components accurately, preserving the historical integrity of the building. This approach is crucial for maintaining and restoring historical buildings to their original splendor.

The integration of 3D printing technology in building engineering holds tremendous potential for enhancing building maintenance processes. Building engineers can leverage 3D printing to create custom components, streamline repairs, improve maintenance efficiency, and contribute to sustainability efforts. As 3D printing continues to evolve, its role in building maintenance is expected to expand, offering innovative solutions that significantly benefit the maintenance and preservation of buildings. n

Engineers & Innovations (Continued from page 13)

Scenes from 2023 Showcase: BOMA OEB Monopoly

Members had a blast at the 2023 Showcase: BOMA OEB Monopoly. The sold-out show featured 40 exhibitors who discussed their services and solutions with more than 100 building members. We raised $2,200 for CREATE through our annual wine vault promotion. Congratulations to winner Jennifer Bartolomei from PJMB Commercial, Inc.

Thank you to the sponsors, exhibitors, attendees and Faction Brewing!

Jeannie Nyberg and Chris Nyberg of American Asphalt display fun gifts and information about their company’s services.

BSM Facility Services team greets visitors to its booth.

Diana Le-Bearby with Varsity Painting discusses her company’s solutions with Bi Ou, CBRE.

Michael McNiff, Allied Universal Security, and Brendan Stier, Allied Universal Janitorial, embrace the Monopoly theme.

Jill White and Wendy Perez, Blue Streak Lighting & Electric.

BOMA Oakland/East Bay

436 14th Street, Suite 1216

Oakland, CA 94612

510.893.8780

www.bomaoeb.org

October 12 – Luncheon: CRE Landscape: Federal, State & Local

October 18 – Backpack to Briefcase: COI

November 2 – Wine Tour

November 9 – Annual Meeting Celebration Luncheon: A Round of Applause

November 27 – Holiday Toy Drive

December 7 – Backpack to Briefcase:

Vacant Building Management

December 14 – Holiday Party

Visit

Holiday Toy Drive launches on November 27