The Capitol Center 225 East 16th Street Denver, Colorado 80202
PROPOSAL FOR PROPERTY MANAGEMENT SERVICES
Prepared for: David Maltby Guy Nesdale
Alex Fox, CPM速 Senior Vice President 303.312.4232 alex.fox@cassidyturley.com
The Capitol Center
TABLE OF CONTENTS
EXECUTIVE SUMMARY
WHY CASSIDY TURLEY
PROPERTY MANAGEMENT
EXCLUSIVE ADVISOR
Alex Fox, CPM速 Senior Vice President 303.312.4232 alex.fox@cassidyturley.com
Executive Summary Thank you for the opportunity to provide a property management proposal to Time Square Capital for the Capitol Center in Denver, CO. At Cassidy Turley, we are committed, honest and hardworking owners of a real estate platform allowing us to share our strengths with clients like Time Square Capital. Our firm is nimble, quick to respond, and most importantly, able to facilitate the true “client comes first� philosophy. There are three compelling reasons why Cassidy Turley is the right choice to manage the Capitol Center.
1. Relationships 2. Resources 3. Results Relationships We believe that strong relationships are a cornerstone of successful business. Our connections to the Capitol Center are extensive. As you know, the former owner of the Capitol Center was F&C Holdings, operated by Jeff Roemer. During the time F&C owned the Capitol Center, Jeff gained a great deal of knowledge about the Capitol Center. In addition, Stockton Baker has leased the building for many years. Stockton and Jeff are our colleagues, and are great resources for our Cassidy Turley property manager, Celeste Fellows, as she gets to know the asset. We also look forward to developing a thorough understanding of your expectations for this asset. Our commitment to the Denver community is genuine, and we have something to prove as we grow here. We are willing to apply the resources and put in the effort to earn your trust and respect. Our capabilities outlined with this proposal will reinforce Cassidy Turley as the knowledgeable and best choice for Time Square Capital.
THE CAPITOL CENTER / 225 EAST 16TH STREET / DENVER, COLORADO 80202
PAGE 4
EXECUTIVE SUMMARY
Resources Your property manager, Celeste Fellows, will not only be part of a team that manages almost 6 million square feet in the Denver market, but also an organization that manages approximately 3.4 million square feet of property leased to the GSA in Washington, D.C. and 400 million square feet of office, industrial and retail properties across the United States. Our nearly 500 property management professionals provide a national network for peers to share best practices. Our managers have endless resources at their disposal: •
A Transitions & Quality Control Team (TQC) coordinates the work flow between all parties involved in a property transition, while implementing a comprehensive, date-targeted checklist itemizing all aspects of a property transition.
•
The TQC team ensures new property transitions are seamless, allowing managers to successfully maintain uninterrupted daily operations and services.
•
Our Sustainability Services Team is available to assist with energy audits, the LEED certification process and consults on energy savings and sustainability best practices. Our engineering teams focus on preventive maintenance to prolong asset life and delay or avoid capital expenditures.
•
As a dominant Denver provider, our size and scope allows for greater purchasing power, and we pass the savings on directly to your building. Our economies of scale benefit your property.
•
Should Times Square Capital choose to utilize our Client Accounting group, you will be engaging a group with 18 CPAs that generates 1,130 monthly property financial statements and manages 1,268 bank accounts.
•
Cassidy Turley has passed an in-depth SOC 1 review of control activities, including information technology.
•
Our Client Accounting group is dedicated to having appropriate controls and safeguards over your data.
•
Cassidy Turley’s investment in people, systems, technology and infrastructure is unmatched in the United States.
Results
The Cassidy Turley team is very responsive and attentive to details in executing property management responsibilities for the IndCor portfolio. This was particularly evident as they responded to short deadlines and quick turnaround times during the budget process. They think and operate like a trusted advisor and partner. Charles E. Sullivan Chief Operating Officer IndCor Properties
Proven Results: National
Proven Results: National
Our clients are comprised of some of the largest, most sophisticated owners of real estate in the country. Our experience will ensure that your expectations will be exceeded. Cassidy Turley delivers.
THE CAPITOL CENTER / 225 EAST 16TH STREET / DENVER, COLORADO 80202
Panattoni outsourced the property management of nearly 22 million SF to Cassidy Turley and gained a trusted partner we rely on to make us more efficient and profitable. Bill Bullen Director of Asset Management Panattoni Development Company, Inc.
PAGE 5
Why Cassidy Turley A Full Service Commercial Real Estate Firm Overview and History Cassidy Turley is a leading commercial real estate services provider with more than 3,800 professionals in more than 60 offices nationwide. The company represents a wide range of clients—from small businesses to Fortune 500 companies, from local non-profits to major institutions. The firm completed transactions valued at $22 billion in 2012, manages approximately 400 million square feet on behalf of institutional, corporate and private clients and supports more than 23,000 domestic corporate services locations. Cassidy Turley serves owners, investors and tenants with a full spectrum of integrated commercial real estate services—including capital markets, tenant representation, corporate services, project leasing, property management, project and development services, and research and consulting. Cassidy Turley enhances its global service delivery outside North America through a partnership with GVA, giving clients access to commercial real estate professionals in 65 international markets. Please visit www.cassidyturley.com Comprehensive Commercial Real Estate Services for more information about Cassidy Turley.
Cassidy Turley by the Numbers Find Space
Manage Space
Tenant Representation Site Selection Owner-Occupier Acquisitions
Property Management Facilities Management Property Administration
Project Management Development Services
Market Research Corporate Services Sustainability Services Investor Services
• 60 Offices • 3,700 Professionals
Integrated Services Build Space
Cassidy Turley is a leading commercial real estate services provider.
Market Space Leasing & Subleasing Owner-Occupier Sales Investment Sales
• 940 Brokers • 455 Million SF Managed Portfolio • 28,00 Managed Client Locations
Finance & Structure Capital Markets • Debt & Equity Financing • Sales & Acquisitions
• $22 Billion in Transaction Volume in 2012
Office | Industrial | Retail | Land | Multi-family
THE CAPITOL CENTER / 225 EAST 16TH STREET / DENVER, COLORADO 80202
PAGE 6
Cassidy Turley is a ay 2010 ∙ Cassidy & Pinkard Colliers - Founded 1981, Washington, DC leading commercial real olliers Harry K. Moore of Louisville, KY became affiliated with estate services provider. Colliers - Founded 1922, Baltimore, MD, Charlotte & Raleigh, NC assidy Turley on ∙May 13, Pinkard 2010. Founded 1948.
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∙ Colliers ABR - Founded 1978, New York, NY 2010 r Colliers Barry of Milwaukee, WI became affiliated with Cassidy on April 15, 2010. Founded 1920.
March 2010 The Cassidy Turley Brand Officially L
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Cassidy Turley Offices
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Atlanta, GA a Oklahoma City, OK b San Rafael, CA Detroit, MI b Austin, TX b Denver, CO Otay Mesa, CA Santa Clara, CA Denver Tech, CO Palo Alto, CA Baltimore, MD Santa Rosa, CA El Cajon, CA Parsippany, NJ Baton Rouge, LA b Somerset, NJ Fort Collins, CO Phoenix, AZ Bethesda, MD St. Louis, MO c Houston, TX (2) Pleasanton, CA Burlingame, CA Stamford, CT a b Cassidy professionals Atlanta, GA Turley is a national team Dayton,of OHcommercial real estate Oklahoma City, OK with a proven San Rafael, CA b Raleigh, NC Capitola, CA Indianapolis, IN Teaneck, NJ CA Austin, Denver, CO Otayare Mesa, CA Santa Clara, trackTXrecord of delivering superior results for our clients. We dedicated to consistently b Baltimore, MD Detroit, MI Palo Alto, CA Santa Rosa, CA VA Redwood City, CA Carlsbad, CA Kansas City, MO Tysons Corner, providing solutions that are creative, cost-effective and responsive to our clients’ specific Baton Rouge, LA b El Cajon, CA Parsippany, NJ Somerset, NJ b Rochester, NYare a trusted Walnut Creek, CA Charlotte, Louisville, KY business performance. real estate NC needs, while supporting overall We Bethesda, MD Fort Collins, CO Phoenix, AZ St. Louis, MO c c Chicago, IL (2) Milwaukee, Sacramento, Washington, cWI (2) partner and advocate, supporting our clients’ long-term success by leveraging industry Boston, MA Houston, TX (2) Pleasanton, CA CA Stamford, CT DC Cincinnati, OH Minneapolis, MN knowledgeSalinas, CA commercial real a Hotel Burlingame, CA Raleigh, NC Teaneck, NJinvestment affiliate insight, world-class expertiseIndianapolis, and localINmarket to provide AG - hotel b b Capitola, CA Kansas City, MO Redwood City, CA Tysons Corner, VA Limited service locations Columbia, MD Monterey, CA San Antonio, TX estate investors and occupiers with comprehensive services around the globe. c Limited service at 1CA of 2 locations Carlsbad, CA Louisville, KY Rochester, NY b Walnut Creek, Columbus, OH Nashville, TNc San Diego, CA (2) Charlotte, NC Milwaukee, WI (2) Sacramento, CA Washington, DC Dallas, TXc (2) c New York,MN NY San Francisco, CA Australia Finland Italy Russia Chicago, IL (2) Minneapolis, Salinas, CA Hotel AG - hotel investment affiliate b Oakland, Jose, CA Dayton, Cincinnati, OHOH Monterey, CA CA San Antonio, TXSweden Austria Germany Lithuania San Limited service locations
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Nashville, TN Greece NetherlandsSan Diego, CA (2) Switzerland New York, NY San Francisco, CA HongOakland, Kong CA New Zealand United Kingdom San Jose, CA Cyprus Hungary Poland Denmark India Portugal Cassidy Turley is a national team of commercial real estate professionals with a proven track record of delivering superior results for our clients. We are Estonia Ireland Romania
dedicated to consistently providing solutions that are creative, cost-effective and responsive to our clients’ specific real estate needs, while supporting overall
Office
business performance. We are a trusted partner and advocate, supporting our clients’ long-term success by leveraging industry insight, world-class expertise and local market knowledge to provide commercial real estate investors and occupiers with comprehensive services around the globe. Australia Austria Belgium China Cyprus Denmark Estonia
Finland Germany Greece Hong Kong Hungary India Ireland
THE CAPITOL CENTER / 225 EAST 16TH STREET / DENVER, COLORADO 80202
Italy Lithuania Netherlands New Zealand Poland Portugal Romania
Russia Sweden Switzerland United Kingdom
PAGE 7
Why Cassidy Turley Government Services
Government Services Washington, DC Metro Area
Washington, DC Metro Area Management Experience Currently, Cassidy Turley has Experience over 3.4 million square feet of leased office Management space underCurrently, management government agencies. These agencies includeFor Offers or Cassidyto Turley has over 3.4 millin line with the Solicitation ion square feet of leased office space under Lease and that increases are at or below the FDA, NIH, DHS, DOD, State Department, DOJ, FBI, CIA, Fin-CEN, to government agencies. the Consumer Price Index annually. Departmentmanagement of the Interior, USDA, CFTC, Army Material Command, OSHRC The agencies we have experience with and AHRQ. In managing to the estimated annual
include the FDA, NIH, DHS, DOD, State cost of services and utilities, Cassidy Department, DOJ, FBI, CIA, Fin-CEN, Turley will maintain a first class property Cassidy Turley has provided property Department of the Interior, USDA,and/or CFTC, project management over and that its ability to manage both Army Material the past several years Command, in excessOSHRC of 4.4and million square feet of space to costs and utilities is critical to meeting AHRQ. the following agencies: Minerals, Mines, Management Service Agency, ownership’s expectations, financial DepartmentCassidy of Commerce, Air Force, NOAA, USPS, and Turley has provided property returnsATF, as wellHealth as tenant and employee and/or project management over the satisfaction. Human Services, Department of Homeland Security, Combined Federal past several years in excess of 4.4 million Campaign the National Cancer Institute, Institute of Health, Agency for We will, at the beginning and end of square feet of space to the following Healthcare Research and Quality, and two locationseach housing of Operating lease the year,Bureau prepare an agencies: Minerals, Mines, Management Land Management. Expense/Rent Reconciliation to ensure Service Agency, Department of there is not forecasted or actual slippage Commerce, Air Force, NOAA, USPS, on the gross rents. We can provide you ATF, and Human Services, and expense increases defined by Management ofHealth buildings with expenses with a sample worksheet to show how Department of Homeland Security, a General Services Administration (GSA) Form 1217 requires special care this is done. Combined Federal Campaign the and attention to detail to ensure scopes of work for services and related National Cancer Institute, Institute of Our strategy to provide for excellent costs are inHealth, line with the Solicitation For Offers or Lease and that increases Agency for Healthcare Research service must be met with a discipline are at or below the Consumer Price Index annually. and Quality, and two locations housing to manage to the numbers in order the Bureau of Land Management. to achieve both tenant and client
In managing to the estimated annual cost of services and utilities, Cassidy satisfaction. As such, Cassidy Turley will Management of buildings with expenses commit itself to this and will ensure the Turley will maintain a first class defined property that its ability to manage both and expense increases by and a qualified andfinancial appropriate staff is costs and utilities criticalAdministration to meeting (GSA) ownership’smost expectations, General is Services assigned to the team to achieve these Formas1217 requires care and returns as well tenant and special employee satisfaction. attention to detail to ensure scopes of work for services and related costs are
Liberty Square Washington, DC
Polk & Taylor Buildings Arlington, VA
results.
Our strategy to provide for excellent service must be met with a discipline to manage to the numbers in order to achieve both tenant and client satisfaction. As such, Cassidy Turley will commit itself to this and will ensure For more information, contact: the most qualified and appropriate staff is assigned to the team to achieve these results.William A. Grillo, CPM, RPA Senior Managing Director Property Management Services 202.463.2100 2101 L Street, NW Suite 1700 Washington, DC, 20037
Tycon Courthouse Vienna, VA cassidyturley.com | 1
THE CAPITOL CENTER / 225 EAST 16TH STREET / DENVER, COLORADO 80202
PAGE 8
Washington, DC Metro Area
General Services Administration
WHY CASSIDY TURLEY
General Services Administration Washington, DC Metro Area Current & Historial GSA Assignments
Our Current and Historical GSA Assignments Agency
Property
Sq Ft
Department of Defense (DOD)
Polk & Taylor Buildings
930,000 Office
VA
Department of Defense (DOD)
Century Center
627,000 Office
VA
Department of Justice (DOJ)
Constitution Square
575,790 Office
DC
Department of Justice (DOJ)
Liberty Square
482,000 Office
DC
National Institute of Health (NIH), National Cancer Institute (NCI)
Executive Plaza
378,000 Office
VA
Department of Homeland Security (DHS) and GSA
1616 North Fort Myer Dr
292,800 Office
VA
Financial Crimes Enforcement (Fin-CEN), Federal Bureau of Investigation (FBI), Central Intelligence Agency (CIA)
Tycon Courthouse
244,381 Office
VA
Occupational Safety and Health Review Commission (OSHRC), Metro PMC / USDA and Commodity Future Trading Commission (CFTC)
Lafayette Centre
188,000 Office
DC
Health and Human Services (HHS), National Oceanic Atmospheric Administration (NOAA), Department of Defense (DOD), and the U.S. Postal Service (USPS)
8455 Colesville Rd
145,100 Office
MD
Agency for Healthcare Research and Quality (AHRQ)
Redland Center
133,000 Office
MD
Diplomatic Security
Cedar Hill I & III
105,637 Office
VA
Food and Drug Administration (FDA)
2094 & 2098 Gaither Rd
103,500 Office
MD
Department of Justice (DOJ)
Liberty Place
63,000 Office
DC
Food and Drug Administration (FDA)
12720 Twinbrook Pkwy
55,000 Office, Laboratory
MD
IRS Office of Chief Council and Department of Homeland Security (DHS) Chief IT Office
455 Massachusetts Ave, NW
52,000 Office
DC
National Institute of Health (NIH)
301 North Stonestreet Ave
50,000 Office, Mail Distribution
MD
Department of Defense (DOD)
American Center
21,214 Office
VA
Federal Bureau of Investigation (FBI)
2400 Research Blvd
21,000 Office
MD
Department of the Interior
Reston Plaza I
20,324 Office
VA
Food and Drug Administration (FDA)
15800 Crabb Branch Way
20,000 Office
MD
U.S. Air Force
1300 North 17th St
7,700 Office
VA
Election Assistance Commission (EAC)
1440 New York Ave, NW
2,500 Office
DC
Total:
THE CAPITOL CENTER / 225 EAST 16TH STREET / DENVER, COLORADO 80202
Space Type
State
4,517,946
cassidyturley.com PAGE 9 | 1
Pre-transition
Establish phone service
IT Department
12/27/2011
Pre-transition
Set up computers, property management system in office
IT Department
12/27/2011
Pre-transition
Notify Wells Fargo of new assignment
City Leader
12/27/2011
Pre-transition
Add property to Leadership Business Development in Sharepoint
TQC Manager
12/27/2011
Pre-transition
Obtain leases and upload to Sharepoint
TQC Manager
12/27/2011
Pre-transition
Obtain accounting setup form from Property Manager and upload to Sharepoint
TQC Manager
12/27/2011
Pre-transition
Obtain latest financial package complete by previous management company and upload to Sharepoint
TQC Manager
12/27/2011
Pre-transition
Obtain latest rent roll and upload to Sharepoint
TQC Manager
12/27/2011
Management Agreement
Negotiate & Execute Management Agreement
City Leader
1/1/2012
Management Agreement
Distribute management agreement to accounting & TQC Manager
City Leader
1/1/2012
Management Agreement
Upload management agreement to Sharepoint
TQC Manager
1/1/2012
Management Agreement
Complete a Property Management agreement abstract in PM Reflex
TQC Manager
1/1/2012
Employee Evaluation
Conduct standard pre-employment screenings for existing staff
HR
1/1/2012
Employee Evaluation
Negotiate transition packages as needed
HR
1/1/2012
Employee Evaluation
Hire all permanent replacement employees
HR
1/1/2012
Transition Team Assignment
Assign Account Manager
City Leader
1/1/2012
Transition Team Assignment
Assign Property Manager
City Leader
1/1/2012
Transition Team Assignment
Assign Assistant Property Manager
City Leader
1/1/2012
Transition Team Assignment
Assign Maintenance Technicians
City Leader
1/1/2011
Transition Team Assignment
Assign MA(s)
City Leader
1/1/2012
Transition Team Assignment
Set up conference call with accounting manager and city leader/ property manager
TQC Manager
1/1/2012
Accounting Set-Up
Include letter introducing Cassidy Turley and/or Operations Center and payment instructions (if different)
Account Manager / Property Manager
1/3/2012
Accounting Set-Up
Assign Accountant
Accounting Manager
Accounting - Permanent File
Signed management agreement received
Accounting Manager/ Property Manager
1/1/2012
Accounting - Permanent File
Completed W-9 received
Accounting Manager/ Property Manager
12/17/2011
Accounting - Permanent File
Test check verified
Accounting Manager/ Property Manager
Accounting - Miscellaneous
Update Client Accounting Property Transition Checklist
Accounting Manager
Accounting - Miscellaneous
Add to Client Accounting Property Transition Checklist (Excel version)
Accounting Manager
Accounting - Miscellaneous
Process first month's rent statements
Accounting Manager/ Property Manager
12/27/2011
Accounting - Miscellaneous
Transition call complete
Accounting Manager/ Property Manager
12/22/2011
Accounting - Miscellaneous
Closing schedule complete
Accounting Manager/ Property Manager
1/11/2012
Bank account opened
Accounting Manager
Why Cassidy Turley Transitions & Quality Control
Accounting - Banking Accounting - Banking
1/1/2012
1/1/2012 12/17/2011 1/1/2012
1/1/2012
Online banking access granted
Accounting Manager
1/6/2012
Accounting - Banking
Deposit tickets received
Accounting Manager
1/21/2012
Accounting - Banking
Endorsement stamp received
Accounting Manager
1/21/2012
Accounting - Banking
Lockbox information received
Accounting Manager
12/27/2011
Accounting - Banking
Signature cards complete
Accounting Manager
12/27/2011
When clients choose Cassidy Turley to provide property accounting, property management, and/or engineering services, the Transition & Quality Control (TQC) team coordinates the workflow between all parties involved in the process. The TQC department implements a comprehensive, date-targeted, 167-item checklist that itemizes all aspects of a property transition from signing a management agreement and abstracting tenant leases, to contracting with vendors and delivering a monthly financial package to the property owner. By facilitating the communication channels between the tenants, owner, accounting department, human resources, IT department, property manager, and financial institution, the TQC managers ensure all new property transitions are seamless. Accounting - PM Reflex
Accounting tab populated
Accountant/ Property Manager
1/21/2012
Accounting - PM Reflex
Accounting contacts populated
Accounting Manager/ TQC Manager
12/27/2011
Accounting - Software
Property set up complete - ready to enter units, tenants, charges, payables, receipts, etc
Accounting Manager
12/24/2010
Accounting - Software
Set up units
Accountant
12/27/2011
Accounting - Software
Set up tenants
Accountant
12/27/2011
Accounting - Software
Set up lease charges
Accountant
12/27/2011
Accounting - Software
Set up rent steps
Accountant
12/27/2011
Accounting - Software
Enter budget
Accountant
12/17/2011
Accounting - Software
Client accounting new property set-up form complete
Accounting Manager
1/1/2012
Service Contracts & Vendors
Confirm that all tenants are Office of Foreign Asset Control (OFAC) compliant (not on SDN - Specially Designated Nationals list)
TQC Manager
1/11/2012
Service Contracts & Vendors
Establish office supply vendor account
Property Manager/ Asst. PM
1/11/2012
Service Contracts & Vendors
New Property Transition Checklist Take Over Date: 1/1/2012
Property Manager/ Asst. PM
1/11/2012
Service Contracts & Vendors
Carpenter
Property Manager/ Asst. PM
2/15/2012
Service Contracts & Vendors
Electrician
Property Manager/ Asst. PM
2/15/2012
Service Contracts & Vendors
Fire alarm system & PM contractor
Establish vendor accounts for lighting, plumbing, electrical, supplies, etc
Property Manager/ Asst. PM
2/15/2012
Property Manager/ Asst. PM
2/15/2012
Service Contracts & Vendors
Access system
Service Contracts & Vendors
Architect & Design service provider
Property Manager/ Asst. PM
Service Contracts & Vendors
Locksmith
Property Manager/ Asst. PM
2/15/2012
2/15/2012
Service Contracts & Vendors
Elevator service
Property Manager/ Asst. PM
2/15/2012
Service Contracts & Vendors
Security
Property Manager/ Asst. PM
2/15/2012
Service Contracts & Vendors
Water treatment
Property Manager/ Asst. PM
2/15/2012
Property Manager/ Asst. PM
2/15/2012
Service Contracts & Vendors
Garage management
Service Contracts & Vendors
HVAC
Property Manager/ Asst. PM
Service Contracts & Vendors
EMS monitoring & service
Property Manager/ Asst. PM
2/15/2012
Service Contracts & Vendors
Janitorial/Day Porter
Property Manager/ Asst. PM
2/15/2012
Service Contracts & Vendors
Interior landscaping
Property Manager/ Asst. PM
2/15/2012
Service Contracts & Vendors
Exterior landscaping
Property Manager/ Asst. PM
2/15/2012
2/15/2012
Service Contracts & Vendors
Pest control
Property Manager/ Asst. PM
2/15/2012
Client:
Property Manager:
Service Contracts & Vendors
Plumber
Property Manager/ Asst. PM
2/15/2012
Owner:
Transition Coordinator:
Service Contracts & Vendors
Roof
Property Manager/ Asst. PM
2/15/2012
Operations Manager:
Property Accountant:
Property Manager/ Asst. PM
2/15/2012
City Leader:
Lease Abstractor:
Service Contracts & Vendors Service Contracts & Vendors
Accounting Manager:
Property Manager/ Asst. PM
2/15/2012
Fire extinguishers
Property Manager/ Asst. PM
Service Contracts & Vendors
Trash removal
Property Manager/ Asst. PM
2/15/2012
Service Contracts & Vendors
Mat service
Property Manager/ Asst. PM
2/15/2012
Service Contracts & Vendors
Window cleaning
Property Manager/ Asst. PM
2/15/2012
2/15/2012
Service Contracts & Vendors
Common area carpet cleaning
Property Manager/ Asst. PM
2/15/2012
Area of Transition
Task
Primary Party Responsible
Pre-transition
Perform IT survey
IT Department
12/2/2011
Pre-transition
Establish phone service
IT Department
12/27/2011
Pre-transition
Set up computers, property management system in office
IT Department
12/27/2011
Pre-transition
Notify Wells Fargo of new assignment
City Leader
12/27/2011
Pre-transition
Add property to Leadership Business Development in Sharepoint
TQC Manager
12/27/2011
Pre-transition
Obtain leases and upload to Sharepoint
TQC Manager
12/27/2011
Pre-transition
Obtain accounting setup form from Property Manager and upload to Sharepoint
TQC Manager
12/27/2011
Pre-transition
Obtain latest financial package complete by previous management company and upload to Sharepoint
TQC Manager
12/27/2011
Pre-transition
Obtain latest rent roll and upload to Sharepoint
TQC Manager
12/27/2011
Management Agreement
Negotiate & Execute Management Agreement
City Leader
1/1/2012
Management Agreement
Distribute management agreement to accounting & TQC Manager
City Leader
1/1/2012
Management Agreement
Upload management agreement to Sharepoint
TQC Manager
1/1/2012
Management Agreement
Complete a Property Management agreement abstract in PM Reflex
TQC Manager
1/1/2012
Employee Evaluation
Conduct standard pre-employment screenings for existing staff
HR
1/1/2012
Employee Evaluation
Negotiate transition packages as needed
HR
1/1/2012
Employee Evaluation
Hire all permanent replacement employees
HR
1/1/2012
Transition Team Assignment
Assign Account Manager
City Leader
1/1/2012
Transition Team Assignment
Assign Property Manager
City Leader
1/1/2012
Real Estate Tax Review
Transition Team Assignment
Assign Assistant Property Manager
City Leader
1/1/2012
Management & Administrative Transition
Order Uniforms
Property Manager/ Asst. PM
1/16/2012
Transition Team Assignment
Assign Maintenance Technicians
City Leader
1/1/2011
Management & Administrative Transition
Nextel conversion
Property Manager/ Asst. PM
1/16/2012
Transition Team Assignment
Assign MA(s)
City Leader
1/1/2012
Management & Administrative Transition
Obtain Building-Standard Finishes
Property Manager
3/2/2012
Transition Team Assignment
Set up conference call with accounting manager and city leader/ property manager
TQC Manager
1/1/2012
Management & Administrative Transition
Obtain and review current years budget/any reforecasts
Property Manager/ Asst. PM
3/2/2012
Accounting Set-Up
Include letter introducing Cassidy Turley and/or Operations Center and payment instructions (if different)
Account Manager / Property Manager
1/3/2012
Management & Administrative Transition
Review budget preparation next year
Property Manager/ Asst. PM
3/2/2012
Accounting Set-Up
Assign Accountant
Accounting Manager
1/1/2012
Management & Administrative Transition
Review previous years operating cost reconciliations
Property Manager/ Asst. PM
3/2/2012
Accounting - Permanent File
Signed management agreement received
Accounting Manager/ Property Manager
1/1/2012
Management & Administrative Transition
Review projects and current status with existing PMC
Property Manager/ Asst. PM
Accounting - Permanent File
Completed W-9 received
Accounting Manager/ Property Manager
12/17/2011
Management & Administrative Transition
Identify incomplete projects
Property Manager/ Chief Engineer
Accounting - Permanent File
Test check verified
Accounting Manager/ Property Manager
1/1/2012
Management & Administrative Transition
Confirm and review insurance reporting procedures
Property Manager/ Asst. PM
3/2/2012
Accounting - Miscellaneous
Update Client Accounting Property Transition Checklist
Accounting Manager
12/17/2011
Management & Administrative Transition
Deliver introduction letter, tenant newsletter
Property Manager
1/16/2012
Accounting - Miscellaneous
Add to Client Accounting Property Transition Checklist (Excel version)
Accounting Manager
1/1/2012
Management & Administrative Transition
Update Answering Service of new management contact phone numbers, etc.
Property Manager/ Asst. PM
1/16/2012
Accounting - Miscellaneous
Process first month's rent statements
Accounting Manager/ Property Manager
12/27/2011
Management & Administrative Transition
Update Police/Fire of new management contact phone numbers, etc.
Property Manager/ Asst. PM
1/16/2012
Property Manager/ Asst. PM
1/16/2012
Accounting - Miscellaneous
Transition call complete
Due
Date Complete
Snow removal Sprinkler monitoring & PM contractor
Service Contracts & Vendors
NOTES
Service Contracts & Vendors Service Contracts & Vendors
Power washing
Property Manager/ Asst. PM
2/15/2012
Infrared scan
Property Manager/ Asst. PM
Service Contracts & Vendors
Roof management agreement
Property Manager/ Asst. PM
2/15/2012
Service Contracts & Vendors
Metal refinishing contract
Property Manager/ Asst. PM
2/15/2012
Service Contracts & Vendors
General warranty information
Property Manager/ Asst. PM
2/15/2012
Service Contracts & Vendors
Identify list of services for re-bid & update certificates of insurance
Property Manager/ Asst. PM
2/15/2012
Service Contracts & Vendors
2/15/2012
Bulk purchasing of paper products
Property Manager/ Asst. PM
1/21/2012
Service Contracts & Vendors
Bulk purchasing of lighting products
Property Manager/ Asst. PM
1/21/2012
Utility Account Set-Up
Electric
Property Manager/ Asst. PM
2/15/2012
Utility Account Set-Up Utility Account Set-Up
Water
Property Manager/ Asst. PM
2/15/2012
Sewer
Property Manager/ Asst. PM
2/15/2012
Utility Account Set-Up
Phone (emergency lines, fire, sprinkler)
Property Manager/ Asst. PM
2/15/2012
Utility Account Set-Up
Gas (vacancies)
Property Manager/ Asst. PM
2/15/2012
Utility Account Set-Up
Review submeters
Property Manager/ Asst. PM
2/15/2012
Real Estate Tax Review
Review current real estate tax assessment-Populate Real Estate Tax Tab in PM Reflex Confirm possession of previous 2 years RE tax bills and paid receipts
Account Manager/ Property Manager Account Manager / Property Manager
2/15/2012 2/15/2012
3/2/2012 3/2/2012
Accounting Manager/ Property Manager
12/22/2011
Accounting - Miscellaneous
Closing schedule complete
Accounting Manager/ Property Manager
1/11/2012
Management & Administrative Transition
Property Manager/ Asst. PM
1/31/2012
Accounting - Banking
Bank account opened
Accounting Manager
1/1/2012
Management & Administrative Transition
Review management files - are they adequate?
Property Manager/ Asst. PM
1/31/2012
Accounting - Banking
Online banking access granted
Accounting Manager
1/6/2012
Management & Administrative Transition
Review pending insurance claims
Property Manager/ Asst. PM
1/31/2012
Accounting - Banking
Deposit tickets received
Accounting Manager
1/21/2012
Management & Administrative Transition
Obtain ADA survey
Property Manager/ Asst. PM
3/2/2012
Accounting - Banking
Endorsement stamp received
Accounting Manager
1/21/2012
Management & Administrative Transition
Confirm existence of any historical preventative maintenance logs
Property Manager/ Asst. PM
2/15/2012
Accounting - Banking
Lockbox information received
Accounting Manager
12/27/2011
Management & Administrative Transition
Are copies of Tenant occupancy permits on hand?
Property Manager/ Asst. PM
Accounting - Banking
Signature cards complete
Accounting Manager
12/27/2011
Management & Administrative Transition
Review paid/outstanding invoices and vendor files with PM
Property Manager/ Asst. PM
1/16/2012
Management & Administrative Transition
Confirm building drawings/tenant as-builts are in-hand
Property Manager/ Asst. PM
1/31/2012
Accounting - PM Reflex
Accounting tab populated
Accountant/ Property Manager
1/21/2012
Accounting - PM Reflex
Accounting contacts populated
Accounting Manager/ TQC Manager
12/27/2011
Accounting - Software
Property set up complete - ready to enter units, tenants, charges, payables, receipts, etc
Accounting Manager
12/24/2010
Accounting - Software
Set up units
Accountant
12/27/2011
Accounting - Software
Set up tenants
Accountant
12/27/2011
Accounting - Software
Set up lease charges
Accountant
12/27/2011
Accounting - Software
Set up rent steps
Accountant
12/27/2011
Accounting - Software
Enter budget
Accountant
12/17/2011
Accounting - Software
Client accounting new property set-up form complete
Accounting Manager
1/1/2012
Service Contracts & Vendors
Confirm that all tenants are Office of Foreign Asset Control (OFAC) compliant (not on SDN - Specially Designated Nationals list)
TQC Manager
1/11/2012
Management & Administrative Transition
Management & Administrative Transition
Review key and access card system Identify outstanding accounts payable
Obtain elevator inspection certificates
3/2/2012
Property Manager/ Asst. PM
1/31/2012
Management & Administrative Transition
Transfer all files
Property Manager/ Asst. PM
1/31/2012
Management & Administrative Transition
Review evacuation plans and develop emergency ops manual
Property Manager/ Asst. PM
1/31/2012
Management & Administrative Transition
Develop tenant relations events
Property Manager/ Asst. PM
Management & Administrative Transition
Personal Property Inventory - tools, equipment, furniture, etc.
Property Manager/ Asst. PM
3/2/2012
Management & Administrative Transition
Meet with Tenants personally; conduct tenant satisfaction interview.
Property Manager
1/21/2012
3/2/2012
Management & Administrative Transition
Update certificates of insurance from tenants
Property Manager/ Asst. PM
2/15/2012
Management & Administrative Transition
Update signage (suite, elevator, directories, etc)
Property Manager/ Asst. PM
3/2/2012
Management & Administrative Transition
Review and Update tenant handbook
Property Manager/ Asst. PM
1/11/2012
Management & Administrative Transition
ID, review, or update Operations Manuals for property
Property Manager/ Asst. PM
3/2/2012
Service Contracts & Vendors
Establish vendor accounts for lighting, plumbing, electrical, supplies, etc
Property Manager/ Asst. PM
1/11/2012
Management & Administrative Transition
Enter building into Energystar.gov
Property Manager/ Asst. PM
2/15/2012
Service Contracts & Vendors
Carpenter
Property Manager/ Asst. PM
2/15/2012
Management & Administrative Transition
Develop emergency procedures
Property Manager
1/31/2012
Service Contracts & Vendors
Service Contracts & Vendors
Establish office supply vendor account
2/15/2012
Property Inspection and Review
Vacancies
Senior Property Manager/ Property Manager
3/2/2012
Property Manager/ Asst. PM
2/15/2012
Property Inspection and Review
Occupied Spaces
Senior Property Manager/ Property Manager
3/2/2012
Service Contracts & Vendors
Access system
Property Manager/ Asst. PM
2/15/2012
Property Inspection and Review
Mechanical
Senior Property Manager/ Property Manager
3/2/2012
Architect & Design service provider
Property Manager/ Asst. PM
2/15/2012
Property Inspection and Review
Roof
Senior Property Manager/ Property Manager
3/2/2012
Service Contracts & Vendors
Locksmith
Property Manager/ Asst. PM
2/15/2012
Property Inspection and Review
Electrical
Senior Property Manager/ Property Manager
3/2/2012
Service Contracts & Vendors
Elevator service
Property Manager/ Asst. PM
2/15/2012
Property Inspection and Review
Parking lots (and garages, if applicable)
Senior Property Manager/ Property Manager
3/2/2012
Service Contracts & Vendors
Security
Property Manager/ Asst. PM
2/15/2012
Property Inspection and Review
Lobbies and common areas
Senior Property Manager/ Property Manager
3/2/2012
Service Contracts & Vendors
Water treatment
Property Manager/ Asst. PM
2/15/2012
Property Inspection and Review
Obtain BOMA measurements
Senior Property Manager/ Property Manager
3/2/2012
Service Contracts & Vendors
Garage management
Property Manager/ Asst. PM
2/15/2012
Property Inspection and Review
Prepare inspection reports
Property Manager/ Asst. PM
3/2/2011
Service Contracts & Vendors
HVAC
Property Manager/ Asst. PM
2/15/2012
Service Contracts & Vendors
EMS monitoring & service
Property Manager/ Asst. PM
2/15/2012
Property Inspection and Review
Rekey vacancies. Ensure brokerage team has access.
Property Manager/ Asst. PM
3/2/2012
Service Contracts & Vendors
Janitorial/Day Porter
Property Manager/ Asst. PM
2/15/2012
Property Inspection and Review
Preliminary physical operational audit
Engineer/ Technician/ Property Manager
3/2/2012
Service Contracts & Vendors
Interior landscaping
Property Manager/ Asst. PM
2/15/2012
Property Inspection and Review
Initiate low/no expense improvements
Senior Property Manager/ Property Manager
Service Contracts & Vendors
Exterior landscaping
Property Manager/ Asst. PM
2/15/2012
Property Inspection and Review
Develop cost savings recommendations
Senior Property Manager/ Property Manager
3/2/2012
Service Contracts & Vendors
Pest control
Property Manager/ Asst. PM
2/15/2012
Lease Management & Software Implementation
PM Reflex presentation & training sessions (applicable when Cassidy Turley is absorbing new employees)
TQC Manager
1/16/2012
Service Contracts & Vendors
Plumber
Property Manager/ Asst. PM
2/15/2012
Lease Management & Software Implementation
When applicable, obtain data from property management co. to transfer lease information to PM Reflex
TQC Manager
1/16/2012
Service Contracts & Vendors
Fire alarm system & PM contractor
Roof
Property Manager/ Asst. PM
3/2/2012
Service Contracts & Vendors
Service Contracts & Vendors
Electrician
Property Manager/ Asst. PM
Property Manager/ Asst. PM
2/15/2012
Service Contracts & Vendors
Snow removal
Property Manager/ Asst. PM
2/15/2012
Service Contracts & Vendors
Sprinkler monitoring & PM contractor
Property Manager/ Asst. PM
2/15/2012
Service Contracts & Vendors
Fire extinguishers
Property Manager/ Asst. PM
2/15/2012
Service Contracts & Vendors
Trash removal
Property Manager/ Asst. PM
2/15/2012
Lease Management & Software Implementation Lease Management & Software Implementation
Load General Building Summary
Property Manager or TQC Manager
3/2/2012
1/16/2012
Load Phase I (info to complete a rent roll)
Property Manager or TQC Manager
Lease Management & Software Implementation
Load Phase II (completing the abstract)
Property Manager or TQC Manager
1/31/2012
Lease Management & Software Implementation
Load Tenant Contacts
Property Manager/ Asst. PM
1/31/2012
Lease Management & Software Implementation
Load Service Provider Information
Property Manager/ Asst. PM
1/31/2012
1/16/2012
Lease Management & Software Implementation
Load Contract Information
Property Manager/ Asst. PM
1/31/2012
Lease Management & Software Implementation
Audit leases and files
Property Manager/ Asst. PM
3/2/2012
Service Contracts & Vendors
Common area carpet cleaning
Property Manager/ Asst. PM
2/15/2012
Financial Review
Obtain and review historical delinquency
Property Manager/ Asst. PM
Service Contracts & Vendors
Power washing
Property Manager/ Asst. PM
2/15/2012
Financial Review
Review existing collections policy & any required modifications with Owner
Property Manager/ Asst. PM
Service Contracts & Vendors
Infrared scan
Property Manager/ Asst. PM
2/15/2012
Financial Review
Notify Tenants of required modifications
Property Manager/ Asst. PM
3/2/2012
Service Contracts & Vendors
Roof management agreement
Property Manager/ Asst. PM
2/15/2012
TQC Manager Responsibilities
Obtain property code from corporate accounting & enter into PM REflex; inform PM of property code
TQC Manager
1/11/2012
2/15/2012
TQC Manager Responsibilities
Create new property in PM REflex; assign users as defined by Property Manager
TQC Manager
1/3/2012
Service Contracts & Vendors Service Contracts & Vendors
Service Contracts & Vendors
Mat service Window cleaning
Metal refinishing contract
Property Manager/ Asst. PM Property Manager/ Asst. PM
Property Manager/ Asst. PM
2/15/2012 2/15/2012
3/2/2012 3/2/2012
Service Contracts & Vendors
General warranty information
Property Manager/ Asst. PM
2/15/2012
TQC Manager Responsibilities
Load property summary information; assign property to appropriate Client in PM Reflex
TQC Manager
Service Contracts & Vendors
Identify list of services for re-bid & update certificates of insurance
Property Manager/ Asst. PM
2/15/2012
TQC Manager Responsibilities
Verify accountant and PM have populated the financial info within the Accounting Tab in PM Reflex
TQC Manager
1/3/2012 1/6/2012
Service Contracts & Vendors
Bulk purchasing of paper products
Property Manager/ Asst. PM
1/21/2012
TQC Manager Responsibilities
Verify with HR that a property acct code has been created & that PM has received code for billing of maint techs
TQC Manager
1/11/2012
Service Contracts & Vendors
Bulk purchasing of lighting products
Property Manager/ Asst. PM
1/21/2012
Marketing & Leasing
Make new business announcement
Account Manager/ Broker
1/1/2011
Utility Account Set-Up
Electric
Property Manager/ Asst. PM
2/15/2012
Marketing & Leasing
Obtain as-builts
Account Manager/ Broker
3/2/2012
Utility Account Set-Up
Water
Property Manager/ Asst. PM
2/15/2012
Marketing & Leasing
Review owner's standard lease form or submit standard lease form for owner approval
Account Manager/ Broker
3/2/2012
Utility Account Set-Up
Sewer
Property Manager/ Asst. PM
2/15/2012
Marketing & Leasing
Review vacancies
Account Manager/ Broker
3/2/2012
Utility Account Set-Up
Phone (emergency lines, fire, sprinkler)
Property Manager/ Asst. PM
2/15/2012
Marketing & Leasing
Establish marketing plan and proposed budget (or review existing)
Account Manager/ Broker
3/2/2012
Utility Account Set-Up
Gas (vacancies)
Property Manager/ Asst. PM
2/15/2012
Marketing & Leasing
Submit marketing plan for owner approval
Account Manager/ Broker
3/2/2012
Utility Account Set-Up
Review submeters
Property Manager/ Asst. PM
2/15/2012
Marketing & Leasing
Change out 'on property' leasing signage
Account Manager/ Broker
3/2/2012
Real Estate Tax Review
Review current real estate tax assessment-Populate Real Estate Tax Tab in PM Reflex
Account Manager/ Property Manager
2/15/2012
Marketing & Leasing
Obtain all marketing material property of owners such as photographs, marketing materials, etc.
Account Manager/ Broker
3/2/2012
Real Estate Tax Review
Confirm possession of previous 2 years RE tax bills and paid receipts
Account Manager / Property Manager
2/15/2012
Marketing & Leasing
Obtain list of transaction claimed by existing leasing team
Account Manager/ Broker
3/2/2012
Management & Administrative Transition
Order Uniforms
Property Manager/ Asst. PM
1/16/2012
Management & Administrative Transition
Nextel conversion
Property Manager/ Asst. PM
1/16/2012
Management & Administrative Transition
Obtain Building-Standard Finishes
Property Manager
3/2/2012
Management & Administrative Transition
Obtain and review current years budget/any reforecasts
Property Manager/ Asst. PM
3/2/2012
Management & Administrative Transition
Review budget preparation next year
Property Manager/ Asst. PM
3/2/2012
THE CAPITOL CENTER / 225 EAST 16TH STREET / DENVER, COLORADO 80202 Management & Administrative Transition
Review previous years operating cost reconciliations
Property Manager/ Asst. PM
3/2/2012
Management & Administrative Transition
Review projects and current status with existing PMC
Property Manager/ Asst. PM
3/2/2012
Management & Administrative Transition
Identify incomplete projects
Property Manager/ Chief Engineer
3/2/2012
Management & Administrative Transition
Confirm and review insurance reporting procedures
Property Manager/ Asst. PM
3/2/2012
Management & Administrative Transition
Deliver introduction letter, tenant newsletter
Property Manager
1/16/2012
Management & Administrative Transition
Update Answering Service of new management contact phone numbers, etc.
Property Manager/ Asst. PM
1/16/2012
PAGE 10
WHY CASSIDY TURLEY
Transitions & Quality Control Team
Capitol Center 225 East 16th Street
Account Executive Alex Fox City Leader
Celeste Fellows Property Manager
Melissa Lane Corporate Director of Operations
Ed Lynch Manager
Jake Smith
TQC Coordinator
Ben Hendrix
TQC Coordinator
Janet Tate-Anglin TQC Coordinator
Steve Baldwin
TQC Coordinator
Heidi Logan
TQC Coordinator
Sean Feco
TQC Coordinator
THE CAPITOL CENTER / 225 EAST 16TH STREET / DENVER, COLORADO 80202
Michelle Bausworth TQC Coordinator
Tallis Lockos Training
PAGE 11
Sustainability Energy/Sustainability Why Cassidy Turley Sustainability Energy/Sustainability
A Commitment to Sustainability A commitment to sustainability.
Cassidy Turley Cassidy Turley Our Sustainability Services team delivers integrated, tailored A commitment to sustainability. Sustainability Snapshot Sustainability Snapshot solutions to maximize sustainable opportunities for every class
Sustainability Energy/Sustainability
Cassid Susta
of real estate.
•
Our Sustainability Services team delivers integrated, tailored ENERGY STAR solutions to maximize sustainable opportunities for every class Cassidy Turley has managed more than 10 million square • 136 Buildings of real estate.
feet of LEED project work
Many of our 50+ LEED AP’s are also subject matter A •commitment to sustainability.
ENERGY
13,086,528 SF square • Cassidy Turley has managed• more than 10 million
• 136 B • 13,08
feet of LEED project work
experts on local and regional sustainable energy utility • Many of our 50+ LEED AP’sLEED are also subject matter Turley • sustainable 51 Buildings boards and sustainable non-profit organizations experts on Cassidy local and regional energy utility Our Sustainability Services team delivers integrated, tailored boards andSustainability sustainable non-profit organizations • 8,593,193 SF Completed Snapshot solutions maximize sustainable with opportunities for everysuch class as the • Ourtoactive involvement organizations • 994,732 SF of real estate. • Our active involvement with organizations suchinasProgress the U.S. Green Building Council and the Urban Land Institute, ENERGY STAR and the Urban Land Institute, U.S. Green Building Council • Cassidy Turley hasand managed morelevels, than 10 millionus square on both local national keeps firmly rootedoninboth local • and 136national Buildings levels, us firmly rooted in Gap keeps Analysis feet of LEED project work • 13,086,528 SF best practices throughout cutting edge technologies and best practices throughoutcutting edge technologies and • 57 Buildings • Many our 50+ LEED AP’s are also subject matter the of industry the industry • 12,785,550 SF LEED experts on local and regional sustainable energy utility • 51 Buildings • 8,593,193 SFLEED Completed Accredited • 994,732 SF in Progress
boards and sustainable non-profit organizations
• Our active involvement with organizations such as the
LEED Successful
• 51 Bu • 8,593 LEED for Existing Build Gap Analysis• 994,7
SERVICE
Gap Ana
• 57 Bu • 12,78
LEED for Existing Build Project Management LEED A
Professionals & GA’s
• 86 De
• 86 Designated
U.S. Green Building Council and the Urban Land Institute, on both local and national levels, keeps us firmly rooted in cutting edge technologies and best practices throughout the industry
Gap Analysis
LEED for Commercial Interiors Project Management
• 57 Buildings • 12,785,550 SF
ENERGY STAR Partner of the Year
LEED Accredited Professionals & GA’s • 86 Designated
Sustainable Support Services
Sustainable Support Services LEED® Project Management
Renewable Energy Certificates
LEED® Project Renewable Energy Energy Management Management Certificates Systems Tenant Awareness Construction Waste Sustainable Support Services Campaigns Management This past March, Cassidy Turley was awarded the U.S. Environmental Protection Agency’s ENERGY Project Renewable STARLEED® Partner of the Year Award in Energy recognition Tenant Awareness Construction WasteEnergy Management Building Recycling Storm Water Management Certificates Systems Sustainable Operating Campaigns and leadershipManagement Programs Recovery/Management of our achievements in energy Procedures efficiency. We are extremely excited about this acknowledgment, to Waste enhance Tenant Awareness and continue Construction Building Recycling Storm Water 8 | Cassidy Turley CampaignsOperating Management Programs Energy Star our Sustainable relationship with EPA and reduce energy Recovery/Management Procedures Benchmarking consumption portfolio wide. Systems Sustainable Operating Procedures 8 | Cassidy Turley
Storm Water Recovery/Management Systems
Energy Star Benchmarking
THE CAPITOL CENTER / 225 EAST 16TH STREET / DENVER, COLORADO 80202 8 | Cassidy Turley
Systems
ENERGY STAR Benchmarking
Energy Management Systems
Sustainability Assessme
Building Recycling Programs
REPRESENTATIVE NAT Energy Star Benchmarking
750 East Pratt St Baltimore, MD PAGE 12
WHY CASSIDY TURLEY
National Sustainability Services A Sampling of Our Clients and Successes
Successful Partnerships
Successful Partnerships
SERVICE
OVERVIEW
CLIENT
RESULTS
LEED for Existing Buildings Feasibility study of the LEED EB Gap Analysis requirements which includes a detailed budget and anticipated certification level. Conducted over 50 Gap Analyses totaling 12.4 million SF
• Analyzed 10 building office portfolio (1+ million SF)
LEED for Existing Buildings Management of the entire LEED Project Management EB process from kick-off through certification. Managed over 6.3 million SF of LEED projects. Single building or portfolio program available.
• Certified 10 building office portfolio (2.5 million SF)
LEED for Commercial Interiors Project Management
Management of the LEED CI tenant build-out process from kick-off through certification.
• Managed multiple LEED CI projects
• Washington, DC • Charlotte, NC • St. Louis, MO
• Improved corporate commitment to sustainability
Benchmarking building energy performance in ENERGY STAR’s Portfolio Manager. Managed over 12 million SF of ENERGY STAR labeled buildings.
• Obtained baseline energy performance
Review and recommend new and innovative sustainability initiatives. Ensure sustainable best management practices.
• Assessed over 1.2 million SF
ENERGY STAR Benchmarking
Sustainability Assessment
• Identified opportunities for operational improvements • Developed sustainability strategic plan
• Reduced operating expenses • Exceeded ownership expectations
• Certified multiple Cassidy Turley offices across the country
• Identified energy conservation measures • Achieved the ENERGY STAR label for multiple buildings
• Enhanced corporate image • Reduced operating expenses
REPRESENTATIVE NATIONAL PROJECTS
750 East Pratt Street Baltimore, MD
300 South Riverside Plaza Chicago, IL
527 Madison Avenue New York, NY
500 New Jersey Avenue, NW Washington, DC cassidyturley.com cassidyturley.com | 19
THE CAPITOL CENTER / 225 EAST 16TH STREET / DENVER, COLORADO 80202
PAGE 13
Property Management Property Management Plan Accounting Services Our experienced staff will tailor an accounting system to create the optimal platform. We are committed to timeliness and absolute accuracy. Our process is driven by the strength of our people. Our accounting staff has an average of 14 years experience in property accounting. Our management team, most of whom have earned CPAs or advanced accounting degrees, monitor process, quality and consistency. Our systems are designed to ensure appropriate controls and safeguards over your property’s financial data, and our internal controls are documented, tested and reported annually through the presentation of our Service Organization Control (SOC 1) Reports. Our accounting staff collaborates with the property manager to review and deliver the reports you require to make sound business decisions. From standard
financial reports to highly sophisticated customized reports, we tailor our reporting to fit your specific requirement. Our automated payables system, Nexus, ensures efficient routing, approval and electronic storage of vendor invoices. We strive to deliver consistent, high quality financial performance efficiently and cost effectively. Lease Administration, Operating Reports and Budgets To ensure delivery of comprehensive and current information in these processes, we continually build upon our $3 million technology investment during the past five years by investing 4% of our revenue into our technology platform annually. The core of our resources is an Internetbased platform, Yardi Voyager, which accommodates flexibility in the organization of real estate data and is held in high regard by industry experts.
THE CAPITOL CENTER / 225 EAST 16TH STREET / DENVER, COLORADO 80202
Maintenance, Work Orders and Tenant Service Requests Cassidy Turley enjoys a national relationship with Workspeed to provide web-based: • Detailed preventive maintenance and asset repair tracking • Automated work order generation, dispatch and retrieval • Historical data tracking, trending and reporting The added layer of detail is designed to proactively identify ways to take better care of the major mechanical items that service the building. This additional monitoring is designed to prolong the life of the equipment and save you money.
PAGE 14
Contract Services and Purchasing Time Square Capital will benefit from the leverage of our almost six million square feet of property in Denver. Engineering and Maintenance Expertise Our in-house and mobilized maintenance force provides broad property coverage, depth of knowledge in physical plant structures and a wide scope of experience. We pride ourselves on expense savings through in-house knowledge and labor performance. Cassidy Turley’s engineering teams focus on preventive maintenance to prolong asset life and to delay or avoid capital expenditures. Through building automation, operation, lighting retrofits, variable frequency drive installations and other initiatives, we are able to drive energy savings and improve the quality of the asset.
Ownership Mentality Cassidy Turley’s Denver office personnel are equipped and trained to maintain, update and integrate Argus proforma data and runs into property management activities and reporting. We communicate with our owners and operate their real estate with a plan for a hold period or series of hold events (redevelopment, lease up, critical Equity partner mentality: occupancy period, etc.) leading We are “in” the investment to an exit disposition. Cassidy together. Turley prides itself on detailed and accurate reporting with flexibility to fit ownership’s investment reporting requirements. Benchmarking Quality Cassidy Turley contracts annual Tenant Surveys through Kingsley. Occupant satisfaction and perception of quality is a critical assessment. Through comparison in our large regional portfolios as well as participation in Building Owners and Managers Association (BOMA) expense comparisons, we regularly track and trend operating expense data. Through Workspeed work orders, or other property management systems, we track and monitor service requests, responses and resolutions.
PROPERTY MANAGEMENT
Experienced Transition Services Cassidy Turley has a well-organized and very detailed transition process. Our detailed transition procedures seamlessly cover all information during transition, and identify deficiencies in past operation and opportunities for contract change or improvement. The end result is a transition that improves tenant relations and provides a platform to begin maximizing efficiency of building operation. We have effectively transitioned more than 80 million square feet of property in the past 24 months.
The “bottom line” is that Cassidy Turley will create value for you in the management of the Capitol Center.
Emergency Procedures and Risk Management Maintaining the safety of building occupants and providing clear, tested emergency procedures is a critical responsibility in building Cassidy Turley Property Once hired, ownership and management. Management will control we will audit Our engineers and building and reduce expenses. all operational operators are trained and areas of the supported to provide the building and develop an operating plan property with exceptional service and that will focus on energy saving initiaaccess to the best operations and life tives. safety procedures in the industry.
THE CAPITOL CENTER / 225 EAST 16TH STREET / DENVER, COLORADO 80202
PAGE 15
Property Management Fees Management Fees Cassidy Turley proposes a management fee of $3,208 per month or 1% of gross receipts, whichever is higher. Salary Reimbursement $49,125 annual salary reimbursement for Property Management staff. Maintenance Costs Maintenance costs will be billed directly to the property with no mark-up. Construction Fee If Cassidy Turley provides Construction Management services, fees will be charged based on the following schedule: 0 - $10,000 No fee $10,000 - $500,000 Five percent (5%) fee of total project costs $500,001 or greater Four percent (4%) fee of total project costs
THE CAPITOL CENTER / 225 EAST 16TH STREET / DENVER, COLORADO 80202
PAGE 16
PROPERTY MANAGEMENT
Alex Fox Senior Vice President 1515 Arapahoe Street, Suite 1200 | Denver, CO 80202 T 303.312.4232 F 303.534.8270 Alex.Fox@cassidyturley.com | cassidyturley.com Experience Alex Fox serves as the City Leader in the Property Management Division of Cassidy Turley, where he oversees the management team and operations in the Denver market. Alex focuses on coordinating services offered by Cassidy Turley to meet client objectives for each property. His responsibilities include budget creation and analysis, lease negotiation and administration, supervision and support to the property management staff, strategic planning and quality control functions. Prior to his current position, Alex served as the Account Manager for the BJC HealthCare portfolio in St. Louis, MO. BJC HealthCare is one of the largest non-profit healthcare systems in the United States, and the largest employer in Missouri. As the Account Manager, Alex worked closely with BJC HealthCare’s Director of Real Estate, Legal Department, hospital system presidents and administrators as well as a team of ten Cassidy Turley managers and associates, overseeing management and leasing throughout the 25 building, 1.5 million square foot, portfolio. In December 2008, Cassidy Turley was awarded the management assignment for the Express Scripts corporate headquarters. At that time, Alex assumed the additional responsibility of managing the Express Scripts corporate real estate relationship in St. Louis. Alex joined Cassidy Turley in June 1998 as a Property Manager and has worked on several high profile office, retail and medical office assets. Clients Served Archon Group, BJC HealthCare, Express Scripts, Travelers, LNR, Panattoni, Indcor, CIII Professional Recognition • Licensed Real Estate Salesperson, Missouri • St. Louis Association of Realtors • Recipient of Cassidy Turley Customer Service Award, 2001 • Certified Property Manager (CPM) • Recipient of Cassidy Turley Frederic B. Martin Award, 2003 Community Leadership • Cassidy Turley Representative – St. Louis Minority Supplier Development Council Board of Directors • Young Professionals Board Member of the St. Louis Crisis Nursery • Five time participant and $1,000+ fund-raiser for the MS150 Bicycle Ride Education University of Missouri, BA, Political Science
THE CAPITOL CENTER / 225 EAST 16TH STREET / DENVER, COLORADO 80202
PAGE 17
Property Management Celeste Fellows Property Manager 1515 Arpahoe Street, Suite 1200 | Denver, CO 80202 T 303.312.4258 F 303.534.8270 celeste.fellows@cassidyturley.com | www.cassidyturley.com
Experience Celeste Fellows joined Cassidy Turley in October 2012. Celeste currently handles a portfolio of office space in the Denver/Colorado Springs area, including properties owned by LNR, C-III and TCF Bank. Celeste oversees tenant relations, budget preparation, lease administration, CAM reconciliations and vendor administration for all properties. Her tenants are primarily office users, medical offices, and call centers. Prior to joining Cassidy Turley, Celeste worked for Trammell Crow Company in Washington, DC for 10 years managing class A commercial office buildings, including Market Square, a 1.5 million square foot mixed-use property that included several GSA tenants, including the Department of Justice and the Internal Revenue Service. Professional Recognition Cerified Property Manager (CPM) Education Bachelor of Arts, Psychology, Hollins University
THE CAPITOL CENTER / 225 EAST 16TH STREET / DENVER, COLORADO 80202
PAGE 18
PROPERTY MANAGEMENT
THE CAPITOL CENTER / 225 EAST 16TH STREET / DENVER, COLORADO 80202
PAGE 19
1515 ARAPAHOE STREET, SUITE 1200 | DENVER, COLORADO 80202 P 303.312.4232 | F 303.534.8270 | WWW.CASSIDYTURLEY.COM