Capitol center 225 e 16th street pm proposal

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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CPS (formerly affiliated with CO  became affiliated with Cassidy WHY CASSIDY TURLEY

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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

ormerly affiliated with CORFAC International) of Santa Clara, CA e affiliated with Cassidy Turley on April 23, 2010. Founded 1977.

Cassidy Turley Offices

Cassidy Turley Offices:

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0 y Turley Brand Officially Launched on March 1, 2010

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