11 minute read
Tech-Enhanced Buildings
California Buildings News • Q3 2021
Helping Managers Cope with Dramatic Changes
Building managers will spend an estimated $20 billion-plus this year on operational software, with techcentric California likely leading the way. They will spend much more on various gadgets, like sensors, smart door locks, better filtration, intelligent restrooms and security devices. Thanks to the pandemic, smart building operations need to get much more intelligent to cope with numerous changes in the way we work or occupy facilities.
According to a just-released Urban Land Institute report, “Technology is now viewed as the way to remain competitive in every business product, service, and operation—and even more so, as a means to challenge the status quo and lead market change. As one company said, ‘We are increasing our [adoption] capacity in order to be ahead of the curve and lead the transformation in the real estate sector’.”
The report continued, “Proactive real estate companies are adopting property technologies in all business areas— fundamental management and financial streams, design and construction, leasing/tenant relations, as well as newer areas of data analytics, health/wellness, and climate impact forecasting/mitigation.” Data analytics and systems that unlock the power of data from all platforms and sources
“People want to feel confident that within a company are becoming their workspace is safe. I think technology essential, the report notes. “It is only second to project mansuch as IAQ sensors will help people feel agement ...the crude oil of our more comfortable in their workplaces,” business.” Sam Shapiro, Able Services. The COVID-19 pandemic “accelerated demand for technologies that support tenant engagement, the touchless experience, and health and wellness factors,” the report said. California-headquartered Able Services marketing chief Sam Shapiro says, “People want to feel confident that their workspace is safe. I think technology such as IAQ sensors will help people feel more comfortable in their workplaces. People never really inquired about their air quality prior to COVID unless they had allergies or some pre-existing conditions.” Sonia Miro, Kearny Real Estate Company’s director of property management for the San Diego region, said that providing adequate air filtration is a major concern.
the ART of Building Sustainability
TECHNOLOGY SUPPORTED BY A BROAD ARRAY OF TECHNICAL SERVICES.
Does your IoT vendor provide extensive online technical services?
In addition to a high level of integration between HVAC, lighting, and security systems, sustainability demands other technological and supporting elements that will endure over the long term. At Reliable Controls, we provide nine important elements to help you create true building sustainability—now and into the future. One of these elements demands the use of technology backed by comprehensive technical support services. With more than 30 years in the building controls industry, Reliable Controls is ideally positioned to deliver comprehensive technical services and expertise in building automation. Whether you’re new to the industry or a skilled professional, Reliable Controls has the resources to support your goals. Our online portal provides access to operator certification training, engineering specifications, software manuals, hardware user guides, troubleshooting tools, and more. To learn more about the art of building sustainability please visit reliablecontrols.com/TABS
California Buildings News • Q3 2021
“Depending on the frequency of fresh air exchange, some tenants may need to install ceiling solutions that help neutralize harmful pathogens in a tenant's space.” She said building managers also need to be able to stagger work schedules and make sure HVAC controls and EMS systems can adjust to increased hours of operation while being programmed in such a way to ensure the mechanical systems are working as efficiently as possible.
“Will companies keep their offices open longer hours to make these accommodations?” she asks. “...or will they simply stagger their crews to work on alternating days? With after-hours HVAC costs being billed back to the tenants, this may not be feasible economically, but definitely something to consider.”
Specific Ways Firms Use PropTech
Elizabeth Griggs, president of Lafayette-headquartered Windsor Management, has used technology to efficiently run her mostly East Bay commercial portfolio since before the pandemic. “We were already cloud based when the shutdown occurred so were fortunate enough to not have missed a beat. Tenants want answers and results when they want them regardless of where their manager is. I think this will affect the thought process of the need for onsite management for many properties.”
She recently detailed her approach in a white paper in which she wrote, “Technology aids in efficiently running today's properties in a multitude of ways. Mobile apps, cloud-based software and PropTech software are allowing firms to be more productive and accurate in every aspect of their service and output they provide. Technology saves time and money. It allows management teams to concentrate on accounting and management analysis versus old- fashioned paperwork.” (A few examples in
the box above.)
“Technological improvements may include: security cameras, electric door and gate access, Bluetooth remote lockboxes, HVAC remote system and electric control systems. Additional software: Microsoft Office, Teams, Docusign, Trello and Zoom. At Windsor, we use the most up-to-date technology available for the benefit of the property. In this way we can enhance our communication, assessment, and relations with tenants and vendors for the betterment of the property.”
Facilities management is increasingly relying on artificial intelligence mechanisms, such as robots to deliver items to hotel rooms or to augment security in commercial buildings or vacuum floors when labor is scare or costly,
A recent report by Haworth’s Analytics Project Manager Raymond Lim cited AI chatbots as improving efficiency by gathering information and rapidly initiating responses. He also noted that sensors can be used to help companies better plan space utilization. “The data collected is granular and precise, since the sensor is pinging 24/7, and the data dashboard collates and aggregates the data to provide solution recommendations,” he said.
Lim makes the argument that accumulating and understanding the massive amounts of data we gather about operations can help us better predict problems and manage day-to-day activities—in tandem with human monitoring and involvement. n
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PropTech Saves Time & Money
z Real-Time Work Orders Generated and Dispersed z Prompt Tenant Rental Payments z Accuracy of Lease Term Execution z Enhanced Efficiency z Faster Responsiveness to Tenants z Immediate Follow-Through with Vendors z Property Manager Visits and Inspections Increase with Less Paperwork z Ease and Accuracy of Reporting z Improved Data Access and Storage z Removal of Human Error z Standardization of Operations z Raised Productivity Levels
California Buildings News
Guidelines Help Owners, Managers and Suppliers Navigate Elevator Communications
Historically, devastating events such as the Chicago fire of 1886, natural disasters like the San Francisco earthquake in 1906 or even the Texas storm this past winter have been the impetus when creating uniform standards for buildings and specifically elevators. Regardless of the situation, the response, especially how the call for help is answered, often defines the ultimate outcome.
Code requirements are tightening, making it increasingly important to understand and have confidence in how the emergency phones on your property are answered. Since Kings III’s inception in 1989, emergency communication solutions for onsite help phones has been our sole focus.
Some time ago, Kings III developed what we refer to as our Recommended Minimum Standards for Emergency Elevator Phone Monitoring, which covers specifications related to code compliance, performance and safety.
This is meant to help building owners, property managers and key suppliers such as elevator companies and elevator consultants better navigate something as niche as elevator communications.
Best Practices Add Life-Safety Measures
Many of the items outlined enhance or expand on what is written in the code. Others include best practices that provide additional life-safety measures for your property.
A prime example of this would be ensuring that your monitoring facility has fully redundant capabilities for electricity as well as the facility itself. The winter storms Texas experienced this year certainly reinforced that point.
Having the ability to call 911 sounds like something you would expect anyone answering an emergency call to have. Unfortunately, that’s not always the case. Now with large call centers being regionally or nationally located, just because someone answers the phone doesn’t mean they can offer the help you need. What if the caller doesn’t speak English? There are more than 6,500 languages spoken in the world today, 350 in the U.S. Can your operator answer the call in something other than English?
Mitigate Risk and Liability Exposure
With today’s litigious society some things are not worth the risk. Having a call recording that includes a time and date stamp could prove invaluable. Something often overlooked, even when call recording is available, is that calls should be stored and retrievable for a minimum of three years. This is important because many states have a two-year statute of limitations for personal injury cases. The third year will help make sure your organization has these recordings at your fingertips through the legal process.
Our focus is to help you increase safety and reliability, mitigate risk and liability exposure, as well as manage tenant experience in your building. So regardless whom you use to monitor your elevator emergency phones, we encourage you to review the full list of minimum standards, share with the principal parties at your organization as well as with suppliers like your elevator maintenance company or elevator consultant and ultimately test your current solution against these specifications.
See the complete list of Kings III’s Recommended Minimum Standards for Emergency Elevator Phone Monitoring at go.kingsiii.com/ minimum-standards.
California Buildings News • Q3 2021
California Buildings News • Q3 2021
San Francisco Fundamentals Promise Eventual CRE Recovery
Measures to Keep The City Healthy Remain an Essential Priority
By John Bryant, CEO of the Building Owners and Managers Association of San Francisco
With the emergence of new variants and the subsequent backsliding in local public health mandates, it’s easy to become fearful that we are stuck in a never-ending cycle of slow progress followed by alarming public health developments and the health measures required to counter them. However, even though it might not always feel like it, we are making progress and the industry continues to show resilience driven by innovation, adaptability, and a commitment to our tenants.
San Francisco and the surrounding Bay Area counties are still leading the country in terms of vaccination rates, with 85% of eligible San Franciscans having received at least one dose of the vaccine and 79% being fully inoculated. However, despite these numbers, tenants returning to the office are coming back at a much slower rate than expected, leaving many to ask the question, “Why are other cities with lower vaccination rates returning in greater numbers?”
Cities such as Dallas and Houston are already seeing occupancy rates of 50% and higher while San Francisco still hovers at less than 20% full. A unique contributing factor to the slow pace of office return lies in the fact that San Francisco is largely a tech city and many of the jobs sourced in San Francisco are easier to do remotely. Many of the tech giants such as Salesforce and Google were already offering greater work flexibility for their employees, and we are seeing that trend accelerate with the emergence of COVID.
Other challenges to San Francisco’s recovery are quality of life concerns such as crime, homelessness, and transportation reliability before a full economic recovery can occur.
Those issues existed long before COVID-19 and have held back our city’s true potential for years. If we are to see a true recovery, addressing our city’s needs outside of Covid will be equally important. Despite the uncertainties, underlying data suggests that San Francisco’s office market is headed for a robust recovery even though it might take longer than expected. According to recent data from Jones Lang LaSalle, the Bay Area has received record venture capital investment over the last year, with the highest percentage ever of that investment being directed to companies within “Data suggests that San Francisco’s the City and County of San Francisco. office market is headed for a Furthermore, owners are capitalizing robust recovery even though it might take longer than expected.” on vacancies by investing capital in new workplace strategy and tenant improvement projects, creating attractive spaces ready to be rented by the sectors of San Francisco that have seen robust growth despite a global pandemic. The safety of our buildings remains paramount, and our members are ensuring that those who enter our buildings are protected through mask wearing and vaccination. San Francisco continues to lead the way on COVID protections, becoming the first city in the country to mandate vaccination for many public employees and for entry into establishments where a mask cannot always be worn such as bars, restaurants, and gyms. Next, it will be incumbent for our industry to partner with local leaders to continue finding ways to encourage all San Franciscans, especially those who work in our buildings and interact with tenants to get vaccinated. Occupancy rates will rise, but first we must continue to do our part and above all else, unfortunately, remain vigilant and patient. Photo: Adobe Stock
