Achieving High Performance Through Innovation
JANUARY/FEBRUARY 2012
Portfolio-Wide Competitive Edge
Plus:
2011 Year in Review Tips for Managing Tenant Construction High-Performance/ Hyper-Connected Buildings
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January/February 2012 Volume 8, No. 1
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2011 Year in Review Lindsay Tiffany Preparing property professionals for success with the industry’s best programming, advocacy and resources.
BOMA 360: The Portfolio-Wide Competitive Edge
Project Manager— Who, Me? Charlie Dismore, CCIM, CFM, CPM, FMA, RPA Tips for managing even the most complicated tenant construction projects.
Laura Horsley What leading companies are saying about the advantage the BOMA 360® designation gives their portfolios.
For advertising rates and information, contact Paul Hagen at Stamats Business Media 866-965-4205. Connect with BOMA Join BOMA on Facebook Join BOMA on LinkedInJoin the EER and BOMA 360 User Groups See BOMA on YouTube: www.youtube.com/ bomainternational Follow BOMA on Twitter:
BOMA President Henry Chamberlain @HenryBOMA BOMA Vice President Lisa Prats @LisaPratsBOMA Volume 8, No. 1 The BOMA Magazine January/February 2011, (ISSN 1532-4346), Copyright 2011. The BOMA Magazine is published bimonthly in January/February; March/ April; May/June; July/August; September/ October; and No vember/December by the Building Owners and Managers Association (BOMA) International, 1101 15th St., NW, Suite 800, Washington, D.C. 20005; Telephone 202326-6300; Fax 202-326-6377; www.boma.org. Periodicals Postage paid at Washington, D.C. and additional mailing offices. POSTMASTER: Send address changes to: The BOMA Magazine, Attn: List Department, 1101 15th St., NW, Suite 800, Washington, D.C. 20005. Undeliverable U.S. copies should be sent to: The BOMA Magazine, Attn: List Department, 1101 15th St., NW, Suite 800, Washington, D.C. 20005. Return undeliverable Canadian addresses to: PO Box 875, STN A, Windsor, ON N9A 6P2.
On the Co ver: BOMA 360-designat ed building 1201 Eye Street in Washington, D.C., managed by Piedmont Office Realty Trust.
DEPARTMENTS 6
Message from the Chair
The Five Generation Workforce.
8
Legislative Update
Payroll tax, leasehold depreciation on agenda after Super Committee failure; BOMA members to storm Capitol Hill; more ADA news.
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State & Local Update
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Codes & Standards Update
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Leading the Way
Budgets and elections to dominate state and local government agendas in 2012.
BOMA influences de elopment of new green code.
Katya Naman—CRE pro, instructor, mentor, wanderlust advocate.
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around the industry
Real estate leaders examine workspace and workforce dynamics in 2025; BOMA local association executives share best practices at 2011 BAE Conference.
30 Trends Tracker
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GREEN SCENE
Insight from the 2011 EcoBuild conference; Al Skodowski named chair-elect of USGBC.
32 Research Corner
Your New Year’s resolution starts with optimizing your building’s performance.
37 EYE ON EDUCATION
ealthcare reform uncertainty breeds H new real estate strategies.
38 Trade Tools
Joe O’Connor Buildings in downtown Charlotte, N.C., get connected for sustainability.
40 BUYERS’ GUIDE
Check out the latest products and services.
42 CONFERENCE
CONNECTION
The 2012 Every Building Conference & Expo in Seattle—your destination for innovation.
Terry Connell A new survey underscores the importance of high-performance, hyper-connected buildings.
January/February 2012 The BOMA Magazine
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Message from the Chair
The Five-Generation Workforce This past November, the BOMA Foundation held its second annual symposium in partnership with Georgetown University. The symposium took a close look at what both the workplace and workforce might look like in 2025 (see page 18 for a full recap), giving students and attendees a unique view toward the future of commercial real estate. The panelists were insightful and forward-looking and had some great discussions about the path we need to carve out today to realize the workforce we envision for tomorrow. One discussion focused on reaching that workforce of the future through smart branding. Panelist Matthew A. Metro with the Maison Group Inc. emphasized that social media is helping companies establish visibility through strong brands, and that the smart companies are empowering employees to use new media to market their companies and attract the best talent. Just as important were discussions about the importance of professionals developing their personnel brand in the market, and how education is key to strengthening that brand, whether that’s through pursing designations or developing and enhancing skills in technology and other core areas. An important takeaway from the symposium touched on a dynamic that should be happening right now if we truly want to position our industry for growth and success. It came from panelist Freddie Lewis Archer with Lewis Real Estate Services, who underscored the importance of not generalizing the talents of different generations. Baby boomers need to be just as tech-savvy as young professionals, who, in turn, need to educate themselves and learn from boomers and seasoned professionals with more experience. It’s too easy to stereotype the strengths and weaknesses of different generations. Mentoring, learning, collaboration and respect will lead to the symbiotic relationships that empower people and teams to build stronger brands and ultimately
a stronger marketplace. Archer also noted that the marketplace is becoming more diverse and that the workforce will soon be comprised of five generations. Imagine the possibilities before us with a well of talent that spans five generations of experience. That broad pool of skill, ideas, creativity and knowledge has great collective potential, but only if we invest in and nurture the human capital before us. Events like the symposium are one way we are making that investment. Another way is through programs like the annual Student Day at the Every Building Conference & Expo in Seattle this June. We will again be welcoming students from real estate programs to get an inside glimpse at commercial real estate and all the opportunities a career in our industry holds, not to mention networking with those seasoned professionals who just may be their future mentors and collaborators. Student Day is just one reason I’m so excited about this year’s conference. Seattle is known as a city of cutting-edge ideas and technology. This “innovation destination” is the perfect setting for industry professionals to get the knowledge and know-how to improve asset performance and increase profitability. It’s also an important event for property professionals looking to catapult their careers. There’s no greater feeling than coming back from the BOMA conference with ideas and strategies that you can implement straight away into your own business plan. And, that’s something everyone can benefit from, regardless of generation. Thank you for supporting our great industry!
Boyd R. Zoccola Chair and Chief Elected Offic
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Publisher: Lisa M. Prats, CAE Editor: Laura Horsley Associate Editor: Lindsay Tiffany Contributing Editors: Karen W. Penafiel, CAE; Ronald Burton; James Cox; Lorie Damon, Ph.D.; Tracy Glink Designers: Elisa Geneser, Art Director; Gwen Dyrland, Graphic Artist Published by: Building Owners and Managers Association (BOMA) International BOMA International Officers Chair and Chief Elected Officer Boyd R. Zoccola Hokanson Companies, Inc. Indianapolis, Ind. Chair-Elect Joseph W. Markling CBRE Los Angeles, Calif. Vice Chair Richard W. Greninger, CPM Carr Properties Washington, D.C. Secretary/Treasurer Rebecca B. Hanner, CPM, RPA Cassidy Turley Raleigh, N.C. President and Chief Operating Officer Henry H. Chamberlain, APR, FASAE, CAE BOMA International Washington, D.C. Call for Nominations: Vice Chair and Executive Committee Members
BOMA International’s Nominating Committee is seeking candidates for the position of vice chair and for five principal members and one associate member of the Executive Committee to the Board of Governors. For further information, contact Ann Coslett at acoslett@boma.org.
The cost for The BOMA Magazine is $75 a year for subscribers and $50 a year for BOMA International members. Publication of advertising should not be deemed as endorsement by BOMA International. The publisher reserves the right in its sole and absolut e discretion to reject any advertisement at any time submitted by any party. Material contained herein does not necessarily reflect the opinion of BOMA International, its members or its staff.
The BOMA Magazine January/February 2012
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Reflectivity Updates Required in 2012 for Traffic and Other Signage Take action now for assessment and improvements.
New traffic sign standards focusing on reflectivity went into effect January 1. Contractors and project managers should assess the traffic signage at construction and development sites to ensure they are in compliance with the new standards. Why the new regulations? The new regulations were created in early 2008 by the Federal Highway Administration (FHWA) to improve safety on the nation’s roadways. The push is largely due to an everchanging driving environment caused by an increase in aging drivers, altered headlamp performance and varied vehicle sizes.
Who is affected by these new regulations? If your property has paved areas including roads open to the public, private roads and parking lots for shopping malls and restaurants, office complexes, apartment and residential developments, sports and recreational facilities and other businesses open to the public, you are affected and should have a sign management plan in place. What are the suggested reflectivity levels for traffic signage? • Parking signs should use engineer-grade reflective film or better. • Street signs and other traffic control signs should use high-intensity prismatic or diamond grade reflective film. Why does reflectivity matter? Studies show that highly reflective signage significantly reduces the number of injury collisions. Improved reflectivity will also increase sign visibility at night and in inclement weather. Conformance with the new standards provides a better position to defend against litigation should someone get hurt on your property. Information provided by Grimco.
SIGNARAMA is ready to help you evaluate your site to ensure it is aligned with the new regulations. Contact your local SIGNARAMA for more information. Find your nearest store at www.signarama.com/locations or call 1-866-360-7446.
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legislative UPDATE
Leasehold Depreciation Reverts to 39 Years After Congress Fails to Extend THE FIRST SESSION OF THE 112TH CONGRESS closed in late December with more rancor than legislative victories. Before the Thanksgiving holiday, the efforts of the Joint Select Committee on Deficit Reduction to identify $1.2 billion in spending cuts and revenue raisers ended in the partisan gridlock that has plagued Congress throughout 2011. Now, Congress is scrambling to resurrect its tax agenda and soften the effects of the mandatory spending cuts that will be automatically triggered by the committee’s failure beginning in 2013. Through much of December Congress went back and forth debating legislation to extend the social security payroll tax cut. However, not surprisingly, Congress could not agree on how to pay for it. Democrats favored a surtax on income in excess of $1 million a year, while many Republicans wanted to consider some of the spending cuts that were identified by the Super Committee, such as a salary freeze for federal workers. In the end, the House and the Senate were only able to agree on a short-term extension, and the issue will need to be revisited early in 2012. In addition, at the end of the year, individual and business tax breaks totaling approximately $55 billion expired. Included in these expiring tax provisions is the 15-year depreciation period for leasehold improvements, which reverted back
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to 39 years on January 1. Also included of interest to BOMA members is the brownfield remediation provision, which allows owners to write off brownfield remediation costs in the year they are incurred instead of at the time the property is sold. BOMA and our coalition partners have been working to press Congress to take immediate action on legislation to extend a broad package of expiring tax provisions. We hope to see some action on this issue in the opening months of 2012, and we will push to ensure that any extension is retroactive to January 1.
BOMA Members to Storm Capitol Hill on Tax, Energy Issues On Feb. 1, 2012, BOMA members will go to Capitol Hill to meet with their elected legislators and advocate for the passage of legislation critical to BOMA: the “extenders” package, which includes the 15-year depreciation period for leasehold improvements (see related article above) and tax incentives for energyefficiency retrofits. Join us for BOMA International’s Winter Business Meeting and National Issues Conference on Jan. 30-Feb. 1, 2012, at the Hyatt Regency Washington on Capitol Hill. This year, BOMA has combined both meetings to maximize our presence on
Capitol Hill and make more efficient use of your time out of the office. We have an exciting line-up of speakers and training sessions designed to make you and your members more effective advocates on the key issues impacting commercial real estate in the 112th Congress. With so many issues impacting the commercial real estate industry to be debated, it is imperative that BOMA members attend the conference to help voice BOMA’s key concerns to lawmakers on Capitol Hill. Congress has yet to address some unresolved matters in the first half of the 112th Congress, including major energy and tax policy issues. Our timing couldn’t be better!
Legislation to Curb “Drive By” ADA Lawsuits Introduced Legislation has been introduced by Rep. Dan Lungren (R-Calif.) to impose notice and a compliance opportunity before a person can commence civil action for violations under the Americans with Disabilities Act (ADA): H.R. 3356, also known as the ACCESS (ADA
The BOMA Magazine January/February 2012
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Compliance for Customer Entry to Stores and Services) Act of 2011. The legislation would require that any person aggrieved by discrimination, based on the failure to remove a structural barrier to entry into an existing public accommodation, first give written notice to the owner of the facility. The owner would then be allowed 60 days to respond with a written description outlining improvements that would be made to remove the barrier, followed by another 120 days to complete the removal of the barrier, before civil action can be pursued.
Workforce Democracy and Fairness Act Introduced In response to the National Labor Relations Board’s (NLRB’s) recent attempts to enact policies that would lead to a de facto “card check” through the rule-making process and limit employers’ ability to reasonably handle possible union elections, Congressman John Kline (R-Mich.), chairman of the House Education and the Workforce Committee, has introduced
H.R. 3094, the Workforce Democracy and Fairness Act. The bill would, among other things, provide employers at least 14 days to prepare their case to present before a NLRB election; guarantee that no union election will be held in less than 35 days; and eliminate “micro union” organizing established in the NLRB “Specialty Healthcare” decision, which made a sweeping new standard for defining what a collective bargaining unit is by permitting the unionization of very small segments of a workforce. BOMA International is working with the Coalition for a Democratic Workplace in support of Congressman Kline’s legislation.
Posting of Union Rights Notice Delayed The National Labor Relations Board (NLRB) postponed enacting a rule requiring most private U.S. employers to post a notice regarding employees’ rights to unionize. The recent decision requires employers to post the notice by Jan. 31, 2012, rather than the original date of Nov.
14, 2011. The notices spell out workers’ rights to form or join labor unions, picket and strike and bargain collectively without facing retaliation. Other than stating that employees have the right to refrain from those activities, there’s no mention of a right to decertify a union or how to do so.
High-Performance Federal Buildings Act Legislation Introduced O n Nov. 4, 2011, Rep. Russ Carnahan (D-Mo.) introduced H.R. 3371, the High Performance Federal Buildings Act of 2011. The goal of this legislation is to produce high-performance federal buildings through an improved approach to building utilization, design, construction and operations and maintenance. Specifically, it would require GSA to ensure Continued on page 10
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legislative UPDATE and to encourage effective landlordtenant interactions that foster understanding, increase tenant satisfaction and result in mutual cost savings. As a result of the information and ideas generated, BOMA and RMI plan to develop a guide that will be made available as a free downloadable document. We hope to have the guide available in early 2012.
BOMA International and Rocky Mountain Institute Host Split Incentive Workshop
As part of their ongoing revision of a controversial August 2010 lease accounting proposal, the Financial Accounting Standards Board (FASB) and International Accounting Standards Board (IASB) tentatively agreed to exclude commercial property owners from pending new requirements
On Tuesday, Oct. 25, 2011, BOMA International co-hosted a full-day workshop on sustainability with the Rocky Mountain Institute (RMI) in Boulder, Colo. The purpose of the workshop was to explore solutions to the split incentive barrier to investment in energy-efficiency retrofits; to help accelerate green leasing;
FASB/IASB Propose to Exempt Lessors from New Lease Accounting Requirements
that real estate leases and other types of assets be capitalized on a company’s balance sheet. Under the Oct. 21, 2011 proposed Accounting Standards Update— which, at press time, was out for public comment until Jan. 5, 2012—a lessor would be allowed to measure its investment properties at fair value by electing the fair value model under IAS 40, Investment Property. The boards believed this exception was necessary for lessors of multi-tenant real estate; however, this scope exception could include more than just multi-tenant real estate. Unfortunately, commercial property tenants would remain subject to the pending new lease accounting requirements, which would eliminate off-balance-sheet treatment for operating leases and re-characterize the incomeproducing real estate business as a financing business on financial statements. The FASB and IASB are expected to allow for further comment on most, if not all, of the initial August 2010 exposure draft. BOMA
that the life-cycle cost is considered during the design of the building; develop regulations establishing federal building commissioning standards modeled on existing private-sector standards and guidelines; study and report to Congress on the use of integrated design processes and building information modeling with respect to the design and construction of federal buildings; and report on the energy use, water use and high-performance attributes of federal buildings. No action has been taken on this bill.
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The BOMA Magazine January/February 2012
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state & LOCAL Update
Budgets and Elections to Dominate Agendas in 2012 THE ACTION WILL BE INTENSE at the state and local levels in 2012 as policymakers continue to face tough fiscal challenges and many face re-elections in the fall. State and local policymakers have spent the last few years grappling with budget concerns and are slowly inching toward solvency. Many are doing this through new business fees and taxes on the already sluggish commercial real estate industry. As a result, advocates will need to be even more vigilant this year to protect our industry’s interests. Here is a look at those issues:
Budgets For the first time in four years, concerns over fiscal matters will not top legislative agendas in the states as economies are recovering, albeit at a slower pace
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than before the economic downturn. According to a report from the National Conference of State Legislatures, state fiscal conditions are improving, expenditures in most states are stable and, in a significant departure from previous years, few states report new budget gaps opening since the current fiscal year began. State legislative fiscal officers, however, remain concerned about global economic volatility, persistently high unemployment, long-term spending pressures and congressional actions on federal deficit reduction. Any adverse development in any one of these areas could derail any progress states have made to correct fiscal imbalances. While state fiscal conditions have improved slightly, the trickle-down effect has not been good for the nation’s
cities. State aid to municipalities has been severely cut, and many cities are unable to meet their obligations to employeerelated healthcare coverage and pensions. Real estate markets are still struggling to rebound, meaning cities will face slower growth in future property tax collections through 2013. To offset these pressures, cities are cutting personnel and raising fees on a variety of services that impact commercial real estate.
The BOMA Magazine January/February 2012
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Energy Performance Benchmarking
Elections
This fall’s elections will not only be significant at the national level, but will also be tremendously important at both the state and local levels. Voters in 11 states will head to the polls to elect governors in 2012. Democrats are defending eight seats, as Republicans are defending three relatively safe seats in Indiana, North Dakota and Utah. Key states to watch will be Indiana, where the GOP’s Mitch Daniels is term-limited; and North Carolina, where Republicans are hoping to follow up on their 2010 victory in the legislature by taking the governor’s office away from Democrat Beverly Perdue. In November 2012, 64 percent of the country’s 1,971 state senate seats and 87 percent of the 5,413 state house seats will be up for reelection. Heading into the fall, the GOP holds a commanding advantage in the total number of state legislative chambers in which it is the majority party. Republicans control 52
chambers, while Democrats control 31. Term limits are forcing many legislators from office, with 16 percent of the 1,591 state legislative seats up for grabs in the 14 states with such limits. Although the difference is marginal, Republicans are being impacted more from term limits than Democrats in this year’s election. Nationwide, many local governments will also have elections for a variety of offices in 2012. Some major U.S. cities that will be holding mayoral elections include Orlando, Fla.; Portland, Ore.; and San Diego. Voters will also decide on a variety of ballot measures, some that could potentially impact commercial real estate. Advocates in California are already gearing up for a possible battle against a split roll property taxation initiative that would require, among other things, a commercial tax reassessment at least every three years.
Boma Salsbury Industries
7” W x 4.875” H
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BOMA
Runs in: Jan/Feb, May/Jun, Sep/Oct
1/2 Page Horizontal
In recent years, many state and local governments have moved towards requiring commercial building owners to use the U.S. EPA’s ENERGY STAR® Portfolio Manager rating system to benchmark their building’s energy performance. While BOMA International has worked with EPA to educate members on the benefits of benchmarking, it does not advocate for mandates of any kind. This trend has now moved beyond benchmarking and energy performance metrics will be made available to the public, which could greatly impact building sales. Austin, Texas; New York; San Francisco; and Washington, D.C. have such requirements, as does the state of California. Look for this issue to continue to surface in 2012.
January/February 2012 The BOMA Magazine
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Codes & Standards Update
BOMA Infl ences Development of New Green Code DURING THE FINAL PUBLIC HEARINGS to determine the content of the International Code Council’s (ICC’s) 2012 International Green Construction Code (IgCC) that took place in Phoenix this past November, BOMA secured approval of proposals that address the majority of our major concerns with this new code. The IgCC is set to be published and available for local and state jurisdictional adoption in March. BOMA’s codes, standards and regulatory affairs staff worked with other real estate trade groups, numerous contractor and manufacturer groups and local building officials to support significant modifications to the IgCC Version 2 draft that make this new code
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more user-friendly and less onerous for the commercial real estate industry. BOMA led efforts to approve making the IgCC an “overlay” to the minimum health and safety construction codes, ensuring that the IgCC is designed to work in concert with other building regulations at the municipal and state level, as well as projects under federal regulatory control. This will discourage jurisdictions from adopting and enforcing the IgCC as a stand-alone code with provisions far more stringent than current minimum requirements. Importantly, the new code includes restrictions on the issuance of permits under the IgCC alone. BOMA also got overwhelming support from building officials for another key objective: making ASHRAE’s green code, Standard 189.1, available at the project owner’s discretion as an alternate
compliance path rather than at the sole discretion of the adopting jurisdiction. This recommendation also required ratification by the ICC Board of Directors. We were successful in eliminating provisions mandating enforcement of post-occupancy building and HVAC system commissioning through a special five percent performance bond and 10 percent property tax and utility rate penalties one year after tenants had occupied the building, as well as retroactive code compliance inspections one year following the sale/acquisition of a building. BOMA also led efforts to delete a mandatory 14-day, whole-building interior air flush-out prior to occupancy. All of these requirements previously included in draft Version 2 would have had far-reaching negative impacts on both new building construction and renovation/tenant improvement projects. Here is a glimpse of other BOMA successes at the Phoenix hearings: • Deletion of the entire section governing “service life” terms for equipment,
The BOMA Magazine January/February 2012
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to introduce an “outcome-based” code compliance option was not approved by the ICC voting members. This outcomebased compliance path would provide building owners and their management teams with the opportunity to demonstrate code compliance with actual operational data based on the building energy, indoor environment and other “green” aspects, thereby offering the most robust
range of design options. BOMA and its partner organizations will continue to pursue getting this option included in the IgCC in the next code development cycle in 2013. For a more comprehensive look at the provisions included in the 2012 IgCC and how its implementation could impact your buildings, contact Ron Burton at rburton@boma.org. BOMA
systems and whole buildings, ranging from 60 to 200 years; • Deletion of requirements mandating more efficient portable tenant appliances and devices, such as computers and printers; • Deletion of mandates on owners to maintain operations and maintenance records on-site throughout the life of the building; • Movement of all project electives and radon mitigation requirements into an appendix chapter requiring specific action by adopting jurisdictions to include these provisions in the code; • Elimination of mandatory renewable energy credit purchases and defeat of even more stringent on-site renewable energy system requirements; • Deletion of mandatory “No Smoking “ signage for commercial buildings that have voluntarily banned smoking for many years; • Deletion of a mandatory multiple-entry floor mat system at all building entrances; • Moving requirements for acoustical performance to a jurisdictional option rather than a mandate for all buildings; • Elimination of mandatory installation of additional roof insulation when performing roof replacements and major repairs; • Defeat of U.S. Environmental Protection Agency proposals to limit on-site diesel engine emissions and to add chemical use reduction requirements for all interior spaces; and • Defeat of unnecessary mandatory indoor air quality guidelines during construction. While we were largely successful in representing the interests of BOMA members at the Phoenix hearings, we did not get the desired outcome in some sections of the 2012 IgCC. Our efforts to get the BOMA suite of floor measurement standards referenced fell a few votes short of the super majority required. Also, our proposals to completely eliminate all IgCC provisions covering existing buildings and existing site development, all post-occupancy commissioning requirements and all provisions related to building interior acoustics failed to get approval. Finally, BOMA’s joint proposal with the American Institute of Architects and the New Buildings Institute
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leading the way
Katya Naman CRE Pro, Instructor, Mentor, Wanderlust Advocate
You’re a very active CCIM instructor. What is it you love about teaching? At the core of teaching is passion. Without passion, you will not be able to give the students the best possible learning experience. To really be a good instructor, though, it takes a great deal of prep work and a lot of thought. Even when you are teaching a course that you have taught before, you always have to prepare, prepare, prepare. Real estate is dynamic and impacted by a constantly changing market, thereby continually requiring an adjustment to course material. The most challenging part is delivering concepts a multiple of different ways so that people with different learning styles and experiences will learn and retain the material. Plus, my students teach me more than I teach them. I get just as much out of the
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experience as they do. I also find that students learn as much from each other as from the instructors. There is a synergy that happens in a classroom. The interesting thing about teaching is that I could be having the worst day ever— it might be cold, cloudy and dark—and all I really want to do is go home and relax. But, the minute the class starts, something happens and I am magically energized. It is transformative. All it takes is for one student to have an “Aha! moment” and all the hard work, preparation and effort become worthwhile.
You also teach courses overseas. How is that different from the courses you teach in the United States? I have taught in countries with developing real estate markets, such as Poland, Dubai and Egypt. There is a thirst for American knowledge because we often set the standard and have a very developed real estate market. The overseas students value this type of education as it is not easily accessible to them. The students want to learn from the U.S. real estate model and they do not want to reinvent the wheel. They are fascinated that we have so much data at our fingertips. These markets would greatly benefit from many of BOMA’s tools, whether it’s our floor measurement standards or EER benchmarking.
Talk about your work helping young professionals with career development. I have always loved to learn and I was practically born asking “why.” When I was a young professional, I sought knowledge from the people who had been there and
done that. That gave me the ability to grow and learn without having to first experience it all myself. Now, it is my turn to give back and transfer that knowledge. I truly believe that we owe it to the next generation to mentor them with all that entails. Our industry will benefit in countless ways from the new perspectives and skillsets that the next generation of professionals will bring. The real estate industry has given me so much; I feel I have to pay it forward. I loved participating in the BOMA Foundation Symposiums these past two years. It is really important to provide opportunities for people to expand their knowledge base and to look at things in a different way. The symposium is one of those vehicles.
Tell us something that most people don’t know about you. Having lived in Lebanon, Greece, Cyprus, Dubai and the United States, I developed early on a passion for traveling and experiencing various cultures. I love all the different sights, smells and sounds. There is so much that links humanity altogether, but there are also many different ways that people of different cultures and experiences view the world. This is how travel is fascinating and mind-opening. I love to wander around a new place on an adventure of discovery. Growing up in a Mediterranean country like Lebanon, I am particularly attracted to oceans and seas. For me, they hold an extreme fascination; the rhythm, the vastness, the world below the surface all serve to provide me with perspective. Yes, I do feel small when I stand beside the ocean. It encourages me by its very existence to live every moment to its fullest. It is one of the great resets for me. m BOMA
KATYA NAMAN IS SENIOR VICE PRESIDENT with the Lowe Enterprises Real Estate Group in the Eastern Region, where she works in several facets of commercial real estate, including asset management, property management, disposition and leasing. She has more than 20 years of industry experience and has been an active BOMA member and leader, serving as the president of BOMA/Metropolitan Washington in 2010, as well as on several local committees in advocacy, education, strategic planning, community outreach and more. Naman also serves on BOMA International’s Education Advisory Council and Asset Management Council and has served as a speaker and moderator of the BOMA Foundation Thought Leader Symposium for the past two years. She is a current member of BOMA International’s Executive Committee.
The BOMA Magazine January/February 2012
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AROUND THE INDUSTRY
Real Estate Leaders Examine Workspace and Workforce Dynamics in 2025
From left: Joan Blumenfeld, Martha O’Mara, Gavin Bloch and James King debate what future workspace will look like.
THE BOMA FOUNDATION and the Georgetown University School of Continuing Studies and its Masters of Professional Studies in Real Estate Program brought together the best and brightest minds in real estate on November 10 for their second annual Thought Leader Symposium, 2025: A Vision for Commercial Real Estate. The program featured experts from academia and industry to debate key factors—technology, globalization and demographic shifts—and how they will affect the workplace and the workforce over the next 15 years.
Katya Naman and Boyd Zoccola discuss trends shaping the industry.
“If the last 15 years are any indication of the pace of change in our industry, the next 15 will be phenomenal,” said BOMA Foundation Chair Marilyn Wilbarger, director of property management, City of Key West, Fla., in her opening remarks. “Our thought leaders are going to give us a lot
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to think about in terms of how we should strategize to ensure that our future buildings are places where people want to work.” Katya Naman, CCIM, senior vice president, Lowe Enterprises, Inc., and BOMA International Chair Boyd Zoccola, executive vice president, Hokanson Companies Inc., presented an outlook on what the next five years hold for commercial real estate. They identified several trends, including an increase in density in office buildings, the rise of transit-oriented development and the need for green incentives. Naman moderated a diverse panel featuring speakers from government, architecture and corporate real estate advisory firms, who discussed workspace trends and the potential demand for office space in 2025. Mobility was at the heart of the discussion, with all panelists agreeing that teleworking will continue to gain momentum. As teleworking becomes more prevalent, many companies will need less space per worker. GSA’s Chief Asset Officer Gavin Bloch spoke about the agency’s mandate to increase teleworking among employees and dramatically increase density in its buildings. James B. King, AIA, LEED, AP, principal, AREA Advisor LLC, cited a study that concludes that there will be no need to develop new
buildings to accommodate workers in the future—the space already in existence will need to be reconfigured to fit future needs. The key to future success in commercial real estate, the panelists agreed, is innovation. Property management firms will also have to think carefully about how they can provide the spaces and services that future tenants will need. BOMA President Henry Chamberlain, APR, FASAE, CAE moderated a panel that looked at the workforce in 2025. Chamberlain kicked off the discussion by noting that, as productivity within companies continues to increase, developing and retaining a talented workforce is a core priority for commercial real estate firms. Panelists discussed how the goals of an emerging workforce are helping firms evolve to meet new expectations and how the concept of career development is changing with the incoming workforce. “The corporate ladder concept is starting to go away,” suggested Kristen Reese, director of talent acquisition, Bozzuto Group. “Satisfying careers don’t necessarily have to go up, but tend to go more in waves of different experiences.” But what is ultimately going to attract
Kristen Reese (left) and Freddie Lewis Archer discuss the workforce of 2025.
and retain the best talent? Reese noted that it may come down to something very basic: “If someone is looking for a job, he/ she is going to want to know if people are happy working there.” In his closing remarks, Chuck Schilke, associate dean of Georgetown University’s Master’s Program in Real Estate, added, “A five-generation real estate workforce will collaborate in the workspace of the future. This promises to give the future real estate workforce a longterm perspective that will foster more sustainable and energy-efficient buildings.” To read a full recap of the BOMA Foundation Symposium, visit www.boma.org.
The BOMA Magazine January/February 2012
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BOMA Local Association Executives Share Leadership Strategies Cutline to come.
BAE Council Chair Melanie Schrul gives the opening remarks.
Chamberlain gave an overview of several key commercial real estate issues, including carried interest tax treatment, the Foreign Investment in Real Property Tax Act (FIRPTA), GSA budget
shortfalls and base realignment and closure (BRAC) affecting the U.S. Armed Forces. Their presentation also touched on the challenges that associations face today—demographic changes, time and resource constraints—and underscored the importance of showing members the return on their membership investment. Chamberlain also suggested that, in the future, associations will have to explore non-traditional membership models. BOMA International’s Chief Financial Officer and Vice President of Finance, Administration and Information Technology Brian Green presented a session on business continuity to help prepare BAEs and their local associations for the unexpected. “Identify threats to your organizations and work to develop a plan to prevent and protect them,” explained Green. He added that the analysis stage—determining what the organization’s risks and vulnerabilities are—is the most important and most difficult part of the process. Sessions on data security, iMIS membership database training and membership surveys leveraged the expertise of other BOMA International staff, while sessions on generating non-dues revenue, improving the member experience and member communications were presented by BAEs. The agenda also included a significant amount of time for break-out discussions, allowing BAEs to pose questions and share ideas with their peers. In one break-out session, BAEs split up into groups according to the size of their organizations’ successes and challenges. For BOMA local associations with small staffs, the overwhelming challenge was time constraints and the many “hats”
executives wear. Mid-sized associations cited challenges with balancing principal and associate member ratios, demonstrating the value of programming and effectively using social media to engage members. Large local associations discussed solutions to get members to events and involved in committees.
Robin Jochims of BOMA/Orange County and Michael Cornicelli of BOMA/Chicago discuss successes and challenges.
Successes were numerous and showcased the innovation and ingenuity of local association staff and their boards. Many attendees shared successful tactics for raising non-dues revenues, including dart tournaments, sponsorship opportunities and advertising. BOMA/Calgary created a young professional of the year award and developed a local mentorship program to encourage the next generation to join the industry. BOMA/Portland and BOMA/South Florida adapted the Foundations in Real Estate Management education program; instead of having one instructor teach the course, they divided the course among four different real estate companies, which has improved instruction, developed new teachers and created awareness for the program. In all, it was a successful meeting for BOMA’s local association executives, who equipped themselves with new tools and resources to help them serve BOMA members all year long. BOMA
Representatives from 43 BOMA local associations across the United States and Canada gathered in Washington, D.C. in late October for the 20th annual BOMA Association Executive (BAE) Leadership Conference. Attendees networked, participated in small group discussions and heard from a wide array of speakers on everything from business continuity planning to association management platforms. BAE Council Chair Melanie Schrul, executive director, BOMA/Fort Lauderdale and the Palm Beaches, gave the opening remarks, welcoming attendees to the conference and recognizing the BAEs and staff who helped produce the program. BOMA President Henry Chamberlain and BOMA Chair Boyd Zoccola presented the opening session, which focused on leadership, strategic initiatives and association governance tools. Zoccola opened the session by thanking BAEs for their commitment to BOMA. “You are vital for preparing our existing members for success and recruiting new members to the organization,” he remarked.
January/February 2012 The BOMA Magazine
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2011 Year in Review
Leading the Future and Achieving High Performance Through Innovation By Lindsay Tiffany
Preparing Property Professionals for Success
which includes recommendations for improved tax incentives and more financing opportunities for commercial retrofits. That effort led to the announcement in December from President Obama and former President Clinton of a $4 billion public/private commitment to improve energy efficiency in buildings across the country. In March, BOMA members met with lawmakers and staff from more than 200 congressional offices as they brought commercial real estate’s core issues—leasehold depreciation, carried interest and other taxes and energy-efficiency incentives—to the doorsteps of Congressional members in their district offices. The 2011 National Issues Conference Taking Real Estate’s Message to (NIC) was held locally across Lawmakers the United States while It was a turbulent year for Congress, characterized lawmakers were in their home by partisan divisiveness as to how the federal budget districts, allowing a record should be allocated. In an attempt to help close number of BOMA members to the budget deficit over the summer, lawmakers advocate for commercial real considered treating carried interest as ordinary estate’s most pressing issues. income, taxed at up to 35 percent, rather than as a Members of BOMA/Boston with Rep. Michael Capuano BOMA and several other (D-Mass.) during the National Issues Conference. capital gain, subject to a top rate of 15 percent. BOMA organizations formed the and a coalition of real estate organizations successfully urged Data Access and Transparency Alliance (DATA) to advocate the Congress to reject the tax change by explaining that it would halt need for building owners to have access to aggregate building economic recovery. energy consumption data in buildings with separately metered In February, the Obama Administration unveiled the Better tenant spaces, where tenants, not the building owner, own the Buildings Initiative, a new program to make commercial buildings energy consumption data. Without access to this data, building 20 percent more energy efficient over the next decade. BOMA owners are unable to look at how a building as a whole uses worked closely with the White House on the program development, energy and make informed decisions to drive energy-efficient
Economic recovery remained sluggish in 2011, and com mercial real estate felt the effects of a protracted lack of growth. BOMA members continued to take a back-to-basics approach to property management, with an emphasis on maximizing asset values through tenant relations and efficient building operations. BOMA’s programming took that same back-tobasics approach as we fought for our policy issues, created our educational programming, published new guidebooks and developed programs to help property professionals succeed and lead into the future.
Spreading the News BOMA communicated the latest news and information to members via mediums like e-News, The BOMA Magazine, www. boma.org and social media platforms.
Join BOMA on Facebook Join BOMA on LinkedIn See BOMA on YouTube:
Follow BOMA on Twitter: BOMA President Henry Chamberlain @HenryBOMA BOMA Vice President Lisa Prats @LisaPratsBOMA
www.youtube.com/ bomainternational January/February 2012 The BOMA Magazine
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2011 BOMA Year in Review
improvements. The result of BOMA’s effort: The National Association of Regulatory Utility Commissioners adopted a resolution that encourages state public utility commissions to provide commercial building owners with access to aggregated whole-building energy consumption data to support energyefficient building operations. BOMA continued to fight proposed revisions to the Financial Accounting Standard No. 13, which threatened to negatively impact commercial real estate firms by moving the cost of operating leases from a disclosure in the footnotes onto the balance sheet. In November, the Financial Accounting Standards Board (FASB) tentatively agreed to exclude commercial property owners from pending new requirements. Unfortunately, commercial property tenants would not be excluded. A final ruling is expected in 2012. In March, BOMA hosted a “State of the Real Estate Industry” luncheon on Capitol Hill in conjunction with the Congressional Real Estate Caucus and the National Real Estate Organizations (NREO). The briefing gave Senate staff a perspective on current market conditions and future forecasts for both commercial and
From left: BOMA President Henry Chamberlain, 2011-2012 BOMA Chair Boyd Zoccola, Sen. Johnny Isakson and 2011-2012 BOMA Chair-Elect Joe Markling.
residential real estate. Guest speakers included Sens. Ben Cardin (D-Md.) and Johnny Isakson (R-Ga.) BOMA International’s political action committee, BOMAPAC, supported political candidates who understand the issues facing real estate. In 2011, BOMA members raised more than $60,000 and supported 25 members of Congress.
ROI on BOMA Advocacy Victories
$
Key Tax Provision Extensions: BOMA worked to extend the 15-year depreciation period for tenant improvements and the tax deduction for brownfields remediation costs. This was a two-year, retroactive victory, applicable for the 2010 and 2011 calendar years. Annual savings to the industry = $360 million.
Winning Victories in Model Code Development BOMA was successful in securing approval for its major objectives at the final public hearings for the 2012 International Green Construction Code (IgCC). BOMA led efforts to approve making IgCC an “overlay” to the minimum health and safety construction codes with restrictions so that no permits are to be issued under the IgCC alone. BOMA was also successful in making ASHRAE’s green code, Standard 189.1, available at the project owner’s discretion as an alternate compliance path. BOMA achieved victories on other major code issues, including:
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• Deletion of the entire section governing “service life” terms for equipment, systems and whole buildings ranging from 60 to 200 years; • Deletion of requirements mandating more efficient portable tenant appliances and devices, such as computers and printers; • Elimination of the mandatory 14-day, whole-building interior air flush-out prior to occupancy; • Deletion of mandates on owners requiring periodic reporting on green operations and maintenance procedures and requirements to maintain operations and maintenance records on-site throughout the life of the building; and • Elimination of the requirements for retroactive code compliance inspections triggered by the sale of a building.
ROI on BOMA Codes Victories
$
Additional Annual Construction Costs Avoided from Green Building Code Changes: During the most recent ICC Code Hearings, BOMA was successful in getting more cost-effective design options, eliminating onerous and costly requirements for existing buildings and deleting retroactive code inspections one year following the sale/purchase of a building in the International Green Construction Code. Average annual savings for your building = $70,000. Lost Lease Income Avoided: Billions in lost lease income were avoided with BOMA’s defeat of proposals in the national model codes mandating additional elevators for tenant emergency egress and exclusive fire service use. Annual savings to the industry = $630 million.
Growing the Best-in-Class Building Designation One of BOMA’s biggest successes in 2011 was the momentum gained by the BOMA 360 Performance Program®, a groundbreaking building designation recognizing best practices in operations and management. More than 350 buildings have earned the designation across 50 markets, and leading commercial real estate firms have committed to earning the designation for large portions or for the entire bulk of their portfolios, including USAA Real Estate Company, CBRE, Brookfield Properties, Transwestern, Crescent, Piedmont, LBA Realty, Parmenter Realty Partners, Cushman & Wakefield, Granite Properties and Hines. A study conducted by Kingsley Associates showed that buildings that achieve the BOMA 360 Performance Program designation have higher tenant satisfaction scores in 47 out of 50 categories relating to tenant relations compared to commercial office buildings without the designation. BOMA 360 buildings scored especially high in areas of security and value to tenants. The program earned coverage in a variety of prominent media outlets. In June, BOMA launched the BOMA 360 Ambassador Program, an initiative to help vendors and suppliers in the commercial real estate industry connect with customers by serving as a valuable resource to BOMA International and BOMA 360 applicants and designees.
The BOMA Magazine January/February 2012
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BOMA 360 designees were honored at the BOMA International Conference.
Measuring More, Managing Better BOMA’s landmark income and expense benchmarking report, the Experience Exchange Report® (EER), included income and expense data from more than 6,500 buildings totaling nearly one billion square feet across 278 different markets and 142 cities in 2011—a 20 percent increase in square footage over 2010. Utility expense and fixed expenses saw significant declines, -5.25 percent and -9.25 percent, respectively, a trend that speaks to the industry’s sustained efforts in energy efficiency and sustainable operations and success in contesting high tax assessments. cognized leader in BOMA International has been the re accessibility since the Americans with Disabilities Act (ADA) was first signed into law in 1990. In 2011, BOMA released a new Guide to the s 2010 ADA Standard guidebook, Guide to the 2010 ADA Standards, to help property professionals meet the new ADA regulations. The guidebook provides a comprehensive update to BOMA’s 1991 ADA guidebook and is the most in-depth analysis of the new regulations available today. The ADA guidebook is helping commercial real estate professionals meet compliance and avoid steep fines. BOMA’s lobbying efforts led to a broad ADA grandfather clause that exempts building elements constructed or altered in compliance with the 1990 rules. In June, BOMA introduced Mixed-Use Properties: Standard Methods of Measurement (2011), a new standard that addresses the unique challenges of measuring mixed-use properties. The publication is the latest addition to BOMA’s Suite of Measurement Standards, which also includes standards for measuring office, industrial, multi-unit residential and retail properties, as well as the gross area of a building. To help property professionals understand the concepts in BOMA’s 2010 Office Standard, BOMA created several training Al e rnAtIOn BOMA Int
Lawrence G. Perry,
AIA
options, including a classroom-based seminar held by BOMA local associations, a new online course and an on-demand webinar that provides an overview of the new measurement methods.
Expanding the Menu of Sustainable Strategies BOMA continued to build out its menu of green tools and resources throughout 2011. In January, BOMA launched BOMA STARS, an initiative that promotes the importance of benchmarking energy management data in commercial buildings by using the U.S. Environmental Protection Agency’s ENERGY STAR® Portfolio Manager and sharing that data with BOMA. Since BOMA began efforts to quantify energy reductions across the industry, commercial real estate companies have shared data for 3,130 buildings, representing 765 million square feet of office space in the United States. In October, BOMA International and the Rocky Mountain Institute (RMI) co-hosted a workshop on green leases. The workshop explored solutions to the split incentive barrier to investment in energy-efficiency retrofits and looked at ways to foster effective landlord-tenant interactions. As a result of the information and ideas generated, BOMA and RMI are developing a guide that will be made available as a free downloadable document in 2012. BOMA also continued to host the webinar series, Strategies for Supporting Sustainable Building Operations, which helps property professionals implement green practices to enhance asset value and net operating income, improve tenant satisfaction and benefit the environment. BOMA also expanded its “BOMA Ever-Green” web portal.
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January/February 2012 The BOMA Magazine
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2011 BOMA Year in Review
Remembering 9/11 BOMA local associations across the country com memorated the 10th anniversary of 9/11 by holding events to remember the victims of the attacks and reflect on the industry’s advancements in emergency preparedness over the last decade. BOMA International held “9/11 Retrospective: Emergency Preparedness a Decade Later,” a webinar on the latest best practices in emergency preparedness, and featured an article in The BOMA Magazine with interviews from preparedness experts and an overview of how 9/11 has shaped preparedness.
demand for outpatient facilities like medical office buildings and ambulatory care centers, though precisely how much new space will be required remains unseen. In November, the BOMA Foundation collaborated with the Georgetown University School of Continuing Studies and its Masters of Professional Studies in Real Estate Program to present 2025: A Vision for Commercial Real Estate, the second annual Thought Leaders Symposium, held in Washington, D.C.
Leading the Future Commercial real estate leaders headed to Washington, D.C. in June for the 2011 BOMA International Conference and The Every Building Show®. Attendees heard from political insider David Gergen; leading economist Peter Linneman, Ph.D.; and real estate heavyweight Michael Fascitelli during the general sessions. In the State of the Industry address, BOMA President Katya Naman, CCIM, senior vice president, Lowe Enterprises, Inc., and BOMA International Chair Boyd Zoccola discuss trends shaping the industry.
The program featured experts from academia and industry to debate key factors—technology, globalization, sustainability and demographic shifts—and how they will affect the workplace and the workforce over the next 15 years.
Conference attendees at The Every Building Show.
Achieving High Performance Through Innovation
BOMA International 20112012 Chair Boyd R. Zoccola.
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BOMA continued to bring healthcare real estate strategies to industry professionals. The 2011 Medical Office Buildings and Healthcare Facilities Conference broke attendance records yet again. Both healthcare and real estate industry experts agreed that healthcare reform is here to stay in one form or another and will generate
BOMA 2010-2011 Chair Ray Mackey, Jr. (second from left) and BOMA President Henry Chamberlain (far right) with SAPOA’s Kevin Roman, Samuel Ogbu and Neil Gopal.
International Outreach BOMA International leaders put their passports to good use in 2011. In May, BOMA 2010-2011 Chair Ray Mackey, Jr. and BOMA President Henry Chamberlain attended the South African Property Owners Association (SAPOA) Conference in South Africa, where technology and human capital challenges were key topics. In September, BOMA 2011-2012 Chair Boyd Zoccola and Chamberlain traveled to Newfoundland for BOMA Canada’s annual BOMEX Conference, where sustainability, leadership and management best practices led the discussions. BOMA also partnered with the British Council of Offices to survey American and British attitudes about the economy, tenant drivers and demand for office space. The survey found the top drivers for tenant office space demand include affordable rental rates, lease terms, utilization of workspace, energy efficiency and access to public transportation. m BOMA
Henry Chamberlain discussed the key resets that need to take place to make the U.S. commercial real estate industry more competitive in the global marketplace. With more than 40 education sessions across five subject tracks, attendees came away with the best practices and solutions to help them achieve operational excellence, retain tenants and hone leadership skills. At The Every Building Show, attendees met with leading suppliers to learn how to increase operational efficiencies, enhance property values and reduce costs. During The Outstanding Building of the Year® (TOBY®) Awards, 14 commercial properties were honored for excellence in building op erations and management. Boyd R. Zoccola, executive vice president, Hokanson Companies Inc., was sworn in as 2011-2012 Chair and Chief Elected Officer of BOMA International.
The BOMA Magazine January/February 2012
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BOMA 360— A Commitment to Excellence Leading CRE Firms Point to Value in BOMA 360 Best Practices, Pledge Continued Building and Portfolio Submissions By Laura Horsley A successful building in today’s commercial real estate market must be high performance in every respect—energy efficient, sustainable, secure and with a management team that provides excellent customer service and adheres to best practices in operations and management. A growing number of commercial real estate firms, recognizing the importance of earning third-party verification of their buildings’ achievements, are turning to the BOMA 360 Performance Program® to give their portfolios market advantage. With more than 350 designated buildings and a number of
companies pledging to put hundreds more through the program this year, momentum for BOMA 360 is reaching critical mass. Many market-leading real estate firms have committed to earning the designation for a large portion or the entire bulk of their portfolios, underscoring the competitive edge the designation gives properties. Here’s what some of the industry’s top firms have to say about BOMA 360 best practices, and why the designation is right for their portfolios ...
“By putting our entire portfolio through the BOMA 360 program, our goal is to reaffirm what we believe we are already doing—driving world-class service delivery and execution. We see value in that BOMA 360 helps communicate to our ten ants and to our co-investors that we are committed to providing best-in-class ser vice. Further, we believe having this designation will be part of what it means to be a quality property owner and operator.”
excellence across a broad range of criteria. We plan to submit the balance of the Brookfield U.S. portfolio through the BOMA 360 Performance Program over the next year as we continue to reinfor ce the importance of outstanding achievement in all areas of building operations and management.”
Brenna Walraven, Managing Director, USAA Real Estate Company
USAA’s Denver Financial Center in Denver.
“Brookfield Office Properties is pleased to announce that 30 of our office buildings, 56 percent of our U.S. portfoli o, have received the BOMA 360 Performance Program designation. BOMA 360 gives Brookfield market advantage because it helps us measure and improve performance against industry best practices. The unique, co mprehensive nature of the program means our tenants, prospective tenants and other stakeholders know that a Brookfield BOMA 360 building is operated to the highest standards of
Brookfield’s 300 Madison Avenue in New York City.
Daniel M. Kindbergh, Senior Vice President, Operations, Brookfield Office Properties
“CBRE recognizes the value of the BOMA 360 Performance Program by measuring all facets of property operations against industry standards. CBRE believes that this comprehensive approach to performance benchmarking is valuable to our clients’ prop erties and will continue to encourage our clients to participate in the program.”
Steve Bassett, Executive Managing Director, CB Richard Ellis Strategic Accounts CBRE’s 280 Plaza in Columbus, Ohio.
Continued on page 26
January/February 2012 The BOMA Magazine
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The management team at Piedmont’s 800 North Brand Boulevard in Glendale, Calif.
“We want to maintain our assets as effectively as possible and that includes managing them as efficiently as possible. We’re benchmarking as many buildings as pos sible through ENERGY STAR and we’re putting some buildings through LEED, but in our industr y it’s very hard to differentiate yourself from the competition and benchmark what you’re doing compared to what your competitors are doing. This is what appealed to us about Piedmont’s 1201 Eye Street in BOMA 360 and what makes it different from Washington, D.C. other programs; it analyzes so many different aspects of the management of the asset. We already have 21 buildings that have attained the BOMA 360 designation and it is our goal that every office building where we direct or provide property management will attain BOMA 360 over the next few years. Not only is BOMA 360 a good marketing point to show existing and prospective tenants that this building stands apart from other buildings up and down the street, but it also shows we’re committed as a landlord and management team to follow best practices. Our brokers have responded positively to the program, and welcome it as a tool to help us lease space.”
Dan Cote, Regional Manager, Piedmont Office Realty Trust
LBA Realty’s Silicon Valley Center in San Jose, Calif.
“The BOMA 360 program reaffirms LBA’s commitment to have the bestin-class properties by operating at the most efficient and professional levels. We will continue to certify our office buildings through this program as it validates our commitment to our customers and investors. We believe that this designation gives our properties a competitive advantage.”
Melanie W. Colbert, CPM®, Senior Vice President, Operations, LBA Realty
“Parmenter Realty Partners recognizes the impor tance that the BOMA 360 certification possesses in making our assets more attractive and competitive in the market. A certification that encompasses a vast area of operations, including sustainability, tenant relations, fire and life safety, continuing ed and an overall comprehensive program, is an edge that gives our buildings what is needed to sustain their position in the market as high-ranking commer cial Class A properties. We take pride in operating our buildings at the highest level, not only to achieve BOMA 360
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Parmenter’s Bank of America Tower in Jacksonville, Fla.
certification but as best practices put in place throughout the company on a daily basis. With 19 buildings already certified, Parmenter Realty Partners plans to submit the remaining portfolio for certification in the coming year, further stressing the importance of setting our buildings apart from the rest!”
Steve Harrison, RPA, FMA, LEED Green Associate, Vice President Facilities and Sustainability, Parmenter Realty Partners
“Transwestern embraces the BOMA 360 Performance Program as a comprehensive approach to measuring multiple aspects of building opera tions. This program offers Transwestern’s clients “third-party” verification that the implementation of Transwestern’s standard practices and procedures results in efficient building operations. We highly recommend to each of our clients that they participate in the BOMA 360 Performance Program in order to create one more differentiating factor that sets their building apart in today’ s competitive environment.”
R. Glen Fernald, Managing Senior Vice President, Director of Management Services, Mid-Atlantic Region, Transwestern Transwestern’s Marathon Oil Tower in Houston.
Crescent’s Greenway Plaza in Houston.
“Crescent Real Estate’s market advantage is our employees’ passion to excel in all aspects of service to our custom ers, from customer rela tions to property opera tions and management to energy efficiency and environmental sustainability. BOMA 360 provides a valuable independent review that mea sures and showcases our success in meeting our customers’ expectations. Crescent is proud to have 15 buildings currently designated as BOMA 360 performers. We plan to continue to use the BOMA 360 Performance Program as a measurement of Crescent’s focus to attain the highe st standards of excellence in the commer cial real estate industry.”
Jim Wilson, Managing Director, Property Management, Crescent Real Estate Equities, LLC
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“ Crescent
Real Estate’s market advantage is our employees’ passion to excel in all aspects of service to our customers, from customer relations to property operations and management to energy efficiency and environmental sustainability. BOMA 360 provides a valuable independent review that measures and showcases our success in meeting our customers’ expectations. Crescent is proud to have 13 buildings currently designated as BOMA 360 performers. We plan to continue to use the Crescent’s Greenway Plaza in Houston. BOMA 360 Performance Program as a measurement of Crescent’s focus to attain the highest standards of excellence in the commercial real estate industry. ”
“Cushman & Wake-
field is proud to support the BOMA 360 Performance Program. The 360 designation reinforces C&W’s commitment to best property operating and environmental practices to our clients, as well as the current and prospective tenants at their properties. We look forward to continued success with the program in 2012!”
John C. Santora, President & Chief Executive Officer, Corporate Occupier & Investor Services, Cushman & Wakefield, Inc.
Jim Wilson, Managing Director, Property Management, Crescent Real Estate Equities, LLC
“Top property managers maximize project per-
formance by excelling at key fundamentals. Hines enthusiastically embraces the full-spectrum approach of BOMA 360 as a standard to measure and monitor management excellence. We expect to see many more Hines buildings submitted and look forward to seeing it become a recognized benchmark for quality.”
Cushman & Wakefield’s BAC Colonnade in Coral Gables, Fla.
Leia Jensen, Property Manager, 444 S. Flower St., Hines
Hines’ 444 S. Flower Street in Los Angeles.
BOMA 360 Top 10 Companies These companies are leading the way with building designations:
CBRE 44 Brookfield 29 Parmenter Realty Partners 20 Piedmont Office Realty Trust 20
LBA Realty Transwestern Cushman & Wakefield
18 17 16
Granite Properties Hines Crescent Real Estate
15 15 13
Learn more about the BOMA 360 Performance Program at www.boma.org/GetInvolved/Boma360.
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Project Manager—
Who, Me? By Charlie Dismore, CCIM, CFM, CPM, FMA, RPA
The most important roles of a project manager are to provide structure and control to the process. Project management is a multi-faceted “process.” It’s necessary to understand the various parts separately and how these combine to produce a program of meaningful actions.
Many construction-oriented professionals in our industry study for years learning to manage tenant finish projects. After formal education, they inch into the discipline by performing menial, related job tasks; move to assisting more experienced colleagues; increase their knowledge and expertise over time; then eventually earn the right to supervise and control all the players with the title “project manager.” At least, that’s the way it’s supposed to work. Now consider the reality of today’s workplace with the following scenario: You and the property owner are standing in the building lobby and he/she informs you the building has just completed a new lease, that the resources are not available to engage a professional construction supervisor to act on the building’s behalf and so has decided to conduct those duties in-house. At this, you look around and see no one else standing near. You sheepishly point a finger at yourself with a quizzical look on your face and see the owner nodding affirmatively. As alarming as this scenario may sound, you would be surprised how many property team members are introduced to project management in a similar manner. Many are thrust into the job with no background, no training and possibly not a construction-oriented bone in our bodies. When we protest, the boss may respond with “No knowledge? No skill? No problem!” Congratulations. You just became a project manager. What now?
Project Management Basics If only you had suspected this day would come. There are lots of activities you could have pursued to prepare for this new assignment. For example, you could have: • Learned to review and understand leases. After all, the most important information to the tenant will be contained there— perhaps in a work letter or construction addendum detailing specifics of their project.
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• S tudied blueprints in order to translate plans, elevations, symbols and technical information. It takes study and practice, but once you master these, you own them. • Educated yourself about different construction materials, building specifications and common construction methods. There are a lot of courses out there that provide training in building trades and practices. • Studied building system components, especially those in the mechanical, electrical and plumbing (MEP) trades. Knowing how these function will take you a long way on the road to becoming construction savvy. • Explored building codes and regulations that govern tenant finish activities. While your general contractor or architect (if you have them) will be familiar with these, having a personal knowledge of required compliance issues will add to your credibility. • Acquainted yourself with local enforcement agency permit procedures and timeframes. These will have a direct impact on your ability to timely begin and keep your project rolling along.
So where might one find resources for addressing these and other important aspects of project management to inform and equip you to handle these assignments? I have some suggestions. BOMA webinars and seminars are an excellent source of industry knowledge and insight. No, this is not a commercial; the facts speak for themselves. BOMA has been in the business of equipping its members with advanced information and technical know-how for a long time. BOMA continues to get it right. Take a close look at education offerings, past Annual Conference recordings and reference library resources BOMA offers by way of comprehensive industry
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Mastering the Process The most important roles of a project manager are to provide structure and control to the process. Yes, project management is a multi-faceted “process.” It’s necessary to understand the various parts separately and how these combine to produce a program of meaningful actions. For simplicity, I can suggest three tools you may use to achieve these objectives. First, whether experienced or not, I recommend the use of control documents to guide every part of the job. Some practitioners may have devised their own methods of recruiting, conducting bids and contracting with architects and contractors. Since most of us have not, where might we find a suitable collection of documents that would accomplish this purpose for us? The American Institute of Architects (AIA) has been “... promoting the scientific and practical perfection of its members” and “elevating the standing of the profession” since 1857. AIA’s efforts are directed to education and professionalism. One of its most important achievements has been to produce standardized contract documents that: • Are fair to all parties (architects, contractors, engineers, owners, surety bond producers, insurers and attorneys). • Reflect industry practices, not theory. • Are regularly updated. • Are flexible and easy to interpret. • Are copyrighted; content is owned by AIA. The good news for us is that we have access to this incredible resource. AIA contracts may be purchased from the organization for use by industry practitioners—that includes you and me. Yes,
we have to buy them; they are copyrighted. But the documents are extremely inexpensive for the expertise and value they provide. AIA documents are available to help you evaluate and then contract with an architect, evaluate and contract with a contractor, provide instructions to bidders, implement change orders and arrange for periodic and final payments to members of the construction team. These are only a few options available in a variety of combinations of parties to a specific contract; the possibilities are numerous. A more complete list of contract documents is available online at www.AIA.org. Second, you will need a way to oversee the project schedule from start to finish. While there are many scheduling programs available, my personal favorite is Microsoft Project. It is easy to learn, simple and provides the entire construction team with timelines, waypoints and deadlines for completion of assigned tasks in a prioritized document everyone can use. Third, a budget is a must. Formats differ between firms, but basic construction line items in a chart of accounts are fairly standard. Your architect or general contractor can provide you with a baseline in their bid and the numbers may be negotiated to achieve an agreed price for the work. Structure and control may be instigated through use of quality contract documents, scheduling software and a budget all parties buy into. These can provide the uninitiated with a guideline for action if no other exists. Haven’t been challenged with a project management assignment yet? Good. There’s still time to prepare. Don’t wait any longer. You never know when this opportunity might present itself. Take action now to develop a new industry expertise that can enhance your professional growth and value to your team. Then, when the owner has that meeting with you in the lobby ... well, you’ll know what to do. BOMA
topics and myriad ways of conveying these to those who need them. Another great resource is the Building Owners and Managers Institute (BOMI). You know, the folks who offer the RPA, FMA, SMA and SMT designations. BOMI has a great curricula chock full of useful training. In particular, for the purpose of this article, I highly recommend BOMI’s “Design, Operation and Maintenance of Building Systems” (both courses 1 and 2) and “Facilities Planning and Project Management.” These are laser focused at conveying foundational information needed by all industry professionals to create, operate and maintain the physical premises we manage.
About the Author: Charlie Dismore, CCIM, CFM, CPM, FMA, RPA is a nationally known professional speaker with more than 30 years of hands-on experience as a real estate professional. His expertise includes management, brokerage and project management for large portfolios of diverse physical assets. Dismore is currently training director for Capstone Real Estate Services, headquartered in Austin, Texas. Contact him at www.charliedismore.com.
AIA documents are available to help you evaluate and then contract with an architect, evaluate and contract with a contractor, provide instructions to bidders, implement change orders and arrange for periodic and final payments to members of the construction team.
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TRENDS TRACKER
By Terry Connell AT THE 2011 BOMA INTERNATIONAL CONFERENCE, much of the buzz was around high-performance buildings. There is a trend on the horizon where building owners and managers are actively installing the most advanced, smart technologies available to create a truly new breed of buildings. These properties, termed “high-performance, hyper-connected” buildings, are popping up everywhere—and many building owners and managers are already on board. Building owners strive to create the most advanced buildings possible to attract and retain tenants. Of course, location remains one of the most important features, as it affects employees and customers alike. However, new priorities for building owners—especially when it comes to selecting the right communications services for tenants—are quickly coming to light.
CRE and Communications
Survey Says... The survey found that 90 percent of building owners and property managers place “access to advanced communications services” as a top priority for tenants, ahead of on-site gyms, cafeterias and other building amenities. In fact, the only things that ranked higher were the “big three”: location, price and parking. Additional 2011 State of Communications Services in Commercial Real Estate survey findings revealed: • 61 percent of respondents believe that having advanced communications services in buildings provide them with a competitive advantage. • One out of every two respondents say that providing multiple service provider options positively impacts occupancy rates by up to 19 percent. • Respondents said that, in 75 percent of negotiations with prospective tenants, the topic of access to advanced communications services is discussed.
Fundamental Drivers A fundamental driver of the high-performance, hyper-connected building trend is a high-performance network. A few years ago, a business might have held meetings in a conference room and housed e-mail servers, storage and backup systems in its IT room. Today, company e-mail is likely a cloud-based service with storage backed up to an offsite data center, and team meetings are often held via videoconferencing. Faster networks now enable businesses of all sizes to outsource their IT
infrastructure, applications and services to managed hosting, cloud services and Software-as-a-Service (SaaS) providers. This lowers IT costs and improves efficiency, and also turns a secure, reliable, high-performance network connection into a mission-critical business asset. Recent research from IDC estimates in its Worldwide and Regional Public IT Cloud Services 2011-2015 Forecast that public IT cloud services will account for nearly half of new IT spending by 2015, with 75 percent of spending coming from SaaS.
Are You on Board? These survey results show the importance of offering tenants multiple service providers, with one out of every two building managers reporting that these options can positively impact occupancy rates by up to 19 percent. Make sure to consider including which advanced communications services and providers are available in your building(s) in all marketing and sales materials so these key selling points stand out for prospective tenants. Highlight the network access points, data rooms or other on-site communications facilities when giving tours and ensure that brokers are knowledgeable about what communications services are offered in each building and their benefits. BOMA
The HighPerformance, Hyper-Connected Building
About the Author: Terry Connell is senior vice
To better understand new factors president, sales & sales operations at Comcast involved in tenant acquisition and retenBusiness Services. For more information about tion, Comcast Business Services fielded Comcast Business Class, please visit http:// business.comcast.com/enterprise/services. an online poll to commercial real estate building owners and property managers from across the country. Nearly 500 How important a selling point do building owners and managers consider U.S. respondents (all BOMA members), access to advanced communication services? representing high-rise commercial office buildings, suburban office parks, healthNational Regional Responses 2% Responses care facilities and government and edu100% 8% 2% cational institutions, answered questions 93% 2% 93% 91% 91% 23% 89% Extremely 80% Important about the role of2% communications servVery Important 2% 8% and retaining Important ices in attracting 8% tenants. 28% 60% Somewhat Important 2% The results revealed old (price, park23% Not Important 8% 8% com-23% Extremely Important 40% ing, location) and new (advanced Extremely Important 23% 40% Very Important 8% munications) priorities for building 23% Extremely Important Very Important 20% Extremely Important managers. While location is23% still king, Important Very Important Important 28% 28% Extremely Important Very Extremely Important VeryImportant Important 0% the criteria used to compare buildings Somewhat Somewhat Important Northeast South Midwest Southwest Northwest Important Important Important Somewhat Important VeryImportant Important Important is increasingly in importance as 28% shifting Not Percent who consider it an important selling point Not Important 28% Somewhat Not Important Important a result of broader business trends and Important Somewhat Important 28% SOURCE: 2011 STATE OF COMMUNICATIONS SERVICES IN COMMERCIAL REAL ESTATE, COMCAST BUSINESS Not Important regulatory compliance issues. Somewhat Important Not Important
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40% 40% Not Important 40% January/February 2012 40% 40%
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green scene
Ecobuild Conference Explores the Next Frontier in Green Building By Laura Horsley and Lindsay Tiffany prioritized list of goals to drive the design team and required the team to prove their energy modeling. The design hierarchy or order of importance of design was energy efficiency, footprint supply options, site supply options, impacted supply options and, finally, purchase of renewable energy credits. When complete, the NREL facility achieved 25,000 BTUs per square foot (the average building uses 90,000), LEED Platinum certification and 50 percent energy savings. Sustainable design elements include an increase of space by 60 percent, 100 percent of workstations exposed to daylight, no employee more than 30 feet from a window, building turnoffs on nights/weekends and water filters on sinks to replace water coolers. During the session “Life-Cycle Costing for Sustainable Buildings: Theory and Practice,” architects Roger Kurath, Designs21, and Stephan Tanner, AIA, Intep LLC, discussed how they create designs that maximize the life cycles of buildings. Tanner talked about the practice of giving buildings “energy budgets” in the design phase, much like a fiscal budget; the architects and engineers then have to figure out how to design a building within the parameters of the budget, taking into account building materials
U.S. Green Building Council Names Allan Skodowski Chair-Elect At elections that closed in November 2011, the U.S. Green Building Council’s (USGBC’s) Board of Directors elected BOMA member Allan Skodowski, managing senior vice president and director, LEED and Sustainability Services, Transwestern, as USGBC chair-elect. Terms began on Jan. 1, 2012. Skodowski is a past chair of BOMA International’s Energy and Environment Committee and was a member of the Government Affairs Committee. “I am honored to have the opportunity to serve USGBC. The board and the organization have made a remarkable impact on the sustainability of existing commercial buildings and we are poised for further success in 2012,” says Skodowski. “By guiding buildings down the path to certification and ongoing greener operations while enhancing the customer experience, the USGBC helps building owners improve tenant satisfaction and do what’s ultimately right for our environment—all while positively impacting a building owner’s bottom line.”
and mechanical systems. Kurath discussed how he has designed a complex system of prefab buildings that reduce construction waste and help minimize costs. He also talked about how existing green labeling programs, like LEED, ENERGY STAR® and the Swiss energyefficiency standard Minergie, can help with life-cycle assessments. The keynote session “COBie and BIM: An Integrated Standards Based Environment for Building Management” was presented by Robert Clarke and Danilo Stapula of the Information Resource Management division of the Overseas Building Operations under the U.S. Department of State. They discussed how they implemented an integrated, standardized building information modeling (BIM) platform across the hundreds of American embassies, consulates and other U.S. State Department buildings abroad. “We took a detailed assessment of OBO’s building-related information technology systems and found that interoperability was one of our biggest challenges,” explained Stapula. Their team developed a multi-view system that creates a consistent, standardized way of talking about different aspects of BIM, from the planning stage all the way through construction and the management stages. They also implemented Construction Operations Building Information Exchange (COBie), a process that simplifies the work required to capture and record project handover data during different stages of design, construction and commissioning of a building. Implementing COBie allowed OBO to develop a global maintenance management program, as well as to standardize contracts, exchange information and create a standardized language for talking about building elements and processes. For more information on Ecobuild, visit www.aececobuild.com. BOMA
DURING THE RECENT ECOBUILD CONFERENCE, held Dec. 5-8, 2011, in Washington, D.C., attendees got a glimpse of what the next frontier in green building might look like. Prominent architects, engineers and property owners discussed current cutting-edge sustainable practices and technology that are helping create the next generation of green buildings. In the NetZero Energy Building session, panelist Ryan Colker from the National Institute of Building Sciences emphasized the importance of the community when thinking about the potential for net zero buildings, noting that communities can bundle products to make “net zero” more attainable. A healthcare facility, for instance, which tends to use a lot of energy, might bundle with an attached parking garage, which uses very little energy. The relationship between sustainable building design and actual performance was also discussed and how the design model needs to be improved in a way that affects the performance of an asset over time. Paul Torcellini, group manager, National Renewable Energy Laboratory (NREL), detailed a case study of NREL’s research support facility in Golden, Colo. Torcellini reported that NREL made a
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RESEARCH corner
Your New Year’s Resolution Starts with Optimizing Your Building’s Performance By Tracy Glink
1. Demonstrate high-performance. Widely used by owners and investors to evaluate asset performance, the EER can help demonstrate that an asset’s operations are optimized and that its management team is working to control costs, enhance NOI and maintain the asset—even in the
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face of challenging market conditions. For developers, investors and owners who are moving into new markets, the EER can provide valuable market intelligence, helping to reinforce due diligence and corroborate information from local brokers. 2. The more buildings included, the more accurate the data. Many owners and managers share their income and expense information because they rely on the EER to help them gauge their own performance and want to be sure that the data included is an accurate reflection of the market conditions in which they operate. Throughout the industry, building investors, owners and managers recognize that the EER provides independent, third-party assessments of a market’s performance. 3. Show policymakers the strength of our industry. Those who contribute data to the EER recognize that aggregating income and expense information gives BOMA a powerful calling card in addressing legislative and regulatory bodies. Representing nearly three times as much office square footage as other industry expense studies, the EER serves as a powerful tool for documenting office building performance and for gauging the potential impact of proposed legislation or code changes. 4. Data from (almost) any building can be submitted. Any office building, medical office building, financial building, corporate facility or government building can
contribute data. That’s right—any office building can share its performance data, regardless of whether it’s owned or managed by a BOMA member. The EER survey is open to members and non-members alike, and is the industry’s largest source not only for commercial office data but also for medical office and financial office data. 5. Submitting is simple. The EER survey is entirely online at www.bomaeer.com. Respondents have complete flexibility to begin the survey form and save their work as they go. The survey is open from January through March 31, giving respondents plenty of time to complete the form. Plus, the survey is “smart”; it will automatically total all income and expense categories and check your work as you go. 6. Get discounts and free stuff. Each submitter receives a complimentary Expense Performance Comparison, which assesses the submitted building’s performance to its market peers. Additionally, submitters can purchase EER subscriptions for individual markets or for all markets at nearly 50 percent off the list price.m BOMA
Losing weight is a common New Year’s Resolution for many people. Have you ever thought about putting your building on a diet, too? If so, BOMA has a helpful tool to help you “trim the fat” in your building: the Experience Exchange Report® (EER). For nearly a century, the EER has helped property professionals evaluate the income and expense performance of their buildings compared to their market peers. From small suburban office parks to lively urban towers, building managers have turned to the EER to benchmark their properties and identify key industry trends. The EER is the industry’s leading benchmarking resource because of the thousands of income and expense submissions by property professionals from the United States and Canada. The 2011 EER contains income and expense data from more than 6,500 buildings in more than 140 markets, totaling 939.7 million square feet of commercial office space. In 2012, resolve to run your buildings better. Start by submitting data to the 2012 EER. Here are six of the most important reasons why your building should be part of the EER:
Go to www.bomaeer.com to start your EER survey today. Login if you have an EER subscription or have shared your data in the past. If not, create a login and password and get started. Need help? Contact Tracy Glink, BOMA’s manager of research, at (202) 326-6346 or tglink@boma.org.
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SUPPLIER Sho wca se O F PRO DUC TS & Serv ic es Special Advertising Section
AAON
AlphaGraphics
AAON RQ Series light commercial rooftop units (2 to 6 tons) are engineered for performance, flexibility and serviceability. RQ units are available as air-cooled or water-cooled condenser packaged rooftop units, air-source, watersource or geothermal heat pumps; 100% outside air units; and chilled water or non-compressorized air handlers. Heating is available in high-performance hot water, steam, electric and gas heating configurations. Options include high-efficiency variable speed fans and variable capacity compressors, energy recovery wheels and economizers with efficiencies up to 19 SEER. For more information: http://aaon.com/product.aspx?id=1.
AlphaGraphics business centers provide creative marketing and print solutions for businesses around the world. We’re experts in design, printing, mailing and digital archiving services, as well as complete marketing solutions that include variable data printing, mobile and online marketing and cross-media campaigns. As your marketing communications partner, we leverage today’s technologies to increase your reach and achieve measurable results. For a center near you, please visit www.alphagraphics.com.
American Anchor, Inc.
Ameristar Fence Products, Inc.
Save lives, protect your property from liability, protect your corporate image and meet OSHA and ANSI requirements. American Anchor can make your rooftop a safe place to work, protect your façade workers from a fall and protect you from a wrongful injury lawsuit. As the controlling employer, you must provide a safe workplace. For a free site review anywhere in the country, call American Anchor at 800-371-8221.
Ameristar Fence Products provides property protection that’s affordable. Ameristar’s Montage Plus® welded ornamental fence offers Durability, MaintenanceFree, Aesthetically Appealing and Strength. Call us today or visit our website. Phone 866-702-3192; www.ameristarfence.com; e-mail busdev@ameristarfence.com.
Aquatherm, Inc.
BB-Bid/ The Blue Book
Polypropylene to the Rescue! Tired of rusting, leaking, corroded pipes and copper theft? Aquatherm’s green, rust-free, highly engineered polypropylene pressure pipe solves these problems and more. From HVAC to water distribution and even district energy, Aquatherm has the answers! Visit www.aquathermpipe.com or contact Charlie Clark, Inside Sales Manager, at Charlie.Clark@aquathermpipe.com or 801-805-6657.
BB-Bid’s business intelligence on General Contractors, Subcontractors and Suppliers can help you complete your next project on time and on budget, while eliminating risk. Powerful online tools enable you to effectively identify, prequalify and communicate project requirements to the right companies and build your project team. Best of all—the entire system, complete with an award-winning “concierge service,” is FREE. Log-on at www.bb-bid.com!
Bird-B-Gone, Inc.
BITZER U.S., Inc.
Professional Grade Bird Deterrents: Bird-B-Gone, Inc. manufactures professional-grade bird deterrents, offering effective sol utions to prevent birds from landing in unwanted areas. Products include Bird Netting, Spikes, Electric Track Systems and more. Bird-B-Gone has a devoted team of Bird Control Engineers to help in all aspects of bird control, including design and installation. Visit www.birdbgone.com or call 1-800-392-6915.
BITZER CSW Screw Compressors are optimized for low-condensing temperature applications, making these models ideal when replacing old, inefficient Screw or Recip models in water-cooled chillers or air-cooled systems operating under moderate climate conditions. With market-leading energy efficiency, particularly under part-load operation, CSWs provide equivalent EERs to complex oil-less, centrifugal models but at a much more competitive price. Approved for R134a, R22 or R407C. Phone: 770-503-9226; e-mail: sales@bitzerus.com, techsupport@bitzerus.com, customerservice@ bitzerus.com.
January/February 2011 The BOMA Magazine
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SUPPLIER Sho wca se O F PRO DUC TS & Serv ic es Special Advertising Section
Cleaning Services Group, Inc.
Continental Control Systems, LLC
Cleaner, healthier environments with Cleaning Services Group! As a national leader in the industry with over 25 years of experience, CSG will provide your business with customized programs to fit your janitorial needs AND help you maintain a cleaner, healthier environment for your customers and employees. More information on Cleaning Services Group, Inc. at www.cleaningservicesgroup.com. Phone: 800-683-6572; Fax: 800-789-5440.
Continental Control Systems announces the release of the latest WattNode® for BACnet® MS/TP (RS-485). Supporting full self-discovery of the meter and all of its objects, the meter will offer more than 50 energy measurements, including power, energy, voltage, current and power factor. The BACnet meter will support #64 addresses, with selectable baud rates up to 76,800, including an auto-baud setting, all through self-selectable DIP switch settings. Designed to be the most compact and cost-effective energy meter on the market, all WattNode meters provide line-powered single and three phase, wye or delta configurations up to 600 Vac and 6000 A. Call 1-800-928-8663 or visit www.ccontrolsys.com.
Cooling Tower Word/BAC
Directory Solutions, Inc.
Cooling Tower World is the only place to purchase BAC Factory Authorized Parts online. BAC’s parts are manufactured to meet rigorous cooling tower duty specifications and are guaranteed to fit your unit and perform as original equipment. Cooling Tower World offers Free 2-Day Shipping on all orders placed and all parts carry a full 1-year warranty backed by BAC. For more information, visit www.CoolingTowerWorld.com.
Garlock Safety Systems Twin-Man, Mobile, Fall-Arrest Cart: The COBRA LIFELINK™ Twin-Man cart is a mobile anchorage system 2 workers can tie-off on when they’re exposed to a fall-from-height hazard. Cart simultaneously provides fall arrest for 1 person and fall restraint for a 2nd. Contractors and maintenance personnel will appreciate the cart’s simplicity and how easy it is to roll around the jobsite. If a fall arrest occurs, a claw located under the unit penetrates the substrate and holds the cart and worker secure. Compact design fits easily into elevators, pickup trucks and through doorways. No anchorage to the substrate is required. Call Garlock Safety Systems at 763-694-2614 or visit www.railguard.net/cobra-cart.asp.
General Elevator Parts Inc. Single Source Supplier: 1-800-848-3329 or 773491-1927; Fax: 1-800-578-6349 or 773-4632827. Otis, Westinghouse, Dover, Imperial, etc. Surplus Motors and Generators: Rotors—IMO Pumps; Armatures—Door Motors; Machine Parts—Controls; üObsolete’s Largest Supply. GeGeLu@comcast.net: Networking your inventory is like fishing. Just send over your list and we will hook you up! Otis turtleback longneck and shortneck hoist motors size 1 1/2, 2 1/2, 3 1/2, 4 1/2, 5 1/2, etc. Otis wound rotors type 1ac, 2ac, 3ac, 5ac, 7 1/2ac, etc. Otis 63g, and all other dc hoist motors leg mount and flange mount. Westinghouse dc flange mount 63a, 93 and 93.5 frame. See the website at elevatorexchange.com.
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TouchSource, by Directory Solutions is the 25-year leader in electronic and touch screen building directories. Unlimited listings that can be updated in seconds from your office.Wide variety of features and directory styles. Visit www.TouchSource.com or call 800704-3458
Gee Asphalt Systems, Inc. Asphalt Preservation is about taking care of your good pavements while they are still good. We’ll show you how to preserve your asphalt pavements for a fraction of the cost to replace them. Serving clients Nationwide. For more information, please contact us at 800-747-8567 or log on to our website www.geeasphalt.net.
Hamilton Blake Safety Unique Solutions for Rigging, Safety, and Training … we offer hands-on training for window cleaners and specialized technology, such as the 121 Ft. Omme Lift for rent or purchase. Call Us Today—702-307-4477; or visit www.hamiltonblakesafety.com.
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SUPPLIER Sho wca se O F PRO DUC TS & Serv ic es Special Advertising Section
Huguenot Laboratories Huguenot Laboratories offers comprehensive laboratory analysis testing services for Fire Protection Systems (FPS). Water Testing includes Anaerobic and Aerobic MIC bacterium studies, and 23 complete mineral comparison studies to determine if mineral deposition is a contributing factor in causing corrosion and under deposit corrosion in fire sprinkler systems. www.huguenotlabs.com. Call 800-228-3793.
Magnetek, Inc. Magnetek’s Quattro Elevator Drives are the green solution for buildings worldwide. Quattro drives can save as much as 40% on your energy costs. Available in AC or DC, Quattro drives offer proven energy savings, lower installation costs and superior ride quality while helping your projects qualify for utility rebates. Please visit www.elevatordrives.com or call 800-236-1705. ®
LEDtronics, Inc. Continuing to add to its line of innovative and energy-efficient LED replacements for incandescent and halogen light bulbs, LEDtronics® announces its new series of PAR-style high-power, high-efficacy lamps with highest-grade LEDs and Fresnel lens. Phone: 800-579-4875; Web: www.ledtronics.com.
Meltdown Glass Art and Design LLC Utilizing the beauty and durability of cast-glass, Meltdown Glass’ Big Spheres product offers a clean, geometric solution to partition walls while preserving the organic qualities of cast-glass. This product allows designers to create spaces that allow light transmittances while still maintaining privacy. Meltdown Glass textures are available in oversize panels and can be tempered to meet safety codes. For more information, please visit meltdownglass.com or call 800-845-6221.
Nexus Valve
Radiant Electric Duluth
The UltraMatic by Nexus Valve is a combination automatic flow control valve, ball valve and union. Using the UltraMatic for balancing hot and chilled water coils saves energy and money. Learn more at www.nexusvalve.com or 888900-0947.
Infrared Radiant Heating from Radiant Electric Duluth: • Reduce heating costs 30-60% • ROI 2-3 years • Clean Room use • Zero emissions • Low operating temps • Reduced fire risk • Zoned individually or with building maintenance systems • 10-year no maintenance guarantee • Allergy-free/sinus-friendly • Portable, baseboard, wall, cove, suspended ceiling units Manufactured by Radiant Electric Heat. Call: Radiant Electric Duluth, 218-525-5002.
RoofConnect
Security Door Controls
™
RoofConnect—24/7/365 Nationwide Service for All Your Roofing Needs. One call offers peace of mind for your roofing emergencies. Utilize RoofConnect’s nationwide coverage and resources for your roof management, leak repairs, capital re-roof or coating projects, WINTER ROOF MANAGEMENT & SNOW REMOVAL and coordinated disaster response. Schedule an assessment of your roofing needs today. Call RoofConnect 24/7/365 at 877-942-5613 or visit roofconnect.com.
QUIET DUO™ LR100 Latch Retraction Kit Retrofits Major Brand Exit Devices: • UL Classified for field installation in Fire and Non-Fire rated devices • Simultaneous Electric Latch Retraction and Dogging • 450mA Inrush/180mA Continuous, 24VDC • Quiet Motorized Mechanical and Electric Operation • 1A supply powers 2 devices For more info, contact: service@sdcsecurity.com. SDC Security Door Controls, www.SDCsecurity.com.
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SUPPLIER Sho wca se O F PRO DUC TS & Serv ic es Special Advertising Section
SIGNARAMA Save by Designing Your Own Signs Online with SIGNARAMA. Convenience and control are just a click away with SHOP SIGNARAMA! Create and place your customdesigned orders 24/7 from the comfort of your home, office or on the road. Please visit our website at www.signarama.com.
Special Pathogens Laboratory Get Ready for Proposed ASHRAE Legionella Standard 188. Keep the water in your building safe with Special Pathogens Laboratory, The Legionella Experts. Laboratory services, risk assessment and outbreak consultation and the latest on detection, control and remediation of Legionella and other waterborne pathogens. A2LA and NELAP accredited; CDC-Elite certified. 877-775-7284 or www.specialpathogenslab.com.
Spot Coolers
T2 Site Amenities
CMW30 Water-Cooled, CeilingMounted Air Conditioner: The CMW30 water-cooled model is designed for applications where a lack of space for hot exhaust air prohibits the use of an air-cooled unit. With a cooling capacity of 29,400 Btu/h total and 22,000 Btu/h sensible for computer rooms, the CMW30 is ideal for server rooms and other applications with dense heat loads.This is not a traditional fan coil unit.With its compact design of 45- by 32- by 20-inches (WxDxH), the CMW30 can fit into virtually any drop-ceiling space. Contact Spot Coolers: 800367-8675; info@spot-coolers.com; www.spot-coolers.com.
Upscale Recycling Bins, Benches & Planters … Finally. Great looking recycling bins for lobbies, meeting spaces and offices. Extraordinary benches and planters. Huge array of styles, colors and materials.T2 Site Amenities. www.t2-sa.com. Call 847-579-9003. lori@t2-sa.com.
Wausau Window and Wall Systems
Yaskawa America, Inc.
Historically Influenced Window Replacement from Wausau. Perhaps no action demonstrates social responsibility and environmental stewardship more profoundly than respectful modernization of a classic architectural masterwork. Now available as an online support resource, Wausau’s Energy Modeling Tool provides comparative building energy performance—annual energy use, peak demand, carbon emissions, daylight, glare and condensation—to optimize product selection. Phone: 877-678-2983; e-mail: info@ wausauwindow.com; www.wausauwindow.com.
The Z1000 variable speed drive is designed for building automation applications through 500 HP. The Z1000 provides protection against drive and motor faults to maintain uptime, making it perfect for building automation applications that require reliable motor control. Phone: 1-800-YASKAWA. Website: http://Ez.com/yai229.
For rates and information on display advertising or products and services published in “Supplier Showcase,” contact Paul Hagen at Stamats Business Media: 866-965-4205; paul.hagen@stamats.com
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EYE ON EDUCATION
Healthcare Uncertainty Breeds New Real Estate Strategies By Lorie Damon, Ph.D. a key goal for many healthcare systems as they seek to ensure that they have an adequate number of physicians to serve their patients. While physician alignment can take many forms, direct employment of physicians by hospitals is becoming increasingly popular. As physician practices are “acquired” by a healthcare system, their owned and leased real estate generally also is acquired. Such acquisitions, in turn, can lead to lease assumptions, shortened lease terms and even dispositions. Those changes can also alter the complexion of the tenancies, as landlords may find their multi-physician tenant MOBs now largely occupied by the same lessee—the hospital, which owns the various practices therein. For more than a decade, healthcare systems have steadily shifted care from inpatient settings to outpatient settings. This trend is expected to accelerate as many systems work toward achieving a 70/30 split between outpatient and inpatient procedures. New evolutions of outpatient facilities are also emerging: Clinics, free-standing emergency departments and urgent care centers are flourishing—sometimes as alternative outpatient sites to MOBs. This trend, in turn, is reshaping the tenancies, size and location strategies of more traditional medical office buildings and ambulatory surgery centers. The shift from inpatient to outpatient delivery of care also is driving a need to reevaluate the uses of space within the hospital itself. Universal design concepts are emerging to maximize the use and extend the life of the hospital facility and clinical patient treatment areas within. Universal design principles employ a standard design in all patient rooms, positioning patient
beds, monitoring devices and other diagnostic and treatment tools and equipment in the same place. Such space design allows for easy transitions of space, which helps to reduce build-out costs over the life of the facility. Moreover, as hospitals shift higher acuity cases to ambulatory settings, they reduce the overall need for patient beds, creating opportunities to repurpose and adaptively reuse existing hospital space for different purposes. Many systems are also pursuing affiliation or acquisition strategies, designed to assure that they can provide care to patients from “cradle to grave.” In addition to their traditional acute care hospitals, many systems are now acquiring or affiliating with longterm acute care facilities, skilled nursing facilities, rehabilitation hospitals and even senior or assisted living facilities—sometimes all within a hospital campus complex. As healthcare systems await clarity and certainty with respect to healthcare reform and reimbursement rates, one thing is clear: Savvy healthcare systems, physician practices and insurance providers must view real estate as a strategic asset. Locating appropriate, adaptable facilities in the right place with the right mix of physicians and other patient services can help these systems provide appropriate patient care in the most cost-efficient setting—and that’s a goal every healthcare provider agrees must be met.m BOMA
The healthcare industry continues to make headlines—for many reasons. Healthcare represents one of the only employment sectors in which the U.S. Bureau of Labor Statistics expects to see continued job growth. Healthcare costs and demand for healthcare services continue to rise. While both of those indicators might suggest a rosy forecast for healthcare real estate, uncertainty remains the watchword. Legal challenges to the federal Patient Protection and Affordable Care Act of 2010 are proceeding to the U.S. Supreme Court, uncertainty about Medicare and Medicaid reimbursements linger and capital constraints continue to plague healthcare systems. Many key real estate questions remain unanswered: How much ambulatory space will be needed in the future to serve patients? What is the net number of new patient beds that will be required? What types of facilities can best serve the evolving needs and models of patient care—today and 30 years from now? Despite the legal challenges to the Affordable Care Act, many healthcare systems and providers are well on their way to meeting several of the law’s requirements, which come into effect in 2012. Healthcare organizations, physician practices and health insurance providers are evaluating various models for delivering integrated patient care since healthcare reform provides strong financial incentives for improving patient care and overall healthcare outcomes, while also reducing costs, through a coordinated, integrated approach. Healthcare organizations’ decisions pertaining to patient care, in turn, stand to have a significant impact on their real estate portfolios. Physician alignment is
To learn mor e about these e volving trends in healthcar e real estate, don’t miss BOMA’s 2012 Medical Offi e Buildings and Healthcar e Facilities Conference, May 2-4, 2012, Hyatt Regency Atlanta. Visit www.boma.org/mob to register and learn mor e about the program.
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TRADE TOOLS [‘DIGITAL’ SUSTAINABILITY]
Buildings in Downtown Charlotte Get Connected for Sustainability By Joe O’Connor Shircliff, who co-founded Intelligent Buildings with Rob Murchison. In the Smart Energy Now program, participating buildings have a non-invasive shadow meter installed to collect energy usage in near-real time. These meters help building managers keep a watchful eye on their building’s sustainability levels, giving them insight into how they can apply environmentally friendly practices to contain costs. Data collected from the meters is then aggregated and displayed live through Cisco digital media, including on interactive monitors throughout downtown buildings where tenants are able to see information. These displays help create awareness and encourage individual behavior change. The program has officially launched with a kick-off event in center-city Charlotte. “The progress has been remarkable. The effort has helped galvanize the
community and shows that Charlotte is a cost-efficient, sustainable place to live and do business,” adds Shircliff. Envision Charlotte’s early success has resonated beyond Charlotte. There have been inquiries from people worldwide who are interested in starting similar initiatives, which speaks to the environmental and economic impact that these types of solutions can bring about. Cisco’s solutions and support will enable the next phases for Envision Charlotte. “We look forward to Cisco technology helping us innovate for sustainability in air, water and waste in Charlotte,” says Shircliff. “The entire community is excited to see what the future will hold.” BOMA
TO THE UNTRAINED EYE, the buildings in downtown Charlotte, N.C., look completely normal; however, they are anything but ordinary. Because of an innovative sustainability and economic development effort called Envision Charlotte, these buildings are wirelessly connected to report environmental sustainability information in near-real time. While plans for the effort include energy, air, water and waste measurement, the initial focus is on power, using a Duke Energy program called Smart Energy Nowsm. The project utilizes Cisco solutions in networking, software and digital media supported by Intelligent Buildings, LLC. “Cisco has been critical to the project. Its solutions allow for secure network connections between buildings. Cisco also provided interactive media displays and facilitated a simple process that doesn’t burden building management,” says Tom
About the Author: Joe O’Connor is senior director of Cisco Smart+Connected Communities. He can be reached at joconnor@cisco. com. For more about Cisco’s solutions, visit www.cisco.com/go/realestate.
WHEN DISASTER STRIKES Coit Cleaning & Restoration Services can respond within one hour to reduce further property damage.
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The BOMA Magazine January/February 2012
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Achieving High Performance Through
INNOVAT ON Seattle—famous for innovation, technology and opportunity—is the perfect setting for commercial real estate’s premier education and networking event. Attend the Every Building Conference and Expo for the knowledge, know-how and resources you need to maximize asset performance, increase profitability and take your career decisively into the future.
RegisteR today for your industry’s main event and make a commitment to Achieving High Performance Through Innovation. www.everyBuildingConference.org
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Buyers’ guide
Buyers’ Guide to Building Products and Services PRODUCT
DETAILS CyberLock Electronic Locks Offer Security Solutions for Healthcare Facilities
Videx’s CyberLock® system of electronic locks offer versatile, cost-effective access control solutions for healthcare facilities. The electronic lock cylinders and programmable keys provide the flexibility and customization healthcare facilities need, allowing staff to manage and audit traffic to areas that contain confidential records, financial data, narcotics and expensive lab equipment. Each authorized employee’s key can be programmed with the specific access permission and their access can be monitored.
For more information, visit www.videx.com
Knox’s Remote Shutdown Station Disconnects Power During Emergencies
Knox’s new UL-listed 4500 Remote Electrical Power Shutdown Station can be used by first responders to disconnect electrical power to a building during an emergency. The shutdown switch station contains a UL-listed shunt trip switch housed in a special container, which is protected against tampering or physical attack from unauthorized individuals. The device can also be wired to shutdown electrical equipment and systems, such as generators, power distribution centers, photovoltaic/solar powered systems, HVAC controls and telecommunications equipment.
For more information, visit www.knoxbox.com
New AspectFT Nexus Aggregates Critical Building Information
American Auto Matrix® has released the AspectFT Nexus™ area controller. The device is designed to integrate and manage a wide array of HVAC, energy and critical building systems while harnessing the power and convenience of modern Web technologies. Through the AspectFT technology, users can access webpages that display critical building information, including historical trends, alarms, energy data and more.
For more information, visit www.aamatrix.com
Don’t replace tile and grout... SaniGLAZE it!
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SaniGLAZE Tile & Grout Restoration: Immediate Results, Long-Term Value.
Schedule your FREE ON-SITE Demo today!
www.saniglaze.com 800-266-8060
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PRODUCT
DETAILS Chief’s Bracket Mounts the iPad for Digital Signage, Control System Displays
Chief, an industry leader in mounting solutions, has introduced a new interface bracket that securely attaches an Apple iPad 2 to a Chief monitor mount, creating a flexible, ergonomic solution for digital signage and control system applications. A sleek, minimalist design allows it to blend in seamlessly in any setting, putting the focus on the iPad. Through innovative engineering, the interface bracket can be removed without the use of tools, making it extremely convenient for professionals on the go.
For more information, visit www.chiefmfg.com
Delta T Alert Helps Prevent Electrical Failure
The Delta T Alert™ is a self-contained, temperature-monitoring device that attaches magnetically to electrical enclosure covers, revealing differences between the temperature inside the electrical enclosure and the ambient temperature in the room containing the enclosure. The device helps identify excessive heat within an electrical enclosure, which is the first, and often invisible, sign of imminent electrical failure. The Delta T Alert collects temperature data and sends it wirelessly to a computer, allowing a building manager or engineer to monitor numerous points of the electrical system from a single online location.
For more information, visit www.deltatengineering.com
New EC-Net EnerVue Dashboard Provides Actionable Analytics
Distech Controls has introduced the EC-Net AX EnerVue Web-based energy management dashboard. EC-Net EnerVue provides vital building metrics through an easy-to-use, browser-based dashboard application. The dashboard allows users to quickly identify issues, assess relationships and take action in order to optimize resource efficiencies and ultimately increase energy and operational cost savings across their building portfolios.
For more information, visit www.distech-controls.com
ADVERTISING INDEX Company
Page No.
AAON.............................................. 33, Back Cover AlphaGraphics Inc...........................................11, 33 American Anchor.............................................. 2, 33 Ameristar Fence Products.................................. 33 Aquatherm Inc.-HQ............................................. 33 Bartlett Tree Experts............................................ 38 Bird-B-Gone........................................................... 33 BITZER U.S. Inc...................................................... 33 The Blue Book-BB-Bid................................20, 33 BOMA International.......................................39, 43 BOMA Atlanta........................................................ 27 BOMA Nevada....................................................... 27 Cardinal Wireless Inc............................................ 40 Cleaning Services Group..................................... 34 COIT Restoration Services................................ 38 Connectrac............................................................. 15 Continental Control Systems............................ 34 Cooling Tower World-Baltimore Aircoil Co....................................................... 34 Directory Solutions Inc.-Touch Source........... 34 Garlock Equipment Co........................................ 34 Gee Asphalt Systems Inc...................................... 34 General Elevator Parts......................................... 34 Griswold Controls................................................ 10
Company
Page No.
Hamilton Blake Safety...................................... 4, 34 Huguenot Laboratories....................................... 35 Keyscan Access Control Systems.........................3 LEDtronics Inc........................................................ 35 Magnetek................................................................. 35 Meltdown Glass Art & Design........................... 35 Nexus Valve............................................................. 35 Predictive Service.................................................. 12 PureChem Separation Inc................................... 14 Radiant Electric Duluth-Black Goose Chimney & Duct............................. 35 RoofConnect.......................................................... 35 Salsbury Industries................................................ 13 SaniGLAZE.............................................................. 40 Security Door Controls...................................... 35 Shortridge Instruments Inc................................. 14 SIGNARAMA..................................................... 7, 36 Special Pathogens Laboratory............................ 36 Spot Coolers....................................................17, 36 T2 Site Amenities.................................................. 36 VPS Vacant Property Specialists............................9 Wausau Window & Wall Systems..................... 36 Yaskawa Electric America.................................... 36
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conference connection
2012 Every Building Conference & Expo—Your Destination for Innovation Seattle Welcomes Commercial Real Estate’s Premier Event By Lindsay Tiffany SEATTLE IS FAMOUS FOR INNOVATION, technology and opportunity. The city is home base to some of the most successful and forward-thinking companies in the world, including Boeing, Microsoft, Amazon.com, Costco and Starbucks. These companies take a creative approach to developing products and services—much the same way that successful property professionals must deliver creative solutions and services that meet the needs of tenants today. This year, the Every Building Conference & Expo, presented by BOMA International and Buildings, will take place in Seattle, June 24-26, bringing attendees the knowledge, know-how and resources to improve asset performance, increase profitability and take their careers to the next level. The 2012 program will leverage the innovative and entrepreneurial spirit of Seattle to bring conference goers the latest information on optimizing asset Achieving performance, recruiting and retaining tenants and gaining a competitive advantage portfolio-wide. The more than 40 education sessions will incorporate the 2012 conference theme, “Achieving High Performance through Innovation.” The sessions will offer the latest, expert-vetted intelligence
on how to contend with today’s market conditions, such as how to maintain building values amidst capital constraints. The bar for creating high-performance buildings is constantly moving upwards and, as technologies, tools and operational practices become more sophisticated, it requires more “outside the box” thinking to maintain a best-ofbreed building. Good leadership skills are always essential, but being a good leader today means contending with a third or fourth year of incredibly tight resource constraints. Property professionals have smaller staffs, much larger workloads and increased pressure to perform. The conference program will supply attendees with strategies to make themselves and their teams more effective in tackling the many challenges they face. A solution to almost every operational hurdle will be onThrough display in the High Performance Every Building Expo, giving attendees the opportunity to meet with suppliers to discuss how to create operational efficiencies and reduce costs. They will also experience state-of-the-art products, services and technologies targeted to their needs. For property professionals responsible for purchasing or recommending
products and services for their buildings, this show is an indispensable resource that will help them buy smarter. BOMA/Seattle-King County will serve as the conference’s local host and celebrate its 100-year anniversary at the opening night party at the Seattle Museum of Flight on Sunday, June 24. The museum is one of the largest air and space museums in the world and includes more than 150 historically significant air- and spacecraft, as well as the original manufacturing facility of The Boeing Company. In addition to the many world-class companies that have headquarters in the city, Seattle is host to a myriad of attractions. Visitors can take in science and art museums, visit the famous Pike Place Market, relax by the waterfront or hike in the nearby Olympic Mountains. Whether you are a building engineer looking for ways to create operational efficiencies or a portfolio manager looking to network with leaders in the industry, the 2012 Every Building Conference & Expo will provide the experience you need to make the most of your trip to the Emerald City. BOMA
INNOVAT ON
Seattle—famous for innovation, technology and opportunity—is the perfect setting for commercial real estate’s premier education and networking event. Attend the Every Building Conference and for the knowledge, Achieving High Expo Performance Throughknow-how and resources you need to maximize asset performance, increase profitability and take your career decisively into the future.
INNOVAT ON
RegisteR today for your industry’s main event and make a commitment to Achieving High Performance Through Innovation. www.everyBuildingConference.org
Seattle—famous for innovation, technology and opportunity—is the perfect setting for commercial real estate’s premier education and networking event. Attend the Every Building Conference and Expo for the knowledge, know-how and resources you need to maximize asset performance, increase profitability and take your career decisively into the future.
“new name, and Same Great has conference” The industry’s best conference tradeshow undergone a name change.The BOMA International Conference 12/9/11 1:12 PM ® and The Every Building Show is now the Every Building Conference & Expo, presented by BOMA International and “The industry’s best conference and tradeshow has undergone a name change.The www.everyBuildingConference.org Buildings magazine. It’s the same great conference with a new name to reflect the multitude of strategies and BOMA International” solutions for every building and every property professional in the industry. “Conference and The Every Building Show® is now the Every Building Conference & Registration is now Markbyyour calendar for and JuneBuildings 24-26, and make It’s plans to attend. Expo,open. presented BOMA International magazine. the same great Learn more and conference register at with www.everybuildingconference.org. a new name to reflect the multi- tude of strategies and solutions for
RegisteR today for your industry’s main event and make a commitment to Achieving High Performance Through1Innovation. AIM116_BOMA12_AD_F.indd
New Name, Same Great Conference AIM116_BOMA12_AD_F.indd 1
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Compliance Deadline Coming in March After March 15, 2012, new construction and alterations are required to comply with the 2010 ADA Standards. Don’t be taken by surprise. Act now to ensure you’re ADA compliant.
BOMA INTERNATIONAL
The ADA Standards have Changed… Is Your Building Compliant?
BOMA’s new Guide to the 2010 ADA Standards specifically addresses the next generation of accessibility rules and regulations. A follow-up to BOMA’s groundbreaking ADA Compliance Checklist, the 2011 Guidebook helps property professionals understand and implement the revised Americans with Disabilities Act (ADA) design standards implementing Title III of the ADA, adopted by the U.S. Department of Justice in 2010. The Guide to the 2010 ADA Standards includes updated requirements for accessible routes and a variety of building elements, including employee work spaces, restrooms, reach ranches, sales and service counters, stairways, telephones, special rooms and spaces, recreation facilities and much more.
Order Online Today at http://Shop.BOMA.org
ADA–082011
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