The BOMA Magazine - May/June 2011 by lprats

Leading the Future

may/june 2011

BOMAâ&#x20AC;&#x2122;s Green Guide Sustainability and Productivity Staying Ahead of Green Mandates Green Lease Guide 2.0

Plus: BOMA Convention Preview The ROI of BOMA 360 Catching Up with CREEA

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May/June 2011 Volume 7, No. 3

38 46

42 COMMERCIAL

LEASE GUIDE

Stephanie J. Oppenheimer, APR, and James Cox Going green will no longer be an option in many localities. What can Steven A. Teitelbaum property professionals do BOMA’s Green Lease Guide gets an update, with more to prepare? comprehensive clauses, current best practices and predictions about where the market may trend.

Green Lease Guide 2.0

BOMA President Henry Chamberlain @ HenryBOMA

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 Cover: Collier Center, Phoenix, Ariz., the 2010 TOBY® winner in the Earth category.

Lindsay Tiffany BOMA 360 buildings demonstrate a measurable competitive advantage.

Message from the Chair

The Journey Continues.

Legislative Update National Issues Conference—Local Edition debuts; BOMA and NREO host industry briefing on Capitol Hill.

State & Local Update Texas BOMA gains support for CRE issues during Advocacy Day; plus, Los Angeles leads in ENERGY STAR buildings.

BOMA Convention Preview Find out how BOMA 2011 can prepare you to tackle the latest challenges in real estate.

Update

BOMA urges caution in considering green code adoption; Ohio adopts ASHRAE Standard 90.1.

Around the Industry Job barometer report ticks up; CBRE puts 10,000 employees through BEEP; Real Estate Roundtable meeting tackles economic recovery and political gridlock.

Leading the Way Brian Cappelli—advocacy junkie, spaghetti sauce sage.

Trends Tracker Takeaways from the NJ/PA Sustainability Symposium.

56 Green Scene

Ty Stuelpe Water conservation strategies that will keep tenants smiling.

Research Corner USAA case study – how exceeding the goals of the 7-Point Challenge helped the company solidify its status as a green leader. BOMA STARS can’t be stopped!

20 Codes & Standards

BOMA Vice President Lisa Prats @ LisaPratsBOMA Volume 7, No. 3 The BOMA Magazine May/ June 2011, (ISSN 1532-4346), Copyright 2011. The BOMA Magazine is published bimonthly in January/February; March/April; May/June; July/August; September/October; and November/December by the Building Owners and Managers Association (BOMA) International, 1101 15th St., NW, Suite 800, Washington, D.C. 20005; Telephone 202-326-6300; Fax 202-326-6377; www.boma.org. Periodicals Postage paid at Washington, D.C. and additional mailing offices.

The ROI of BOMA 360

DEPARTMENTS

Follow BOMA on Twitter: BOMA Chair Ray Mackey @ rhmackey

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ENERGY EFFICIEN

Stephanie J. Oppenheimer, APR The business case for going green moves beyond energy savings.

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Staying Ahead of Green Mandates

62 Eye on Education Convention education preview— equipping property professionals to meet the demands of tomorrow.

Trade Tools

Buyers’ Guide

Scott Lenger TIAA-CREF’s Manhattan makeover.

Check out the latest green products and services.

‘A Team’ Collaborations The Commercial Real Estate Energy Alliance (CREEA) two years on. What’s ahead?

May/June 2011 The BOMA Magazine

Message from the Chair

The Journey Continues If it’s Tuesday, it must be Toledo. When you’re chair of BOMA International, it might seem that way. This past year, I traveled to dozens of BOMA local associations across the country—from Hawaii to Raleigh-Durham, N.C.—to see first-hand how the vast BOMA network is leading the future. All that travel might sound tiring, but the truth is it’s energizing. Whether I was attending a monthly lunch in San Francisco or the BOMA Southwest Conference in my hometown of Dallas, again and again I was invigorated by the enthusiasm, dedication and talent of the BOMA colleagues I met. Even when I traveled far from home, visiting with our affiliates at the Property Council of Australia and the Property Council New Zealand, speaking at their conferences and participating in their leadership groups and board meetings, I found the same ingenuity and spirit that defines this vast network of commercial real estate professionals. The talent and support of BOMA members propelled us to achievements that give me great pride. Together, we advanced our advocacy and regulatory goals and extended our reach, most notably working closely with the White House on the launch of the Better Buildings Initiative, which aims to make commercial buildings more energy efficient by improving tax incentives and creating more financing opportunities for retrofits. These are exactly the type of incentive-based solutions that we have been advocating for years, and now BOMA is working with the top leaders in government to make it happen. One of the reasons we are finding success in making the case for tax incentives to lawmakers and heads of government is because we are showing that the voluntary marketplace works. We have case studies from the 7-Point Challenge endorsers that show that success in action and our BOMA STARS campaign shows the breadth of BOMA members who benchmark their buildings through ENERGY STAR® and share their data with BOMA (see “Research Corner,” pages 58-60). We also enhanced our media outreach.

The BOMA Magazine May/June 2011

In March, BOMA President Henry Chamberlain and I met with reporters at The Wall Street Journal and Bloomberg News in New York City to discuss industry trends, the marketplace recovery and the buzz around the growth of the BOMA 360 Performance Program®. You can read about how BOMA 360 is catching the eye of prospective tenants and providing a real return on investment for its designees on pages 44-45. BOMA 360 was one of many offerings that propelled BOMA’s position as the CRE group to participate in. The release of our Suite of Floor Measurement Standards, updated Green Lease Guide (see pages 42-43) and guidebooks on Preventive Maintenance, Standard Operating Procedures and calculating CAM Charges provided industry professionals with the tools and resources to implement best practices. We also stayed closely in tune to industry trends, challenges and opportunities and delivered the best professional development opportunities through webinars, classroom education (such as the Foundations of Real Estate Management course) and world-class conferences, such as the Medical Office Buildings & Healthcare Facilities Conference and the BOMA International Conference and The Every Building Show®. My term as BOMA chair may be coming to an end in June, but my BOMA journey continues. I may not travel to as many BOMA local associations in the coming year, but I take with me all that I have learned from my BOMA family. Thank you for a terrific year!

Ray Mackey, Jr., RPA, CPM, CCIM Chair and Chief Elected Officer

Publisher: Lisa M. Prats, CAE Editor: Laura Horsley Associate Editor: Lindsay Tiffany Contributing Editors: Karen W. Penafiel, CAE, Ronald Burton, James Cox, Emily Naden Designer: Amy Belice Published by: Building Owners and Managers Association (BOMA) International

BOMA International Officers Chair and Chief Elected Officer Ray H. Mackey, Jr., RPA, CPM, CCIM Stream Realty Partners, LP Dallas, Texas Chair-Elect Boyd R. Zoccola Hokanson Companies, Inc. Indianapolis, Ind. Vice Chair Joseph W. Markling CB Richard Ellis, Inc. Los Angeles, Calif. Secretary/Treasurer Kent Gibson, CPM Property Reserve Inc. Salt Lake City, Utah President and Chief Operating Officer Henry H. Chamberlain, CAE, APR BOMA International Washington, D.C.

Call for Nominations: Vice Chair, Secretary/Treasurer and Executive Committee Members BOMA International’s Nominating Committee is seeking candidates for the positions of vice chair, secretary/treasurer and for five members 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 absolute 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.

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legislative UPDATE

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The BOMA Magazine May/June 2011

National Issues Conference —Local Edition Debuts THE FIRST EVER BOMA INTERNATIONAL National Issues Conference—Local Edition was an outstanding success, with more than 50 BOMA local associations hosting meetings with their elected U.S. Senators and Representatives. By early estimates, the BOMA local associations reached more than 200 congressional offices and hundreds of BOMA members participated in the events. BOMA members across the country promoted legislation to make permanent the 15-year timeline for depreciating leasehold improvements and to enact more effective energy-efficiency incentive programs to retrofit existing buildings. Overall, members reported the legislators were supportive of BOMA’s positions and eager to work with BOMA going forward as Congress addresses these issues. Especially for the large class of newly elected Representatives, the local edition of the National Issues Conference provided a great opportunity to establish a lasting relationship. Thank you to all of the BOMA Association Executives, local presidents, local legislative chairs and all members who participated in NIC events. BOMA International’s advocacy staff appreciates the doors that you have opened to ensure that the commercial real estate industry’s voice is heard.

BOMA, NREO Host Industry Briefing on Capitol Hill On March 17, BOMA International, in conjunction with the Congressional Real Estate Caucus and the National Real Estate Organizations (NREO), hosted a “State of the Real Estate Industry” luncheon briefing on Capitol Hill. Kicked off by the Senate Real Estate Caucus leadership, Sens. Ben Cardin (D-Md.) and Johnny Isakson (R-Ga.), the briefing featured three speakers who covered the current state of both the residential and commercial markets. The residential overview was given by Lawrence Yun, chief economist for the National Association of REALTORS®, while the commercial outlook was presented by James Woodwell, vice president of Commercial

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Wireless Alerts

From left: BOMA President Henry Chamberlain, BOMA Chair-Elect Boyd Zoccola, Sen. Johnny Isakson and BOMA Vice Chair Joe Markling.

Real Estate Research with the Mortgage Bankers Association, and Lisa Pendergast, managing director, CMBS Strategy & Risk with Jefferies & Company, Inc. The briefing was designed to give Senate staff Continued on page 12

legislative UPDATE a perspective of each segment’s recent history, current market conditions and what to expect for the future. BOMA International, in coordination with the other members of NREO, will be providing additional briefings and other educational forums to Capitol Hill legislators and staff throughout the 112th Congress.

BOMA Lends Support to CRE Bill BOMA International recently joined a number of commercial real estate organizations in support of legislation introduced by Reps. Devin Nunes (R-Calif.) and Shelley Berkley (D-Nev.) targeted at the current equity crisis. The bill, titled “The Community Recovery and

Enhancement (CRE) Act” (H.R. 1147), offers tax incentives in order to attract new private equity to commercial real estate. The legislation is a temporary and targeted plan that encourages new investment by offering 50-percent bonus depreciation on eligible new investment equity and a deduction of losses that are not subject to passive loss limits. Qualifying investments must be made before 2013 and the proposal only applies to assets purchased before 2009. The bill would require that at least 80 percent of the new investment be used to pay down the bank loan, with the remaining amount used for property improvements. With the new funds directed towards lowering the outstanding debt on the asset, the excessive debt ratios that threaten both the commercial real estate and banking sectors, as well as the broader economy, will be reduced.

BOMA Asked to Participate in National Level Preparedness Exercise

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The Federal Emergency Management Agency (FEMA) will be conducting a National Level Exercise (NLE) simulating an earthquake caused by the movement of the New Madrid or Wabash Valley Fault Lines in the middle of the country. Scheduled for May 16-18, FEMA has reached out to the private sector by inviting members in the impacted parts of the country to share the experience and provide input to the exercise, which would allow feedback on how local, state and national responses would occur. Given the recent impact of the earthquakes in Japan and New Zealand, this is an important exercise for property professionals in earthquake-prone regions.

Modifications to Lease Accounting Proposal Appear Likely The Financial Accounting Standards Board (FASB) and the International Accounting Standards Board (IASB) seem to be recognizing that not all leases are necessarily the same. Through their Summary of Board Decisions, the Boards are considering the possibility of creating two categories of leases that would resemble today’s operating leases and capital leases. One would be

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The BOMA Magazine May/June 2011

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legislative UPDATE a “finance lease” that would be treated like an installment purchase, putting an asset on the balance sheet as well as a liability to be paid down over time. All other leases would also appear on the balance sheet, but would flow through the income statement much like today’s operating leases because the financing element would not be considered significant. Deliberations on all items are expected to conclude by the end of June, BOMA Ad April2011.pdf 4/4/11 6:46:38

at which time the Boards will consider re-exposing the ruling for comment late in 2011.

BOMA Launches New Grassroots Advocacy Tool Earlier this spring, BOMA International launched a new online advocacy tool that will empower BOMA to be more PM

effective in its grassroots efforts at the federal, state and local levels. The new and improved Legislative Action Center will enable BOMA to better target elected officials and certain issues that require grassroots action. In addition, the new site now gives BOMA International members the ability to donate to BOMAPAC online through the BOMAPAC Action Center. This new resource gives members access to a secure portal, allowing for quick and seamless processing of their credit card donation electronically. And, as was the case with the old site, local BOMA Association Executives will be able to have their own action alerts posted to the site on important issues at the state and local levels.

2012 Fundraising Efforts in Full Swing: BOMAPAC Asked for Early Support

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The BOMA Magazine May/June 2011

The fundraising season in Washington is off to the races again and BOMAPAC has joined in with contributions to four influential members of the House of Representatives and a key Senator. Throughout the month of March, BOMAPAC co-hosted real estate-focused fundraisers for Reps. Patrick Tiberi (R-Ohio) and Mike Simpson (R-Idaho). Rep. Tiberi is a member of the powerful Ways and Means Committee and is the chairman of the Subcommittee on Select Revenue that has jurisdiction over federal tax policy. Rep. Simpson is a member of the Appropriations Committee and is the chairman of the Subcommittee on Interior, Environment and Related Agencies that has jurisdiction over the funding for the Environmental Protection Agency, among others. BOMAPAC also supported Rep. Shelley Berkley (D-Nev.) and Ohio Rep. Mike Turner (R-Ohio). Rep. Berkley is a member of the Ways and Means Committee and was an original co-sponsor of leasehold depreciation legislation in the 111th Congress. In addition to being on Ways and Means, Rep. Turner is the co-chair of the Congressional Real Estate Caucus. On March 28, BOMAPAC co-hosted a small fundraiser for Sen. Ben Cardin (D-Md.), one of the co-chairs of the Senate Real Estate Caucus. Sen. Cardin serves on the Budget and Environment and Public Works Committees and has been a great friend to the commercial real estate industry.

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state & local update

Texas BOMA members with Lieutenant Governor David Dewhurst.

Don’t Mess with Texas BOMA COMMERCIAL REAL ESTATE ADVOCATES FROM ACROSS TEXAS converged on Austin for Texas BOMA’s annual Advocacy Day. The event included grassroots training and provided members with an opportunity to present their positions to their state legislators. These visits are an integral part of the association’s legislative agenda, as policymakers look to industry practitioners for their issue expertise. Texas BOMA members focused their efforts around four key issues: opposition to mandatory sales price disclosure, opposition to appraisal caps, opposition to any new taxes or fees assessed against the commercial real estate industry and support of green

incentives over mandates. Even though the state is facing a budget shortfall of between $15 billion and $27 billion, the legislature is committed to not raising taxes, instead relying on spending cuts and the Rainy Day Fund. The legislature is also faced with the sometimes politically divisive task of redrawing the legislative and congressional districts. During the event, Texas BOMA members had the opportunity to hear from Lieutenant Governor David Dewhurst and the chair of the House Ways and Means Committee, Rep. Harvey Hilderbran. Texas BOMA was also formally recognized by both the House and the Senate for commercial real estate’s $7.8 billion contribution to the state’s economy. “Texas BOMA is the authoritative voice of commercial real estate for office and industrial properties in the State of Texas,” says Karrie McCampbell, president of Texas BOMA. “That voice was heard loud and clear, with more than 100 property professionals delivering the industry’s message in Austin.” Continued on page 18

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state & local update Los Angeles Leads in ENERGY STAR Buildings The U.S. Environmental Protection Agency (EPA) recently released its list of cities with the greatest number of energy-efficient buildings that earned EPA’s ENERGY STAR® certification in 2010. Los Angeles leads the pack with 510 ENERGY STAR-labeled buildings, followed by Washington, D.C.; San Francisco; Chicago; New York City; Atlanta;

Houston; Sacramento, Calif.; Detroit; and Dallas-Fort Worth. More than 6,200 commercial buildings earned the label last year, an increase of nearly 60 percent compared to the previous year. Since EPA awarded the first ENERGY STAR label to a building in 1999, more than 12,600 buildings across America have earned the label as of year-end 2010. Commercial buildings that earn the ENERGY STAR rating must

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perform in the top 25 percent of buildings nationwide compared to similar buildings and must be independently verified by a licensed professional engineer or registered architect each year. The savings that ENERGY STAR buildings produce are significant, both in terms of energy consumption and dollars. ENERGY STAR-certified buildings use 35-percent less energy and emit 35-percent less carbon dioxide than average buildings. EPA estimates that the growth in ENERGY STAR-certified buildings across the country has prevented greenhouse gas emissions equal to the emissions from the energy use of nearly 1.3 million homes a year, while, at the same time, saving more than $1.9 billion. Several of the top 10 cities increased their number of ENERGY STAR-labeled buildings considerably, resulting in a boost in the rankings from 2009 to 2010. New York City moved up five spots, from 10th in 2009 to fifth in 2010; Sacramento moved up eight spots, from 16 th to eighth; and Detroit moved up six spots, from 15th to ninth. Want to increase your city’s standing? Visit BOMA International’s EverGreen sustainability resource center at www.boma.org/evergreen to help you benchmark your building’s energy performance. Then share your data with BOMA International’s Master Account using EPA’s Portfolio Manager and join your colleagues as BOMA STARS.

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Codes & Standards Update

BOMA Urges Caution in Green Code Adoption

The BOMA Magazine May/June 2011

It’s no secret that the competition among state and local governments to be the “greenest” has hit a fever pitch. BOMA has aggressively led the commercial building industry in supporting this effort through voluntary programs aimed at producing more energy-efficient and sustainably operated buildings. Efforts to consider mandatory green building regulations have been increasingly widespread. The adoption and implementation of green building codes is under consideration by New York City; Dallas; the states of Maryland, Washington and Colorado; and the U.S. Department of Defense. BOMA recently urged state and municipal governments and federal agencies to exercise caution as they weigh their options for enacting green building codes. Two national model green building codes have been vetted through a full consensus development process—the American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE) 189.1 for commercial buildings and the International Code Council

(ICC) 700 for residential occupancies. These model documents have been available for the consideration of federal, state and local governments for more than 18 months. Both were developed as “overlay” codes containing provisions intended to apply to projects specifically designed and constructed to exceed minimum code requirements in such areas as energy efficiency, indoor environmental quality and water usage. They are not designed to be substituted for the series of building codes establishing the minimum requirements to be enforced by building and fire officials. BOMA was involved in the initial development of both ASHRAE 189.1 and ICC 700 and continues its involvement in the committees responsible for ongoing updates and revisions to these codes. The International Green Construction Code (IgCC) is another green building code for commercial buildings under development by ICC. IgCC is a model code also designed as an “overlay” to existing building codes that set the minimum requirements for all commercial Continued on page 22

Codes & Standards Update buildings. The development of the IgCC, however, will not be completed until late 2011, with the first consensus edition of the code scheduled for release in early 2012. Through an agreement brokered in part through BOMA’s influence, the IgCC will allow compliance with ASHRAE 189.1 to also satisfy compliance with the IgCC, thereby fostering compatibility between the two codes. BOMA cautions all governmental

jurisdictions to consider that adoption and implementation of any of these model green building codes should only apply to buildings and projects seeking designation as green or sustainable and should not supersede minimum building regulations already subject to enforcement. BOMA further cautions against consideration of draft versions of codes that have not been fully vetted through

a consensus process. Neither IgCC Versions 1.0 nor 2.0 have been fully vetted through the ICC governmental consensus process. In fact, more than 1,300 proposals are slated to be considered in the 2011 ICC process, which means that IgCC Version 2.0 will undergo major modifications before publication of the 2012 edition. BOMA strongly discourages other jurisdictions from emulating recent ill-advised actions in Richland, Wash., Keene, N.H. and the State of Rhode Island to implement IgCC Version 2.0.

Ohio Adopts ASHRAE Standard 90.1-2007 The State of Ohio Joint Committee on Agency Rule Review recently approved adoption of the ANSI/ASHRAE/IES Standard 90.1—Energy Standard for Buildings Except Low-Rise Residential Buildings—2007 Edition as its new commercial building energy code. The 2007 code, jointly developed by ASHRAE and the Illuminating Engineering Society (IES) and certified by the American National Standards Institute (ANSI), represents an approximately 15-percent decrease in energy usage over buildings meeting the requirements of the 2004 edition of the standard. The new code goes into effect in September 2011.

BOMA International and BOMA/ Atlanta Help Develop Best Practices Operations Guide Representatives from BOMA International and BOMA/Atlanta participated in a study team convened by ASHRAE to assist in the development of a best practices operations guide for energysmart operation of commercial buildings based on ASHRAE’s recently published Performance Measurement Protocol (PMP). Ernie Conrad, P.E., LEED AP, BOMA/New York member and consultant to BOMA International in our participation in ASHRAE standards development, led this effort. While many buildings claim to be “green,” low energy” or “high performance,” it is rarely clear on what evidence or data these claims are based. ASHRAE’s Performance Measurement Protocol provides essential common measurements to provide meaningful and consistent benchmarks for claims of high-performance design and building operation. The guide is scheduled to be published later this year.

The BOMA Magazine May/June 2011

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Around the industry Commercial Real Estate Jobs: January ’10 – February ’11

Job Barometer Shows Signs of Optimism for CRE A RECENT REPORT by SelectLeaders and Cornell University’s Program in Real Estate shows that commercial real estate employment indicators are strengthening. According to the SelectLeaders/ Cornell Job Barometer research, 237 jobs were posted on major commercial real estate job boards in the last week of February, representing the most activity since November of 2008; postings have

Source: Cornell University Program in Real Estate - New postings of Commercial Real Estate positions from major job boards during the last week of each month.

gradually increased from a low of 106 in August 2010. According to Susan Phillips-LoPinto, CEO of SelectLeaders Real Estate Job Network, “The tide really turned in October 2010, as employers started buying large packages of job postings in anticipation of 2011 hiring. From October to January, over 1,000 job postings had been purchased on the SelectLeaders

Are you looking to go

Job Network alone.” According to the data analyzed by Cornell, California, New York and Texas represent nearly 75 percent of all commercial real estate job postings so far in 2011. Visit the BOMA Career Center at http://boma.selectleaders.com/. Continued on page 26

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The BOMA Magazine May/June 2011

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Around the industry CBRE Celebrates 10,000 Employees Trained Through BOMA BEEP

A. B. C. D.

PHOTO COURTESY OF REAL ESTATE ROUNDTABLE

Leading commercial real estate firm CB Richard Ellis (CBRE) is celebrating a major industry milestone: To date, they have trained more than 10,000 employees through the BOMA Energy Efficiency Program (BEEP). The award-winning BEEP program is an innovative operational excellence program that teaches commercial real estate professionals how to reduce energy consumption and costs with proven no- and low-cost strategies.

CBRE has demonstrated an impressive commitment to sustainability. In addition to its dedication to BEEP, more than 1,400 CBRE-managed buildings (or nearly 250 million square feet) have benchmarked their energy usage through the U.S. Environmental Protection Agency (EPA)’s ENERGY STAR® Portfolio Manager. CBRE’s achievement comes at a critical time, as state and local governments are increasingly looking to quantify commercial building energy consumption and, in some cases, mandate or rate their usage. Tenants are also increasingly looking for sustainable workplaces to comply with corporate social responsibility policies.

COMPETITOR PARTNER FIRED EMPLOYEE CONTRACTOR

From left: Sen. Ben Nelson (D-Neb.) talks with BOMA President Henry Chamberlain and BOMA Chair Ray Mackey, Jr. at the Real Estate Roundtable Meeting in April.

Washington Insiders, Real Estate Experts Talk Economic Recovery, Political Gridlock BOMA International Chair Ray Mackey, Jr. and President Henry Chamberlain attended April’s Real Estate Roundtable meeting, which focused on the economy, business opportunities and gridlock on Capitol Hill. Former Director of the U.S. Office of Management and Budget Peter Orszag reported that corporate profits are averaging 12 percent, exports are up 10 percent and GDP growth is projected to be 3.5 percent. The bad news, he predicted, is that the reduced government spending, international economic strife and a slowly recovering labor market will pose significant challenges to a swift economic turnaround.

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U.S. Federal Reserve Chairman Ben Bernanke forecasted a growth of two percent or less in GDP for first-quarter 2011, but believes it could reach three percent for the year. Bernanke sees inflation picking up slightly, pushed by the global growth rate and increasing competition for resources. He predicts employment growth will continue to be about 200,000 jobs per month for the year.

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The BOMA Magazine May/June 2011

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A presentation by Carlyle Group Managing Director David Rubenstein and TPG Founding Partner David Bonderman touched on how political uncertainty on Capitol Hill will negatively affect the business climate. They noted that, for the first time, this year they are making more investments overseas than domestically as they see more private equity opportunity abroad. Learn more at www.rer.org.

The Future of Commercial Real Estate Starts June 26–28, 2011 Top 5 Reasons Why You Must Attend BOMA 2011 4. Location, Location, Location 1. The Most Prestigious Programming in the Industry BOMA 2011 will be at the fantastic new Gaylord National® Resort & Convention Center Where else will you find political guru David Gergen, investment luminary Michael Fascitelli in the National Harbor area of Washington, and real estate strategist extraordinaire Dr. DC with world-class shopping, dining and Peter Linneman under one roof? Along with the accommodations – conveniently accessible by industry’s most dynamic education sessions, this plane, train or car. powerhouse lineup delivers the breakthrough ideas and strategies you need to drive future 5. Flexible Registration Options success. We offer affordable options for full conference, All education sessions at BOMA 2011 qualify one-day, team admission and more. And if for RPA, FMA, SMA, SMT, CPM, ARM and you’re not 100% satisfied with your investment SIOR renewal and continuing professional at the BOMA International Conference, we’ll development credits. Some sessions qualify for refund your registration fee. The only risk is not continuing education credits required by many attending. U.S. states and Canada for the renewal of a real estate license. USGBC has approved sessions REGISTER NOW! BOMA 2011 is fast approaching, at BOMA 2011 for 12 GBCI CE Hours towards the so make plans today. Choose the registration LEED Credential Maintenance Program. option that’s right for you, plus receive FREE admission to The Every Building Show. 2. The Networking Opportunity of the Year For registration and full conference details, Surround yourself with the best and the go to www.bomaconvention.org. brightest. At BOMA 2011, you can network, connect and exchange ideas with the sharpest minds in commercial real estate. 3. Inspiration and Innovation at The Every Building Show® Discover all the leading suppliers and state-ofthe-art products and services for your buildings – all under one roof. You’ll find new ways to increase operational efficiencies, enhance property values, reduce costs and boost NOI.

“There’s such value in networking at the BOMA conference with individuals from all over the country and around the world. You have an exchange of ideas, plus you’re exposed to different ways of solving the same problems. The education sessions are relevant, timely and informative. It’s an everchanging business, so you need to constantly upgrade your knowledge.” Katya J. Naman, CCIM, CPM, RPA Senior Vice President Lowe Enterprises Washington, DC

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leading the way

Brian Cappelli Advocacy Junkie, Spaghetti Sauce Sage

Brian Cappelli, RPA, is vice president of Operations with Forest City Commercial Group in Cleveland, Ohio. He served as president of BOMA/Greater Cleveland from 2008-2010, where he is a current member of the Finance Committee and the Executive Committee. He helped develop the Ohio BOMA Advocacy Day and has been a delegate since 2003. On the International level, Cappelli served on the BOMA One Taskforce and the Gen B Taskforce, and has attended every National Issues Conference since 2001. He currently serves on the BOMA International Executive Committee.

You’ve been called an “Advocacy Junkie” for your leadership role developing the Ohio BOMA Advocacy Day and your active participation at BOMA’s annual National Issues Conference. What drives your passion for advocacy? I was inspired after one of my first trips to Capitol Hill. After returning from Washington, I heard our local congresswoman, the late Stephanie Tubbs Jones, on the radio. She suddenly jumped to the issue of a national energy policy and went on to reference many of the talking points that we had just delivered in our BOMA package. From then on, I realized the power of that process and how important it is to get involved with your government and represent your industry. There were many people involved in the development of Ohio BOMA Advocacy Day, including BOMA executives Janice Parham in Cleveland and Cindy Smith in Columbus, among others. This

The BOMA Magazine May/June 2011

is something I’m passionate about, so when the opportunity for Ohio BOMA Advocacy Day presented itself, we kept pushing it. We tailor it to local issues and often team up with other groups. We’ve had success lobbying on such issues as energy-efficiency incentives and historic building tax credits.

You worked closely on the Gen B Task Force. Are you seeing more young professionals showing an interest in property/asset management? I think BOMA has made progress in reaching out to that next generation. One example of that progress is the special invitation to students at last year’s annual convention. Also, BOMA is embracing new technologies to reach its membership—Henry’s YouTube videos, our social networking presence, for instance. Those things are all really important if you want to reach out and be relevant to young professionals. When I participated on the Gen B Taskforce, I felt that BOMA could be a valuable asset in my career development. I have been a member of three different local BOMAs and viewed International as the one constant as I moved around. BOMA helped me with my career development and networking opportunities as I went from city to city or company to company. Education is also very important if you want to attract young professionals. In property management, you have to understand how to manage people and processes, and you also have to understand finance and accounting. That’s why I went and got my RPA right after

school, because I didn’t learn anything about office buildings from my formal education. I didn’t know how a chiller worked or the specific risk management issues related to commercial real estate.

What do you get most out of your BOMA membership? At this point in my career, it’s the interaction with people in the BOMA network. BOMA has helped me develop that network of friends and colleagues that I can call on. It goes back to my perspective from the Gen B Taskforce— BOMA is there to help me in my career development. So often it’s that BOMA network that allows you to advance your career. What I was looking for back then is what I have continued to look for and cultivate now.

What is something that most people don’t know about you? I make a pretty good spaghetti sauce. My family is from Italy and even though we’ve been here for many generations, our Italian heritage is very strong. I’m the designated keeper of the family spaghetti sauce recipe; it has been handed down for many generations. The first time I made the sauce, I had to call my 98-year-old great grandmother to make sure I knew what I was doing, and now I’m teaching my boys to make it. It’s a meat-based red sauce and very low tech. As my grandmother used to say, “It’s peasant sauce.” It’s authentic.

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‘A TEAM’ COLLABORATIONS

Catching up with CREEA

This Private/Public Collaboration is Transforming Energy-Efficiency Strategies By Laura Horsley TWO YEARS AGO, a major private/ public initiative was launched between the Department of Energy (DOE) and commercial real estate owners, operators and industry groups, like BOMA, to create lasting improvements in the energy consumption of buildings in the U.S. commercial real estate sector. The Commercial Real Estate Energy Alliance (CREEA) is helping companies who have already plucked the low-hanging fruit of energy efficiency and are now looking for additional opportunities and technologies, some of which may be unfamiliar or require more upfront investment. Through CREEA, these companies have a place to come and find answers, and to serve as a consistent, compelling voice to national manufacturers and distributors in response to the demand for highly efficient products and services in the commercial real estate sector. Further, CREEA members are helping DOE shape the future of technology research, development and deployment by clarifying the business needs unique to the sector. Pat LeDonne of DOE’s Building Technologies Program views the research and innovation being driven through CREEA as key to making the next level of energy reductions possible. “Through the Commercial Building Partnerships, alliance members are working with the DOE national laboratories to improve the efficiency of existing buildings by 30 percent and newly constructed buildings by 50 percent or more,” says LeDonne. “CREEA members are also learning from one another as they share successful, evidence-based strategies and best practices on integrating high-performance technologies or processes in their facilities.”

The BOMA Magazine May/June 2011

Sharing Best Practices Sharing best practices is a core component of the CREEA mission. “There’s so much good information that exists within DOE and, more importantly, with the national alliances regarding best practices and leading techniques to enable energy efficiency,” notes Diane Vrkic, liaison with CREEA’s Existing Building Project Team and president of Waypoint Building Group. “These alliances allow for that kind of information to be shared directly with industry members.” One of those industry members is John Scott, director of Client Occupied and Investor Services with Cushman & Wakefield of Florida Inc., chair of CREEA’s Steering Committee and co-chair of CREEA’s Existing Building Project Team. Cushman & Wakefield is a CREEA member company, and Scott sees the alliance as a means for companies to not only expedite the adoption of new technologies, but also to continuously improve building energy performance and ultimately achieve sustainable reductions in both energy usage and greenhouse gas emissions. Explains Scott, “Our goal is using ad-

DOE’s new NREL research facility and office building in Golden, Colo., exemplifies design strategies appropriate to the commercial real estate sector.

vanced technology and best practices to integrate into each company’s DNA the sustainability structure and continuous energy reduction strategy.”

Driving New Technology One way to drive the technology and make it affordable is to work with manufacturers to create the specifications for the next generation of energy-efficient products and processes. CREEA members have already helped develop performance specs for LED site lighting in parking lots, maximizing the benefits of converting to solid-state lighting (SSL) from the traditional high-intensity discharge (HID) technology used in most parking lots. They are also developing specs for high-efficiency parking structure lighting. CREEA and DOE are working with luminaire manufacturers to apply those specs, with the eventual goal of rolling out their use across building portfolios. A number of CREEA members are also supporting the High Performance Rooftop Unit Challenge, working with DOE to release a new design specification Continued on page 32

CREEA: By the Numbers ➤ 77 members ➤ Represents more than 4.5 billion square feet of commercial space ➤ Cross-section of industry professionals … • Portfolio owners/operators of offices, hospitality, medical offices and shopping centers • Real estate investors (REITs, trusts, pension funds, insurers) • Real estate providers • Industry groups, including BOMA International

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Looking to be eco-friendly? Take a look around your building and consider how many signs are utilized for directional, wayfinding and identification purposes. It really adds up! However, your signs can be environmentally friendly, too. Think about this: Park Place sign: Aluminum letters are made from 100% recycled content. Wes Craven sign: Wood sign backer with engraved Rowmark face. Rowmark is a USA-made product that contains recycled content.

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• When choosing materials for your signage, make sure they are of a solid quality that does not require frequent replacement or repair. Not only will this save you money in the long run, but it will lessen your environmental impact. • If you are using luminous signage for nighttime use, choose an energy-efficient alternative such as LEDs, which lower energy usage for the life of the sign. • Before placing your order, map out the interior and exterior of the property to determine the most efficient use of signage so that you aren’t ordering too much or placing signs where they aren’t needed. Fewer signs equal less waste and more money in your pocket!

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‘A TEAM’ COLLABORATIONS for high-performance rooftop airconditioning units (RTUs). Again in this instance, the manufacturers who develop RTUs to these specs will find real interest from building owners and operators due to the energy and financial savings, which could reduce energy use by as much as 50 to 60 percent, compared to the current ASHRAE 90.1-2010 standard and depending on location and facility type.

Kristen Taddonio, with DOE’s Commercial Building Energy Alliances (CBEAs), explains that success crosses several commercial building sectors, which serves to make demand even stronger. “CREEA members, along with members of the other CBEAs—the Retailer Energy Alliance and the Hospital Energy Alliance—intend to leverage their purchasing power to demonstrate market demand for these high-performance

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“CREEA members are also learning from one another as they share successful, evidence-based strategies and best practices on integrating highperformance technologies or processes in their facilities.” —Pat LeDonne, Building Technologies Program at DOE

RTUs and other technology specs.” Scott agrees that manufacturers are a key component to CREEA and the other CBEA groups. “The whole goal here is to produce specifications to drive the manufacturing industry to drive the technologies that we need. That’s what we should be doing at a high level.”

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The BOMA Magazine May/June 2011

As the CREEA members collaborate to deliver the next level of energy-efficiency tools and products, they are also focused on creating the best platform for delivery. A series of webinars is being developed to advance the information exchange and best practices directly to members. DOE and alliance members also host annual Supplier Summits. “The Supplier Summits target the major building systems,” says LeDonne. “We invite suppliers, manufacturers, architects and engineers to learn first-hand about members’ challenges in advancing energy efficiency and to explore the development of improved products that better meet their needs.” The Third Annual CBEA Lighting & Control Supplier Summit is being held in Philadelphia on May 16, 2011, to bring CREEA and other CBEA members together, providing them the opportunity to share their lighting-related needs and challenges with lighting manufacturers and suppliers. The success of CREEA and the other CBEA groups will ultimately be measured by their ability to drive the important triple bottom line. “The triple bottom line includes ROI, personal responsibility and the value-add for owners,” says Scott. “Not only will we save money because we’re reducing energy, but we will have less absenteeism because we’re producing buildings that are healthier and more productive.”

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BOMA’s Green Guide

Sustainability: The Great Differentiator

The Business Case for Going Green Moves Beyond Energy Savings By Stephanie J. Oppenheimer, APR

The surveys are in, and the evidence is growing: “Green” and sustainable commercial buildings make good business sense. One of the most obvious effects—reduced long-term energy costs—remains an important consideration, but a growing number of companies are admitting that a building’s green policy can play an important factor in leasing and location decisions as well. The fourth annual Sustainability Study, conducted in the fourth quarter of 2010 by CoreNet Global and Jones Lang LaSalle, for example, showed that 64 percent of respondents feel that sustainability is a critical business issue today, and 92 percent consider sustainability criteria in their location decisions. Furthermore, 31 percent of corporate executives ranked employee productivity and health as their top

The BOMA Magazine

May/June 2011

sustainability concern, while an additional 11 percent rated employee satisfaction as the most important factor. Another study conducted in 2010 by CB Richard Ellis (CBRE) on more than 150 ENERGY STAR®-labeled or LEED EB-certified buildings showed that nearly 80 percent of publicly traded firms occupying those buildings have implemented green practices, and 46 percent of commercial building owners expect to do even more green building activity three years from now (see charts, page 36). The study also showed that LEED buildings enjoy higher occupancy rates than the general market, and they commanded higher rental rates—by an average of more than seven percent over the general market—during the first three quarters of 2010.

Expectations of easily benchmarked—and more difficult to measure—matrices, such as productivity, also played a part in the CBRE study: 93 percent of owners who pursued green strategies expected lower operating costs; 79 percent expected an easier time of attracting tenants; and 63 percent expected greater productivity of building occupants. David Pogue, national director of sustainability for CBRE, says his company took its first serious look at the relationship between sustainable buildings vs. general market buildings with a study conducted in 2009, which also showed that sustainable buildings performed better in terms of occupancy and rental rates. “When we repeated the study from two years ago,” Pogue explains, “we again focused on 10 major markets where we had a concentration of buildings in our portfolio that are ENERGY STAR- and/or LEED-certified, which is how we define a ‘sustainable building.’ The results again showed a consistent, discernible improvement in rental rate achievement and occupancy over ‘general market’ buildings.”

Making the Productivity Case Similarly, while measuring satisfaction and productivity is difficult, if not impossible, there are plenty of survey respondents who said that working in a sustainable building simply felt good. More than half of the 3,000 tenants surveyed in CBRE’s 2009 study, for example, said that they felt more productive and had fewer sick days. “We recognize that the occupant findings are selfselected and anecdotal, but if you think about the economics of this, it could really shift the way we think about green buildings,” Pogue notes. “If energy costs make up $2 to $3 per square foot of operating expenses, and we shave 20 percent off through energy efficiencies, we’re saving about 50 cents per square foot. Conversely, if an occupant’s total costs are $250 per square foot, but they can improve productivity by 10 percent, now they’re looking at $25 per square foot savings, which is equivalent, in many cases, to their rents. That’s real money—tenants are going to flock to those buildings.” “Yes, it’s going to be difficult to absolutely say, ‘I’m in a sustainable building—therefore, I’m more productive,’ Pogue says. “Regardless, the findings in the Jones Lang LaSalle study are consistent with our internal studies, and tenants are beginning to make decisions based on it. People act on their beliefs; so if they believe they’re more productive in a sustainable building, they’re going to make decisions based on that. We can’t ignore it just because we can’t measure it.”

“When we asked in our survey for respondents’ top strategies for engaging in sustainable strategies, we found that energy savings was at the top of the list. But in second place—by just one percentage point— was employee engagement.” —Michael Anderson, Manager of Research and the Knowledge Center at CoreNet Global

Continued on page 36

May/June 2011 The BOMA Magazine

BOMA’s Green Guide

Type of Organization

Commercial Owners Expect Increased Green Building Activity in 3 Years

SOURCE: 2010 CBRE REAL ESTATE BUILDING MANAGEMENT & OCCUPANT STUDY—LEED AND ENERGY STAR-RATED BUILDINGS

“… 46 percent of commercial owners [of ENERGY STAR-rated and LEED EB-certified buildings surveyed] expect to do even more green building activity three years from now.” —2010 CBRE Real Estate Building Management & Occupant Study 36

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May/June 2011

Michael Anderson, manager of research and the Knowledge Center at CoreNet Global, agrees that defining a relationship between sustainability and employee satisfaction is difficult because there are no direct metrics to support it—but that’s no reason to fully discount it. “When we asked in our survey for respondents’ top strategies for engaging in sustainable strategies, we found that energy savings was at the top of the list,” he says. “But in second place—by just one percentage point—was employee engagement. That tells us that employees are recognizing it as an important benefit, and they’re passionate about working in an innovative workspace.”

Paying the Green Premium Meanwhile, our flagging economy has not negatively affected sustainability efforts: Despite collapsing markets and dropping rental rates and occupancy levels, the amount of green space has more than doubled in 25 of the nation’s largest markets over the last two years, and it has retained higher rental rates. “I take great encouragement from that,” Pogue says. “If people in the worst of times still feel it’s important, then that attitude will only grow going forward. It’s an expanding movement.” Anderson and Dan Probst, chairman of energy and sustainability services at Jones Lang LaSalle, admit some surprise to see that companies are willing to spend more in a difficult economy, but the study illustrates its truth: In 2010, 48 percent said they’d be willing to pay up to a 10-percent premium for sustainable space, an 11-percent increase from the 37 percent who said they would be willing to pay more in 2009 and 2008. (In general, corporate executives are more willing to invest in space they own than they are willing to pay extra for leased space.) “When you see changes of just a few percentage points between surveys,” says Probst, “it’s not considered statistically relevant, even if the changes may show a slight upward trend. But when you see a 10-percent jump, that’s important. It shows that sustainability has become a key driver in the corporate environment.” “Five, six years ago, when sustainability was just a buzzword, I think a lot of people were doing it out of corporate image concerns,” notes Anderson. “But when the cost savings became apparent to real estate executives, it evolved into a core part of most companies’ strategies. Companies are willing to invest because of the very real cost benefit and return on investment (ROI). This year’s study also showed that 57 percent expect a payback within three years, which is an aggressive but attainable metric if you broaden your scope in terms of what can be included in your sustainability strategy.”

One such strategy is telecommuting. “I don’t think teleworking has been universally included under the umbrella of sustainability for the last several years,” Anderson says, “but it should be. It cuts down on a building’s carbon footprint; employees aren’t driving to and from the office; you can use less physical space; and you can manage space more efficiently.” Other relatively easy programs to implement include waste recycling and green cleaning. “If you’re not doing this,” Anderson jokes, “you need to throw a shoe at your CEO. It’s an easy fix that really helps raise your ‘green’ visibility with employees and tenants.” Probst urges that, at the very least, property managers know their buildings’ current performance. “Prospective tenants are going to be asking a lot of questions, and you need to know where you stand. Sustainability is important to people, it plays a role in their decision-making criteria; you, as manager, need to be prepared. If you’re doing ENERGY STAR or don’t know your score, start there. Beyond that, be proactive; go to your owner with opportunities for improvement in energy and operations. Some ideas will require capital, but forward-thinking managers need to identify opportunities, build the business case through ROI and bring those ideas forward.” “If you’re not actively seeking ways to improve sustainability,” Pogue agrees, “then you’re going to be a loser in the battle for tenancy. I foresee a time when decisions won’t be made so much in terms of Class A vs. Class B buildings, but in terms of sustainability as the differentiator. Don’t let your building fall behind.” About the Author: Stephanie J. Oppenheimer, APR, formerly the assistant vice president of communications for BOMA International, is principal of Skylite Communications, a freelance writing and editing company based in Falls Church, Va. “BOMA’s Green Guide” continues on page 38

Want to Learn More About High-Performing Buildings? Check out the featured green education session, “Building Performance Tracking: the Future for Sustaining High-Performance Buildings,” on Monday, June 27, in Washington, D.C., at the BOMA International Conference and The Every Building Show®. Learn more at www.bomaconvention.org.

May/June 2011 The BOMA Magazine

BOMA’s Green Guide

Staying Ahead of the Curve Green Mandates Continue to Crop Up Across the Country By Stephanie J. Oppenheimer, APR, and James Cox

“Green has gone from being a distinction to a necessity, and the bar is being raised. Codes are no longer just about health and safety; they’re also about sustainability.” —Ward Hubbell, President, Green Building Initiative

Commercial real estate’s environmental footprint is a big one: The Environmental Protection Agency (EPA) estimates that our nation’s buildings contribute 20 percent of all U.S. greenhouse emissions. Commercial buildings are among the nation’s biggest energy consumers, and energy use is the single largest operating expense in commercial buildings. So, perhaps it comes as no surprise that, when legislators and regulators start looking for ways to reduce energy use and cut emissions, commercial real estate is a target. As a result, legislation, building codes and standards are starting to paint a clear picture: Going Green and increasing sustainability will no longer be a choice. “Green building management and energy conservation have been important for some time, but it’s becoming more important as our dependency on the Middle East continues, the effects of climate change become more obvious and economic volatility worldwide continues,” says Ward Hubbell, president of the Green Building Initiative. “Green has gone from being a distinction to a necessity, and the bar is being raised. Codes are no longer just about health and safety; they’re also about sustainability.”

March Toward Green Actions at the federal level illustrate a march toward green, with a requirement that began in 2010 that all agencies sign leases only in buildings that have an ENERGY STAR® rating of at

The BOMA Magazine

May/June 2011

least 75. Stimulus money last year also contributed $6 billion more to the effort of greening federal buildings. Many cities and states have led this effort, progressively pushing the green envelope. Among the most notable are the northeastern states; the West Coast; and in some more centralized U.S. cities, such as Boulder, Colo., and Austin, Texas. What’s important to note about these locales, most experts agree, is that, as they advance in their quest to improve sustainability and reduce emissions, they’re providing precedent to legislators looking for proof that it can be done. The wise building owner and manager, then, should not look at what other states are doing as a point of idle curiosity, but as a blueprint for what very well may become law in their own city or state. Matthew Hargrove, senior vice president of the California Business Properties Association and lobbyist for BOMA California, believes that, while California has been credited with leading plenty of trends, it will lead the march toward sustainability like no other. “We’ve focused on sustainability for 20 years,” he points out, “but environmental policies that impact our industry have really picked up in the last 10 years. The key driver behind our efforts is the passage of AB 32, the Global Warming Solutions Act of 2006, which says that greenhouse gas emissions must be at 1990 levels by 2020. It’s very aggressive and an example of how hard our policymakers are pushing.”

Green states indicate cities or states with green compliance or pending green compliance, as of May 2, 2011; includes Hawaii and Washington, D.C. (not pictured).

One of the key strategies for reaching the goals of AB 32 is via improved energy efficiency, which in California comes down to Title 24, Part 6, of the California Code of Regulations, which sets the energy-efficiency standards for residential and nonresidential buildings. Established in 1978, it is credited with saving more than $56 billion in electricity and natural gas costs since 1978, with an estimated $23 billion more saved by 2013. “We’ve learned to live with Title 24 and embrace the way California is going about this,” says Hargrove. “There is a big focus on making sure that policies are technologically and economically feasible over the life of a building, and it seems to be working: BOMA California funded a study with BOMA International in 2007 that showed that buildings in California emitted up to 43-percent less gases than typical buildings in the rest of the nation.” Another important movement is CALGreen, a mandatory statewide green building code for residential, commercial and public building construction that weaves sustainable building practices into California’s minimal building codes. “We believe the next iteration will apply to existing buildings, so tenant improvements or major renovations will require sustainable practices,” adds Hargrove. Following CALGreen’s adoption, other states moved to tackle sustainable construction legislation: Florida, for example, is considering legislation to expand its definition of a “sustainable building rating” to include the

International Green Construction Code (IgCC). The Maryland Legislature is considering a bill that would authorize local jurisdictions to adopt the IgCC and would alter the definition of a “high-performance building” to include a building that complies with these requirements. New Jersey is considering funding the construction of a high-performance green building that would demonstrate building sciences capable of achieving up to 90-percent energy efficiency, compared to using conventional building construction and technologies. A critical piece of the sustainability puzzle is benchmarking mandates, which would require building managers to audit, benchmark and provide energy usage statistics whenever buildings are bought and sold. Access to that data, however, opens the proverbial can of worms (see “Tackling the Data Access Issue …” sidebar, page 40) and most state regulators are grappling with a solution. Meanwhile, Massachusetts is developing a building energy asset rating and labeling program designed to facilitate a direct comparison of energy performance among similar buildings. This will differ from other state and local rating systems in that it will rate buildings against a zero energy benchmark, as opposed to comparing them solely to energy consumption of peer buildings. The state plans to look at site energy use intensity (EUI) as the basis for an asset rating, with a complementary greenhouse gas emissions metric, rather than use a single metric that relies

only on source energy. It is important to note that the Massachusetts Department of Energy Resources was selected by the National Governors Association to receive technical assistance for the development of this program in the hope it will become a national model. Other areas to watch include regional land use mandates that seek to connect sustainable building practices with land and infrastructure design; water management; and alternative energies, such as solar.

Preparing Your Assets Outside of paying attention to other states’ mandates, what more can you do to prepare? Advocacy will undeniably take on major importance, as the industry lobbies for allowing the markets to self-regulate. “We think there are enough natural consequences of being inefficient that the market will take care of a lot of it,” says Hubbell. “Another major factor is that the younger demographics view sustainability as a necessity. It’s a generational coming of age, an economic imperative and a moral imperative.” Other strategies depend, in large part, on education. Carlos Santamaria, vice president—Engineering Services for Glenborough, LLC, in San Mateo, Calif., believes that the most important first step is to profile your building and determine your energy costs, in kilowatts per square foot and Continued on page 40

May/June 2011 The BOMA Magazine

BOMA’s Green Guide Tackling the Data Access Issue in Energy Benchmarking Benchmarking energy usage sounds like a simple idea, and would go a long way in helping: • Building owners and managers make informed decisions to drive efficiency. • Building owners and managers comply with the growing number of state/local mandatory benchmarking and disclosure requirements. • The federal government more ably meet the requirements set by the Energy Independence and Security Act of 2007 that requires benchmarking as a prerequisite for commercial leases signed by the federal government. But there’s a problem: Many building owners lack access to energy consumption data for separately metered tenant spaces in their buildings and, since the tenant—not the building owner—owns the data, most utilities will only provide tenant energy consumption data to the owner/ manager with the permission of the tenant. In a large building with many separately metered tenants, it just isn’t practical, or sometimes even possible, to obtain potentially hundreds of signatures. In response, BOMA International has formed a coalition, and is collectively working to educate key influencers and stakeholders of one simple truth: that any benchmarking requirements imposed on building owners must include whole-building data access. And, even in states without benchmarking mandates, building owners still need the data to help them prioritize their retrofitting goals. The inability of commercial building owners to access whole-building energy data, including energy consumption data in separately metered tenant spaces, restricts the capacity of both building owners and tenants to make informed decisions to drive energy-efficiency improvements. Whole-building aggregate data would provide vital information to the building owner while protecting the privacy concerns of tenants

BTUs per square foot, so that you can compare yourself to the competition. “EPA’s Portfolio Manager is one of the best and easiest metrics to use,” explains Santamaria. “If you’re not using it, then you’re at the mercy of what the mandates dictate, and you’ll be in constant reactionary mode.” Next, he advises, be proactive with retrofits. Educate your tenants by helping them understand, “What’s in it for me?” Santamaria further suggests, “Hold tenant information sessions, showing them exactly what you’re doing, whether it’s in paper reduction or cafeteria waste management. At Glenborough, we have

a minimum standard of diverting 50 percent of our waste, and we’re trying to get to 75 percent. It’s a high goal, but it’s a conscientious effort, and we’re operating as a team.” He also recommends supplemental education programs, such as BOMA’s BEEP program or 360 Performance

Program. “The more you have in your toolbox to apply to your building, the better,” he says. “There are a number of operational best practices that are low to no cost that can result in a 15to 20-percent reduction, and other technologies can save up to 25 or 50 percent. The whole energy equation will continue to be front and center: Will oil be available at current growth rates? In light of the Japanese tsunami, is nuclear reliable and safe? Energy management is huge, and we need to look at how we, as owners and managers, integrate it into our core management functions.” Hargrove is also an enormous proponent of the BOMA 360 Performance Program, saying, “Participants aren’t feeling the pain of environmental mandates like other companies … it puts participants way ahead of the curve.” Lastly, Hubbell advises recognizing that certification programs, such as Green Globes or LEED, are a means to an end. “There’s nothing transformational that will take place if you hang a plaque on your wall,” he says. “What’s important is that you get the energy, water and other benefits of green design and operations. We’ll help you measure it, make you accountable for it and proclaim it … but at the end of the day, if you don’t have a building that uses less, you have failed.” About the Authors: Stephanie J. Oppenheimer, APR, formerly the assistant vice president of communications for BOMA International, is principal of Skylite Communications, Falls Church, Va. James Cox is director of state and local affairs at BOMA International.

Looking for More Information on Green Mandates?

Don’t miss the featured education session, “Implementing Green: The Present and Future of Governmental Mandates,” on Sunday, June 26, at the BOMA International Conference and The Every Building Show®, in Washington, D.C. Learn more at www.bomaconvention.org. “BOMA’s Green Guide” continues on page 42

The BOMA Magazine

May/June 2011

May/June 2011 The BOMA Magazine

BOMA’s Green Guide

The New BOMA Green Lease Guide: Bigger and Better By Steven A. Teitelbaum Esq. It is with great pride that BOMA International is issuing an updated version of what has become widely known as the BOMA Green Lease Guide. This is the publication formerly and more formally known as the Guide to Writing a Commercial Real Estate Lease, Including Green Lease Clauses. To better reflect its proactive mission, it is now renamed the Commercial Lease Guide: Guide to Sustainable and Energy Efficient Leasing for High-Performance Buildings.

High-Performance Lease for High-Performance Buildings BOMA International’s new Green Lease Guide, Commercial Lease: Guide to Sustainable and Energy Efficient Leasing for High-Performance Buildings, is available now in the BOMA Store at http://shop.boma.org/.

COMMERCIAL

LEASE GUIDE GUIDE TO SUSTAINABLE AND ENERGY EFFICIENT LEASING FOR HIGH-PERFORMANCE BUILDINGS

The BOMA Magazine May/June 2011

So why do we need another edition of the Green Lease Guide? Well, the easy answer is that this edition is “bigger and better.” This new 2011 edition contains significantly more, and more interesting, material than its 2008 predecessor, in both its green and non-green clauses. BOMA’s new Green Lease Guide is a large step forward in advancing the productive use of green clauses, as well as overall lease quality. Consider: s 4HIS EDITION CONTAINS SOME ADDITIONAL NON GREEN CLAUSES to cover new topics not addressed in the earlier editions. This applies to not only the base lease form, but also to the forms of sublease and guaranty. Thus, the new Guide is more comprehensive and a better illustration of current best practices. s -ANY OF THE PRE EXISTING NON GREEN CLAUSES HAVE BEEN clarified, reorganized and revised so that they can be better understood and used. This responds to some specific critiques of the 2008 document. Only a sharp-eyed leasing professional would spot the changes, but they are there and they improve the quality of the lease document. s 4HE GREEN CLAUSES THAT WERE ADDED ON A PIONEERING BASIS in 2008 have been reworked and updated. Many clauses have been added and others reorganized. The result is a more comprehensive, more readable and more current set of green clauses, reflecting the evolution of the market over the past few years and better anticipating where the green market may trend. s 4HERE ARE MANY MORE EXPLANATORY NOTES AND SUBSTANtial portions of pre-existing notes have been upgraded to be more explanatory, more critical and more useful. The notes provide a substantial value proposition for the Guide. After all, most everyone in the commercial real estate business already has his or her own standard form lease, usually full of material they’ve never read and don’t understand. The notes help users understand what is, what isn’t, what should be and what shouldn’t be in a lease, with the end result of having a better lease. This should be particularly helpful to tenant representatives as they grapple with making lease clauses more tenant-friendly.

s !ND SPEAKING OF TENANT FRIENDLY "/-! IS MINDFUL THAT some thought the 2008 Green Lease Guide was pro-landlord. This new edition is more balanced than its predecessors, particularly because it tones down provisions thought to be too one-sided. Plus, the improvements in the notes critiquing the text should add real value to tenants and their advocates. Once users read the new Green Lease Guide, they may choose to keep using their own lease form, perhaps with some upgrades based on the material in the new Guide. Alternatively, they may choose to make the new Guide their standard lease form, with customization for local laws and practices, as well as building and business needs. Either way, the point is to continue to improve. We believe BOMA’s new Green Lease Guide is the industry’s definitive resource to help property professionals execute a lease that addresses the critical aspects of building operations and performance and will advance the art of “greening” leases.

BOMA’s new Green Lease Guide is a large step forward in advancing the productive use of green clauses, as well as overall lease quality.

About the Author: Steven A. Teitelbaum, Esq., is a partner with Jones Day and the author of BOMA’s Green Lease Guide. He can be reached at steitelbaum@JonesDay.com.

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May/June 2011 The BOMA Magazine

Creating Lasting Value

Time Warner Center, New York City.

The ROI of the BOMA 360 Performance Program By Lindsay Tiffany Building owners and managers are finding it harder in today’s marketplace to compete without credible, third-party recognition. A plaque on the wall is nice, but calculating how that recognition ultimately contributes to the bottom line—whether through tenant retention and acquisition or improved operational efficiency—can be a difficult proposition. So, how do you determine the real return on investment of the many building recognition programs today? The BOMA 360 Performance Program® is earning high ROI marks from building owners, managers, tenants and the industry-at-large. BOMA 360 is a groundbreaking recognition program designed to designate commercial properties that demonstrate best practices in building operations and management. It evaluates properties in six major areas: building operations and management; life safety/security/risk management; training and education; energy; environment/sustainability; and tenant relations/community involvement. Since the program’s inception in Spring 2009, more than 230 buildings have been designated, and the momentum continues to grow.

Earning Tangible Results In one of the most important indicators of return on investment for commercial buildings—tenant retention—third-party research shows that BOMA 360 buildings excel. According to a recent study conducted by Kingsley Associates, buildings that achieve

The BOMA Magazine May/June 2011

the BOMA 360 designation have higher tenant satisfaction scores in 47 out of 50 categories relating to tenant relations, compared to commercial office buildings without the BOMA 360 designation. Kingsley surveyed more than 1,700 tenants at 62 BOMA 360 buildings in major markets across the United States. The tenants surveyed rated their buildings in areas such as property management, security, maintenance and green initiatives, among other criteria. The survey found that, when it comes to tenant satisfaction, BOMA 360 buildings consistently outperformed a comparable set of commercial office buildings that have not achieved the 360 designation in nearly all rating areas. Given that all the buildings in this study are already demonstrating a commitment to high performance by employing a tenant feedback tool like the Kingsley Survey, the findings reflect particularly well on the 360 program. Some other key highlights: • 91 percent of tenants in BOMA 360 buildings reported “good” or “excellent” overall satisfaction, vs. 88 percent of tenants in comparable buildings. • 73 percent of tenants in BOMA 360 buildings are satisfied with the value they receive for the amount paid, vs. 66 percent of tenants in similar buildings. • 90 percent of tenants in BOMA 360 buildings are happy with office security policies and procedures, vs. 84 percent of tenants in other buildings.

“Our tenant surveys reveal that BOMA 360 buildings rank higher than comparable buildings in their class,” says Phil Mobley, a vice president in Kingsley Associates’ Atlanta office. “Despite a recovering real estate market, owners and managers of BOMA 360 Performance buildings have been able to deliver significantly better tenant service than their peers.”

Measuring Value BOMA 360 designees are also reporting that the designation is providing a significant return on investment. A survey conducted by BOMA in December 2010 shows that many designees who have held the designation for a year or more are experiencing real ROI. According to the survey, designees are reporting that they have: • Established new operational policies and procedures (32 percent); • Achieved documented operational savings and efficiencies (28 percent); • Are attracting or competing for new tenants (20 percent); and • More than two-thirds report earning recognition from owners, tenants and other members of the management team. Laura Ragans, property manager, Manulife Financial, manages Westwood Corporate Center, a 350,000-square-foot property in suburban Orlando, Fla., which received the BOMA 360 designation last year. For Ragans, the designation allowed her to identify areas where management and operational policies

MacArthur Plaza, Irving, Texas.

Highland Oaks I and II, Downers Grove, Ill.

could be strengthened. “The BOMA 360 application process served as a great self-assessment tool. Throughout the process, we were able to improve some of our operational policies and procedures, like how we deal with construction demolition waste,” Ragans explains. “Because of the program, we developed a construction demolition waste management program, which is something not a lot of other properties have implemented. It’s definitely something to boast about to prospective tenants.” The management team at Westwood Corporate Center also enhanced their communication with tenants. “Through BOMA 360, we stepped up our green purchasing program and we have started communicating it to tenants,” says Ragans. “We have included information about the designation in all of our marketing materials and we’ve made a big deal about it at our semi-annual tenant council meetings. Tenants have requested more information so that they can include it in their company and customer newsletters. By earning the designation, we are bringing more value to our owner, to the building and to our tenants.” For Angelique Wade, RPA, LEED AP, senior property manager, Transwestern, the benchmarking required for the BOMA 360 application process has helped her identify anomalies and cut expenses in her building, MacArthur Plaza, in Irving, Texas. “Keeping up with the documentation necessary for BOMA 360 on recycling, energy usage and annual audits keeps us aware on a monthly basis of any fluctuations in our efficiencies, allowing us to make changes immediately if inefficiencies

arise,” says Wade. “We continue to see increases in our recycling reimbursements and reductions in our energy costs. Conducting the annual energy audits allows us to find new ways to save energy and identify equipment improvements, helping us look forward to future energy savings.” Maintaining high standards in building operations and management earned Highland Oaks I and II, a two-building, suburban office park in Downers Grove, Ill., the BOMA 360 designation and has yielded measurable ROI in tenant retention. “Obtaining the BOMA 360 designation is a validation by a third party that Highland Oaks I and II is doing things

Buildings that achieve the BOMA 360 designation have higher tenant satisfaction scores in 47 out of 50 categories relating to tenant relations, compared to commercial office buildings without the BOMA 360 designation. —Kingsley Associates

Westwood Corporate Center, Orlando, Fla.

right and providing excellent service to our tenants. When we received our designation last June, we made sure we told all of our tenants. They were all pleased with the news,” explains Steven J. Hrbek, RPA, senior real estate manager, Asset Services, CB Richard Ellis. “Later last year, we received news from our largest tenant, who occupies more than 175,000 square feet, that they were not only renewing, but renewing for a 12-year extension. We were aware that they were looking at additional space, but they indicated that the management and upkeep of our property was key to their renewal decision. Keeping the standards set by BOMA 360 was definitely helpful in retaining this important tenant for our property owners.” The BOMA 360 designation also proved to be a boon for Related Management Company, manager of the iconic Time Warner Center in New York City. Earning the designation demonstrated to the building’s ownership that the Related management team was exceeding operational best practices across a wide range of categories. “The owners were definitely excited that we got the 360 designation, to know that we’re continuing to raise the bar,” comments James Kleeman, general manager, Time Warner Center. Based on the value Kleeman has received from the designation, he is a strong advocate for the program. “Without a doubt, I would recommend the program to others. It raises the bar in any building and people are recognizing that it’s an achievement that pushes you to be the best that you can be.” For more information about the BOMA 360 Performance Program, visit www.boma.org.

May/June 2011 The BOMA Magazine

BOMA International Conference & The Every Building Show ®

Leading Commercial Real Estate into the Future

Five Forward-Thinking Education Tracks BOMA 2011 features over 40 education sessions focused on helping you tackle today’s challenges and identify marketplace opportunities to help you excel in the future. The sessions are organized in five education tracks and led by sought-after industry practitioners and subject-matter experts who will share best practices and solutions to help you achieve operational excellence, retain tenants and hone your leadership skills. BOMA 2011 education tracks: > Boosting Asset Values Maintaining and growing NOI requires a complex understanding of your asset, particularly as tenant-driven markets allow a flight to quality. Whatever your owner’s strategy, these sessions offer a range of options for attracting and retaining tenants, negotiating leases, evaluating asset performance and maximizing NOI. > Raising the Bar: Creating High-Performing Assets High-performance assets require a complex synthesis of building technologies, systems and data management. From emerging technologies, to evolving best practices, these sessions offer the latest intelligence to help you create and sustain your own “gold standard” high-performing building. > Forging Current and Future Leaders Good leaders aren’t born; they’re made – especially in challenging times. These leadership sessions showcase the strategies that helped launch businesses and real-world (and real estate) leaders! Discover what qualities, talents and team members that leaders of today and tomorrow will need to guide the industry forward; into the future.

> Getting (to) Smart: Leveraging Technologies and Systems for Better Operational Performance Looking for ways to make your building “smarter?” Find out how to leverage building systems, operational best practices and technologies to enhance your asset’s operational performance. These sessions offer insights for building your building’s “I.Q.” —through case studies of tested technologies and practices. > Meeting the Demands of Emerging Regulations and Standards The landscape in Washington can change almost as quickly as the landscape of your building. How does a well-heeled property manager keep up with all the latest requirements without losing his or her head every two years? These sessions will iron out the details on new regulations, standards and requirements so that the only political climate you have to weather is at the dinner table. For detailed session descriptions, speaker profiles and a schedule of all the education sessions at BOMA 2011, please visit www.bomaconvention.org/program. Earn Education Credits All programs qualify for RPA, FMA, SMA, SMT, CPM, ARM and SIOR renewal and CPD credits. Some programs qualify for continuing education credits required by many U.S. states and Canada for the renewal of real estate licenses.

The Every Building Show® 2011 EXHIBIT HOURS Sunday, June 26: 4:00-7:00 pm Expo and Welcome Reception Monday, June 27: 10:30 am-2:00 pm Expo and Buffet Lunch 2:00-4:00 pm (by appt only) Tuesday, June 28: 10:30 am-2:00 pm Expo and Buffet Lunch The Every Building Show is produced by BOMA International and Buildings magazine.

The BOMA Magazine May/June 2011

Sunday General Session David Gergen A Washington Update Sponsored by:

David Gergen, advisor to four Presidents, powerhouse bipartisan journalist and respected educator, will share his inimitable perspective on the ups and downs of leadership and assertion of power at the Sunday General Session. Drawing on his years of profound experience in the White House, Gergen offers key lessons for future industry leaders and illuminates what it will take to succeed in the new economic and political age of America.

Monday General Session Michael Fascitelli and Peter Linneman Fundamentals: Get Back...to Where You Once Belonged

Sponsored by:

Full Conference Registration .............................................. $795

President and CEO of the third largest REIT in the U.S. Michael D. Fascitelli and world-class economist Peter Linneman will debate the state of commercial real estate in the U.S. and around the globe. Mr. Fascitelli is president and chief executive officer of Vornado Realty Trust (NYSE: VNO), where he also serves as a Trustee of the Board. Dr. Linneman, widely recognized as one of the leading strategic thinkers in the real estate industry, is the principal of Linneman Associates and also serves as the Albert Sussman Professor of Real Estate, Finance and Public Policy at the Wharton School of Business. “ Each BOMA conference I’ve attended has generated ideas that save me and our owners more than one hundred

One-Day Conference Registration Sunday, June 26, Monday, June 27, or Tuesday, June 28 .................................................................. $395 Bring Your Building Engineer for FREE. After you register for the full conference, you may register your building engineer for a FREE full conference registration by following the instructions at www.bomaconvention.org/ registration. Team Registration Opportunities Save up to 20% on team registrations. Money-Back Guarantee! If you are not 100% satisfied with your investment at the BOMA International Conference, write to us within 2 weeks after the conference and we will refund your registration fee.

times the amount it costs me to attend. I rely on the BOMA conference to help keep me at the forefront of innovations and ahead of potential challenges that are coming in our industry.” Kent C. Gibson, CPM Vice President Property Reserve, Inc. Salt Lake City, UT

FOR DETAILS visit www.bomaconvention.org

May/June 2011 The BOMA Magazine

Show Preview

BOMA International Conference &The Every Building Show® June 26-28, 2011 Gaylord National® Resort & Convention Center, Washington, D.C.

The BOMA Magazine May/June 2011

Exhibitors at The Every Building Show® 2011 as of April 30, 2011

Exhibiting As

Booth Number

2-D As-Built Floor Plans.................................1036 2WayRadioDirect.com....................................1512 360Facility.............................................................840 3M Purification Inc..............................................204

A-1 Flood Tech..................................................1305 Able Services.......................................................1012 ABM Industries Incorporated............................802 Acuity Brands Lighting (Supporting Partner).....................................1108 AEG Power Solutions..........................................213 Air Innovation Resources...................................312 AirAdvice, Inc.....................................................1240 AirPac Incorporated.............................................846 AlliedBarton Security Services (Cornerstone Partner)......................................601 Ambius....................................................................509 American Building Calculations........................540 American Pest....................................................1304 Ameristar Fence Products..................................340 Angus Systems Group.........................................628 ArchiDATA Inc...................................................1017 archSCAN, LLC.................................................1509 ARGUS Software..................................................945 ASHRAE.................................................................941 Autani Corporation..............................................530 Avian Flyaway, Inc................................................639

Bayer MaterialScience.........................................646 BELFOR................................................................1402 Bellcomb Technologies....................................1335 Betco Corporation............................................1028 BISSELL Homecare Inc.......................................640 BITZER US, Inc. (Green Pavilion Exhibitor)....514 Blue Book, The.......................................................933 Bluebeam Software, Inc......................................318 Bobrick Washroom Equipment, Inc................619 BOCA Group International, Inc....................1506 Boland Trane..........................................................834 BOMA International............................................940 BOMA Seattle King County...........................1302 BOMI International..............................................627 Bravo! Building Services, Inc...........................1324 Brickman.................................................................722 Broadcast Services, Inc.....................................1503 Brothers Services Company...............................748 Building Engines, Inc.........................................1045 Building Operating Management..................1303 Buildings magazine............................................1040 Bureau Veritas North America, Inc.................106 Burggraf Services................................................1534

Exhibiting As

Booth Number

C & C Complete Services...............................1207 Cab Solutions, LLC...............................................414 Carl Walker, Inc....................................................536 Carlisle SynTec Incorporated.............................518 Cascade Water Services, Inc..........................1218 CB Richard Ellis.....................................................222 CBMC Capital Building Maintenance Corporation..........................1306 CCIM Institute....................................................1419 Centaur Building Services, Inc........................1429 Chemsearch (Supporting Partner)....................301 Cisco (Cornerstone Partner).................................1224 Clean & Polish, Inc............................................1117 CNR Lighting.........................................................327 Coast 2 Coast.......................................................110 Comcast Business Class (Leadership Circle Partner)..........................1422 Complete Building Services, Inc.......................948 Compliance Depot, LLC..................................1102 Comverge, Inc.......................................................104 Constellation Energy............................................334 Core 7 US, Inc......................................................439 Corporate Care..................................................1315 Corrigo.................................................................1414 Cotton.....................................................................613 Coverall North America, Inc.........................1401 Crockett Facilities Services, Inc.....................1236 Crown Castle......................................................1524 CSI International, Inc...........................................329 CTG Energetics, Inc.............................................330

Davey Commercial Grounds Management...................................................1430 DCS Global Enterprise Canada Inc..................421 DECK Monitoring LLC........................................105 Delta T Engineering, LLC.................................1441 Diversey, Inc..........................................................322 DKI........................................................................1333 DuPont.................................................................1435

E3 Designs..........................................................1328 Easi File................................................................1134 ECS/EcoPath..........................................................415 Eklund’s Inc............................................................939 Electrolux Home Care Products...................1442 Electronic Tenant Solutions...............................122 EMCOR Services................................................1022 E-Mon......................................................................210 Environmental Service Concepts...................1222 Eurest Services....................................................1127 EVAC+CHAIR North America, LLC...............946 Excel Dryer Inc.....................................................502

Exhibiting As

Booth Number

Fidelity Power Systems.......................................424 Fire & Life Safety America, Inc......................1405 FLEXIM AMERICAS Corporation....................848 FLIR Infrared Cameras (Green Pavilion Exhibitor)...............................206 Fujitec America, Inc.............................................914

G4S.......................................................................1114 GAF Materials Corporation (Green Pavilion Exhibitor)...............................305 GCA Services Group...........................................309 General Safety Services....................................1501 Georgia-Pacific Professional...............................302 Global Marketing Lighting................................1202 Goodway Technologies Corporation...........1322 Gordian Group, The.............................................202 Grainger...................................................................728 Green Building Services......................................516 Grounds Guys, LLC, The..................................1323 Guardsmark, LLC..................................................833 Guerrini Law Firm, The....................................1318

Hail Alert Technologies, LLC..........................1234 Halco Lighting Technologies..............................209 Haws Corporation...............................................534 Healthy Buildings..................................................435 Hillmann Consulting, LLC...............................1129 Honeywell..............................................................210 Huguenot Laboratories....................................1135

Independent Lighting Corporation...................441 Industrial Psychologists, Inc............................1136 Ingersoll Rand Security Technologies (Cornerstone Partner)......................................828 INNERFACE Architectural Signage, Inc.........615 Innoplast Inc..........................................................734 InStar Services Group..........................................216 Institute of Real Estate Management..............918 International Code Council...............................720 International Environmental Alliance (IEA)...118 International Parking Institute...........................847 International Systems of America, LLC..........548 International Window Cleaning Association.........................................................623 ISS Facility Services, Inc. (Supporting Partner)........................................602 ISSA..........................................................................542 Exhibitors located in the Green Pavilion Advertisers in this issue of The BOMA Magazine are noted in red

Continued on page 50

May/June 2011 The BOMA Magazine

Show Preview Exhibiting As

Booth Number

JELD-WEN Windows & Doors.......................433 Jenkintown Building Services Inc.....................739 Jessup Manufacturing Company.......................217 JLG Industries, Inc.............................................1427 Johnson Controls, Inc. (Green Pavilion Exhibitor)...............................201

Kardin Systems, Inc...........................................1417 KEMA...................................................................1423 Keyscan, Inc........................................................1406 Kimberly-Clark Professional* (Cornerstone Partner)......................................702 Kings III of America, Inc. N.A...........................836 KONE Inc...............................................................922

L.M. Scofield Company....................................1439 Lasertech Floorplans.........................................1216 LAZ Parking...........................................................546 LED Waves............................................................506 Leonardo Academy Inc.......................................427 Lime Energy...........................................................103 LiveRoof, LLC........................................................504

MACH Energy.......................................................617 Magnetek, Inc. (Green Pavilion Exhibitor)......221 MARBLELIFE, Inc.................................................545 Marsden Services..................................................434 Matting By Design................................................633 Mobile-Shop Company....................................1301 Morin Distribution...............................................223 Morpho Detection............................................1433 Muzak...................................................................1336

Nalco Company...................................................522 National Electrical Manufacturers Association (NEMA)....................................1416 National Fenestration Rating Council..........1204 National Institute of Building Sciences...........747 National Institute of Certified Floorcovering Inspectors................................648 National Parking Association..........................1341 NECA—IBEW Team/NLMCC (Green Pavilion Exhibitor)...............................510 Nelbud Services Group, Inc............................1233 Next Parking, LLC................................................641 Nexxus Lighting, Inc............................................102 North American Roofing................................1327 Noveda Technologies..........................................442 NSS Enterprises, Inc..........................................1235 Nu Flow America.................................................515

Oasis Brands Inc. (Supporting Partner)...........634 Onyx Solar Energy, S.L........................................215 Exhibitors located in the Green Pavilion Advertisers in this issue of The BOMA Magazine are noted in red

The BOMA Magazine May/June 2011

Exhibiting As

Booth Number

Orkin Commercial Services (Leadership Circle Partner)..........................1309 OSRAM SYLVANIA..............................................915 Otis Elevator..........................................................902

Palmer Pads............................................................717 Patriot Clean Fuel..............................................1346 Peak Fall Protection.............................................645 Pecora Corporation..........................................1428 PEP Stations, LLC (Green Pavilion Exhibitor)...............................520 Predictive Service, LLC.....................................1133 Prenova, Inc...........................................................101 Pritchard Industries, Inc.......................................211 Pro-Bel Group of Companies...........................609 Product Innovations, LLC...................................446 Proform...................................................................547 PuroClean...............................................................823

Que Centre.........................................................1342

R&K Solutions.....................................................1321 RAB Lighting, Inc..................................................513 RCx Building Diagnostics....................................124 REC Solar, Inc........................................................741. Rubbermaid (Cornerstone Partner)................1210 Rytec High Performance Doors......................934

SAGE for Buildings...............................................314 Salient Systems...................................................1339 San Jamar.............................................................1242 SaniGLAZE International.................................1140 SBM Management Services, LP........................528 Schindler Elevator Corporation........................612 Schneider Electric (Green Pavilion Exhibitor)...............................428 SealMaster...........................................................1206 Securitas Security Services USA.......................712 ServiceMaster Clean............................................908 Servidyne.................................................................521 Servpro Industries, Inc......................................1120 Siemens Industry, Inc. (Leadership Circle Partner).............................816 Sika Sarnafil............................................................409 Simon Roofing....................................................1536 SimonsVoss Technologies Inc............................205 SimplexGrinnell.....................................................736 SiteStuff, Inc...........................................................810 SKF Maintenance Products................................413 Sky Climber®, LLC.............................................1517 SKYLINE Software................................................618 SMI Sign Systems, Inc.......................................1502 Snow Cast Solutions, LLC...............................1522 Solar Energy World..............................................116 Solutia’s Performance Films Division...............410 Southern California Edison, An EDISON INTERNATIONAL® Company.....................422 Spartan Chemical Company, Inc......................523

Exhibiting As

Booth Number

Staples...................................................................1320 Stevenson Systems Inc.....................................1330 Stormwater Maintenance, LLC......................1317 Stuart Dean Co., Inc.........................................1013 Summit Energy Services, Inc.............................440 Sundial Solar...........................................................328 Supra, A UTC Fire & Security Company.....1404

T2 Systems, Inc..................................................1334 Tate Access Floors................................................539 Technicraft Product Design Inc.....................1440 Tecta America Corp..........................................1421 Telgian......................................................................647 Terminix Commercial.......................................1241 Thermo-Scan Inspections................................1510 Thomson Reuters (ONESOURCE Property Tax)....................1034 ThyssenKrupp Elevator (Cornerstone Partner)......................................402 Toshiba LED Lighting........................................1410 TPI Corporation/Markel Division.....................342 TRANE (Cornerstone Partner)...........................828

U.S. Energy Group...............................................429 U.S. EPA ENERGY STAR® Commercial Buildings Program............................................310 U.S. General Services Administration...........1018 U.S. Green Building Council (Green Pavilion Exhibitor)...............................321 U.S. LAWNS..........................................................928 U.S. Security Associates, Inc...........................1228 UGL Services (Supporting Partner)..................822 UNI-SOLAR...........................................................303 Universal Services of America.......................1002

Valcourt Building Services...............................1239 ValleyCrest Landscape Maintenance (Leadership Circle Partner).............................819 Value Energy Solutions........................................112 Varsity Contractors, Inc......................................533 Viconics Inc. (Green Pavilion Exhibitor)..........228 Vigilant Dynamics, Inc......................................1518 VRTX Technologies...............................................316

Waste Management, Inc. (Cornerstone Partner and Green Pavilion Exhibitor)........................128 Westcoast Innovative Pro-Pads........................511 Western Construction Group........................1418 Western Pest Services......................................1403 Winter Services, Inc.............................................230 Wiss Janney Elstner Associates, Inc..............1027 Workspeed..........................................................1128 Worldwide Parking Solutions............................745

XY Z

xpedx.......................................................................622 Yardi..........................................................................810 Zurich North America.....................................1340

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trends tracker

Sustainability Solutions— East Coast Style Takeaways from the NJ/PA Sustainability Symposium By Laura Horsley Breakfast Keynote Speaker Lee Solomon discusses New Jersey’s strategy for controlling energy and improving infrastructure.

Rutgers University in Camden, N.J., was the site of the NJ/PA Sustainability Symposium in late March. Sponsored and organized by Brandywine Realty Trust, the symposium brought together public officials, business and community leaders and university professors to discuss the latest trends and developments in sustainability. The event focused on the latest in regional planning, funding opportunities and

community involvement, as well as how businesses, universities, hospitals and municipalities will engage and execute their sustainability plans in 2011.

Technology, Efficiency and Nuclear Energy in New Jersey Breakfast Keynote Speaker Lee Solomon, president of the New Jersey Board of Public Utilities, kicked off the symposium, reporting on the state’s strategies

for controlling energy costs while also improving infrastructure. Solomon discussed the new Long-Term Capacity Agreement Pilot Program (LCAPP), which was signed into law in January by Governor Christopher Christie to promote the construction of qualified electric generation facilities. “New Jersey is not competitive with energy costs so we had to figure out [how] to make a positive impact on costs,” said Solomon. “The LCAPP legislation creates incentives within New Jersey so we don’t have to import from other states.” The hope is that the LCAPP legislation will help bring more private capital into the state by creating the consistency, security and stability that the private sector looks for when investing. Solomon also pointed out the important role of energy efficiency. “The most cost-effective, positive impact is through efficiency, much more than new technologies.” Solomon stressed the importance of looking at the role of nuclear energy in the state’s energy management plan, as Continued on page 54

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The BOMA Magazine May/June 2011

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Introducing remote energy monitoring: energy information accessible from anywhere you’re connected to the Web! Utility costs can exceed 30 percent of your overall operating expenses, so it is vital to know when, where, and how your operation consumes energy. With Square D by Schneider ElectricTM intelligent submetering solutions, you can identify waste, control costs, and realize energy savings throughout an entire portfolio or a single building from anywhere you have access to a Web browser.

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The Square D PowerLogic advantage From precise commissioning to responsive support, PowerLogic® metering exceeds industry standards and accuracy certifications. That means you can rely on data from PowerLogic submeters to support business decisions, attract top-notch tenants, and build sustainable energy performance practices.

Remote Energy Monitoring: New ways to look at energy and emissions Remote Energy Monitoring (ReM) is a Web-hosted service that turns energy data into valuable information. Powered by Schneider Electric, the global specialist in energy management, these exclusive and innovative tools can help you: • • • • • •

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trends tracker New Jersey gets much of its base load energy from nuclear. He explained that, with the recent catastrophe in Japan, nuclear options will have to be reviewed carefully. “We will not meet carbon reduction targets without nuclear,” he noted. “We have to make a decision and look at the cost/benefit analysis.”

Legislation and Energy Policy During the panel discussion, “Legislative and Energy Policy: Federal and State Incentive and Mandates,” panelists discussed the role of national and local legislation on the energy management plans in Pennsylvania and New Jersey and the impact of both incentives and mandates. Duane Desiderio, vice president and counsel with the Real Estate Roundtable, spoke about the push to create more and improved tax incentives and financing for energy-efficiency retrofits and construction. The recent announcement by the White House to create more opportunity through its proposed Better Buildings Initiative could create tax rebates and loan guarantees for building

retrofits. Desiderio also discussed industry concerns about proposed mandates in the Federal Building Codes, which would affect new construction and substantial rehabs and, in many cases, is not cost feasible. Attendees also learned about many of the benchmarking mandates already in places like New York City; San Francisco; Austin, Texas; and California. Alex Dews, policy and program manager with the Mayor’s Office of Sustainability in Philadelphia, discussed the progress of Greenworks Philadelphia, the city’s sustainability framework, which aims to lower city government energy consumption by 30 percent, reduce city-wide building energy consumption by 10 percent, purchase and generate 20 percent of the electricity used in Philadelphia from alternative sources and double the number of lowand high-skill green jobs. “We want to institutionalize sustainability within city government,” said Dews. Mike Wiley, senior venture officer within the New Jersey Economic Development Authority’s (EDA) Technology

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and Life Sciences Division, reported on how the EDA is focused on financing assistance, tax incentives, real estate and development assistance and access to small business services. Programs like the Clean Energy Manufacturing Fund are helping push these priorities in programs that include solar renewable projects. Wiley discussed the state’s leadership in solar energy, noting that New Jersey has installed more solar panels per capita than any other state. Panelist Brad Molotsky, executive vice president and general counsel, Brandywine Realty Trust, added, “The solar investment in New Jersey is happening now; the payback is four-and-a-half years, whereas in most states it’s 10 years.” Other educational offerings at the NJ/ PA Sustainability Symposium focused on recycling; green cleaning; solar and wind technology; energy management and the smart grid; and sustainable, cutting-edge technologies. Learn more at http://sustainability symposium.org/.

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The BOMA Magazine May/June 2011

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Washroom and Water Conservation Solutions That Will Keep Your Tenants Smiling By Ty Stuelpe AS PROPERTY MANAGERS WORK TO BALANCE financial performance, operational improvements, sustainability initiatives and the overall brand perception of their buildings, tenant retention still remains the number one priority when measuring the success of their initiatives. Overall tenant satisfaction and the ability to attract new tenants often translate directly from the initiatives property managers are undertaking to improve the personal, economic and environmental health of their buildings. Sustainability is a trend that property managers have adopted in great numbers over the past few years. Specifically, energy conservation has been a valuable way for property managers to increase savings, increase building valuation and image and become accredited by multiple “green solution” organizations. Water conservation is increasing in importance and there may be quick and cost-effective ways for you to improve your buildings’ operations and sustainability programs. According to the U.S. Department of Energy (DOE), commercial buildings consume 88 percent of the potable water in the United States. With water prices expected to rise to meet demand, the importance of water conservation will likely shoot to the top of your list when you are developing your savings plans.

Make a Plan, Save a Bundle Establishing a water conservation plan for your building is a necessary process to create the most value. There are a few key initiatives worth considering. First, establish an annual water baseline by the type of fixtures in your building and the number of building occupants. Next, survey your facility or property to determine water savings opportunities (such as flush valves, faucets and shower heads) and make appropriate repairs to leaks. Monitor water meters monthly and compare the results to the same month of the previous year. This will help you identify leaks as they occur, as well as monitor your conservation efforts.

The BOMA Magazine May/June 2011

Quick and Cost-Effective, Water-Efficiency Upgrades Retrofitting your washroom to incorporate highly efficient products, such as touch-free faucets and waterless urinals, will automatically translate to improved cost, image and hygiene for your building. To jump-start your water conservation and savings: • Install automated restroom systems— up to 70-percent additional water savings will occur when manual faucets are replaced with automatic fixtures. • Consider waterless urinal technologies—an estimated 40,000 gallons per urinal are saved when installed. • Utilize green cleaning products, such as microfiber mops, cloths and a clean water mopping system, to maximize results while protecting workers and facility occupants. • Replace older, high-flow water closets and flush valves with models that meet current UPC and IPC requirements. • Install or replace existing lavatory and sink aerators with more restrictive aerators. Significant savings can be achieved by replacing 2.2-gpm aerators with 0.5-gpm aerators. • Replace shower heads with ultra-lowflow shower heads, which typically use 1.5 gpm of water or less. • Use alternative water sources, such as graywater distribution systems.

Overall Benefits of Employing a Water Conservation Plan Industry studies estimate that men visit the restroom three times a day and women visit up to four times a day. Also, restroom plumbing fixtures account for approximately 40 to 50 percent of the total water use in office and administrative buildings. With traffic to restrooms being so high, it’s vital that property managers provide a washroom environment that looks and feels clean, hygienic and well maintained.

Installing touch-free faucets and waterless urinals and utilizing a clean water mopping system, which allows facility workers to filter dirty water into clean, has immediate ROI for property managers. According to recent adopter Tara Molnar, vice president, National Accounts, Grubb & Ellis, “Feedback from tenants and patrons has been very positive. They’ve told us that they are happier with their restroom experience and feel good about the adopted green (sustainability) direction. The employees collectively feel a sense of caring from the company for their well-being and a sense of pride with the enhanced property image.” Water conservation is a hot-button issue right now and early adopters will reap the benefits of reduced operating costs, improved productivity, an improved building image and, ultimately, tenant retention. Plus, as building certifications become more important in marketing your building, water-efficiency initiatives will continue to play a large role in making your buildings more sustainable, operationally efficient and attractive for new and existing tenants. About the Author: Ty Stuelpe is the global business team leader, Washroom Solutions for Rubbermaid Commercial Products, manufacturers of the AutoFaucet® Systems, Rubbermaid HYGEN™ System and AutoFlush® Systems. For more information about Rubbermaid, please visit www.rubbermaidcom mercial.com; to inquire about products, please contact propertymgmt@rubbermaid commercial.com.

research corner

Surpassing the Commitment USAA Real Estate Company: A 7-Point Challenge Case Study By James Cox When BOMA International issued its 7-Point Challenge in July 2007, calling on the commercial real estate industry to improve energy efficiency by 30 percent by 2012, BOMA member companies answered the call. USAA Real Estate Company was one of the first companies to endorse the Challenge. “We signed on to the Challenge because we believed it mirrored our existing sustainability strategy,” says Brenna Walraven, CPM, RPA, managing director, Multifamily and Mixed-Use Portfolio Manager, USAA Real Estate Company. “Our approach was to simply extend the

USAA’s Renaissance Tower has an impressive ENERGY STAR rating and recently became LEED EBOM Platinum-certified.

company’s decade-long commitment to energy efficiency and sustainability to include measurement and tracking against the Challenge’s goals.” A crucial component of USAA’s strategy is to improve energy performance through energy audits and, based on the results, the company has implemented a variety of changes to improve operational effectiveness. These include integrating optimal start times into operational plans; adjusting outside air

ventilation; and increasing the utilization of condenser water ambient temperature reset functionality. Additionally, the company replaced or upgraded its energy management systems, boilers and chillers. USAA has also installed variable speed drives on HVAC systems and completed lighting retrofits. The company also instated a portfoliowide green cleaning policy, which led to better overall cleaning service delivery, improved indoor air quality and higher janitorial satisfaction ratings on USAA’s annual tenant surveys. USAA makes employee education a priority in its overall strategy. At the beginning of the business year, each team within the company must complete an energy and environmental performance plan to identify specific areas for improvement. At the end of the year, the teams’ accomplishments are combined into a best practices document for the company. USAA Real Estate Company routinely engages tenants in its green efforts as well, holding town hall meetings and Continued on page 60

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The BOMA Magazine May/June 2011

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research corner reaching tenants through newsletters estate, BOMA can successfully educate and e-mails to explain the benefits of policymakers on whether certain envilower operating costs, improved indoor ronmental standards are achievable air quality and better temperature conand how incentives could successfully trol. To externally deliver its message, accelerate the current market transforUSAA highlights its accomplishments on mation.” its website, in press releases and in discussions with co-investors. Several team members also serve as industry educaNearly 3,000 Buildings Benchmark with BOMA tors who promote the value of energy efficiency and benchmarking. BOMA International’s new initiative, BOMA STARS, has seen tremendous sucBecause of these combined efforts, cess since its launch in January. BOMA STARS is a program designed to promote USAA has exceeded the goals of the the importance of benchmarking energy management data using the U.S. Environmental Protection Agency’s ENERGY STAR® Portfolio Manager and sharing 7-Point Challenge. USAA’s average that data with BOMA. To date, nearly 3,000 facilities have shared their energy ENERGY STAR® rating improved from management data with BOMA, representing more than 600 million square 81 in 2007 to 87 in 2010. feet of space. By sharing their energy management progress, BOMA members From 2007 to 2010, the company also help show policymakers that the commercial real estate industry can reduce saved $4 million in energy costs and conenergy consumption without new mandates, reinforcing the effectiveness of served 17 million gallons of water. the voluntary marketplace. “We firmly believe that our story of While this is a major step forward, BOMA can only account for six percent of the sustainability success is part of a larger, nine billion square feet owned or managed by BOMA members and still needs industry-wide story,” explains Walraven. your help in reaching the goal. All data shared with BOMA is kept confidential “That’s why we’ve joined our industry in the data collection and reporting processes, and submitters are not identified colleagues in sharing our ENERGY STAR by name or location within a market. Visit the BOMA STARS resource center data with BOMA International. By colat www.boma.org to learn more about the benchmarking process and how to lecting these successful experiences, share your data with BOMA International. as well as the challenges in improving efficiency- inSheet commercial 4-11energy - Buildings Rubberreal Flooring.qxp 3/3/2011 11:07 AM Page 1

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EYE ON EDUCATION

2011 BOMA Conference Education Equips Property Professionals to Meet the Demands of Tomorrow By Emily Naden THE EDUCATION SESSIONS featured at the 2011 BOMA International Conference in Washington, D.C., June 26-28, are your turnkey source for enhancing your skills as a property professional. The conference line-up will feature sessions on high-performing buildings, reducing operating costs, maintaining

tenants and keeping top-notch management teams in place. Attendees will walk away from these sessions with inspiring new ideas and strategies for optimizing performance and creating value. Year after year, BOMA delivers highly respected and comprehensive convention education and 2011 looks to be the

best year yet. With nearly 50 sessions built around five essential tracks, commercial real estate professionals of all stripes will find new ways to meet the needs of a challenging marketplace head on. What is a major goal for every property manager? Boosting Asset Values, of course. But creating an ever higher return is a journey, not a destination and requires more than just diligence— it demands imagination, education and skill. The sessions in this track are packed with ideas that will equip professionals with the tools, strategies and solutions to navigate the current market and deliver high asset values. How do you measure the value of sustainability from the operational, financial and environmental perspectives? Sessions in the Raising the Bar: Creating High-Performance Buildings track will offer a variety of tried-andtrue examples of what it means to be a “high-performance” building today and into the future. The track will also

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EYE ON EDUCATION include the latest metrics for evaluating the performance of sustainable buildings and strategies for making sure that green buildings deliver on their performance promises. LEED-designated professionals can even gain LEED renewal credits by attending selected sessions in this track. Without great leaders, the wheels of progress do not turn. But great leaders aren’t born; they develop their skills from experience and a variety of influences. The sessions in the Forging Current and Future Leaders track will teach attendees how to foster passionate employees, retain and motivate star performers, create new business and set themselves and their company apart from the pack. Everyone hopes they can be a leader; these sessions will embolden you to become that leader. Washington, D.C. is a hotbed of regulatory, legislative and code activity. BOMA’s Meeting the Demands of Emerging Regulations and Standards track will explore the opportunities and challenges that the changing political

climate can pose to the commercial real estate industry. From mandatory benchmarking to new financial accounting standards, Washington has a lot in store for today’s property professional. Through these sessions, attendees will not only keep up with regulations, they will exceed expectations. New technologies are becoming an ever more vital and visible presence in your buildings. The Getting (to) Smart: Leveraging Technologies and Systems for Better Operational Performance track will focus on the new tools and skills that today’s property management teams and building engineers need to perform in today’s high-tech buildings. It’s great if your building is smart; it’s better if your property management team is, too.

The Program Sunday, June 26: Education offerings commence Sunday morning with 75-minute sessions of learning, discussions, case studies and Q&As. There is

also one in-depth, three-hour (two-part) education session and a few 30-minute “power” sessions to maximize the variety of education you can take in the same amount of time. Monday, June 27: Monday is filled with 75-minute education blocks for all attendees. Tuesday, June 28: The popular power sessions will return, bringing you 30-minute, back-to-back sessions. With nearly 50 education sessions, the choice is not whether or not to attend; it’s deciding which sessions to attend. Looking for a session led by your favorite industry leader? Chances are we have them on the roster. Visit our “Featured Speakers” page on www. bomaconvention.org and plan to attend their session. For more information, visit BOMA International’s Education Calendar and Event Calendar at www.boma.org. Just click on “education” or “events.”

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SUPPLIER Showcase Special Advertising Section

AMTC Introduces the FixedFlo Series Automatic Faucet System AMTC introduces the FixedFlo™ automatic faucet system, featuring non-adjustable water flow technology for ultimate water savings. The FixedFlo comes in non-adjustable 0.4gpm, 0.5gpm and 1.0gpm water flow models. The FixedFlo mechanism uses no diaphragm, eliminating maintenance. The faucet works with any aerator or with no aerator. Designed to work in hard water environments using a reliable motor drive with a 5-year warranty. Low lead-compliant. Multiple power sources (with backup power). Various spout models available. Visit www.fixedflo.com or call 800-874-7822 for more information.

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Electronic Building Directories from Directory Solutions, Inc. 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 800-704-3458.

The BOMA Magazine May/June 2011

SUPPLIER Showcase Special Advertising Section

Save Money and Energy with Electrodyn’s Newest Product Energy Saver is the only unit of its kind that is fully code-compliant. Designed to disable the ELEVATOR’S lights and fan when it’s not in use. Unit must be installed by a certified elevator technician. For more information, please contact us at 800-447-5442 or visit our website at www.electrodyn.com.

Affordable, Practical Skylight Fall Protection from Garlock Safety Systems

Sky-Dome™ is a freestanding, 1-piece system that provides temporary or permanent skylight protection. To use, simply set in place and walk away—no mechanical attachment to the skylight or roof is required. When installing multiple skylights, you can easily reposition as work progresses. Design complies with OSHA 1910.23(e)(8). Sizes from 2- by 2-foot to 6- by 12-foot. All steel construction, stackable, powder-coated safety yellow finish. Custom colors and galvanized are available. Call 763-694-2614 or visit www.railguard.net/pages/skydomeprotector.asp.

Asphalt Preservation from 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, contact us at 800-747-8567 or log on to www.geeasphalt.net. “The Asphalt Preservation Specialists”

General Elevator Parts Inc.

Single Source Supplier: 1-800-848-3329 or 773-491-1927; Fax: 1-800-578-6349 or 773-463-2827. Otis, Westinghouse, Dover, Imperial, etc. Surplus Motors and Generators: Rotors—IMO Pumps; Armatures—Door Motors; Machine Parts—Controls; ✓ Obsolete’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.

Green Leadership Standards Through Green Seal

Green Seal, Inc. is a nonprofit organization that develops leadership standards based on performance and environmental impact, and certifies products and services to those standards. Green Seal also provides technical assistance to building owners and managers looking to green their operations. Visit www.greenseal.org for more information.

Work Platforms from JLG Industries

The FS60 is the newest addition to the LiftPod® family, providing 12 feet of working height with a 330-pound capacity. The 30-inch base allows for passage through standard-width interior doors for movement between locations fully assembled. Contact JLG Industries, Inc., 13712 Crayton Blvd., Hagerstown, Md. 21742 by calling 240-420-2661; e-mailing info@jlg.com; or visiting www.liftpod.com.

Services Through Kemna Restoration & Construction

Kemna Restoration & Construction provides service for the repair, restoration and continued exterior maintenance of your facility. Our primary scopes are masonry, concrete, sealants and building cleaning. Also, general contracting focusing on exterior construction, industrial coatings, window work, specialty high-rise work, as well as historical restoration and renovation. For more information, call 317-927-9253 or visit www.kemnarestoration.com.

PAR-Style Lamps from LEDtronics

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.

May/June 2011 The BOMA Magazine

SUPPLIER Showcase Special Advertising Section

Green Elevator Solutions from Magnetek

Magnetek’s Quattro® Elevator Drives are the green solution for high-rise buildings. Quattro AC-PM can provide energy savings of as much as 42 percent, and Quattro DC saves up to 40 percent over MG sets. Quattro offers proven energy savings, lower installation costs and superior ride quality while helping your projects qualify for utility rebates. Visit www.elevatordrives.com or call 800-236-1705.

TDF… A Simple Solution to Hydraulic Oil Contamination from Maxton Manufacturing Are your elevators wasting energy with constant re-leveling, over shooting floors or suffering high temperatures? Contaminated hydraulic oil is the most likely culprit. Get proactive with the Tank Discharge Filter (TDF) system from Maxton and see how maintaining clean oil solves these common hydraulic elevator performance issues. Call Maxton Manufacturing at 1-775-782-1700 or go online at www.maxtonvalve.com.

Big Spheres from Meltdown Glass 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’s UltraMatic 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 888-900-0947.

Stop Pest Birds with Nixalite Solutions Keep your buildings and facilities clean and free of pest birds. Since 1950, Nixalite of America has manufactured and supplied effective and humane pest bird and animal control products. To request your free catalog, please call 800-624-1189 or visit www.nixalite.com.

R2 HINGE Cuts Door Repair Costs in 1/2 with Fully Adjustable VARYX Continuous Hinge Field proven in the retrofit market, R2’s adjustable VARYX™ hinge restores high-traffic entranceways at a fraction of the cost of replacement. Error-free, fast, one-man installation minimizes carpentry labor and VARYX sets new benchmarks for performance and durability. Visit www.r2hinge.com for more information, including How to Buy. Or, call 713-647-8000 or e-mail R2 at info@r2hinge.com.

Purgers for Centrifugal Chillers from Redi Controls Inc. OAM-Purger for Centrifugal Chillers regains capacity, saves thousands of $$$ per year in energy savings. Sustainability, Green Product, Energy Savings, opportunities for Green Building and LEED points, utility rebates. Video at www.RediControls.com. Phone: 317-865-4130.

Safety Chairs: Evacuation Chairs and Safety Devices Safety Chairs emergency evacuation chairs are the best value in the evacuation chair industry. Our emergency evacuation chairs have the highest weight capacity, are lightweight and are the only devices designed to move evacuees safely down AND up stairs. They are also the only emergency evacuation chairs on the market that are ergonomically designed for the safety of all parties involved. Are you prepared in the event of an evacuation or emergency? Manufactured in U.S.A. and the company is U.S. veteran owned. Learn more at www.safetychairs.net.

The BOMA Magazine May/June 2011

SUPPLIER Showcase Special Advertising Section

Schindler’s Destination Interface Schindler’s Destination Interface elevator modernization can quickly and easily convert conventional elevator controls to destination dispatching. Available on most brands of elevators, this unique, low-cost transformation can be activated without removing cars from service. Owners can immediately enjoy the benefits of destination dispatching, including improved performance, energy savings, access control and VIP service. www.us.schindler.com; 973-397-6500; 20 Whippany Drive, Morristown, N.J.

Billboard Lease Services Are you getting enough money for your billboard lease? Do you need help negotiating a billboard lease? E-mail info@signvalue.com or call SignValue at 480-657-8400 to talk with a billboard lease consultant today. www.signvalue.com.

Upscale Recycling Bins, Benches and Planters from T2 Site Amenities 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. E-mail lori@t2-sa.com.

A ‘Total Door’ Solution Total Door™ is the ONLY comprehensive door system. Engineered to minimize moving parts and service components. Results in reduced maintenance costs, simpler installation, unbeatable reliability, unmatched security and lower up-front costs. Visit www.Totaldoor.com or contact 800-852-6660.

ADVERTISING INDEX Company

Page No.

360Facility.................................................................32 AAON................................................................. Cov 4 AlliedBarton Security Services..............................61 Alpolic.........................................................................21 American Anchor............................................. Cov 2 American Arbitration Association.......................43 AMTC..........................................................................66 Angus Systems ........................................................58 AP&G Co. Inc.—Catchmaster.............................22 Aquatherm Inc..........................................................66 Baltimore Aircoil Co. Inc.—. Cooling Tower World........................................66 Bartlett Tree Experts................................................62 Bird-B-Gone Inc.......................................................66 BITZER........................................................................64 The Blue Book...........................................................19 BOMA Atlanta..........................................................70 BOMA International.............................. 27, 71, 73 BOMA Nevada.........................................................74 Chartis U.S................................................................... 9 Ciralight Global Inc..................................................66 COIT Restoration Services....................................60 Concept Development Associates Inc.—. Safety Chairs.........................................................68. Delta T Engineering.................................................66 Directory Solutions Inc.—TouchSource...........66 Easy Lobby.................................................................26 Electrodyn Systems Ltd..........................................67 Energetic Lighting.....................................................57

Company

Page No.

Flexim..........................................................................18 FLIR Systems.............................................................12 Fujitec America Inc.................................................72 GAF Materials Corp................................................33 Garlock Equipment Co..........................................67 Garvin Industries......................................................62 Gee Asphalt Systems Inc.......................................67 General Elevator Parts Inc.....................................67 Green Seal..................................................................67 Griswold Controls....................................................24 Ingersoll Rand Security Technologies.................29 JELD-WEN Inc........................................................25 JLG Industries............................................................67 Johnson Controls Inc..............................................11 JP Obelisk...................................................................54 Kemna Restoration & Construction...................67 Keyscan Access Control Systems........................59 Kimberly-Clark Professional*................................51 KMC Controls...........................................................14 LEDtronics Inc..........................................................67 Magnetek....................................................................68 Maxton Manufacturing..........................................68 Meltdown Glass Art & Design.............................68 NECA & IBEW........................................................52 Nexus Valve...............................................................68 Nixalite of America.................................................68 PEP Stations LLC......................................................70 Pro-Bel......................................................................4-5

Company

Page No.

R2 Hinge LLC...........................................................68 RC Musson Rubber Co..........................................60 REC Solar...................................................................20 Redi Controls Inc.....................................................68 Rubbermaid Commercial Products LLC...........63 Safety Technology International Inc...................10 Salsbury Industries....................................................55 SaniGLAZE.................................................................64 Schindler Elevator Corp.........................................69 Schneider Electric....................................................53 Scientific Conservation............................................ 6 SERVPRO Industries Inc.........................................65 Sheffield Metals........................................................15 Shortridge Instruments Inc....................................74 Siemens Industry Inc...............................................23 SIGNARAMA............................................................31 SignValue.....................................................................69 Spot Coolers—Insert.......................................... 27A T2 Site Amenities.....................................................69 Total Door.................................................................69 Trane Company........................................................16 U.S. Green Building Council—USGBC.............41 U.S. Lawns.................................................................... 3 Viconics.......................................................................17 Waste Management......................................... Cov 3 xpedx Technology Center.....................................13 Zeag Canada Ltd......................................................72

May/June 2011 The BOMA Magazine

trade tools [COMFORT CONTROL]

TIAA-CREF’s Manhattan Makeover By Scott Lenger TIAA-CREF, ONE OF THE NATION’S LARGEST INSTITUTIONAL REAL ESTATE INVESTORS, recently updated its Manhattan headquarters building to improve sustainability and financial performance of the asset. To identify the optimal systems to upgrade the building, TIAA-CREF collaborated with Trane, a leading global provider of indoor comfort systems and services and a brand of Ingersoll Rand, to conduct a comprehensive energy analysis of its midtown Manhattan headquarters building. The analysis included solutions to reduce energy consumption and lower peak load and demand, such as replacing the aging steam-fired absorption chilled water system plant with a higher efficiency chilled water system. “Trane came in and looked at our building—and not just our heating, ventilation and air conditioning, but our whole building—and put together a plan that made sense,” says Jeff Meaney,

senior vice president at TIAA-CREF. “We were able to meet our energy goals and stay true to our mission; and we’re now better equipped to deal with rising energy costs than we were two years ago.” Infrastructure improvements included: • A chilled water system for ice production during off-peak hours and a 30-tank thermal storage system, which provides 6,000 ton hours of thermal storage. The system shifts peak cooling loads to off-peak periods by producing ice at night that provides cooling the next day during peak hours. • A new two-megawatt emergency generator and heat rejection solution for the building’s critical systems, which provide enhanced redundancy for the building’s crucial areas. • An updated building automation system (BAS) to allow for centralized and remote control of building infrastructure systems, including optimization control logic that delivers lowest cost operation of the entire system.

The chilled water/central plant thermal storage system on the rooftop of TIAA-CREF’s headquarters building in Manhattan.

The completed project has delivered approximately $840,000 in annual savings for TIAA-CREF, a 25-percent internal rate of return on its investment. The project also earned a $219,000 incentive from the New York State Energy Research and Development Authority. In addition, the retrofit has reduced carbon emissions by 6.1 million pounds per year. TIAA-CREF has earned several sustainability awards for these improvements, including the Environmental Protection Agency’s ENERGY STAR® Sustained Excellence Award. About the Author: Scott Lenger (Scott.Len ger@trane.com) is director of Commercial and Industrial Sales with Trane. TIAA-CREF’s headquarters building is owned by TIAA. The costs and savings detailed here do not reflect investor returns from any TIAA-CREF product. C50636

Best-In-Class Dual Electric Vehicle C h a rg i n g S ta ti o n Dual Level 2 (208-240V/30A) charging Touch screen interface and station management system Stainless steel enclosure Concrete base eliminates the need for protective bollards UL, NFPA 70, NEC and ADA compliant Multiple types of access available

PEPSTATIONS.COM

Monitoring and Service by:

1-(888) 760-0140 info@pepstations.com 70

The BOMA Magazine May/June 2011

RPA/FMA/SMA/SMT ACCELERATED COURSES Jul 20, 2011

Law & Risk Management

Aug 24, 2011 Real Estate Investment & Finance Sep 14, 2011 Technologies for Facilities Management Oct 5, 2011

Leasing and Marketing

Oct 26, 2011

Facilities Planning & Proj Mgmt

Nov 2, 2011

Environmental Health & Safety Issues

245 Park, New York, NY

Rosewood Court, Dallas, TX

Riverwood 100, Atlanta, GA

KEY RESULTS

BOMA 360 BUILDINGS

NON BOMA 360 BUILDINGS

Tenant reported “good” or “excellent” overall satisfaction

91%

88%

Tenants are satisfied with the value they receive for the amount paid

73%

66%

Tenants are happy with office security policies and procedures

90%

84%

THESE BUILDINGS HAVE AN EDGE – DOES YOURS? BOMA 360 Performance Program® designated buildings outperform comparable buildings, giving them a real edge in today’s competitive environment. A 2011 Kingsley Associates study found BOMA 360 buildings have higher tenant satisfaction scores in 47 out of 50 categories. KEY RESULTS

BOMA 360 BUILDINGS

OTHER BUILDINGS

Tenant reported “good” or “excellent” overall satisfaction

91%

88%

Tenants are satisfied with the value they receive for the amount paid

73%

66%

Tenants are happy with office security policies and procedures

90%

84%

The BOMA 360 designation demonstrates to owners, tenants and prospective tenants that your building is being managed to the highest standards of excellence. For more information, visit us at www.boma.org.

The Power of Performance

buyers’ guide

Buyers’ Guide to Building Products and Services PRODUCT

DETAILS The Ultimate Washroom Enhancement: Nvi Dispenser System Oasis Brands, Inc. has introduced Nvi®, the first ever fully enclosed electronic bath tissue dispenser designed especially to improve the lives of those with limited range of mobility. Touchless, one-at-atime towel dispensing reduces waste and labor costs while minimizing the risk of cross-contamination. Nvi meets ADA guidelines and uses towels made from rapidly renewable fiber.

For more information, visit www.oasisbrands.com

Solutia’s Performance Films Deliver Positive Impact for the Environment Solutia Inc., a leading producer of professional window films, has introduced the EnerLogic™ Series of architectural window films. Featuring a low-e coating, EnerLogic window film adds up to 92-percent more insulating power to existing commercial windows and has an average 15-year service life. A recent third-party assessment concluded that Solutia’s solar-control architectural window film products become carbon neutral in less than two months after installation.

For more information, visit www.solutia.com

Rubbermaid’s ecoUrinal Conserves 40,000 Gallons of Water Annually Rubbermaid Commercial Products’ new ecoUrinal™ features a breakthrough waterless urinal system that conserves 40,000 gallons of water annually per fixture and uses a cartridge that lasts 10 years. Specially formulated enzyme tablets proactively eliminate odor-causing bacteria and maintain drain lines in coordination with scheduled fixture cleanings.

For more information, visit www.rubbermaidcommercial.com

Plug-in electric vehicles are here. Are you ready? It’s time that you Fujitec your Service.

For further information regarding Fujitec’s service, maintenance & modernization services, please contact us today.

1.866.FUJITEC www.fujitecamerica.com

VISIT US AT BOOTH 914!

The BOMA Magazine May/June 2011

Zeag Canada Ltd. Telephone: 905.813.1966 Toll Free: 1.877.791.1121 www.zeagca.com

BOMA’S 2011 ALL-STAR LINEUP Looking for market advantage in 2011? BOMA has you covered. Check out our three new publications to help you do your job even better.

YOUR WELL BUILDING EXAM CHECKLIST Preventive Maintenance Guidebook: Best Practices to Maintain Efficient and Sustainable Buildings The latest edition of BOMA’s top-selling publication provides maintenance practices and tools for creating, managing, monitoring and improving a preventive maintenance program. Look for additional information on predictive maintenance with more emphasis on sustainability, commissioning, use of electronic tools and resources, and renewable and recovered energy.

HIGH PERFORMANCE LEASE FOR HIGH PERFORMANCE BUILDINGS BOMA International Commercial Lease: Guide to Sustainable and Energy Efficient Leasing for High-Performance Buildings This update to BOMA’s best-selling Green Lease Guide includes more “green” clauses reflecting the evolution of the market over the past several years as well as updates to the “non-green” clauses. This definitive guide helps property professionals execute a lease that addresses building operations and performance to maintain an energy efficient and high performance property.

HELP FOR MIXED USE CAM ALLOCATIONS Allocating Common Area Maintenance (CAM) Charges in Mixed Use Properties and Other Strategies for Managing Live-Work-Play Developments This resource guide helps demystify the complexities and confusion of CAM charges by outlining methods and guidelines that can be applied to existing or new mixed use projects. It is a best-practice resource including a number of real-world case studies for managing live-work-play developments. This unique publication is a must-have resource for anyone involved in mixed use properties.

Order Online Today at http://Shop.BOMA.org

buyers’ guide

New Kimberly-Clark Filtration Tool Helps Calculate Energy Costs Facility and HVAC engineers can now obtain critical operating cost data for HVAC air filters anywhere, anytime, thanks to a new free mobile smart phone tool from Kimberly-Clark Filtration. The mobile analysis tool works with smart phones and other mobile devices. It allows people to compare the energy costs and environmental impact of any two similar HVAC systems using different filters simply by entering data into an easy-to-use form.

For more information, visit www.kcfiltration.com/calculator

Sika Sarnafil and LiveRoof Provide a Single-Source Green Roof Warranty Sika Sarnafil, a leader in roofing membranes, has partnered with LiveRoof®, LLC, manufacturer of the LiveRoof® Hybrid System, to warranty the plant material of the LiveRoof system, as well as the performance of its waterproofing membranes and accessories, in green roof installations using both companies’ products. The Sika Sarnafil and LiveRoof 20-year, single-source warranty provides building owners with the best protection offered in the industry.

For more information, visit www.liveroof.com

AMTC Introduces the FixedFlo Series Automatic Faucet System AMTC’s FixedFlo™ automatic faucet system features non-adjustable water flow technology for ultimate water savings. The FixedFlo mechanism uses no diaphragm, reducing maintenance, and is designed to work in hard water environments by using a reliable motor drive with a five-year warranty. The FixedFlo series is also low-lead compliant and comes in a variety of spout models.

For more information, visit www.fixedflo.com

Las Vegas

Where education and fun come together www.BOMANevada.org

EDUCATIONAL COURSE SCHEDULE 2011 Location: Las Vegas, Hilton DATE

COURSE

May 16-18

Budgeting & Accounting

June 13-15

Facility Planning

July 11-13

Leasing & Marketing

August 15-17

Technologies for Facilities Management

September 12-14

Asset Management

October 17-19

Law & Risk Management

November 14-16

Managing the Organization

December 5-7

Design, Operations and Maintenance I

For Information and Registration call BOMA Nevada’s office at 702-938-BOMA

The BOMA Magazine May/June 2011

We asked customers what they looked for in commercial heating and cooling equipment. They told us:

Reliability, Quality, Durability, Serviceability So, we made sure we had all of these covered... and added one more:

up to 16 EER

up to 14 IPLV (AC) / 24 IPLV (EC)

Se lfC Un ont its ain ed

lle rs Ch i

up to 13 EER / 4 COP

up to 19 EER / 6 COP

G W eot SH he P rm Un a its l/ Ai r Pu -So m urc p e Un H its eat

up to 14 EER

La Sy rge st Sp em l s it

up to 17 SEER

Sm Sy all st Sp em l s it

p La rg e Un Ro its oft o

al l Un Ro its oft o

Energy Efficiency

up to 14 EER

up to 19 SEER

High Efficiency

Contact your local AAON representative to learn more about AAON products and discover the many heating and cooling solutions AAON can provide.

R89580

Locate AAON representative

www.aaon.com

(AC) = Air Cooled (EC) = Evaporative Cooled

Rooftop Units • split systems • GeotheRmal heat pUmps • aiR-soURce heat pUmps • chilleRs • self contained Units

askedHighEff2 with QR code.indd 1

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