The BOMA Magazine - May/June 2010 by lprats

Experience the Power of the BOMA Network

May/june 2010

BOMAâ&#x20AC;&#x2122;s

Green Guide The Granddaddy of All Retrofits Great Green Tips Suppliers Eye 7-Point Challenge

Plus: BOMA Convention Preview Benchmarking IT Energy Defining Vacancy in a Distressed Environment

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May/June 2010 Volume 6, No. 3

30 38

The Evolution of the 7-Point Challenge A Landmark Makeover Lindsay Tiffany Lessons from the Empire State Building retrofit.

For advertising rates and information, contact Paul Hagen at Stamats Business Media 866-965-4205.

Laura Horsley Suppliers endorse Challenge, bring innovation and new technology to marketplace.

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On the Cover: The Empire State Building retrofit is expected to save 38 percent of the building’s energy and $4.4 million annually. Photo courtesy of Empire State Building. Volume 6, No. 3 The BOMA Magazine May/ June 2010, (ISSN 1532-4346), Copyright 2010. 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 202-3266300; Fax 202-326-6377; www.boma.org. Periodicals Postage paid at Washington, D.C. and additional mailing offices. POSTMASTER: Send address changes to: The BOMA Magazine, Attn: List Department, 1101 15th St., NW, Suite 800, Washington, D.C. 20005. Undeliverable U.S. copies should be sent to: The BOMA Magazine, Attn: List Department, 1101 15th St., NW, Suite 800, Washington, D.C. 20005. Return undeliverable Canadian addresses to: PO Box 875, STN A, Windsor, ON N9A 6P2.

Legislative Update

State & Local Update How significant is commercial real estate to the nation’s economy? Check out the results of BOMA’s Economic Impact Study.

BOMA Chair Jim Peck @ JimPeckBOMA

BOMA Vice President Lisa Prats @ LisaPratsBOMA

Message from the Chair

Job creation, the greening of the government, lending opportunities and more from the latest NAC Meeting. Plus, updates on leasehold depreciation, Building Star and more.

See BOMA on YouTube: www.youtube.com/ bomainternational

BOMA President Henry Chamberlain @ HenryBOMA

Lindsay Tiffany The industry’s leading vendors share their tips on everything from recycling parties and white roofs to day cleaning and smart sprinklers.

A Different Kind of Glory Days.

Join BOMA on LinkedIn

Follow BOMA on Twitter:

Great Green Tips

In times of economic uncertainty, you have to create an advantage. Find out how the BOMA International Conference and The Every Building Show® will give you the edge.

DEPARTMENTS

Connect with BOMA Join BOMA on Facebook

Conference Preview

Codes & Standards Update The International Green Construction Code makes its debut; BOMA participates in ASHRAE energy target talks.

20 Leading the Way Donna Dalton—West Coast real estate pro, East Coast snow enthusiast.

Around the Industry BOMA says farewell to two great leaders, office-sector forecast, open access facility management journal launches, best practices 100 years in the making.

Trends Tracker Tony Shaker Energy monitoring, reporting, analysis: The path to sustainability.

50 Green Scene

Alyssa Quarforth How does your IT energy measure up? ENERGY STAR® set to rate energy performance in data centers.

Research Corner Dueling definitions: Defining vacancy in a distressed market.

56 Eye on Education Value-driven education headlines the BOMA International Conference.

Trade Tools Scott Lenger Brandywine Realty Trust benefits from enhanced monitoring and service.

60 Buyers’ Guide Check out the latest green products and services.

May/June 2010 BOMA

Message from the Chair

A Different Kind of Glory Days Welcome to The BOMA Magazine’s annual Green Guide. This is the fourth year we have packed the latest tips, strategies, stories and news into one issue to give you a taste of what’s green at BOMA and across the industry. The Empire State Building retrofit is one of the most talked about green makeovers the real estate industry has experienced. I had the opportunity to visit this iconic building last fall to get a look at the retrofit in person and was fascinated by what can be accomplished in the existing building market. Learn more about this “granddaddy of all retrofits” in our cover story on pages 30-33. Also, learn how leading industry suppliers are helping transform the marketplace as the latest endorsers of the 7-Point Challenge, pages 34-36. The Green Tips on pages 38-39 will give you a sneak peek at the types of strategies that will be offered by exhibitors at the upcoming BOMA International Conference and The Every Building Show® at the Long Beach Convention & Entertainment Center, Los Angeles County, Calif., this June. The Green Pavilion and ENERGY STAR® Showcase will once again be your one-stop for green solutions, where top suppliers will show you how to save energy, save the earth and save some green of your own in the process. The annual conference will also be your destination for the industry’s best education. Our five tracks are designed with one goal in mind: to help commercial real estate professionals survive and even thrive in challenging times, with a focus on operational efficiencies, achieving asset value, tackling leadership challenges and learning to handle regulatory and energy issues from California’s expert practitioners. Back by popular demand is our building engineers’ educational track. Engineers are paramount in helping reduce a building’s energy consumption, and, just like last year, an engineer can attend for free when accompanied by a fully paid registrant. We will also be recognizing the bestrun buildings in the industry during the conference. The winners of the

BOMA May/June 2010

international TOBY Awards competition will be announced during the TOBY Awards Reception and Banquet. In addition, we will be honoring the latest class of BOMA 360 buildings during the conference. If you have not submitted your best-in-class building for the BOMA 360 Performance Program designation, be sure to do so by June 1 to ensure that your building has a chance to be recognized before your colleagues and peers in Los Angeles County, Calif. For me, the best reason to attend the BOMA International Conference, or any BOMA event for that matter, is to be a part of the most powerful business network in the industry. During my travels, what I keep hearing from BOMA members is that the BOMA Network has never been more important than it is right now. Sharing ideas and solving problems—together— is getting us through this historic market cycle. My year as chair is coming to a close, and I feel fortunate to have led the organization during this time. It may not be the “glory days” of commercial real estate if you measure such things by occupancy levels and leasing rates. The success we achieved over the past year can’t be measured in square feet, but it can be measured by people. The Power of the BOMA Network presented itself to me everywhere I went. Time and time again I met with BOMA members who were struggling but were staying afloat because of the support of BOMA and its vast network; and as many times, I met with people who were paying it forward by feeding their knowledge and talent into the network. This is what has kept our industry so strong. It has been an amazing year. Thank you for your support. I look forward to seeing you in Long Beach!

James A. Peck, RPA, FMA 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, Henry Chamberlain, CAE, APR, Lorie Damon, Ph.D., Emily Naden Designer: Amy Belice Published by: Building Owners and Managers Association (BOMA) International

BOMA International Officers Chair and Chief Elected Officer James A. Peck, RPA, FMA CB Richard Ellis Albuquerque, N.M. Chair-Elect Ray H. Mackey, Jr., RPA, CPM, CCIM Stream Realty Partners, LP Dallas, Texas Vice Chair Boyd R. Zoccola Hokanson Companies, Inc. Indianapolis, Ind. Secretary/Treasurer Kent Gibson, CPM Zions Securities Corporation Salt Lake City, Utah President and Chief Operating Officer Henry H. Chamberlain, CAE, APR Call for Nominations: Vice Chair and Executive Committee Members BOMA International’s Nominating Committee is seeking candidates for the position of vice chair and for five 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

Extension of Leasehold Depreciation Still Pending BOMA INTERNATIONAL AND OUR TAX COALITION PARTNERS are still actively working with Congress to extend the 15-year cost recovery for leasehold/tenant improvements, which expired at the end of 2009. Before 2009 came to a close, the House of Representatives passed an extension of the expiring tax provisions, including the BOMA-supported leasehold depreciation provision; however, the bill also included, as its revenue offset, a provision changing the taxation of the carried interest in commercial real estate partnerships. BOMA was forced to oppose the bill, as it pits a one-year tax extension that we support against a permanent tax increase, which we oppose. On March 10, the Senate voted 62-36 to pass $31 billion in expired tax provisions, including the one-year extension of the 15-year cost recovery for leasehold improvements. The Senate bill does not include the carried interest language, and now the House and Senate will have to reconcile the differences between the two bills. The Senate continues to oppose raising the tax on carried interest, but some sort of agreement on the revenue offset must be made if the bill is to ultimately be enacted into law. Complicating the issue is that the healthcare bill, signed into law in March, already included much of the politically viable revenue offsets. At press time, we hoped to see some movement on this legislation when Congress returns to D.C. following its spring district work period in mid-April.

Bill Would Accelerate Depreciation for Commercial Buildings and Improvements Legislation that would help create an economic incentive for construction of commercial real estate properties, as well as renovations to existing properties, was introduced by Rep. Todd Tiahrt (R-Kan.) late in the first half of the 111th Congress. The bill, H.R. 4012, would provide an accelerated depreciation period for new property, shortening it from 30 years to five years—as long as the new commercial property is placed in service between Jan. 1, 2010, and Dec. 31, 2011. It would also allow leasehold property improvements made during this time period to be eligible for a 10-year accelerated recovery period. BOMA International supports this legislation and is actively working with Rep. Tiahrt and other members of Congress to discuss other ideas to move real estate forward as the economy begins to improve. Unfortunately, this bill looks unlikely to advance.

Building Star Legislation Introduced On March 4, Sen. Merkley (D-Ore.) introduced S. 3079—also known as “Building Star”—to assist in the creation of new jobs by providing financial incentives for owners of commercial buildings and multi-family residential buildings to retrofit their buildings with energy-efficient building equipment and materials. Merkley was joined by Sens. Mark Pryor (D-Ark.), Debbie Stabenow (D-Mich.), Sherrod Brown (D-Ohio), Bernie Sanders (I-Vt.) and Ben Cardin (D-Md.) as original co-sponsors of the Building Star legislation. The Building Star program is intended

to supplement existing rebate programs and target technologies and actions that can create jobs in 2010. It is estimated that the $6 billion program would create at least 150,000 jobs. BOMA International supports this legislation, and we were actively working to promote its inclusion in a future jobs bill. It’s a bit of an uphill challenge, however. Despite being widely supported in concept by members of both parties, the big price tag, with no revenue raising offset, is proving to be a formidable impediment.

Climate Change Still Possible in 111th Session Though the issue of climate change— and a cap-and-trade program to curtail greenhouse gas emissions—has been declared dead several times already during the 111th Congress, it still has one more chance of life. Sens. John Kerry (D-Mass.), Lindsey Graham (R-S.C.) and Joseph Lieberman (I-Conn.) are working together to find areas all parties can agree to in an effort to resurrect hopes of moving a bipartisan bill. So far, the three unveiled part of an outline to a small group of Senate colleagues in late March, but, at press time, nothing in writing was expected to surface until mid-April. The proposal will likely include a scaled-back cap-and-trade approach for greenhouse gas emissions that initially would cover only the power sector and later would expand to cover manufacturing sites. But the clock is ticking, and with elections just around the corner, it is looking unlikely that they will have any more success than their predecessors on this issue. Having said that, though, the expectations have been building for this bill, and the Democrats’ success in passing healthcare reform is certainly bolstering the momentum. Continued on page 12

BOMA May/June 2010

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legislative UPDATE

The Economy, Talent Retention Top Concerns for National Advisory Council BOMA International’s National Advisory Council (NAC) convened in Washington, D.C. April 8-9 to delve into marketplace issues and to catch up with colleagues in the industry. The National Advisory Council is made up of senior executives from the nation’s largest companies that own and manage commercial real estate and is chaired by John Oliver, managing director, Wells Real Estate Funds. Though the list of “what keeps us up at night” remains lengthy, optimism is starting to make a comeback. While doing more with less and waiting for the capital to come off the sidelines, NAC member companies are also getting ready for the better days—pondering the lack of qualified engineers in the

industry and how to keep up employee morale for yet another year. At the NAC Spring Conference, members had the opportunity to hear from industry experts, BOMA International staff and each other.

Job Creation is Key When will job creation begin, and how long will it take before we see real and prolonged growth? According to Peter Linneman, Ph.D., chief economist for NAI Global, the United States will start adding three million to 3.5 million jobs a year for the next three years (20102012), but even that will only get us back to where we were five years ago. Once jobs start returning at higher numbers, we will see huge absorption in housing and rental housing as adult children living with parents will begin forming their own households. During that same time period, Linneman also predicted we will see three percent real GDP growth, though we will continue to struggle with the budget deficit.

backlog of issues it would like to address before the end of the session. But time is running out and energy, transportation, immigration and tax issues are all lining up, in addition to the normal appropriations process to keep the government running. Josten also predicted that the unions will pressure the Senate to vote on card check legislation to see “who’s with them” in light of all the money that they contributed to candidates two years ago. He believes the Obama Administration’s agenda is expansive and expensive—”too much, too fast, too costly”— and business has some big fights in front of it.

The Greening of the Government With the billions in stimulus money that was allotted to retrofit federal buildings, Kevin Kampschroer, director of the Office of Federal High-Performance Green Buildings for GSA’s Public Buildings Service, and his GSA colleagues GSA’s Kevin Kampschroer discussed plans to use stimulus funds to retrofit federal buildings.

Partisanship Continues to Dominate

Economist Peter Linneman on job creation and GDP growth.

R. Bruce Josten, executive vice president for government affairs at the U.S. Chamber of Commerce, confirmed what we already knew: Registered voters of both political parties are pretty fed up, leading to an increase in registered independents and declining numbers of red and blue voters. Josten observed that, due to the partisan bickering and large number of time-consuming issues on the congressional agenda (such as healthcare reform), Congress has a Continued on page 14

BOMA May/June 2010

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legislative UPDATE have had their hands full evaluating the “shovel-ready projects” and prioritizing retrofit projects. Under the American Recovery and Reinvestment Act, 250 projects worth $4 billion are in the pipeline to create high-performance green buildings. BOMA hopes to continue to work with GSA to ensure that BOMA members can take advantage of GSA’s knowledge as it explores new technology applications and implements some cutting-edge projects. Kampschroer predicted that, in the near future, emissions measurement will replace BTU/square foot as a leading measure in commercial buildings.

Unbelievable Turnaround “It’s been a pretty unbelievable turnaround in 12 months. One year and one month ago, we felt the world was coming to an end,” remarked Jonathan Pollack, managing director of global commercial real estate at Deutsche Bank. Pollack was joined on a panel to discuss lending and transaction activity by Stacey Berger, executive vice president, Midland Loan Services, Inc., PNC Real Estate; and Martin Kamm, managing director of Real Estate Investment Banking, Jones Lang LaSalle. Berger agreed that they are seeing some unique opportunities to lend. The panelists’ optimism was a bit tempered by continued worry over interest rates, uncertainty about who will buy treasuries and when the CMBS market will return. Kamm noted that, with few transactions taking place and providing very little deal data, the marketplace is opaque and it will take some time for confidence to return along with deal volume.

The leasing panel discussed the landlord and tenant perspectives on one of D.C.’s largest lease transactions.

Let’s Make a Deal The final panel of the day included both the landlord and tenant representatives to the largest lease transaction in Washington, D.C. to-date for 2010: a 335,240-square-foot lease renewal in two adjacent buildings for the law firm of Wiley Rein LLP. Moderated by Patrick Tyrrell, COO of Vornado/Charles E. Smith, panelists Brendan Owen, chief leasing officer for Vornado/Charles E. Smith, and Laurie McMahon, managing director and principal of Cassidy Turley, discussed the art of making a deal involving two buildings with two different owners—both of which needed major renovations to meet the law firm’s needs. Among the marketplace sea changes are requests for letter of credit and lease language specifying property management performance.

In the Hot Seat, Networking and More In addition to the full line-up of presenters, NAC members also enjoyed ample discussion and networking time. In a new NAC segment, NAC members volunteered to go into the “Hot Seat”—modeled after ESPN’s “Hot Seat,” where Chair John Oliver and industry colleagues fired questions at them on an issue of their choosing. LBA Realty’s Perry Schonfeld and Jones Lang LaSalle’s Tina Haubert were great sports for participating in this new segment! The NAC Fall Conference is being planned for Sept. 30-Oct. 1, 2010. For more information about membership in NAC, contact Karen Penafiel at (202) 326-6323 or kpenafiel@boma.org. To see meeting presentations and materials, go to www.boma. org/membership/nac.

BOMA May/June 2010

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state & local update

BOMA Economic Impact Study Highlights Benefits of CRE IN APRIL, BOMA INTERNATIONAL released an independent study to analyze the private office sector’s economic impact in the 92 markets where BOMA local associations are located. Funded through BOMA International’s Industry Defense Fund, this report provides an excellent tool for BOMA local associations to use in their advocacy and media outreach. While this study focused on commercial office buildings over 10,000 square feet and excluded owner-occupied and government buildings, the findings clearly show the important role the commercial real estate industry plays in our nation’s economy. In 2009, the five billion square feet quantified in the study generated $40 billion in annual expenditures. This spending supports local employment and business activities Trane June07_BOMA_7x4.875 Ad:Layout 1 6/8/07 12:02 PM Page 1

directly associated with these buildings in four broad categories: management, repairs and maintenance, building services and utilities. Additionally, payroll and non-payroll spending within these local and state economies are re-spent for consumer goods and services, and non-payroll expenditures ultimately supported additional payroll and business spending. The $40 billion in direct office building operating expenditures contributed a total of $118.4 billion to the U.S. economy in 2009. Simply put, for each dollar of office building spending, on average, a total of $2.90 was put back into the U.S. economy. As these direct office building operating expenditures are funneled down into the economy, they generate new personal earnings for workers whose cities or towns then benefit from the increased business and consumer sales. Last year, our industry generated $37.6 billion in new personal earnings as a result of the jobs supported directly by its spending and those jobs supported by the re-spending of these dollars for consumer goods and services throughout

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the country. These new personal earnings directly expand the tax bases in the local and state jurisdictions served by the 92 BOMA local associations. At the national level, for each dollar in direct spending, 92 cents of new personal earnings were generated. Annual office building spending also supports a workforce that exceeds one million workers. These are estimated to range around 20 to 25 full-time equivalent jobs per 100,000 gross square feet of office space. The direct and indirect spending associated with commercial real estate supports an additional 995,000 jobs ranging across the local and state economies. These jobs are concentrated in consumer goods and services, health and education and housing. Our industry also provides work space for an estimated 21 million office jobs. The productivity of these jobs is enhanced by the building and management services provided. Expenditures for such things as building management, maintenance and repair, building services and utilities recur annually for each building in the

The $40 billion in direct office building operating expenditures contributed a total of $118.4 billion to the U.S. economy in 2009. inventory and increase as that inventory grows. These expenditures then support local businesses that provide contract building services and then generate jobs for a wide range of services. The workers housed in an office building also have an impact on the local economy. These workers support industries, such as public transportation and restaurants, which then has a ripple effect, creating even more jobs. Office-sector jobs hold a strong market share of the overall job pool, which only adds to the impact of buildings. According to the report, annual spending is a function of the inventory of office space that continues to grow in dynamic markets in response to the economy’s

continuing shift away from goodsproducing jobs to services-producing jobs and also grows with the economy’s general expansion. Therefore, even in a slowing economy or during recessions, the expenditures associated with office building operations are not as cyclically sensitive as other segments of the economy, such as manufacturing, construction and retail trade. As these expenditures are cycled through the local, state and national economies, they generate additional economic activity, support significant direct and indirect job growth and generate new personal earnings that provide further stimulus to the economy. These direct and indirect economic impacts are important because of their magnitude, dependability and long-term growth pattern. As this study shows, commercial real estate is a significant contributor to local, state and national economies. For a copy of the report or for your local association’s market statistics state by state, visit www.boma.org or contact James Cox, director of state and local affairs, at jcox@boma.org.

May/June 2010 BOMA 17

Codes & standards update

Green Building Code Agreement IN A MOVE DESIGNED TO SHORT-CIRCUIT potential conflicts in the adoption and implementation of new national model green building codes, the International Code Council and the American Society of Heating, Refrigerating and Air-Conditioning Engineers—along with cooperating sponsors the U. S. Green Building Council (USGBC), Illuminating Engineering Society (IES), American Institute of Architects (AIA) and ASTM International—recently announced an agreement to merge two national efforts to develop adoptable and enforceable green building codes. The announcement coincided with

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BOMA May/June 2010

the launch of the International Green Construction Code (IGCC) with the release of Version 1.0. Importantly, the IGCC will include ASHRAE Standard 189.1, Standard for the Design of High Performance Green Buildings, Except Low-Rise Residential Buildings (co-sponsored by USGBC and IES) as one compliance path adopting jurisdictions may choose to follow. Standard 189.1 will also be included in its entirety in the distribution of the IGCC. As previously reported in this space, BOMA was actively involved in the development of Standard 189.1 and expects to continue to serve on the

permanent Standing Standards Project Committee when it is empanelled this summer. The announcement of this landmark agreement is consistent with solutions suggested to the ICC Board of Directors by BOMA Chair Jim Peck during the 2009 ICC Conference in Baltimore last October. BOMA has expressed its support for this agreement and congratulates ICC, ASHRAE and their cooperating sponsors. The IGCC Version 1.0 will now be subject to a comment period scheduled to end through May 14, with a public hearing planned to reconcile comments in August. A revised version of the IGCC will be released following the August hearing and will then be subject to a full code development cycle in 2011, including public and final action hearings, resulting in the publication of the 2012 edition of the code. Information on this agreement and the release of IGCC Version 1.0 is available at www.iccsafe.org and www. ashrae.org.

4/12/10 3:31 PM

Healthcare Reform Law Includes Mandated Access to Medical Equipment

BOMA Participates in ASHRAE Effort to Establish EnergyEfficiency Targets

The recently enacted Patient Protection and Affordable Care Act and package of reconciliation amendments contain provisions to address access to medical diagnostic equipment for people with disabilities not previously addressed by the American with Disabilities Act. The legislation authorizes the U.S. Access Board to issue within two years accessibility standards for equipment, such as examination tables and chairs (including those used for dental or eye care), weight scales, x-ray machines and other radiological and mammography equipment. In specifying issuance of standards instead of guidelines, no further action by other agencies (such as the Department of Justice) would be required for the requirements to take effect. BOMA continues its long-standing program to monitor the activities of the Access Board and will provide regular updates.

ASHRAE President Gordon Holness has empanelled an ad hoc committee to assist ASHRAE in setting the next energyefficiency targets for its energy and green building standards. BOMA was invited to participate on this committee to ensure the views of the commercial real estate industry were represented. The group is charged with reviewing the previous establishment of arbitrary 30-percent and 50-percent efficiency gain targets and the impacts this has had on the development of ASHRAE standards, such as those for commercial building energy design (Standard 90.1) and for green building design (Standard 189.1). Because of the influence ASHRAE standards have on the development of national model energy and green building code regulations, setting reasonable and achievable future efficiency targets is critical to state and local code jurisdictions, code officials, design professionals

and, of course, the real estate and construction industries. The critical need to identify new targets was recently highlighted by the latest efforts of the project committee developing the forthcoming 2010 edition of ASHRAE Standard 90.1. This committee is laboring to achieve a 30-percent reduction in energy use when compared to the requirements of 90.1-2004, but that goal is proving very difficult to attain without abandoning the cost-effective metrics that have traditionally governed the development of ASHRAE standards. BOMA holds an organizational voting membership on the 90.1 committee and has raised significant concerns about the negative impact of arbitrary targets on the standards development process. The ad hoc group will present its report prior to the ASHRAE Annual Conference in Albuquerque, N.M., this June, where new targets are expected to be announced. For more information on any of these topics, contact Ron Burton (rburton@ boma.org).

May/June 2010â&#x20AC;&#x192; BOMAâ&#x20AC;&#x192;

leading the way

Donna Dalton West Coast Real Estate Pro, East Coast Snow Enthusiast

DONNA DALTON IS EXECUTIVE VICE PRESIDENT with Total Companies in Los Angeles, where she began her career with the company in 1989 as a senior property manager. Her managed portfolio has grown to exceed 5.5 million square feet and more than 85 properties, ranging from the 391,000-squarefoot Metroplex Wilshire high-rise to the Walt Disney Company’s vast business campus. Dalton has worked in commercial real estate for nearly 40 years and has been active with BOMA/Greater Los Angeles (GLA) as a member of the Executive Board, Board of Directors and several committees. She was recently elected 2010 chairman for BOMA/GLA.

You began your career in commercial real estate nearly 40 years ago. What has been the most significant thing to happen to the industry in that time? There have been so many changes over the past 40 years, but if I have to settle on one, it would be advancement in technology. When I started, we used typewriters and carbon paper. I was thrilled when Selectric typewriters were introduced (laughs). But, more importantly, is the impact technology has had on the way we communicate with each other, market properties and gather and disseminate information; the electronic tenant handbook is just one example. Applications available today to monitor and control complex building systems enable property managers to operate in a more cost-effective and efficient way. In the ’70s, large building systems might have been run by computers, but they were complex and very expensive. Advances in technology also impact our ability to conduct business throughout

BOMA May/June 2010

the country and the world without leaving our offices.

How has the role of women evolved? When I started in the industry, most women were starting out in residential sales positions or office support roles. I started as a real estate secretary for a commercial building. It was during this time that I developed a passion for real estate and realized what an incredible opportunity I had before me. How women evolved in the industry tells the story. We initially gained our knowledge and built our skills through hands-on experience. As the industry grew, we began to pursue education, peer support, networking opportunities and certifications to advance our careers. Today, there are more women in leadership roles; we now have a seat at the leadership table where we contribute our perspective, experience and knowledge to help strengthen our organizations and the real estate industry.

You were recently elected the 2010 chairman for BOMA/ Greater Los Angeles. What are some of your priorities for your term? I think succession planning is imperative, not just for BOMA/GLA, but also for all locals. Because we are a volunteer-led association, it’s important that we seek out and develop talent and look to the future; we can’t just think about today. Strategic planning is another priority, which we update annually. Our association goals for advocacy, education and sound financial operation are critical, and I work closely with our president and Board of Directors to ensure that

we are staying on course and meeting those objectives. My passion, though, is leadership development. It’s important to begin at the very early stages of a young professional’s career, when they are making decisions on the industry they choose to enter. We’re currently working on a program to access students at various state colleges and through transfer programs at local community colleges. We will not only focus on students in real estate programs, but will also target students in majors, such as business or marketing. Through our previous program with USC we found that, once a student decides they want a career in CRE, their focus was more often geared toward investment and development. I’m hopeful through our program, which will include internships and scholarships, young individuals will discover property management is a diverse and rewarding career opportunity.

The BOMA International Conference is coming to Greater Los Angeles this June. Why is this a must-attend, cannotmiss event? During difficult times, we are all working lean and mean. We have a tendency to become entrenched with getting the job done and lose sight of the fact that, to do the job well, it’s important to understand what’s going on outside, as well as inside, our organizations. The conference provides attendees with an opportunity to do just that, and to network with peers, industry leaders and specialists from around the country. They have an opportunity to grow their skills through targeted educational programs. And The Every Building Show® is really

One World Trade Center, site of the BOMA/Greater Los Angeles Welcome Party at the 2010 BOMA International Conference and The Every Building Show®.

the perfect environment to identify new technologies, products and services, and to get a glimpse of what’s on the horizon. I think the key element here is that all of this—networking, education, The Every Building Show—is under one roof. It’s very opportunistic.

What will conference attendees take away from what’s happening in the Golden State? California is considered a bellwether state for real estate, especially with regard to sustainable and regulatory issues. I think the important take-aways will be the leadership lessons about how we’re dealing with issues that impact California and other markets. BOMA International has developed a great program, and we really hope attendees will take advantage of the “Going for Gold: Leadership and Lessons from California” education track. We hope attendees will learn from both California’s successes and failures, and that they receive timely information they can take back and implement in their own organizations.

What do you get most out of your BOMA membership? I have access to information through BOMA that helps me keep abreast of all the issues that impact the health and well-being of my organization and our clients, and having that information available is paramount. I am also able to support my organization through the education I receive and the connections I have made with other real estate professionals. As a representative of a midsize property management firm, BOMA membership gives my company a voice in a myriad of local and state advocacy issues that we would not otherwise be afforded, and that is critical to us. Another important aspect is having access to the highest level of service providers and other industry-related professionals. I can access my BOMA Directory and find a provider that can service the needs of my organization and the needs of our clients, whether it’s a maintenance company or a transactional attorney. BOMA offers me access and one-stop shopping.

“My passion … is leadership development. It’s important to begin at the very early stages of a young professional’s career, when they are making decisions on the industry they choose to enter.” —Donna Dalton

We understand you were snowed in after the Winter Business Meeting in Washington, D.C. As a California girl, what did you make of D.C.’s monster blizzard?

I enjoyed every minute of my visit to D.C., including the glorious snow. I was staying at the Hyatt on Capitol Hill, and I cannot describe the incredible feeling I had when I stood in the snow-covered street and looked at the Capitol building. It was magnificent. It was the most glorious Winter Wonderland I have ever seen. I did write a message in the snow though—”I ♥ California.”

May/June 2010 BOMA

AROUND THE INDUSTRY

Office Recovery May Not Happen Until 2013 ACCORDING TO A REAL ESTATE OUTLOOK put out by CEL & Associates, Inc., in February, the office sector is in for a “very challenging leasing and de-valuation period over the next 24 months.” The gloomy forecast says the combination of less hiring and more worker overtime and productivity means less space is needed. The nearly 3.5 million white-collar workers who have lost their jobs equates to more than 612 million square feet of unoccupied office space. One positive note was that lending activity has increased somewhat since late October, but a recovery for the office sector is not expected until 2013 at the earliest, with the exception being space occupied by government and companies serving the government. By the numbers, the Outlook forecasts office rents to decline 1.8 percent to 2.4 percent in 2010, with national vacancies rising to 17.9 to 18.9 percent. Sales

Sales (in billions)

250

200 Sub

150

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100 50 0

2001 2002 2003 2004 2005 2006 2007 2008 2009

volume will continue at low levels, with cap rates hovering around 8.8 percent to 9.1 percent. The lack of new supply

in the pipeline will not have much of an impact, since demand remains low and financing is still challenging.

BOMA Mourns the Passing of Outstanding Leaders ROBERT PRESCOTT PACE Bob was always young at heart, with a wonderfully positive attitude and a zest for life. Born and raised in Norfolk, Va., he was a veteran of World War II, serving in the Air Force in the Pacific. He spent his career in both marketing and real estate in North Carolina and Virginia, with an emphasis on real estate development. Over his BOMA career, Bob held numerous top leadership positions doing just about everything. He was president of BOMA Carolinas-Virginias, president of BOMA’s Southern Region and secretary/treasurer of BOMA International (1987-1989). He never lost his interest in finding out what was going on in the industry, serving on countless committees, attending industry meetings throughout his life and connecting with his BOMA colleagues whenever he could. Bob encouraged, supported and inspired many careers over the years. Bob was also active with many community groups, including the Wake County Economic Development Commission; founding president of Wake Forest Business and Industry Partnership; and former director of the Chambers of Commerce in Raleigh, Cary and Wake Forest. He served as president of both North Raleigh Rotary Club and Cystic Fibrosis Foundation of N.C. and S.C. He was a dedicated charter member of Wake Forest Presbyterian Church, where he served as a Founding Elder. Bob is survived by his wife, Donna Rollins Pace, and his daughter, Patricia Pace Doyle.

By Henry Chamberlain

RUTLEDGE MAYO BEACHAM Rutledge was an Atlanta native, a Carter guy and a big part of BOMA across the United States, Canada and abroad. He had a wonderful way of connecting with people and motivating them to accomplish tasks. His smile was contagious, as was his curiosity that inspired travel around the world. Rutledge’s BOMA career was storied, including president of BOMA/Atlanta (1998), president of BOMA’s Southern Region (2005-2006) and a key player in countless BOMA International committees, including Nominating, Finance, Corporate Facilities, Transportation and more. Through all of that activity, he befriended and mentored a legion of people who got more involved, became more successful and elevated the profession. At Carter, Rutledge was vice president of the property and facility management group. Carter Executive Vice President Holly Hughes summed him up this way: “Rutledge was a man of his word. He would always do the right thing, even if it was the harder thing to do, and even if it did not help him as much as the alternative would. He related to people at all levels, and interacted with, encouraged and motivated each to be the best.” Rutledge was in Washington this past February, taking this industry’s issues to Capitol Hill to influence tax, energy and other legislation. He was a fixture at all of BOMA’s major meetings, and his passing leaves a big void for many members and staff. Rutledge is survived by his wife of 36 years, Eda, and their two sons, Jeff and Todd.

Continued on page 24

BOMA

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735 North Water: Best Practices 100 Years in the Making

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735 North Water, a 16-story, 300,000-square foot multi-tenant office building in the heart of Milwaukee’s central business district, is approaching its 100th birthday. While it may pre-date the slick, glass towers of recent decades, it’s not short on best practices. In fact, it recently became the first BOMA 360 Performance Building in Wisconsin, with the tenant satisfaction ratings and operational excellence to back it up. Sheldon Oppermann, vice president, Compass Properties, LLC, applied for the BOMA 360 designation as a way to differentiate the property, which he believes is critically important in a distressed market. “In today’s market—and in any market, for that matter—buildings need a way to brag about themselves,” Oppermann says. “The BOMA 360 designation speaks volumes about what’s important to the owner and management company. It’s a ground-up approach to recognizing excellence that articulates the value we provide.” While 735 North Water is ENERGY STAR® rated and is currently preparing to get LEED EB certification, both significant achievements, Oppermann believes the BOMA 360 Performance Program offers something new. “Some buildings differentiate themselves with ENERGY STAR or LEED, which largely measure energy-efficiency and environmental impact. But whether or not tenants are satisfied, whether or not building owners are happy—it all comes down to the building’s management. The only group that deals with best practices in building management is BOMA.” 735 North Water’s Property Manager Gabriel Fernandez agrees that the program’s strength lies in its ability to recognize holistic performance. “Being a best-in-class building is not just about the appearance of a building or amenities that it has. Of course, those aspects play a factor in the equation, but a lot of it has to do with the management style and the type of environment we’re creating for our tenants. This designation recognizes that.” Put simply, the program is not about age or appearance, but about operational excellence. “The program allows us to emphasize all the accomplishments that we’ve made. And it’s not just coming from us, it’s third-party recognition,” adds Oppermann. “We want to be able to share with our community and the rest of the country what we do here. We’re 100 years old! If we can manage to do this with a 100-year old building, so can others.”

Signs of Growth While many analysts predict a recovery for commercial real estate is still a year or two away at best, some real estate services firms have seen an uptick despite the downturn. In March, Transwestern announced that, throughout 2009 and despite the challenging economy, the firm increased its assets under management by more than 100 properties, leading to a nearly 35-percent growth. The firm finished the year at more than 233 million square feet of projects under lease and management. One notable addition near year-end was the awarding by RREEF of the property management assignment for a 47 million-squarefoot portfolio of U.S. commercial properties, which RREEF owns on behalf of its institutional clients. Continued on page 26

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AROUND THE INDUSTRY ®

Jones Lang LaSalle Wins Sustainability Award Jones Lang LaSalle was recently awarded the Sustainability Showcase Award for “Commercial Buildings” from the California Sustainability Alliance, a market transformation program designed to help meet the state of California’s energy, climate, resource and environmental goals. Jones Lang LaSalle was selected for its successful development and implementation of best practices in water, waste, energy and overall sustainability, as well as its practices and programs that demonstrate outstanding leadership and innovation. Now in its second year, the award recognizes the successful sustainability policies, programs, practices and technologies implemented by leading organizations.

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Kimberly-Clark Professional* recently announced the winners of the Clean Hands Campaign and Flu Fighters Contest. The campaign asked property professionals to help spread the word to staff and tenants about what they can do to create a healthy environment in the workplace, especially during flu season. Flu Fighter contestants sent in information about the procedures and products put in place in their workplace to help stop the spread of the flu. Flu Fighter winners follow.

Facility Manager category (winner of $25K in touchless dispensers and products):

Myrna, facility manager with Praxair, Inc. Flu Fighter Strategy: Communicated via e-mail, posters and meetings about the annual flu and H1N1 virus. Free flu shots and personal hand sanitizers were made available. KLEENEX® tissue, disinfecting wipes and LYSOL spray were also provided.

Office Workers category (winner of a year´s supply of KLEENEX® tissue and KIMCARE* hand sanitizer):

Patrick, chief engineer with Parmenter Realty Flu Fighter Strategy: Hand sanitizer dispensers were added to elevator lobbies, and auto tissue dispensers were added inside bathrooms. To view the full list of Flu Fighter winners, visit www.boma.org/Resources/ articlesandtools Continued on page 28

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AROUND THE INDUSTRY

Green Building Consortium Adds New Resources The Green Building Finance Consortium recently updated its Web site to include a host of complementary resources related to improved sustainable property valuation and underwriting, including the Consortiumâ&#x20AC;&#x2122;s new book: Value Beyond Cost Savings: How to Underwrite Sustainable Properties. In addition to the book, the Consortium site offers expanded book chapters, reports and articles on key sustainable investment topics, presentations, access to a searchable research library and industry links. The book and complementary resources are available on the Web site as a free public service of the Consortium, www.greenbuildingfc.com.

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BOMA May/June 2010

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Six Ideas That Will Change Your Building’s Energy Profile A brief from NECA’s Electrical Design Library Issue 2, 2010

t may be hard to see anything positive in the current economic environment, but a slower economy can provide the luxury of time. Savvy building owners and developers can invest some of that resource into learning about a new generation of promising building technologies now hitting the market. Energy—saving it and producing it—is the common denominator tying these useful ideas together. Since energy also promises to be one of the critical issues owners will have to face when building picks up again, learning about these new technologies now could give you a boost in the near future. Working with an experienced electrical contractor to determine the right bright ideas for your next project could help ensure that new facility costs less to operate and contributes less to global greenhouse gas concerns.

Six “bright ideas” for your building ■ Integrating solar into your structure

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■ Directing Change for Data Centers

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The Energy-Efficient

Icon Lessons from the Empire State Building Retrofit ]} By Lindsay Tiffany

Benchmarking energy usage, calibrating thermostats and air handlers, encouraging tenants to power down after hours: By now, many existing buildings have taken hold of the “low-hanging fruit” when it comes to increasing energy efficiency. But is it enough? The U.S. Environmental Protection Agency (EPA) estimates that commercial and industrial buildings in the United States contribute 45 percent of national greenhouse gas emissions. The EPA also predicts that, over the next 25 years, greenhouse gas emissions from buildings are projected to grow faster than any other sector, with emissions from commercial buildings leading the way—a projected 1.8 percent per year through 2030—making commercial buildings a prime target for policymakers looking to slash America’s carbon footprint.

The good news is that implementing large-scale energy-efficiency retrofits in private-sector buildings can make sound financial sense, as the retrofit at the Empire State Building recently proved. PLAN OF ACTION

The project began in 2007 when the Clinton Climate Initiative (CCI) encouraged Empire State Building owner Tony Malkin to perform a largescale energy-efficiency retrofit in the iconic building, which was already undergoing a $550 million refurbishment and repositioning program. To develop an action plan for the retrofit, CCI and Malkin’s Empire State Building Company LLC partnered with Johnson Controls, Inc., an energy services company; Jones Lang LaSalle, which served as the program manager; and the Rocky Mountain Institute, an energy-efficiency consulting organization. Paul Rode, project executive of solutions at Johnson Controls, Inc., explains the process: “The first thing we did was audit the building. That was followed by a review of capital projects that were planned for the building as part of the larger refurbishment. We then constructed a building simulation model and, as a team, performed what is called a ‘theoretical minimum exercise’ to identify as many measures as possible that could happen in the building to bring it to its lowest possible energy usage. From that point forward, economics and other variables pushed up the bar and eliminated measures. At the end of that exercise, we had 61 measures. We then went through a very simple series of costbenefit analysis and bundling exercises to get those 61 down to the eight measures that were implemented.” CCI’s Energy Efficient Building Retrofit Program Director Arah Schuur notes: “It was an

iterative process that started with ‘blue sky’ thinking: What is possible in this building? Johnson Controls and the Rocky Mountain Institute and the team put together different combinations of energy conservation measures into packages and looked at them from a technical perspective, an energy-reduction/ greenhouse gas-reduction perspective and a financial perspective. In going through that process, they created a cost-benefit curve, and Malkin zeroed in on the optimal point where financial performance met environmental benefit. That is the point where the project proceeded from.”

IMPLEMENTATION The group settled on eight measures that would be implemented in the building, including: retrofitting more than 6,500 windows; installing more than 6,500 insulated reflective barriers behind the building’s radiators; reducing lighting and plug loads in tenant spaces; retrofitting the chiller plant; replacing constant volume air handling units with variable volume units; converting to demand control ventilation; and upgrading the building control systems. The team also developed a revolutionary tenant energy management program. “The tenant energy management program is Web based and will allow tenants to access continuous energy consumption data while providing them with real-time recommendations to control their energy use, as well as relevant benchmarking information,” says Jones Lang LaSalle’s Northeast Market Leader for Sustainability Services Dana

}@ The initial $20 million project will reduce energy consumption in the Empire State Building by up to 38 percent and energy costs by $4.4 million annually. It will also reduce carbon dioxide emissions by 105,000 metric tons over the next 15 years.

During the retrofit, the team took care to maintain the art-deco features of the building during project implementation.

Continued on page 32

May/June 2010 BOMA 31

1] 12,000 linear feet of cast glass, light fixture lenses were recreated to line the Empire State Building lobby and side corridors.

Robbins Schneider, LEED AP. “For example, if your electrical load is peaking unexpectedly, it will tell you that your usage is high compared to industry standards for your space usage type and provide appropriate recommendations to address excessive energy use. Or, if you have high electrical use after-hours, it will provide a notice to check that your occupancy sensors are operating properly or that plug loads at the desk are powered down.” The energy savings generated by five of the eight measures that were implemented in the building were guaranteed by Johnson Controls though an energy performance contract. The team used a variation of the BOMA Energy Performance Contract (BEPC) model that BOMA developed with CCI and other groups. “The original BEPC model doesn’t restrict how owners develop projects. The Empire State Building team defined a groundbreaking project development process that was both comprehensive and replicable. Once the Empire State Building went through this iterative development process, they then used the BEPC template as the starting point for a specific contract for this project,” notes Schuur. “BEPC was always meant to be a starting point, an evolutionary model. The Empire State Building is one great example of how those tools have been applied.” BOMA and CCI are currently working on a second version of the model that incorporates some of the lessons learned from several real-world implementations.

Good Business

All told, the initial $20 million project will reduce energy consumption in the Empire State Building by up to 38 percent and energy costs by $4.4 million annually. It will also reduce carbon dioxide emissions by 105,000 metric tons over the next 15 years. The project included an incremental cost of $13.2 million beyond the costs for required infrastructure upgrades as part of the original refurbishment, with a payback based on an incremental cost of 3.1 years. The team concurred that the most important take-away from this project is the fact that, when done properly, large-scale energyefficiency retrofits make good business sense. Explains Schuur: “One barrier we faced when talking to many building owners was uncertainty and skepticism that energy-efficiency projects make financial sense. Tony Malkin

32 BOMA May/June 2010

Workers restored the Empire State Building’s lobby walls with carefully selected international marbles. is now convinced—not only with his own building, but in general—that these kinds of projects are good business decisions. The No. 1 lesson learned from the Empire State Building is that these kinds of projects have compelling returns and financial benefits, as well as tremendous positive environmental impact—and that they can be done again and again on buildings all around the country.” Rode sees this type of project ideal for buildings that are unstable or already have a refurbishment planned. “This type of program is perfect for buildings that are being purchased and looking to be repositioned in the marketplace, or buildings that are underperforming from a cost-occupancy standpoint,” he says. The group also agreed how important the iterative process and tools were to the project’s success. “What we did to this building is not as important as how we went about figuring it out,” observes Rode. “The use of building modeling, the use of performance contracting as a tool for implementation, the process is what other buildings should look at.” A holistic, big-picture approach to developing the scope of work was also a critical element of success. “I think when many building owners address energy efficiency, they think about individual systems or technologies. This project shows that, if you step back to address the potential in a building from a holistic, whole-building point of view, you will come out with a project that makes a lot more sense and has deeper impact, both financially and environmentally,” says Schuur.

Rode gives an example of the theory in practice: “Originally the building’s corridors— representing 25 to 30 percent of the building space—were not air conditioned. Going forward, the ownership wanted the entire building air conditioned, basically requiring a lot more cooling capacity. By evaluating the project holistically, we gained capacity through a load reduction by implementing other measures and the chiller did not have to be replaced. That was a great example of the synergy that was uncovered by looking at all the building components at one time.” While much of the project development process for the Empire State Building retrofit was groundbreaking, the entire team worked hard to ensure that their process was replicable by other existing buildings looking to reap similar financial and environmental savings. Says Schuur, “One of the characteristics of building retrofit projects is that, to some extent, every building is going to be different based on size, age, location and other factors, so every project has to go through this project development process on its own. The great contribution of the Empire State Building project is that the rigorous and iterative process can be replicated in other buildings. You start by considering all of the possibilities and you emerge with the best package of interventions for the building, both in terms of energy efficiency and financial results.” “I think the biggest challenge we have now is to amplify and disseminate the message of the business case for taking this approach and how to do it properly,” comments Schneider. “We also need to affect financing and policy around the country and globally to make it easier for people to emulate what we have done. Our biggest challenge now is to encourage replication of this model.” For more information on the Empire State Building retrofit, visit www.esbsustainability. com.

}@ “BEPC was always meant to be a starting point, an evolutionary model. The Empire State Building is one great example of how those tools have been applied.” —Arah Schuur, Energy Efficient Building Retrofit Program Director, Clinton Climate Initiative

Don’t miss “Retrofitting the Empire State Building: Lessons Learned for Multi-Tenant Commercial Buildings” panel discussion at the 2010 BOMA International Conference on Monday, June 28, at 2:45pm, featuring Dana Robbins Schneider, Paul Rode and Tony Malkin.

1 May/June 2010 BOMA 33

for all seven goals of the Challenge.) “Suppliers of commercial building products and services play an integral role in optimizing energy efficiency and sustainability in our industry,” notes BOMA International Chair James A. Peck, RPA, FMA, senior director of asset services, CB Richard Ellis. “By signing on to the Challenge, BOMA associate members demonstrate to their customers, peers and the industry at large that they are committed to providing green solutions that benefit the environment and the bottom line.”

Walking the Walk

The Evolution of the 7-Point Challenge Suppliers Endorse Challenge, Bring Innovation and New Technology to Marketplace By Laura Horsley

his July will mark three years since the 7-Point Challenge was introduced to the commercial real estate industry, and, in that time, more than 120 commercial real estate companies and BOMA local associations have endorsed the Challenge, representing more than three billion square feet of office space. Market transformation is happening. As Challenge endorsers work to meet the goals of the program, they are implementing strategies, technologies and tools to enhance energy management and reduce consumption. And, as the 7-Point Challenge has gained recognition across the industry, it has evolved to include government agencies, such as EPA ENERGY STAR®, as well as city and county municipalities. The evolution of the Challenge continues with the recent announcement by BOMA International that BOMA

34 BOMA May/June 2010

associate members—providers of products and services to the commercial real estate industry—are now being called on to institute sustainable practices in their business operations and endorse the 7-Point Challenge. Similar to the goals of the original 7-Point Challenge, BOMA associate members will be asked to decrease energy consumption by 30 percent by 2012 in their corporate facilities. Beyond that, the Challenge asks vendor endorsers to reach milestones specific to their business, including the development and enhancement of costeffective, green product solutions for the BOMA community, actively participating in public-private partnerships to identify voluntary energy-efficiency strategies for existing buildings and working with policymakers to enact incentive programs to aid implementation of green strategies. (See sidebar

IB Roof Systems was among the first BOMA associate members to endorse the 7-Point Challenge. For Shawn Stanley, marketing director with IB Roof Systems, adopting the Challenge fit in with IB Roof Systems’ sustainable initiatives. A company that has been carbon-neutral since 2008, IB Roof Systems follows a corporate pledge to, among other things, continue to be carbon-neutral, continue to network with sustainable partners and continue to produce roof systems that maintain long-term high reflectivity. “When we looked at the 7-Point Challenge, we saw that it was right in line with what we’re already doing,” says Stanley. “As far back as the early ’80s, we were touting reflective roofing as a way to reduce energy costs. Back then, energy costs were so low, people didn’t care.” With the steady increase in energy costs, people now care quite a bit, and energy-efficient and sustainable products are becoming the smart solution to both offset rising costs and improve a company’s carbon footprint. Says Stanley, “Regardless of someone’s incentive to become more energy efficient, whether it be about the bottom line or for environmental reasons, these types of technologies are fantastic. Any time we can reduce our dependence on resources, the better we’re going to be.” Acuity Brands, another early endorser of the 7-Point Challenge, looks inward as much as it looked outward when developing a sustainability

mission. “Taking this challenge helps businesses retain their clients and employees,” explains Cheryl English, vice president of Market & Industry Development with Acuity Brands. “In our operation, employees are critical about the working environment. It becomes a more satisfying place for them to work.” Acuity Brands has established an e-mail forum, called “Green Ideas,” that allows employees to identify where they see environmental waste or suggest opportunities for improvement. Since Acuity Brands began vigorously pursuing energy-efficiency and sustainable initiatives in 2006, it has reduced electricity by 42 percent in its Georgia headquarters building and has achieved 35-percent waste diversion. One of the company plants in Edison, N.J., has a 75-percent waste diversion.

Bringing Solutions to the Marketplace Goal One of the BOMA Associate Member 7-Point Challenge is to continuously develop, enhance and market energy-efficient and cost-effective new product and service offerings to the BOMA community. IB Roof Systems has been developing energy-efficient reflective roofing since the ’70s, and it’s a product that not only reduces the heat load on roofs through reflection, but also has a life expectancy of up to 30 years. “We have always had a very long life-cycle in our products,” says Stanley. “Other roofing materials last 10 to 12 years. We have proof in the real world: Roofs we put on in 1979 are still functioning.” IB Roof Systems’ designs also support solar energy on its roof systems. The once cost-prohibitive technology is becoming more and more affordable. “What makes solar attractive are the state and federal incentives that go along with it, plus prices have come down significantly in the past couple years,” says Stanley. “Today, you can have a payback of two or three years on a solar energy system; before, the payback could have been 20 years.” Tax incentives are often the key to

7-Point Challenge for BOMA Associate Members 1 Continuously develop, enhance and market new product and service offerings to the BOMA community, giving members innovative and cost-effective solutions to deploy in the reduction of energy use in existing buildings.

2 Demonstrate leadership by working towards a goal to decrease energy

consumption by 30 percent, in comparison to an average building, by 2012 and implement sustainable strategies in their corporate facilities.

3 Actively participate in public-private partnerships (such as the DOE’s Energy Alliances) to identify voluntary energy-efficiency strategies with proven results and application to existing buildings.

4 Share research and/or case studies on building operating and man-

agement practices, equipment replacement or building retrofit projects, etc., that achieve the goal of reducing energy consumption and result in a positive ROI.

5 Work with policymakers to enact voluntary, incentive-based

programs to accomplish their goals of implementing green strategies.

6 Work cooperatively within the consensus-model building codes process to develop responsible energy codes and green buildings standards that reduce energy consumption, utilizing cost-effective and proven technologies.

7 Provide opportunities and support for company employees to participate in education sustainable practices.

programs about energy conservation and

“Taking this challenge helps businesses retain their clients and employees. In our operation, employees are critical about the working environment. It becomes a more satisfying place for them to work.” —Cheryl English, Vice President of Market & Industry Development, Acuity Brands Continued on page 36

May/June 2010 BOMA 35

“Regardless of someone’s incentive to become more energy efficient, whether it be about the bottom line or for environmental reasons, these types of technologies are fantastic. Any time we can reduce our dependence on resources, the better we’re going to be.” —Shawn Stanley, Marketing Director, IB Roof Systems

Cities and Counties Embrace 7-Point Challenge Across the country, local governments are tapping into the power of BOMA International’s 7-Point Challenge, the innovative energy reduction plan designed to achieve market transformation in the commercial real estate industry. Through the grassroots outreach of BOMA local associations, five local governments—Albuquerque; Denver; Orlando; Orange County, Fla.; and Phoenix—have embraced the Challenge. To fully maximize the Challenge’s impact at this level, these governments are incorporating its principles into their existing sustainability strategies. In conjunction with the private sector, they are also providing education and training offerings as a way to apply successful energy-saving techniques used by the commercial real estate industry in government buildings. In addition, they are encouraging other cities and counties to sign on. These endorsements confirm local governments’ willingness to work with the commercial real estate industry to position their cities for long-term sustainable growth and reduce energy consumption in the process.

36 BOMA May/June 2010

getting the most efficient products at an affordable price. At The Every Building Show®, coming in June to the Long Beach Convention & Entertainment Center in Los Angeles County, Calif., staff from Acuity Brands will be discussing tax incentives that BOMA members should be taking advantage of for energy-efficient lighting. These incentives can make cutting-edge lighting products, like LED and Solid State Lighting, more affordable. Acuity Brands also recognizes the value of traditional types of lighting systems. “We provide volumetric lighting solutions, which are ‘kits’ that can replace components in existing lighting, and often reduce lighting energy by as much as 50 percent with minimal disruption to business operations and improved lighting quality,” says English.

Success Through Partnering Goals Three and Five ask 7-Point Challenge endorsers to participate in public-private partnerships and work with policymakers to identify and enact voluntary energy-efficiency strategies, respectively. Acuity Brands has forged partnerships with a number of groups, including the Department of Energy (DOE) Commercial Building Alliance and Retailer Energy Alliance, the Clinton Climate Initiative and the U.S. Green Building Council. It also helped establish the California Lighting Technology Center (CLTC), which utilizes public funds to research and install demonstration facilities in promoting energy efficiency, and has been recognized several times as an ENERGY STAR Partner of the Year. Acuity Brands has also been involved on the legislative front in California and Capitol Hill. “We have been very active

in policy development,” says English. “We worked with energy advocates and members of Congress to develop consensus language for outdoor lighting regulations that save energy and promote good lighting quality.” That involvement also includes working to establish criteria in the Building Star program currently being considered by Congress. This program, if passed, would provide attractive incentives for interior and exterior lighting renovations. On the state side, Acuity Brands is involved with the California Energy Commission in the development of energy standards in Title 24 and Title 20. IB Roof Systems has also been closely following the Building Star program and has communicated with Sen. Jeff Merkley (D-Ore.), who introduced the Building Star legislation this past March, to help establish a reflective roof component. “We have been working with the Senator’s office to show him that, to make the bill more complete, you need the energy efficiencies from reflective roofs along with adequate insulation,” says Stanley, who adds that the problem with just relying on insulation for energy reduction is that it “doesn’t improve concerns, such as the urban heat island effect,” that are addressed through reflective roofs. The vendor addendum to the 7-Point Challenge allows suppliers and BOMA associate members to participate in market transformation by reducing energy consumption across their corporate facilities, while also providing the products, solutions and expertise to help BOMA members reach their energy-efficiency goals. Ultimately, though, the 7-Point Challenge is successful and continues to evolve because the market is ready, the business case is there and the solutions are before us.

For more information on the 7-Point Challenge, visit www.boma.org/getinvolved/7pointchallenge. To accept the Challenge, contact James Cox at jcox@boma.org.

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Look who hired ThyssenKrupp Elevator.

There are a few reasons we maintain more elevators than anyone else in the Americas. Quick response times. A 94% renewal rate. An International Technology Services (ITS) facility that helps us maintain our elevators as well as our competitor’s products. And not to mention, with us watching your elevators, you’re free to keep an eye on other things. www.thyssenkruppelevator.com

ThyssenKrupp Elevator Americas Business Unit

ThyssenKrupp

May/June 2010 BOMA 37

Great Green Tips By Lindsay Tiffany

For many industry suppliers, partnering with commercial property owners and managers to make buildings greener and more energy efficient is a cornerstone of their success. Here, the industry’s leading vendors share their tips on everything from recycling parties and white roofs to day cleaning and smart sprinklers. Many of these concepts aren’t necessarily new, but their consistent and cumulative implementation is. You’ll soon discover that, by putting any of these small steps into practice, you can make a big difference in your organization’s sustainability goals.

Consider a relighting system

Tips from Acuity Brands Lighting Property managers looking to increase the energy efficiency of their lighting systems find that relighting systems are more advantageous than simply replacing lamps and ballasts. Relighting systems can be installed to retrofit the existing lighting without removing entire fixtures. This reduces the disruption within the work space, results in a 30- to 50-percent reduction in energy use and minimizes disposal costs. More efficient lighting can eliminate the harsh “cave effect” produced by many traditional lighting systems, providing tenants with a more comfortable environment. Installing a relighting system can also result in higher values for lease space.

Install a white roof

Tips from IB Roof Systems Lighter colors repel heat better than darker colors. The same theory applies to a building’s roof. White roofs can help significantly reduce energy consumption and energy costs, as well as help diminish the heat island effect in urban areas. It can also have a significant impact on the environment over time: According to U.S. Secretary of Energy Steven Chu, lightening roofs and roads in urban environments would offset the global warming effects of all the cars in the world for 11 years.

38 BOMA May/June 2010

Throw a recycling party Tips from Ingersoll Rand

Invite tenants and employees to bring items from home that they no longer use, but that may be useful to others. Set up a few tables, put all the items out and encourage everyone to take whatever they want. At the end of the day, take all the remaining items to a donation center that supports your local area. This not only helps reduce waste in landfills, but encourages spring cleaning. As the saying goes, “One person’s trash is another’s treasure.”

Be green across the board Tips from ISS Facility Services

• Institute a day cleaning program, which allows buildings to conserve energy and translates into a significant cost savings. • Install smart electronic sprinklers that automatically adjust based upon rainfall, relative humidity and air temperature and other weather conditions. • Convert to paperless reporting systems. • Make it easy for tenants to recycle by having a recycling bin by each trash can.

Know the impact of the products you use

Stay on top of HVAC and building systems operations

• Do business with suppliers with stated environmental goals and a track record of continual improvement in these areas. • When selecting products, consider the environmental impact the product has throughout its entire life-cycle. • Choose products whose raw materials are responsibly sourced. • Buy products with minimal packaging. • Look for full cases, pallets and trucks to minimize a product’s distribution footprint. • Purchase products and dispensing systems that help reduce usage.

• Adjust your time-of-day lighting schedule for daylight savings time. • Program a nighttime setback on HVAC equipment. • Make sure all HVAC and refrigeration units are charged to manufacturer specifications. • Identify potential refrigerant leaks by monitoring refrigerant logs. • Ensure all water systems are operating at efficient temperature settings. • Regularly review utility bills for anomalies. • Check fans for worn or loose belts and grease appropriate parts to manufacturer specifications. • Make sure all pipe and duct insulation is intact. • Clean and repair tubes in boilers and chillers. • Maintain all valves to make sure they open and close correctly.

Tips from Kimberly-Clark Professional*

Institute a pest prevention program Tips from Orkin

An integrated pest management program uses preventive measures to keep pests out and relies on targeted chemical treatments only as a last resort. Fortify a property from the outside by sealing exterior cracks and trimming shrubs that could provide harborage or access. Regularly remove trash to a waste zone away from the building, as trash is a treasured meal for rodents and cockroaches. Non-toxic pheromone monitors use pest biology to lure and trap pests on sticky boards and are especially effective when used in hot spots, like break rooms and vending areas.

Reprogram your elevators Tips from ThyssenKrupp

Tips from Trane

Landscape sustainably Tips from ValleyCrest

• Switch from overhead irrigation to a more efficient drip system. • Analyze water usage trends and develop a water management plan to ensure irrigation systems operate efficiently, irrigation runoff is reduced and reclaimed water is used. • Practice hydrozoning, or grouping plants with similar water requirements, on the same irrigation valve to reduce over-watering. • Install flowering perennial plants to provide a sustainable and cost-effective replacement for seasonal color changes. • Convert fountains to planters or implement a rotation schedule for water features so fewer operate at one time.

The largest part of an elevator’s 25- to 30-year lifespan is actually while the unit is not in use. To conserve energy while your elevator is idle, program your elevators’ controllers to turn lights off when they are not in use, which can eliminate approximately 60 percent of wasted energy. The controller can also be programmed to shut off the cab fan when an elevator is not in use to conserve additional energy.

May/June 2010 BOMA 39

BOMA 2010 International Conference & The Every Building Show ®

Experience the Power of the Network. 5 Reasons Why You Need To Attend BOMA 2010. 1.

Learn More, Spend Less. To thrive in today’s marketplace you need to make the best use of every resource. The 2010 BOMA International Conference & The Every Building Show has been streamlined to eliminate one night’s hotel and travel expenses while keeping the same great programming. Questions Answered, Solutions Provided. Operational excellence is more important than ever. The solutions providers at The Every Building Show will show you how to reduce operating costs, identify cost saving energy-efficient solutions, retain and recruit tenants, and enhance property value – without the hard sell. Knowledge. The BOMA International Conference features the industry’s best education and thought leaders bar-none. Whatever issue you’re confronting in whatever area – asset management, energy efficiency, tenant retention, leadership strategies, emergency preparedness – we will provide the knowledge you need to tackle it, via the sessions in our five education tracks: • Achieving High Asset Value in a Down Market • Assessing Operational Efficiencies & Savings • Tackling Today’s Leadership Challenges • Equipping Building Engineers for Greater Operational Efficiency

• Going for Gold: Leadership and Lessons from California

40 BOMA May/June 2010

The Power of the Network. When times are tough, networking and sharing ideas with peers is more critical than ever. If two heads are better than one, just imagine what a few thousand can accomplish.

Register On Your Terms. We’ve added and expanded registration options, making the conference and tradeshow available to you on your budget, your schedule and your terms. All you need to do is register at www.bomaconvention.org.

➤ The Every Building Show

2010 Exhibit Hours

Monday, June 28: Tuesday, June 29: 11:00 am – 2:30 pm 11:00 am – 2:30 pm 2:30 - 4:00 pm by appointment only 4:00 – 7:00 pm

Monday General Session Sponsored by Yardi Ben Stein on the Economy Ben Stein, a noted economist, actor and columnist, will headline the Monday General Session with a frank discussion on the economy. A graduate of both Columbia University and Yale Law School, Stein is a best-selling author of a series of finance and self-help books, a past columnist for The Wall Street Journal, The New York Times and Fortune magazine, and a former speechwriter and economic advisor for Presidents Ford and Nixon. Stein has built a diverse career that includes many different roles, and has continued to be a leading voice on the economy.

State of the Industry 2010 Kicking off the Tuesday General Session are BOMA International President and COO Henry Chamberlain and BOMA former chair Kurt Padavano, discussing the state of commercial real estate in 2010. Henry Chamberlain, CAE, APR President & Chief Operating Officer BOMA International Washington, DC

Register now for the event of the year Tuesday General Session Sponsored by Johnson Controls, Inc. Real Estate’s New Normal A Time of Incredible Challenges and Rich Possibilities Join some of the top market leaders in commercial real estate in a lively hour-long discussion moderated by Kurt Padavano, COO of Advance Realty Group. Panelists will take an in-depth look at what has become the “new normal” in today’s volatile real estate market. Moderator: Kurt Padavano, RPA, CPM, FMA, SMA Chief Operating Officer Advance Realty Group Bedminster, NJ

We’ve added and expanded registration options, making the conference and tradeshow available to you on your budget, your schedule and your terms.

➤ Full Power Package - All Conference Access Registration Fee – $795

➤ 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.

➤ 24 Hour Power Package Single Day Conference Access Monday, June 28 or Tuesday, June 29 – $395

➤ Power Players Package - Access Team Savings Save up to 20% on team registrations.

Panelists:

2010

James W. Arce Executive Managing Director, Client Solutions Cushman & Wakefield of California, Inc. San Francisco, CA

Mike Kent President Real Estate Management Services USA FirstService Real Estate Advisors Los Angeles, CA

If you are not 100% satisfied with your investment at the BOMA International Conference, write to us within two weeks after the conference and we will refund your registration fee.

Sandra L. Boyle, CPM, LEED AP Executive Vice President, Development & Project Management Glenborough LLC San Mateo, CA

INTERNATIONAL CONFERENCE &

THEGuarantee EVERY BUILDING SHOW Satisfaction

2010

INTERNATIONAL CONFERENCE &

THE EVERY BUILDING SHOW Long Beach Convention & Entertainment Center June 27-29, 2010 | Los Angeles County, CA

May/June 2010 BOMA 41

Show Preview

BOMA International Conference & The Every Building Show® June 28-29, 2010 Long Beach Convention & Entertainment Center Los Angeles County, Calif.

42 BOMA May/June 2010

Exhibitors at The Every Building Show® 2010 as of April 26, 2010 Exhibiting As

Booth Number

2-D As-Built Floor Plans.................................1340 360Facility.............................................................535 3M Purification Inc..............................................859 3M Renewable Energy Division.......................859

Able Services..........................................................316 ABM Industries Incorporated............................512 ACC Environmental Consultants.....................157 Access Products Inc.............................................462 Active Safety..........................................................256 Acuity Brands Lighting (Supporting Partner).....................................1242 Advanced Modern Technologies Corp. (AMTC)...............................................................656 Advanced Restoration Specialists, Inc.............420 AEG Power Solutions..........................................959 AlliedBarton Security Services (Cornerstone Partner)......................................410 Ambius....................................................................447 American Anchor..............................................1334 American Building Calculations.....................1127 American Leak Detection, Inc..........................937 American School & Hospital Facility...............142 American Technologies, Inc...............................919 Anderson Commercial Plumbing..................1060 Ameristar Fence Products..................................139 Angus Systems Group.........................................834 Anixter....................................................................660 Aquatherm, Inc.....................................................961 Arborwell................................................................238 ArchiDATA Inc...................................................1041 ARGUS Software..................................................951 ASHRAE.................................................................431 Atlas Sales & Rentals, Inc................................1044 Avian Flyaway, Inc.............................................1042

Balance Loss Consultants...................................160 Bayer MaterialScience......................................1342 Belco Pipe Restoration.......................................855 BELFOR USA Group, Inc...................................239 Betco Corporation............................................1203 Big John Products, Inc.....................................1320 Blue Book, The....................................................1135 Blue Sky Insurance Agency Inc......................1050 BMS Catastrophe..................................................519

Exhibiting As

Booth Number

Bobrick Washroom Equipment, Inc................733 BOMA Greater Los Angeles..............................433 BOMA International.........................................1136 BOMA Metropolitan Washington (AOBA)...............................................................334 BOMI International...........................................1230 Brickman..............................................................1132 Building Engines, Inc.........................................1219 Building Operating Management..................1228 Buildings magazine............................................1236

Cardiac Science Corporation.........................1141 Carl Walker, Inc.................................................1116 Carlisle SynTec Incorporated.............................944 Carpet & Rug Institute, The...............................750 Cascade Water Services.....................................642 Cemtrex, Inc..........................................................523 CleanSource Inc....................................................438 COIT Cleaning and Restoration Services.......737 Command Commissioning, LLC......................449 CORT.......................................................................561 Cosentino North America.................................453 Cotton..................................................................1109 CPFilms Inc.........................................................1114 CPS Security Solutions........................................354 CTG Energetics, Inc.............................................459

Day & Zimmermann............................................341 Day-Lite Maintenance......................................1129 DC Group..............................................................434 DCS Global Enterprise Canada Inc..................842 DDM Metering Systems.....................................450 DeAngelo Brothers, Inc...................................1201 Diversey, Inc..........................................................842 DKI........................................................................1051 DMS Facility Services.......................................1220 Draka Elevator Products.....................................140 Duggan and Associates, Inc...............................521

Eagle-SWS...........................................................1049 Easi File...................................................................244 ECS/Accucut.......................................................1058 EFT Energy, Inc.....................................................756

Exhibiting As

Booth Number

Eklund’s Inc............................................................638 EMCOR Services...................................................933 E-Mon Green Pavilion Exhibitor......................758 Encelium Technologies........................................547 Energy Film............................................................856 EnerNOC, Inc.......................................................658 Enovity, Inc.............................................................460 Envision Realty Services, Inc..............................955 eSight Energy, Inc. Green Pavilion Exhibitor................................858 EVAC+CHAIR North America, LLC............1048 Extreme Measures Inc.....................................1047

Fireman’s Fund Insurance Company.............1061 Flexible Lifeline Systems, Inc.............................242 FLIR Infrared Cameras.....................................1213 Fujitec America, Inc.............................................520

G4S Wackenhut...................................................928 Genea Energy........................................................851 Georgia-Pacific Professional...............................648 Gordian Group, The.............................................952 Granite Industries.................................................424 Green Machine Light Engine.............................960 Guardsmark, LLC..................................................742

Halco Lighting Technologies...........................1056 Har-Bro Inc.........................................................1113 Harris Lighting.......................................................553 Healthy Buildings International, Inc..............1143 High Rise Glass and Door, Inc..........................260 Highland Commercial Roofing......................1062 Hillmann Group, LLC..........................................531 HSG, Inc.................................................................437 Hubbell Building Automation.........................1120 Huguenot Laboratories.......................................338 Hydraplan, LLC.....................................................762

Exhibitors located in the Green Pavilion Advertisers in this issue of The BOMA Magazine are noted in red

Continued on page 44

May/June 2010 BOMA 43

Show Preview Exhibiting As

Booth Number

IB Roof Systems (Cornerstone Partner) Green Pavilion Exhibitor................................847 IBM Corporation..................................................353 Ingersoll Rand Security Technologies (Cornerstone Partner)......................................342 INNERFACE Architectural Signage, Inc.........335 Institute of Real Estate Management..............915 International Code Council...............................741 International Energy Savers................................838

Exhibiting As

Booth Number

International Parking Institute...........................950 International Window Cleaning Association.........................................................822 INTERSTATE...........................................................902 ISS Facility Services, Inc. (Leadership Circle Partner).............................610 ISSA..........................................................................254

Jaco Construction - Roofing Contractors.....454 JELD-WEN Windows & Doors.......................161

See us at the

BOMA 2010 International Conference BOOTH 1128

Exhibiting As

Booth Number

Jessup Manufacturing Company.......................862 Johnson Controls, Inc.........................................956

Kimberly-Clark Professional* (Cornerstone Partner)......................................708 Kings III of America, Inc. N.A...........................524 KONE Inc...............................................................908

L&R Group of Companies..............................1102 Landscape Concepts Management, Inc..........748 Landscape Development, Inc............................330 Lasertech Floorplans............................................942 LED Waves............................................................328 Leonardo Academy Inc.......................................947 LG Electronics USA, Inc..................................1055 Lutron Electronics, Inc........................................962

No more ugly tile and grout!

MACH Energy.......................................................333 Maintenance Partner...........................................143 MARBLELIFE, Inc..............................................1133 Marsden Services...............................................1241 Matting By Design................................................442 Merchants Building Maintenance.....................234 Mobile-Shop Company, LLC..........................1119 Montross Companies..........................................432 Motion Control Engineering, Inc..................1204 Munters Corporation.......................................1014 Murray Mechanical Services, Inc......................259

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Nalco Company...................................................647 Nanophase Technologies Corporation...........949 National Electrical Manufacturers Assoc. (NEMA)..............................................1111 National Fenestration Rating Council.............461 Next Parking, LLC................................................332 Nu Flow America.................................................755 Nustar Inc...............................................................347

OAKLEAF...............................................................543 Optimum Energy, LLC........................................760 Orkin Commercial Services (Supporting Partner).....................................1036 OSRAM SYLVANIA..............................................948 Otis Elevator..........................................................802

Pace Compumetrics, Inc....................................337 Pacific Building Care............................................554 Palmer Pads.........................................................1202 Parking Concepts, Inc..........................................533 Predictive Service, LLC........................................541 Prenova, Inc...........................................................761 Pro-Bel Group of Companies...........................427 Exhibitors located in the Green Pavilion Advertisers in this issue of The BOMA Magazine are noted in red

Continued on page 46

44 BOMA May/June 2010

Putting on a Space Suit Doesn’t Make You an Astronaut.

And It Won’t Get You to the Moon. Great achievements require a clear vision, boundless enthusiasm, a commitment to hard work and a magical blend of experience, collaboration, patience and stubbornness. Our vision is to create high-quality LED lighting and controls systems – volumeproduced for commercial applications. The quest has begun … the mission continues. Our LED lighting systems set a new standard in performance that is accelerating the adoption of LED lighting. Market-tested and market-approved, LED solutions from Lithonia Lighting cut operating costs, enhance lighting quality and support sustainability goals. LED solutions from the market leader.

Show Preview Exhibiting As

Booth Number

R.E. Whittaker Company...................................243 Rath Microtech.....................................................336 Realogic Analytics, Inc........................................436 Regency Fire Protection, Inc..........................1034 Renewable Funding..............................................860 Restoration Management Company...............348 RetroCom Energy Strategies, Inc.....................559 Rubbermaid............................................................628 Rytec Corporation...............................................536

Exhibiting As

Booth Number

Salsbury Industries................................................150 SaniGLAZE International.................................1128 Schindler Elevator Corporation........................920 Schneider Electric Green Pavillion Exhibitor...............................548 SealMaster..............................................................430 Securitas Security Services USA.......................808 ServiceMaster Clean............................................222 Servidyne.................................................................743 Servpro Industries, Inc.........................................734 Siemens Industry, Inc. (Leadership Circle Partner)..........................1010

Exhibiting As

Booth Number

Sika Sarnafil............................................................848 Simon Roofing....................................................1052 SimonsVoss Technologies Inc.........................1215 SimplexGrinnell.....................................................634 Sims Recycling Solutions....................................360 SiteStuff, Inc...........................................................828 SKF Maintenance Products................................144 Sky Climber®, LLC..............................................1227 SKYLINE Software................................................428 South Shore Building Services, Inc...................644 Spartan Chemical Company, Inc. Green Pavilion Exhibitor................................448 SSC Service Solutions.......................................1020 Stanley Steemer International...........................248 Stevenson Systems Inc.....................................1231 Stuart Dean Co., Inc............................................527 Sunbelt Rentals...................................................1147

T3 Motion, Inc......................................................662 Terminix Commercial..........................................350 Thomson Reuters (ONESOURCE Property Tax).....................................................249 ThyssenKrupp Elevator (Cornerstone Partner)......................................816 Touch Free Solutions...........................................153 TPI Corporation/Markel Division..................1151 TRANE (Cornerstone Partner)...........................342

U.S. EPA ENERGY STAR® Commercial Buildings Program............................................759 U.S. General Services Administration...........1022 U.S. LAWNS..........................................................841 UGL Unicco (Leadership Circle Partner)........914 Universal Services of America..........................528

Valliant Solar Systems Inc................................1059 ValleyCrest Landscape Maintenance (Leadership Circle Partner).............................727 Viconics Inc............................................................549 Vortex Doors.....................................................1043

Waste Management, Inc....................................228 WAXIE Sanitary Supply......................................852 West Coast Maintenance, Inc........................1121 Westcoast Innovative Pro-Pads........................636 Western Construction Group...........................141 Whelan Security Co............................................728 Wiss Janney Elstner Associates, Inc..............1028 Wonderlic...............................................................343 Workspeed..........................................................1142 Worldwide Parking Solutions............................917

XY Z

xpedx....................................................................1108 Yardi..........................................................................828 ZOLL Medical Corporation...............................921 Zurn Industries, LLC.............................................957

46 BOMA May/June 2010

Exhibitors located in the Green Pavilion Advertisers in this issue of The BOMA Magazine are noted in red

Marathon Oil Tower, Houston, TX Owner: Hanover Real Estate Partners Management Company: Transwestern Designated a BOMA 360 Performance Building in December 2009

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q The market has never been more demanding. You need an edge. That’s where the BOMA 360 Performance Program® comes in. It can help distinguish your property in today’s competitive environment. It’s designed to recognize commercial properties that demonstrate best practices in all major areas of building operations and management. The benefit is clear. The BOMA 360 Performance Program designation demonstrates to owners, tenants and prospective tenants that your building is being managed to the highest standards of excellence. That’s the kind of edge that enhances asset value in any kind of market. For more information, visit us at www.boma.org.

The Power of Performance

Green Scene

How Does Your IT Energy Measure Up? ENERGY STAR® Set to Rate Energy Performance in Data Centers

By Alyssa Quarforth IN JUNE, THE U.S. ENVIRONMENTAL PROTECTION AGENCY (EPA) will release expanded functionality in its energy performance benchmarking tool, Portfolio Manager, to rate the energy performance of data centers. The functionality includes both standalone data centers and commercial buildings that contain data centers. As a result, Portfolio Manager will enable more office, commercial and institutional buildings to earn an ENERGY STAR® performance rating. This new rating is a result of feedback and collaboration between industry stakeholders and the EPA. Previously, Portfolio Manager was

unable to rate standalone data centers or buildings with data centers that were more than 10 percent of their gross floor area. Starting in June, Portfolio Manager will calculate a 1-100 rating for these facilities. Scores of 75 or higher will qualify a building to earn the ENERGY STAR label, the real estate industry’s leading indicator of superior energy performance. EPA defines a data center as a space specifically designed and equipped to meet the needs of high-density computing equipment, such as server racks used for data storage and processing. Typically, these facilities require dedicated uninterruptible power supplies and cooling systems. The new model does

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50 BOMA May/June 2010

not apply to server closets or computer training areas, which should be incorporated into the office space or other applicable space types in Portfolio Manager. In collaboration with industry leaders and associations, EPA selected Power Usage Effectiveness (PUE) as the metric to evaluate data center energy performance. PUE is a standard industry metric equaling the total energy use of a data center divided by the energy consumption used for the IT equipment. The PUE generally ranges from 1.25 to 3.0, where lower values represent greater efficiency. EPA analyzed the operating characteristics that explain the variation in PUE among data centers, and only the annual IT energy consumption was found to be

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statistically significant in explaining the variation in energy use. Total Annual Energy is equal to the energy for IT equipment, plus all cooling, lighting and support infrastructure. Both standalone data centers and other buildings containing data centers can use the reading from the building master meter or their utility bills to provide the total energy consumption for the building. Annual IT Energy—a new input into Portfolio Manager for data centers—is the amount of energy used by the IT equipment. The IT energy consumption should be measured at the output of the Uninterruptible Power Supply (UPS), the battery backup system that powers most data centers. It is common for UPS equipment to monitor energy usage in kilowatt-hours, and operators may simply need to record the consumption at this existing meter. If meters are only located at the input to the power distribution unit (PDU), operators can provide these values instead; Portfolio

Manager will adjust these values to estimate the UPS output. The release date for the rating is scheduled in June 2010. Because a full year of IT energy data will be required, buildings with no IT energy meters will be able to use estimated values provided by the tool to compute ratings for up to two years until meters can be installed. ENERGY STAR will provide training sessions to further describe the process of updating data center information for both commercial real estate and data center audiences. The new model will provide commercial real estate professionals and data center operators with a significant enhancement to their ability to benchmark performance and determine where they stand relative to their peers. To access Portfolio Manager, go to www.energystar.gov/benchmark. About the Author: Alyssa Quarforth is the ENERGY STAR Program Manager for Commercial Properties with the U.S. Environmental Protection Agency.

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Portfolio Manager Vacancy Rules Updated Responding to changing market conditions, in September 2009 EPA lowered the average annual occupancy requirement from 75 percent to 50 percent for office buildings applying for the ENERGY STAR label. This change was a result of an analysis by the EPA that confirmed that the energy performance rating still provides an accurate, rigorous standard for buildings with occupancy as low as 50 percent. Vacant square footage must be entered as a separate space entry, with weekly operating hours, workers and PCs all equal to zero. Portfolio Manager users are encouraged to track levels of vacancy over time. If you have already benchmarked without entering vacant space separately, use the “Update” function to edit historical data and to add and subtract square feet between the vacant space and other space types moving forward.

2008 & 2011 National Electrical Code® Arc Flash Protection & Electrical Safety Basic Electricity for the Non-Electrician Electrical Ladder Drawings & Diagrams Electrical Troubleshooting & Preventive Maint. Generators and Emergency Power PLC I - PLCs for Non-Programmers PLC II - Operation, Installation, Maint. & TS PLC III - Programming and Applications Solving Power Quality Problems Understanding Motor Control Circuits Uninterruptable Power Supply (UPS) Systems Variable Frequency Drives Air Conditioning & Refrigeration Boiler Operation, Maintenance & Safety Chilled Water Systems Direct Digital Control (DDC) Systems HVAC Controls & Air Distribution Steam Systems Maintenance & Optimization™ Computerized Maint. Mgmt Systems (CMMS)™ Inventory Control for Maintenance Maintenance Planning & Scheduling Planning and Conducting Energy Audits Predictive Maint. & Condition Monitoring Total Productive Maintenance (TPM) & 5S Plumbing & Pipetting ...and many more

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May/June 2010 BOMA 51

Research corner

Dueling Definitions:

Defining Vacancy in a Distressed Market By Lindsay Tiffany IMAGinE A BUILDING WITH A TENANT who is no longer physically occupying the space they have leased. If they are still paying rent, is it considered vacant? Is it “available” space? “Shadow” space? If that space is subleased, should it be factored into the vacancy rate? The answers to these questions depend on

who you ask. But one thing is certain: The industry has yet to agree on a common definition for vacancy, which can result in ambiguous occupancy and vacancy statistics and an unclear picture of how markets are actually performing. CoStar, the largest professional research organization in the commercial

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real estate industry, frames the issue in terms of physical presence in a space. “Our vacancy rate is quite simple: It has to be physically vacant in the building,” explains CoStar’s Vice President of Research Dean Violagis. “We have two vacancy rate numbers: We have one that is only space available on a direct basis, and then we have space that is sublet space that may be vacant, as well as the total number. In all the statistics we quote, we include sublet in our final vacancy rate number.” Property owners and managers may see “vacancy” differently. “Vacant space is property that is not collecting rent. It’s pretty straightforward,” says Clinton Baranowski, vice president of Kanbar Properties. “If someone asks how much vacant space you have, you could pull that off of a rent roll.” Johnny Campbell, president and chief executive officer, Sundance Square, takes a two-pronged approach. “I see vacant space defined as space that is not under a viable contract—viable Continued on page 54

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Research corner at current rates,” he states. “If both points are true, then it can be considered vacant space.” Violagis notes that building owners and landlords tend to be more transaction-oriented, which may explain why many landlords and owners define vacancy based on lease income. “Property managers are thinking economically about what income they are getting from the space, whereas we’re trying to depict what is physically vacant in the marketplace,” he says. There is also disagreement among industry professionals about whether subleased space should be included in vacancy calculations. Violagis explains: “Some firms exclude sublet space in their vacancy rate on the basis that someone is paying for that space. For example, in Texas the vacancy rate for direct office space is about 14.3 percent vs. 15.1 percent with sublet. If you’re not tracking sublet space, of course you’re going to get different numbers.” Campbell feels that the term “sublease” is imprecise and distorts the

picture. “People use the term sublease space as though it’s a generic descriptor, while, in reality, there are a huge number of variables involved,” he says. “No one knows whether or not a space is available for sublease or not unless they have a copy of the lease, and even then there are often stringent stipulations about who can sublease it. If sublease space ends up getting thrown into the vacancy rate without any clarification, it’s affecting the market outlook in a way that really is not very precise or honest.” Leasing activity is also affected by how vacancy rates are defined. “Some brokers in the industry use these words like vacant, available, sublease interchangeably, though they all mean something a little bit different. They are another layer of words that allow them to point out that there are going to be good deals in the market,” says Campbell. “On the other hand, as a landlord, my motive is to take the strongest outlook on market conditions because I don’t want folks coming in with an expectation of price that I’m never going to be able to

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meet. The nebulous conditions that arise from not having a strong definition of vacancy and occupancy create room on both sides to tell stories that really don’t match up.” Discordant definitions of vacancy also affect appraisals, financing, ad velorum taxes and, perhaps most importantly, perceptions about market conditions. All agree that professionals in the industry need to be clear about what they are measuring when they talk about vacancy. “I think this issue causes a lot of confusion for people,” says Violagis. “The confusion of numbers and figuring out which numbers to use causes anxiety among people, and when people are not sure of things, they feel that there’s some risk.” Adds Campbell: “Let me tell you, in the simplest analysis, the last thing you need in this investment climate is some uncertainty by not knowing what statistics mean. We really ought to know what those statistics are.”

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Put the Power of the Network to Work for You.

“ The main value in attending the BOMA conference goes beyond the world-class education and the keynote speakers. It’s the networking, the opportunity to meet people in every city that I might happen to do business. It might be a little bit of business, or it might be a big piece of business, but I know somebody there through the BOMA network.” John P. Kelly, RPA Executive Vice President Ryan Companies US Inc. Minneapolis, MN

5 Reasons Why... you need to be at the most important commercial real estate event in 2010. 1. Learn More, Spend Less. The 2010 conference has been streamlined to eliminate one night’s hotel and travel expenses without reducing programming time. 2. Questions Answered, Solutions Provided. The solution providers at The Every Building Show TM will show you how to reduce operating costs, identify cost-saving, energyefficient solutions and enhance property value–without the hard sell. 3. Knowledge. The conference offers cutting-edge education led by the industry’s top performers on issues that range from optimizing asset values during market turndown to cultivating next generation talent.

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4. The Power of the Network.INTERNATIONAL When times areCONFERENCE tough, & networking and sharing ideas with peers is more critical THE EVERY BUILDING SHOW TM than ever. If two heads are better than one, just imagine Long Beach Convention & Entertainment Center 27-29, 2010 | Los Angeles County, CA what a few thousand canJune accomplish. 5. Register on Your Terms. We’ve added and expanded registration options, making the conference and tradeshow available to you on your budget, your schedule and your terms. And you don’t even have to be a BOMA member INTERNATIONAL CONFERENCE & to attend. TM

2010

THE EVERY BUILDING SHOW

Long Beach Convention & Entertainment Center

June 27-29, 2010 | Los Angeles County, CA

EYE ON EDUCATION

Value-Driven Education Headlines the 2010 BOMA Conference By Emily Naden TRACKING THE MOST IMPORTANT ISSUES in commercial real estate is a top priority for every industry professional in today’s market; presenting those issues in a learnable format is BOMA’s forte. The 2010 BOMA International Conference and The Every Building Show® at the Long Beach Convention & Entertainment Center in Los Angeles County, Calif., June 27-29, will feature

resourcefulness, ingenuity—and maybe super powers. These sessions are packed with ideas that will equip professionals with the tools, strategies and solutions to navigate this market and deliver high asset values. Commercial real estate is getting greener, no doubt about it. But do green buildings deliver on operational efficiencies, tenant satisfaction and,

California is a bellwether market—in asset value, prices and regulatory challenges. The Going for Gold: Leadership and Lessons from California track takes a look at the opportunities and challenges that face California’s commercial real estate industry—and possibly others as well. From mandatory energy benchmarking to bankruptcy law, California’s regulations are often adopted by other states. Through these sessions, attendees will get a glimpse into the issues and trends that may be imported around the country soon. Now more than ever, building engineers are crucial to achieving high performance in commercial properties, and adding fresh, useful tools to their toolbox is critical to the health of building portfolios. Equipping Building Engineers for Greater Operational Efficiency will provide a catalog of tools to help engineers generate greater operational efficiency, understand code requirements, take advantage of new technologies and building systems— everything they need to make assets perform even better.

The Program

Attendees at a BOMA International Conference education session.

the education professionals need to stay competitive in today’s demanding marketplace, offering 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 new ideas and strategies for optimizing performance and creating value. BOMA consistently delivers highly respected and comprehensive convention education, and this year is no exception. With nearly 40 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. Achieving High Asset Value in a Down Market is what every asset manager aims to do right now. Reaching that goal requires more than retooling the fundamentals; it demands creativity,

BOMA May/June 2010

most importantly, savings? Sessions in the Assessing Operational Efficiencies & Savings track offer 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. Tough times call for strong leadership, but has anyone had time for professional development in the last 18 months? The sessions in the Tackling Today’s Leadership Challenges track will teach attendees how to reel in new business, keep teams together and motivate them to out-perform the competition. After these intensive sessions, industry professionals will have new tools in their leadership arsenal to fine-tune teams, capture new opportunities and score new business.

Sunday afternoon opens the Conference with two three-hour sessions of intensive instruction. Attendees also have the option to take two jam-packed, 75-minute sessions of learning, discussions, case studies and Q&A. Monday is filled with 75-minute education blocks for all attendees. The popular “power sessions” will return on Tuesday afternoon, bringing you 30-minute, back-toback sessions; get two for the time of just one. With nearly 40 education sessions, your dance card will be filled. View BOMA International’s Education Calendar and Event Calendar at www. boma.org; just click on “education” or “events.”

Featured Speakers

In addition to the robust education information on BOMA’s Convention Web site, there is now a new section called “Featured Speakers” that showcases our can’t-miss thought leaders and session speakers. For more information and to register, visit www.bomaconvention.org.

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Brandywine Realty Trust Benefits from Enhanced Monitoring and Service

recommendations describing system control anomalies, site operational changes, scheduling problems and signs of system wear that can lead to excessive operational and energy cost.

By Scott Lenger WHEN BRANDYWINE REALTY TRUST was looking to create and sustain highperformance buildings throughout its Virginia portfolio, it acquired the Building Performance Package available exclusively to Trane Service Agreement Customers with Tracer™-enabled systems and/or an approved interface. The Building Performance Package establishes a continuous connection to Trane for enhanced monitoring and service. “Since implementing the Building Performance Package several months ago, we have greatly reduced our service call incidence,” says Wayne Shepherd, senior regional maintenance manager/ special project manager at Brandywine Realty Trust. “Many issues can now be diagnosed and addressed remotely. The major benefit we’ve realized through this program, however, is that issues that would lead to increased utility expenses or tenant complaints are proactively

identified and an action plan for remedy is created. We are expecting to reduce our HVAC energy spend well beyond the cost of the agreement through this effort alone. Additionally, we anticipate an increase in the life expectancy of critical building systems by operating them at optimal levels.” Key elements of the intelligent services that are included in the Building Performance Package are: • Round-the-clock live monitoring and data collection using remote monitoring infrastructure. • Initial system-wide audit to establish a baseline and identify potential system repair and enhancement recommendations. • Continuous system-wide analysis by automated intellectual system technology. • Results-oriented, performance-based

• Ongoing commissioning reporting— continuous validation of system-wide functionality and performance to established parameters. The intelligent services that are part of the Building Performance Package are far more comprehensive than typical performance monitoring, which only assesses heating, ventilation and air conditioning (HVAC) system performance on a component-by-component basis, and only at pre-set periodic intervals. Because undetected performance issues can result in excessive energy usage and increased utility bills, the service informs building operators whenever their system is beginning to slip from pre-defined performance parameters so that they can take quick corrective actions. About the Author: Scott Lenger currently serves as the director of strategic relationships at Trane. He can be reached at Scott. Lenger@trane.com.

RPA/FMA/SMA/SMT ACCELERATED COURSES

58 BOMA May/June 2010

Jun 22, 2010

Ethics Is Good Business—ShortCourse

Jul 28, 2010

Law & Risk Management

Aug 25, 2010

Real Estate Investment & Finance

Sep 15, 2010

Technologies for Facilities Management

Sep 22, 2010

Fundamentals Of Real Property Administration

Oct 13, 2010

Facilities Planning & Proj Mgmt

Nov 3, 2010

Environmental Health & Safety Issues

O F F I C E B U IL D IN G S : S TA N D A R D M E T H O D S O F M E A S U R E M E N T A N D C A L C U L AT IN G R E N TA B L E A R E A ( 2 010 )

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BOMA STANDARD THE NEW OFFICE MEASUREMENT STANDARD IS HERE

There’s a reason everyone calls it “The BOMA Standard.” In 1915 it was the first floor measurement standard and today it still sets the standard for measuring office space. Now BOMA International introduces the latest version of this landmark standard, Office Buildings: Methods of Measurement and Calculating Rentable Area (2010) .

NEW FEATURES INCLUDE: • A new Single Load Factor Method. This new calculation, “Method B,” applies to the occupant area of each floor to determine the rentable area and is the same for all floors of a building, i.e., all tenants are allocated the same percentage for calculation of amenities and service areas. • More options. Choose either the new Method B or the measurement methodology of the 1996 standard, referred to as “Legacy Method A.” • Regional leasing practices. Allows for enclosure requirements and limited unenclosed circulation; i.e., walkways and outdoor lobbies. Great for tropical climates. • Measurement clarity. Introduction of new terms to simplify and clarify the process of measurement, including a step-by-step sequence that includes boundary line definitions.

ORDER THE NEW OFFICE STANDARD TODAY AT HTTP : //SHOP.BOMA.ORG

BOMA Sets the Standard. Order BOMA’s floor measurement standard, Office Buildings: Methods of Measurement and Calculating Rentable Area (2010) , or the other measurement standards from the BOMA family of standards– Gross Areas of a Building: Methods of Measurement (2009) ; Standard Methods for Measuring Floor Area in Industrial Buildings ; and Unified Approach for Measuring Office Space: For Use in Facility and Property Management .

buyers’ guide

Buyers’ Guide to Building Products and Services PRODUCT

DETAILS Johnson Controls Upgrades Metasys BMS for Greater Efficiency Johnson Controls, an industry leader in building efficiency and energy management solutions, recently released Metasys® version 5.0, the world’s premier Building Management System (BMS). The latest update delivers greater visibility into building operations and energy usage through multiple system enhancements, including Web-enabled reports and summaries compatible with the iPhone® and iPod Touch® platforms, and wireless controls and sensors. The upgrade provides decision-makers with the vital BMS information to optimize energy efficiency as well as new, simplified RAP graphics that can be accessed over the building’s network or remotely through mobile devices.

For more information, visit www.johnsoncontrols.com

Legrand’s New Wiremold System Offers Intelligent Energy Management Solutions The new Convia-enabled Wiremold system offers building owners a multi-functional platform that combines modular power delivery with an intelligent system to monitor, manage and control energy use. The system is comprised of two scalable, “plug-and-play” components: a modular Wiremold® power infrastructure and Convia® energy control and management. When power modules are linked to electrical receptacles, the circuit’s energy usage is monitored, controlled and archived. In addition to functions like occupancy sensing, timed scheduling and daylight harvesting, the system provides the depth of knowledge necessary for continuous commissioning and the reprogramming flexibility necessary for optimal space utilization.

For more information, visit www.legrand.us

Manage your Waste Stream with Rubbermaid’s Element Recycling Stations Rubbermaid Commercial Products has released the newest addition to its comprehensive line of indoor recycling receptacles, Element Indoor Recycling Stations. The new stations provide stylish, centralized collection for multi-stream waste and recycling. Element Indoor Recycling Stations are available in one, two, three or four waste stream configurations. A combination of restrictively shaped openings and word labels provide visual cues for the end-user and help minimize waste stream contamination. The stations also exceed EPA guidelines for recommended post-consumer recycled content. In addition, the Uni-Koat® powder-coated finish uses no VOCs in the paint or painting process, making Element the smart, sustainable solution for recycling collection.

For more information, visit www.rcpworksmarter.com

Flexco’s Spray-Grip Adhesive Greens Floor Installation Flexco®, a leading manufacturer in commercial flooring, recently added the Spray-Grip™ spray adhesive to its line of flooring products. Spray-Grip is a self-contained, commercial-grade spray adhesive system that bonds quickly, reduces installation time and allows for immediate use of the floor after installation. Spray-Grip is 50-percent faster than troweling and can be heat welded on the same day as installation. Spray-Grip is water based, has no VOCs and little to no odor, uses 80-percent less adhesive on jobs and allows immediate foot traffic after rolling. Spray-Grip is FloorScore® approved, environmentally friendly and non-staining.

For more information, visit www.flexcofloors.com

Avoid Waterless Urinal Odors with Waterless Co.’s BlueSeal Waterless Co. LLC, a manufacturer serving the building, plumbing and janitorial industry, has debuted BlueSeal® biodegradable liquid. BlueSeal creates a barrier that prevents sewer vapors from escaping from waterless urinals into the restroom atmosphere. Inexpensive and effective, BlueSeal has a specific gravity lower than water or urine, which allows it to remain in the urinal trap for an extended period of time to seal in odors. BlueSeal has zero evaporation at 100 degrees F. and does not freeze above -70 degrees F., allowing facilities to eliminate or reduce urinal winterization costs.

For more information, visit www.waterless.com

Make Windows Efficient Year-Round with EnerLogic EnerLogic™ is the latest addition to the Vista™ line-up of architectural window films, featuring a patent-pending, low-emissivity coating that adds up to 92-percent more insulating power to existing windows. EnerLogic effectively transforms the insulating power—converting single-pane windows into double-pane, and double-pane windows into triple-pane—at a fraction of window replacement costs. Like traditional reflective window film, EnerLogic keeps the heat out in warmer months. But EnerLogic goes a step further by locking in heat in colder months, driving down heating costs. The result is a balance of energy efficiency, comfort and cost savings year-round.

For more information, visit www.enerlogicfilm.com Continued on page 62

BOMA May/June 2010

ADVERTISING INDEX Company

Page No.

360Facility............................................................ 50 Acuity Brands....................................................... 45 Akzo Nobel Coatings Inc.—Glidden Pro....... 6 AlliedBarton Security Services........................ 53 American Anchor..............................2 (Cover 2) American Trainco................................................ 51 Angus Systems Group ..................................... 17 ASSA ABLOY North America................... 3, 62 Bartlett Tree Experts.......................................... 61 BOMA Atlanta..................................................... 58 BOMA International..........................47, 55, 59 Creative Flooring Concepts Inc.— Proform............................................................. 62 Cree Inc.—HQ.................................................... 13 Dorlen Products.................................................. 61 E-Mon LLC........................................................... 62 eSight Energy Inc................................................ 54 Fujitec America Inc............................................ 24 General Elevator Parts....................................... 61 Huguenot Laboratories..................................... 19 IB Roof Systems.................................................. 11 Institute of Real Estate Management (IREM)................................................................ 27 Jamestown Technologies.................................. 58 JP Obelisk.............................................................. 49 Mule-Hide Products Co. Inc........................... 26 NCFI....................................................................... 28 NECA..................................................................... 29 Pro-Bel..................................................................4-5 Redi Controls....................................................... 52 Rooftop Anchor Inc......................63 (Cover 3) SaniGLAZE............................................................ 44 Schneider Electric (APC).................................. 15 Schuler Shook .................................................... 54 SealMaster Corp.—ThorWorks...................... 14 SERVPRO Industries Inc.................................... 18 Shortridge Instruments Inc............................... 52 Spartan Chemical Company............................ 46 ThyssenKrupp Elevator...................................... 37 Trane Company................................................... 16 UGL Unicco......................................................... 57 Universal Protection Services......................... 23 U.S. Green Building Council— USGBC..................................25, 64 (Cover 4) U.S. Lawns............................................................... 9 ValleyCrest............................................................ 48

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May/June 2010 BOMA

buyers’ guide PRODUCT

DETAILS Stonco Lighting Introduces Solar-Powered LED Technology Stonco Lighting, a manufacturer of lighting products for industrial and commercial markets, recently introduced Solar-Powered LEDs, which unite the high efficiency of LED lighting fixtures with renewable solar panel systems by Sol Inc. Stonco makes it easy to get started in solar-powered lighting by providing a soup-to-nuts package that includes the LED fixture, solar panel, controller, battery and pole. Payback periods can be very short in many applications, and there are also a variety of tax incentives, grants, utility rebates and green building incentives to further offset costs in many areas.

For more information, visit www.stoncolighting.com

Jamestown Technologies Launches New Water Treatment Web Site Jamestown Technologies has released an informative new Web site that discusses a full range of water treatment processes. The Web site features a variety of information about the evaluation, design, installation and maintenance of water treatment programs used by industrial, commercial and institutional facilities. The new site also serves as a resource for information on process control equipment, chlorine dioxide treatment, groundwater remediation and potable water treatments.

For more information, visit www.jamestowntech.com

Maximize Lighting Efficiency with Leviton’s Sector System Leviton’s SECTOR™ Intelligent Ballast and Lighting Control System combines several energy-saving technologies—occupancy sensing, daylight harvesting and dimming—into one conveniently integrated system. All components of the SECTOR system use the same wiring type and accessories, making it one of the easiest lighting control systems to install. To further simplify installation, all components are on a single bus, with accessories connected to the network, not the ballast. The SECTOR family of products provides a scalable solution that offers maximum flexibility and maximum coverage in any application—from a single room to a campus of buildings.

For more information, visit www.leviton.com

Norton 9900 Series Trinity™ Designed for doors that are subject to environmental conditions, the Norton 9900 Series Trinity™ self-adjusts to temperature changes; monitors speeds through both the sweep and latch zones; and responds by controlling the closing cycle of the door. Ideal for exterior or interior doors, Trinity can be used in hospitals, schools or universities, office buildings and auditoriums.

Earn an A+ for Energy Management! View Carbon Footprint & Energy Data Online via Web-Mon’s Energy Dashboards!

Norton Door Controls —ASSA ABLOY 1-800-438-1951 www.nortondoorcontrols.com

BOMA May/June 2010

The Web-Mon from E-Mon D-Mon provides easy-to-read energy dashboards include kWh, kW Demand as well as carbon footprint displays of estimated CO2, NOx, SO2 and other parameters accessible via any standard web-browser.

For a free demo call E-Mon at (800) 334-3666 or visit www.emon.com/ boma510.asp

Certified fall protection...the best kind of insurance Rooftop Anchor, Inc. engineers, manufactures, installs and inspects fall protection and fall arrest equipment to help your business meet the OSHA and ANSI I-14.1 standards. Whether your commercial building project is new construction or retro-fit, Rooftop Anchor, Inc. offers a complete line of products and services to make your building “code compliant” in providing rooftop safety for window cleaners, roofing contractors and other trades requiring suspended access. We are determined to take your roofop workers from high-rise work sites to their homes, safely.

New and innovative rooftop anchors Rooftop Anchor has partnered with LINE-X ® Protective Coatings to provide environmentally friendly corrosion protection to the fall protection and fall arrest systems for your building.

Call us for a free presentation on the latest safety standards or to learn more about our product line including the new and innovative LINE-X coated rooftop anchor.

LINE-X coating replaces the traditional hot dip galvanized process to maintain corrosion-mitigating performance without losing durability. In addition, this new white coating can help with LEED certification (pending). Custom colors are available by request.

Turn-key to create less stress for you Installations and certified inspections are available Manufactured in the U.S.A. Manufactured from recycled material 25 year warranty offered 30 combined years experience in the rooftop industry Specifications, drawings and quotes available Training meetings offered

Available Products Rooftop Anchors Wall Anchors Tie-Back Support Anchors Monorail Systems Horizontal Lifeline Systems Davits Guard Rails Roof Hatches

2700 South 900 West | Salt Lake City, UT 84119 P: 800-411-3914 | Fax: 801-839-2929 sales@RooftopAnchor.com | www.RooftopAnchor.com