the boma magazine

may/JUNE 2009

Leaders in Commercial Real Estate

Plus:Green Cleaning, not Green Washing

BOMA Convention Preview

BOMA•Kingsley REPORTon Benchmarking

Sustainability StandoutsEngaging Tenants in

Green Solutions

BOma’s Green Guide

May/June 2009 Volume 5, No. 3

For advertising rates and information, contact Paul Hagen at Stamats Business Media 319-861-5165.

Call for Nominations: Vice Chair, Secretary/Treasurer and Executive Committee MembersBOMA International’s Nominating Committee is seeking candidates for the position of vice chair and secretary/treasurer and for five members of the Executive Committee to the Board of Governors. For further information, please contact Bob Denney, chair, BOMA International Nominating Committee, c/o Ann Coslett, BOMA International, 1101 15th St., NW, Suite 800, Washington, D.C. 20005, telephone (202) 326-6325; fax (202) 408-2699; e-mail [email protected].

BOMA’s Green GuideLaura HorsleySee which buildings are standing tall on energy and the environment, CoStar makes the case for green certification, engaging your tenants in sustainability.

26 32

How Green is Your Clean?George LohnesHow to avoid “green washing” BSCs by aligning résumés with reality.

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Conference PreviewGreat connections equal smart solutions. Find the answers to survive this or any market cycle at the 2009 BOMA International Conference and The Office Building Show.

DEPARTMENTS

Volume 5, No. 3 The BOMA Magazine May/June 2009, (ISSN 1532-4346), Copyright 2009. The BOMA Magazine is published bimonthly in January/February; March/April; May/June; July/August; September/October; and November/December by the Building Owners and Managers Association (BOMA) International, 1101 15th St., NW, Suite 800, Washington, D.C. 20005; Telephone 202-326-6300; Fax 202-326-6377; www.boma.org. Periodicals Postage paid at Washington, D.C. and additional mailing offices.

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.

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Special Feature:The BOMA•Kingsley REPORTBenchmarking—You can’t manage what you don’t measure … especially in this market.

4 MESSAgE FRoM ThE ChAiRShine on.

6 LEgiSLATiVE UPDATEBOMA brings commercial real estate’s critical message to lawmakers, the House Energy Bill heats up, the latest on “card check.”

12 STATE & LoCAL UPDATEBOMA local associations storm state capitals, city of Albuquerque adopts 7-Point Challenge.

14 CoDES & STANDARDS UPDATEICC changes code development procedures, DOE awards billions in energy-efficiency block grants.

18 LEADiNg ThE WAyStudley Corporate Managing Director Cathy Pullen’s unique perspective on property management and what is on tap for the BOMA Convention in Philly.

20 ARoUND ThE iNDUSTRyCREEA takes flight, BOMA scores a sustainability double, get to know Transwestern’s Bonnie Calame.

About the Cover: 717 Texas, managed by Hines, is a green building standout in Houston and in “BOMA’s Green Guide.”

50 SECToR WATChGordon SoderlundThe “health” of healthcare real estate in the capital crunch.

54 TRENDS TRACkEREnergy on your mind? Think alternatively.

56 gREEN SCENEAlyssa QuarforthCheck out Portfolio Manager’s e-GRID.

58 RESEARCh CoRNERNot your father’s benchmarking tool—“EER 2.0” is just weeks away.

62 EyE oN EDUCATioNMedical Office Building Conference to address big changes and emerging trends in healthcare real estate.

66 BUyERS’ gUiDECheck out the latest industry products and services.

70 CoNFERENCE CoNNECTioNFind out why they’re calling it The “Every” Building Show.

4 BOMA May/June 2009

Message froM the Chair

Richard D. Purtell, RPA

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, Lorie Damon, Ph.D., Noel Popwell, Emily Naden, Dave Johnston

Designer: Amy Belice

Published by: Building Owners and Managers Association (BOMA) International

BOMA International OfficersChair and Chief elected officer Richard D. Purtell, RPA Grubb & Ellis Management Services, Inc. Cincinnati, Ohio

Chair-elect James A. Peck, RPA, FMA CB Richard Ellis Albuquerque, N.M.

Vice Chair Ray H. Mackey, Jr., RPA, CPM, CCIM Stream Realty Partners, LP Dallas, Texas

secretary/treasurer David M. Stucky City of San Diego San Diego, Calif.

President and Chief operating officer Henry H. Chamberlain, CAE, APR BOMA International Washington, D.C.

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 neces-sarily reflect the opinion of BOMA International, its members or its staff.

But there’s a reason BOMA has been

around more than 100 years, and some-

times it takes a crisis—whether it’s a

recession, a war or an energy crisis—to

remind us that the best thing each of

us gets out of our BOMA membership

is each other. That access to thousands

of industry peers across the country has

helped so many of us keep going as we

shared our stories, our strategies and our

solidarity.

That peer network also extends

beyond U.S. borders. I visited dozens of

BOMA local associations in the United

States this past year, and, shortly after

this magazine hits your desk, I will be

visiting our BOMA colleagues at the Brit-

ish Council for Offices and at the South

African Property Owners Association to

learn how they are coping with the inter-

national credit crisis and what lessons

they are taking away as they begin to

recover. It’s further evidence to the power

of globalization and the shrinking world

we live in.

It has been gratifying to see BOMA

members answer the “Now More than

Ever” rallying call. We saw evidence of

that during the National Issues Confer-

ence this past March in Washington,

D.C., where we enjoyed one of our larg-

est turnouts ever as we took over the halls

of Capitol Hill to let lawmakers know that

behind a healthy economy is a thriving

commercial real estate industry.

Despite the tough times, BOMA mem-

bers continue to rely on BOMA for the

effective business solutions we have

continued to provide to help property

Shine OnAs I approach the end of my tenure as chair of BOMA Interna-

tional, I can’t help but look back with pride on what we have all achieved during a year of tremendous uncertainty and devalu-ation in the marketplace. I knew when I took the helm a year ago that challenging times lay ahead, but few could have pre-dicted the far-reaching impact the credit crisis would have on our industry.

professionals meet the challenges of the

credit crisis head on. Innovation and effi-

cient operational management are what

will make the difference when we come

out even stronger on the other side, and

our green initiatives are a prime example

of that progress. In the past year, BOMA

has elevated its status as the industry’s

energy-efficiency leader. We recently took

home our third straight ENERGY STAR®

award, as well as the 2009 EPA Climate

Protection Award—one of the U.S. Envi-

ronmental Protection Agency’s highest

honors. And in this issue of the maga-

zine, our annual green guide, you can

read about several commercial buildings

that are true sustainability standouts

(see pages 26-30) and learn their secrets

to success.

When you come to the BOMA Interna-

tional Conference and The Office Building

Show this June in Philadelphia, you will

see first hand how you can put the indus-

try’s leading green strategies to work for

you. But sustainability is just one piece

of the puzzle as we work together to

strengthen our industry. At the conven-

tion, you will walk away with the tools

you need to operate your buildings more

effectively on every front, from managing

with less and tenant relations to opera-

tional efficiencies and leading your team

to succeed. I am confident that this time

will be remembered as one of BOMA’s

shining moments—when we didn’t wait

for the dust to clear but, instead, cleared

our own path forward.

Thank you for supporting our great

industry. I’ll see you in Philadelphia!

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BOMA MeMBers BrOught cOM-MerciAl reAl estAte’s urgent MessAge to capitol hill lawmakers as part of BOMA’s National Issues Confer-ence (nic), March 23-24 in Washington, D.c. With a floundering economy, high unemployment and uncertainty in the financial markets, BOMA members met with their representatives and senators to explain the critical role commercial real estate plays in a thriving economy and to gain support for key issues affect-ing the industry.

BOMA members had more than 120 meetings with members of congress and their staff as they outlined BOMA’s 2009 legislative agenda, including commercial real estate’s stake in such issues as lease-hold depreciation, capital gains taxes, carried interest taxes, energy and climate change policy and “card check.”

“Many of the issues we are advocat-ing for on capitol hill have a significant impact on investment, job creation and economic growth,” observed BOMA international chair and chief elected Officer richard D. Purtell, portfolio manager, grubb & ellis Management services, inc. “it is more important than ever that we make our collected voice heard in the halls of congress.”

in addition to meeting with legislators, nic serves as an opportunity for BOMA members to get the latest political fore-casts and trends from Washington insid-ers. On the program this year was house Majority leader steny hoyer (D-Md.), who delivered a message of optimism and partnership.

“Because commercial real estate is such a big part of gDP, from the nine

NIC delegates get briefed on BOMA’s 2009 legislative agenda.

2009 National Issues Conference Recap: BOMA Brings Commercial Real Estate’s Critical Message to Lawmakers

billion square feet you own and manage to all the jobs you create, you’ll lead, with our help, on the road to economic recov-ery,” said hoyer, who also commended BOMA on its energy-efficiency and sustainability initiatives. “Your 7-Point challenge commitment to reduce energy consumption in your buildings by 30 percent by 2012, your BOMA energy efficiency Program (BeeP) and sustain-able Operating series (sOs) and your green lease program are all things that fit with what President Obama wants to achieve.”

Atlantic Media company’s Political Director ron Brownstein delivered the keynote address, offering a detailed look at how today’s political landscape was shaped and citing the challenges both

parties face in the coming months. B r o w n s t e i n stressed that, while there has been a sizable shift in power to Democrats, their challenge will be to continuously build broad, far-reaching support

for their issues. “it is not easy to build broad coalitions, but the magnitude of our challenges makes it important that those in power reach out and that we reach back,” he said.

nic delegates also heard from rep. Mike rogers (r-Mich.) and rep. steve Driehaus (D-Ohio). Both emphasized the critical role of public-private collab-oration in achieving economic recovery. “i’m so glad you’re here, because no one knows better than you the impact of pol-icies on your business,” remarked rog-ers. “congress needs to hear from you.” rogers is a strong advocate against the employee Free choice Act, also known as “card check,” saying it is un-American to take away the secret ballot and believes it could cause workers to feel intimidated. Driehaus underscored the importance of reaching out to lawmakers, at the local level as well as on capitol hill.

BOMA chair-elect Jim Peck, who met with lawmakers from new Mexico, found the nic to be a vital part of BOMA’s advo-cacy mission and was pleased with the feedback he received on capitol hill. “it was a great experience and they were very receptive,” said Peck. “they were especially interested in BOMA’s energy issues.”

Diana lacy with BOMA/greater little rock enjoyed seeing democracy at work. “it was a terrific learning experience and we enjoyed seeing how the process works. it was great seeing all the people petitioning government and expressing their views, and being a part of that.”

House Majority Leader Steny Hoyer (center) with BOMA President Henry Chamberlain (left) and BOMA Chair Dick Purtell.

Ron Brownstein gives NIC attendees an insid-er’s glimpse into Wash-ington politics.

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legislative UPDate

House Energy Bill Takes ShapeOn March 31, chairman henry Wax-

man, of the energy and commerce com-mittee, and chairman edward J. Markey, of the energy and environment subcom-mittee, released draft energy legislation that they hope will create jobs, reduce dependence on foreign oil and combat global warming. the American clean energy and security Act of 2009 (Aces) is a far-reaching bill that includes several provisions that will impact commercial

buildings’ energy use, as well as a cap- and-trade program.

specifically, the legislation has four titles:

• Acleanenergytitle thatpromotesrenewable sources of energy, carbon capture and sequestration technolo-gies, low-carbon fuels, clean electric vehicles and the smart grid and elec-tricity transmission;

• An energy-efficiency title thatincreases energy efficiency across all sectors of the economy, including buildings, appliances, transportation and industry;

• Aglobalwarmingtitlethatplaceslim-its on emissions of heat-trapping pol-lutants; and

• AtransitioningtitlethatprotectsU.S.consumers and industry and pro-motes green jobs during the transi-tion to a clean energy economy.

Within the energy-efficiency title of the bill, there are four provisions that directly affect BOMA members. the first would set targets for nationwide energy savings by requiring a 30-percent increase (in comparison to AshrAe 90.1-2004) in editions of each model code or standard released after the bill is passed, and a 50-percent increase in editions of each model code or standard released after Jan. 1, 2016. if the energy secretary makes the determination that these tar-gets are not met, then the Department of energy would establish its own modified code or standard that meets the targets. BOMA international strongly opposes arbitrary targets, as well as the federal government taking over the role of codes developer.

Also in the bill are incentives for energy-efficiency retrofits, which BOMA supports, as well as a provision directing the environmental Protection Agency (ePA) to establish a building energy per-formance labeling program for both resi-dential and commercial markets. BOMA does not have a position on building labeling at this time.

the BOMA-supported final provision directly affects commercial real estate and would establish a federal energy-efficiency resource standard (eers) for retail electricity and natural gas distrib-utors. the legislation recognizes that

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legislative UPDate

significant energy-efficiency improve-ments can be made for much less than the cost of renewable energy or con-structing new power plants, and that utilities and states should consider energy efficiency as a resource in util-ity planning and procurement activities and should seek to achieve all energy efficiency that is available at lower cost than energy supply options. if enacted, retail electricity distributors would be required to achieve an electricity savings

of 15 percent, and natural gas distribu-tors would be required to achieve a natural gas savings of 10 percent. the program would be phased in gradually between 2012 and 2020. this type of program would place the onus and the mandate on the utilities—not buildings. utilities would be motivated to create meaningful rebate or incentive programs and work cooperatively with the built environment in order to meet their effi-ciency targets.

Prospects for ‘Card Check’ Bill Weaken

the outlook for possible passage of “card check” legislation grew less likely last week as senator Arlen spec-ter (r-Pa.) announced that he would oppose the employee Free choice Act, or eFcA (h.r. 1409/s. 560). specter was the only republican to cast a vote for cloture in 2007 and was needed to do the same again in 2009 in order for the bill to move to an up or down vote. there are currently 41 republican senators who all generally oppose the “card check” bill, preventing the senate from obtaining the 60 votes needed to reach cloture. specter’s announcement came shortly after BOMA members from Pennsylva-nia met with his staff expressing their opposition to eFcA.

the employee Free choice Act would change the process by which unions are formed and recognized. union organiz-ers would simply need to gather signa-tures from more than 50 percent of the employees in a workplace or bargaining unit in order to require management to recognize the union as the bargaining agent. BOMA international will con-tinue to be vigilant in opposing the “card check” bill as debate over the legislation continues.

House Budget Blueprint Includes Controversial Filibuster Loophole

Prior to adjourning for their spring recess, the house and senate approved their respective budget blueprints, both coming down on partisan lines, with not one republican voting for either cham-ber’s proposal. Both of the respective proposals cost nearly $3.5 trillion; how-ever, the house version includes so-called “reconciliation” instructions that could be used to protect controversial tax increase proposals from potential filibuster in the senate (by requiring only 51 votes, instead of the usual 60). this could include carried interest legis-lation (h.r. 1935), recently reintroduced today by house Ways and Means com-mittee Member sander levin (D-Mich.). the same provision is included in the President’s proposed FY 2010 budget and would amount to a significant tax increase on commercial real estate part-nerships, which BOMA international continues to oppose.

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state & local update

BOMA lOcAl AssOciAtiOns Are MAking greAt strides in bringing commercial real estate’s concerns to elected officials across the country. Part of this effort includes hosting an advo-cacy day, which provides an opportunity to bring the industry’s priority issues straight to legislators. in recent months, several

BoMa local associations storm state capitals

Members of BOMA Texas with State Senator John Carona.

local associations have held Advocacy days, including BOMA texas and BOMA Florida.

eighty commercial real estate leaders converged on Austin in March for the BOMA texas statewide legislative Advocacy day. the bi-annual event supports the association’s primary objective, which is legislative and regulatory advocacy at the state level. commenting on the role constituents play in the legislative process, clint Harrington, president of BOMA texas, said, “there is nothing more effective than BOMA members talking directly to elected officials about the issues of interest to the profession.” BOMA texas’ 2009 legislative agenda includes supporting both margin and property value appraisal reform, opposing appraisal caps and mandatory sales price disclosure and advocacy for energy-efficiency incentives rather than man-datory retrofitting. the meeting also featured representative John Otto, vice chair of the texas House of representatives Ways & Means committee, who discussed his effort to improve the state’s property appraisal districts.

BOMA Florida also held its state issues conference in March. representatives from all BOMA locals in the state attended the event. this year, the association’s priority issues focused on energy and sustainability, building codes, commercial property taxes, growth management and catastrophe insurance. Florida House speaker Pro tempore ron reagan and representative dean cannon addressed the meeting attendees, where they discussed ways in which the business community can bolster the state’s economic recovery. BOMA Florida members were also

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May/June 2009 BOMA 13

able to leverage their visit to the capi-tal by gaining industry representation on the Florida Building commission’s energy codes committee. “the more industry is represented in the capitol, the more legislators rely on us for infor-mation,” said BOMA Florida President Jack goodrich. “instead of constantly fighting onerous issues, we’ve become part of the solution.”

albuquerque signs on to the 7-point challenge

in recognition of the impact com-mercial real estate has made in reducing greenhouse gas emissions,

Albuquerque Mayor Martin chávez recently announced the city’s endorse-ment of BOMA international’s 7-Point challenge.

the mayor made the announcement at Paseo nuevo, an 110,000-square-foot class A office building, which is seeking leed silver certification. “Paseo nuevo fits in with what the mayor is trying to achieve in the city,” said leslie Yard-man, a property manager with Zia rising Management ltd. co. and BOMA new Mexico’s president. Among the build-ing’s sustainable features is a geother-mal well system, which is used to heat and cool water and replaces the use of natural gas.

Albuquerque has been at the forefront of the green movement. the city created the Albuquerquegreen program, which is a comprehensive sustainability plan that provides tools for energy conserva-tion, clean energy production and use and conservation technologies. in 2008, Albuquerquegreen garnered a sustain-able community Award from the U.s. chamber of commerce and siemens.

“the leadership shown by Mayor chávez positively impacts our commu-nity, as the city looks to achieve the ben-efits of sustainability—environmental conservation, community benefits and financial savings,” says BOMA interna-tional chair-elect James A. Peck, rPA, FMA. Albuquerque became the second U.s. city to endorse BOMA internation-al’s 7-Point challenge (following Phoenix late last year). BOMA/Atlanta and BOMA nevada also endorsed the challenge in recent months.

From left: Albuquerque Mayor Martin Chávez, BOMA New Mexico President Leslie Yardman and BOMA International Chair-Elect Jim Peck.


Federal agencies’ update

ICC Changes Code Development ProceduresThe InTernaTIonal Code CounCIl (ICC) has extended the code change pro-posal deadline for the 2009-2011 code development cycle to June 1, 2009. This extension of the traditional april dead-line coincides with major changes to the ICC code development process that ICC is implementing after several years of input from members and industry representatives. highlights of the plan include:

• Maintaining the traditional three-year publication cycle.

• Maintaining the ICC Governmental Consensus Process—open to all inter-ested parties, but with a final vote on code changes only by governmental members (primarily state and local code and fire officials).

• Dividing the cycle into two groupings, with each group having public hear-ings and final action hearings occur-ring in the spring and fall of the same year during the first two years of the publication cycle.

• An unveiling of the revised codes at the ICC Annual Conference in the third year.

• Holding public hearings at the same central location every April/May.

• Holding all final action hearings at the ICC annual conference at locations that will continue to rotate through the four quadrants of the united States in late october/early november.The plan addresses the most fre-

quently voiced concerns raised during the review process, including:

• reducing the length of the public hearings—changes should result in code development hearings of seven days vs. the current 15-day schedule.

• Increasing participation at both the public hearing and final action hearings.

• Maintaining the importance of in-per-son attendance and participation.

• Increasing the importance of assem-bly actions at the public hearings.

• Maintaining or increasing educational offerings at annual conferences.BOMA made its opinion known dur-

ing the development of these new pro-cedures and will continue to work to make these and other needed procedural changes acceptable to both building owners and building officials alike.

For more information on the submis-sion of code change proposals, contact BOMA staff (Ron Burton at [email protected] or dave Johnston at djohn [email protected]), or visit the ICC Web site at www.iccsafe.org/cs/codes/publicforms.html.


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Federal agencies’ update

DOE to Award $3.2 Billion in Energy-Efficiency Block Grants

Significant new funding will soon be available for state and local energy-effi-ciency programs. With the largest infu-sion of funding for the energy efficiency and Conservation Block Grant program in history, the u. S. department of energy plans to distribute $3.2 billion for energy-efficiency and conservation projects in u.S. cities, counties, states, territories and tribal lands. Funded by the recent stimulus legislation—the american recovery and reinvestment act—the program will provide grants for projects that improve energy efficiency and reduce fossil fuel emissions, such as energy audits and energy-efficiency retrofits in residential and commercial buildings; the development and imple-mentation of advanced building codes and inspections; and the creation of financial incentive programs for energy-efficiency improvements.

Cities and counties will receive nearly $1.9 billion under the block grant pro-gram, while states and territories will receive nearly $770 million. In addition, up to $456 million will be made available for local energy-efficiency projects under a separate program to be launched later this year.

For more information, contact ron Burton [email protected] or visit www.eecbg.energy.gov.

Cathy Zoi Nominated as DOE Assistant Secretary of EERE

President Barack Obama announced his nomination of Cathy Zoi as doe’s assistant secretary for energy efficiency and renewable energy (eere). The eere office is responsible for programs targeting commercial and residential buildings, energy codes and standards and other activities of concern to BOMA members. Zoi is currently chief execu-tive officer of the alliance for Climate Protection, established and chaired by former Vice President Al Gore. The Alli-ance leads a multimillion-dollar effort to emphasize the urgency and solvabil-ity of global warming. Zoi also served as the chief of staff in the White house office on environmental Policy in the Clinton-Gore Administration, and earlier served at the u.S. environmental Protec-tion agency, where she pioneered the ENERGY STAR® program.

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leading the way

Market Perspectivesfrom Catherine Pullen

CATHERINE PULLEN IS CORPORATE MANAGING DIRECTOR AT STUDLEY, a leading commercial real estate firm representing tenants. She has a unique perspective on the industry, having worked in property management and more recently as a tenant representative. She is a current member of BOMA Inter-national’s Executive Committee, and has been extremely active with BOMA/Phila-delphia and the Middle Atlantic Region of BOMA for years. She is the chair of BOMA-MAC (the Middle Atlantic Con-ference), a member of BOMA Interna-tional’s Awards Committee and a past president of BOMA/Philadelphia.

how has working on both the management and tenant representation sides of the industry changed your perspective?

I don’t think they are that different. When I worked in property manage-ment, our focus was always on customer service. I realized I had strictly stayed on one side of the fence, so I thought I’d like to go see what the tenant side is all about. We have a lot of large corporate clients who have the same real estate needs. Because of my background, I can approach their needs from the landlord’s perspective, which most folks in this job cannot do.

how are you helping clients stay afloat during the recession?

We’ve done a lot of research on the last couple of recessions, which is helping us provide information to our clients. We’re keeping a watch on each of the markets we work in, and categorizing them by what shape they are in—whether they’re

Corporate Managing director Studley

in critical or stable condition. There are some markets that are fairly stable, and Philadelphia happens to be one of them. It doesn’t have the huge spikes and dips that other markets have. Nobody can predict the bottom or the best deal, but the research we provide can help our cli-ents be within range.

your hometown of Philadelphia will be hosting the BOMa conference and tradeshow in June. why is this a “can’t miss” event despite the tough economy?

The education seminars, the speak-ers and the tradeshow are all going to be wonderful and will really help people get through this tough market because the show is centered on helping managers and owners understand what’s going on. From a networking aspect, it’s interest-ing and important to talk with people in different regions to see how their market is doing. For instance, you might learn how some managers are dealing with tenants just getting up in the middle of the night and leaving. It’s helpful to know how they are dealing with those issues and to find out what’s working.

Plus, Philadelphia is a great city and we’ve got a terrific opening party planned at the new National Constitu-tion Center, which is a wonderful venue. There will be a few surprises in store and some visits from “historic” people.

what drives you to be such a strong advocate and volunteer, and what are some of your most important accomplishments?

You have to have passion for the industry and be a strong advocate for it. When you start in real estate, you get drawn into these organizations. BOMA has always demonstrated great leader-ship for managers and owners, so you gravitate there to get the information you need for all your issues. When I was president of BOMA/Philadelphia, we created a long-range strategic plan, which I believe they are still operating under today. That plan was visionary and forward-thinking and I’m very proud of it. With that plan, we were ahead of the BOMA One policies. Our members were telling us that BOMA/Philadelphia events were not providing for network-ing among regular members, so we really focused on the ratios and turned that around. And then we got our associates very involved, which is what you have to do for that perception to go away.

what is the best thing you get out of your BOMa membership?

Being in a leadership role and on the Executive Committee, I really appreci-ate the connections I get from my mem-bership. I love talking with people from across the country so I can understand what’s happening in their markets and how they are being innovative. The other thing is the advocacy. It’s important to know what the next big issues are. I think the tax and depreciation issues are very important, especially if we want the owners to be a strong contingency within BOMA.

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Around the industry

BOMA InternAtIOnAl’s ChAIr And ChIef eleCted OffICer rIChArd Purtell and President and Chief Oper-ating Officer henry Chamberlain met with department of energy (dOe) officials and top executives from 18 other com-mercial real estate companies at 7 World trade Center in new York City on April 9 to discuss how to dramatically reduce the sector’s energy consumption and green-house gas emissions. the meeting offi-cially launched dOe’s Commercial real estate energy Alliance (CreeA), a collab-oration of commercial real estate owners and operators who have volunteered to work directly with each other and with dOe to exact lasting change in the energy consumption of commercial real estate buildings in the united states.

the energy alliance links building own-ers and operators with research and tech-nologies emerging from dOe national laboratories. It serves as a national forum

From left: BOMA Chair Dick Purtell, BOMA Vice President of Advocacy Karen Penafiel and BOMA President Henry Chamberlain attend the April 9 launch of CREEA in New York City.

CreeA Kicks off in new york City

Twice as Nice—BOMA Receives Sustainability HonorsBOMA International was honored by the environmental Pro-

tection Agency (ePA) with the prestigious 2009 Climate Protection Award, which recognizes exceptional leadership, outstanding innovation, personal dedication and technical achievements in protecting the climate. Candidates are selected from all over the world and winners are chosen on the basis of originality and public purpose; persuasive, moral or organizational leadership; global perspective and implication; and reduction in greenhouse gas emissions. BOMA received the award for the success of several programs, including BeeP, the 7-Point Challenge, BOMA’s Green lease and the BOMA energy Performance Contract model.

BOMA also scored an enerGY stAr® “three-Peat” in March, when it received the 2009 enerGY stAr Award for sustained excellence. several BOMA member companies were also hon-ored: Akridge, CB richard ellis and tIAA-Cref all received the Partner of the Year Award; hines, transwestern and usAA real estate Company were honored with the sustained excellence Award. this is the third consecutive year that BOMA has been recognized by enerGY stAr. BOMA is still the only commercial real estate association to receive this honor.

Have You “You Tube’d” BOMA Yet?—see footage of BOMA Immediate former Chair Brenna Walraven at the Climate Pro-tection Awards and BOMA Chair dick Purtell at the enerGY stAr Awards on BOMA International’s Youtube Channel at www.youtube.com/bomainternational.

in which best practices in energy effi-ciency are documented and publicized and where peers can share practical expe-riences and insights. It also serves as a collective buying voice to influence sup-pliers of building materials to create more energy-efficient equipment.

A few days before the CreeA launch, former President Clinton, new York City Mayor Bloomberg and a team of build-ing industry experts announced that the

empire state Building would be used as a test case and model for analyzing and retrofitting existing structures for envi-ronmental sustainability. the program, which involves the Clinton Climate Initia-tive, rocky Mountain Institute, Jones lang lasalle and the empire state Building Company, is expected to reduce energy consumption by up to 38 percent and will provide a replica model for similar proj-ects around the world.

The BOMA team receives the prestigious EPA Climate Protection Award during a ceremony at the Kennedy Center.


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Financing the Future:Paying for Your Renewable-Energy Installation

R enewable-energy technology is advancing at a rapid clip.What’s not widely knownis that financing options for those who wish to own/operate solar, wind and otherenergy-generating equipment are evolving just as quickly.

Energy systems are becoming less expensive. Third-party financiers are becom-ing more common. Further, the American Recovery and Reinvestment Act—which people in early 2009 were calling the “stimulus package”—adds moregovernment incentives to the pot.Making sense of your financial choices takes some homework though, and

likely more than a few phone calls, including at least one to your account-ant. Options vary from state to state, and even between utilities withinstates.What’s required now is an investment of time to understand yourchoices.Such a savvy investment could end up repaying you for years, in the

form of reduced energy expenses. There’s an additional payback, ofcourse: You’ll be contributing to the goal of reduced greenhouse gas pro-duction and foreign energy dependence.In this brief overview, we’ll examine select financing opportunities available

to building owners who are considering a renewable-energy installation on theirproperty.

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Financing:Layout 1 4/13/09 10:12 AM Page 1


Around the industry

BOMA International Testifies Before Congress on Growing Credit Crisis

BOMA International Chair and Chief elected Officer richard d. Purtell, rPA, testified before Congress on March 20 on the growing commercial real estate credit crunch and the Gen-eral services Administration (GsA), with a specific focus on the challenges of leasing and building during an economic crisis. Purtell represented BOMA International and the Apartment and Office Building Association (AOBA) of Metropolitan Washington, d.C., before a hearing of the house subcommittee on economic development, Public Buildings and emergency Management of the Committee on transportation and Infrastructure.

BOMA Chair Dick Purtell testifies for a second time this year on how the credit crisis is affecting commercial real estate.

Purtell explained to Chairman elea-nor holmes norton and members of the subcommittee that the u.s. prop-erty market is facing its worst liquidity challenge since the Great depression. “With virtually no liquidity, commercial borrowers face a growing challenge of refinancing maturing debt and the threat of rising foreclosures and delinquen-cies,” said Purtell during the testimony. “We are faced with the dual challenge of developing strategies to stop the down-ward spiral and restoring confidence in markets.”

Purtell stressed that the time to act is now, emphasizing that it is imperative to enact measures that will enable finan-cial institutions to effectively restructure their balance sheets, to take toxic assets off banks’ book and to start lending again on solidly underwritten transactions.

this is the second time BOMA has been asked to testify before the house subcommittee on this issue. last July, BOMA International was one of the first real estate organizations to testify before Congress on the effects of the credit crunch on commercial real estate.

to read the full testimony, visit www.boma.org.

John Kelly Named to NIBS Board

Congratulations to former BOMA International Chair John P. Kelly, executive vice president of ryan Companies us, Inc., who was recently named a member of the national Institute of Building sciences (nIBs) Board of direc-tors. Chair of BOMA International for 2003-2004, Kelly has more than 30 years of experience in com-mercial real estate, is a member of both BOMA/Minneapolis and BOMA/st. Paul and is a recipient of BOMA International’s Presi-dent’s Award.

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Around the industry

In Memoriam: Walter Rainethe property industry in Australia

recently lost one of its pioneers with the death this past november of Walter raine. he was 78. raine was an attorney and advisor to the founders of the Build-ing Owners and Managers Association of Australia, what is now the Property Council of Australia. In a recent article, Peter Barda, former CeO of the Property Council of Australia, described raine as “one of the few remaining behemoths of commercial property investment and development in Australia.” raine attended many BOMA International conventions, chaired the BOMA Interna-tional International region Committee and was instrumental in growing BOMA International’s International affiliates.he is survived by his wife, Betty; son, Ian; and daughter, sally.

Member Spotlight:

Bonnie CalameIn this inaugural segment of BOMA’s

“Member spotlight,” transwestern senior Property Manager Bonnie Calame, a BOMA/suburban Chicago member, shares with BOMA how she gets the most value out of her membership.

TBM: What do you see as the most important benefit of your BOMA membership?

BONNIE: It’s a tie between the profes-sional networking and the education. I love BOMA because it enables me to make so many professional connections. When I have an opening or need to talk to a colleague, I know who to call, and there is no question that those BOMA contacts will be good candidates. the education sessions are also great. I try to attend as many as possible because the programming is always relevant.

TBM: How did you become a member?

BONNIE: I started working in commer-cial real estate in the suburban-Chicago marketplace in 1993. I joined BOMA in 1995 and became active around 1997. since then, I attend our local events as regularly as possible, and even served on BOMA/suburban Chicago’s Member-ship Committee in 2005. Membership has been a valuable tool in my career.

TBM: Is there any BOMA program or event that you find particularly valuable?

BONNIE: I really enjoy the engineer’s din-ner put on by BOMA/suburban Chicago. I attend every year. I like it because it honors those who are behind the scenes and who don’t necessarily get recognized as much as they should. I think the dinner is a great way to show our appreciation as property managers for all the hard work that our engineers do.

Look for it—BOMA Member Spotlights will be featured in upcoming issues of “The BOMA Magazine.” If there is some-one you think we should feature, let us know at [email protected].

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Commercial real estate is getting greener by the day, and the leaders and innovators in energy efficiency and sustainability are finding that tenant retention and operational savings are just some of the “green” benefits that are helping them weather a tumultuous market cycle. In The BOMA Magazine’s

third annual “Green Guide,” we profile a handful of buildings that are standing tall on energy and the environment, look at how one ENERGY STAR® award-winning company is making the business case for green certification and offer strategies to actively engage your tenants and clients in your building’s success.

By Laura Horsley

BOMA’s Green Guide

EnErGy StrAtEGiES: In December

2008, the FBI Chicago Regional Head-

quarters was awarded the USGBC LEED

for Existing Buildings: Operations &

Maintenance (LEED EBOM) Platinum

certification. Its ENERGY STAR score is a

remarkable 95. Energy-efficiency strate-

gies are used throughout the building,

but the heart of the success came from

a comprehensive building commis-

sioning plan that includes investiga-

tion and analysis, implementation and

ongoing commissioning of the building

equipment to ensure it runs at the high-

est level of efficiency. Additional sub-

metering of major systems and equip-

ment allowed for better management

and efficient use of equipment.

SuStAinABlE StrAtEGiES: More

than one acre of non-native turf/grass

was eliminated from the site and sus-

tainable native plantings were installed

in its place—in fact, 50 percent of the

site area is landscaped with native

and adapted sustainable plantings.

These areas do not have to be mowed,

trimmed, fertilized or irrigated. Overall

water use in the building was reduced

by 43 percent, resulting in a reduction

of more than three million gallons of

water use in one year. Changes that

made this possible include replacing

all aerators in bathrooms and break

room sinks, installing low-flow flush

valves in all urinals and installing an

updated rain gauge moisture sensor on

the irrigation system. Building man-

agement worked closely with the FBI

leadership and buillding occupants on

the building’s recycling program. A ten-

ant recycling committee helped expand

the program, and more than 70 percent

of waste was diverted from the landfill

and was recycled and reused. A com-

prehensive Green Cleaning Policy was

instituted with management audits of

on-site cleaning products and equip-

ment, along with more than 90 percent

of cleaning products and materials

being documented as sustainable.

thE BOttOM linE: USAA’s approach

to sustainable efforts is to drive the busi-

ness case. The building has reduced

energy use by more than five percent.

The cost for implementing simple water

conservation changes was less than

$5,000, with a simple payback of less

than eight months. Further, USAA came

in under budget on all expenses by sav-

ing more than they spent to implement

a comprehensive sustainable strategy.

FBi Chicago regional headquartersChicago, ill.Managed by USAA Real Estate Company and owned by USAA Real Estate Company GB Fund


One Washingtonian Center • Gaithersburg, Md.Managed by Transwestern and owned by LaSalle Investment Management

717 texashouston, texasManaged by Hines and owned by Block 59 Limited Partnership

EnErGy StrAtEGiES: A building

management system at 717 Texas helps

control lighting and temperature, and

VFDs (variable frequency drives) are on

almost all levels of the building. Energy-

efficient lighting and occupancy sen-

sors are used throughout the building.

Energy performance is tracked through

ENERGY STAR Portfolio Manager, as

well as internally through a Hines’ util-

ity and maintenance measurement tool.

717 Texas is LEED Silver certified and

has an ENERGY STAR rating of 86.

SuStAinABlE StrAtEGiES: Nearly

anything leaving the building is recy-

cled—paper, plastic, batteries, light

bulbs and such durable goods as com-

puters and copiers. The building is eight

percent more water efficient than the

codes require—a success made possible

by using fixtures and aerators that have

helped reduced water consumption in

sinks (from 2.2 gallons/minute to one

gallon/minute) and urinals (from 1.6

gallons/minute to one gallon/minute).

Drip sprinklers are used in landscap-

ing, and water softeners are used to

increase cycles for cooling towers. An

Earth Day ice cream social includes CFL

and “green” plant giveaways. Tenants are

sent reports on recycling and water and

energy savings.

thE BOttOM linE: Typical payback

on expense items is about one year.

Green strategies have been a plus dur-

ing the recession, giving 717 Texas a leg

up on the competition by being more

energy efficient.

EnErGy StrAtEGiES: One Washing-

tonian Center is the first LEED EBOM-

certified building in the D.C. Metro

area. When Transwestern enrolled the

building in the ENERGY STAR program

shortly after taking over management in

2004, the building had a score of 57 out

of 100. Today, after several energy-saving

initiatives, the ENERGY STAR score is 79.

These initiatives included the installa-

tion of VFDs on air handler units and

water condenser pumps; retrofit of light

fixtures with energy-efficient light bulbs;

installation of occupancy sensors; and

reactivation of an automated lighting

control system. The building manage-

ment also negotiated with tenants a

reduction in the actual HVAC hours of

use as stipulated in leases, thus reducing

energy consumption.

SuStAinABlE StrAtEGiES: Water-

efficient fixtures and automatic fau-

cets were installed in all restrooms and

pantry sinks. A comprehensive recycling

program includes paper, cardboard,

metal, plastic, batteries, ballasts and

electronic waste. A fluorescent bulb

crusher is used to dispose of 600 pounds

of bulbs annually in a way that elimi-

nates exposure to mercury. All together,

more than 50 percent of the building’s

total solid waste is recycled. Restroom

paper products contain post-consumer

and/or post-industrial recycled material,

and 90 percent of all cleaning products

meet Green Seal standards. Earth Day

events include a compact fluorescent

bulb exchange through which tenants

exchange standard bulbs for energy-

efficient CFLs; giveaways of pine tree

saplings and green cleaning products;

an interactive Earth Day quiz; and test

drives of hybrid vehicles. Future proj-

ects include an elevator modernization,

which will reduce elevator electrical use

by 40 to 65 percent; designation of pre-

ferred parking spots for car pools and

alternative fuel vehicles; and the instal-

lation of a water pump to use water

from a storm water retention pond for

irrigation.

thE BOttOM linE: One Washing-

tonian Center is a leader in energy effi-

ciency and environmental stewardship,

which hasn’t hurt the building’s bottom

line with $142,000 in a real estate tax

refund for recycling, $33,523 in annual

savings from the installation of VFDs

and $7,349 in annual savings from the

garage lighting retrofit project.


CoStar Group, the industry’s largest real estate information company, was recently honored with a 2009 ENERGY STAR Partner of the Year award for denoting ENERGY STAR-labeled and LEED-certi-fied properties in its commercial property database of approximately 66 billion square feet. That proj-ect resulted in CoStar sponsoring the first accred-ited study on the market value of green-certified properties, which found that those green buildings have higher lease rates, occupancy levels and sale prices than non-certified peer buildings.

CoStar Group Presi-dent and CEO Andrew C. Florance thought it was important to create a database of green-labeled buildings read-ily available for people when they are consid-ering office space or retail space. “When you buy a fridge, there’s an energy consumption

label that allows buyers to make educated deci-sions,” explains Florance. “When leasing space, a tenant is often presented with 10 or 12 buildings to tour in one day; by the end of the day, they can’t even remember the address. We wanted to take this information and have it right there and available for our customers.” According to Florance, with more and more

local governments requiring that their public build-ings be ENERGY STAR labeled or LEED certified, an increasing number of Fortune 500 companies instituting sustainability programs and with the lim-ited stock of green-certified buildings in the mar-ket, it’s simply a no brainer for an owner to spend a couple thousand dollars to see if they qualify for an ENERGY STAR label. “It’s the easiest, best invest-ment you can make in this environment to find out if your building can make an ENERGY STAR—or could with minor, low-cost improvements.”Energy-efficiency and sustainability strategies

will be just one of the discussion points when Flo-rance moderates the “Searching for Value in all the Right Places” Opening General Session at the BOMA International Conference in Philadelphia this June. “It’s going to be a good discussion of what’s working and not working out there,” says Florance, “looking at the trends we’re dealing with, as well as a bit of the crystal ball as to the way out of the woods.”

CoStar Group President and CEO Andrew C. Florance


the Green Building ‘no Brainer’

3675 Crestwood • Duluth, Ga.Managed and owned by Melaver, Inc.

EnErGy StrAtEGiES: The building is

both ENERGY STAR and LEED EB certi-

fied. Energy benchmarking is performed

through ENERGY STAR Portfolio Man-

ager to help measure and easily track

building performance against buildings

of similar size, type and location. Light

bulbs throughout the building were

replaced with efficient 25-watt Philips

Alto bulbs—reducing energy consump-

tion from lighting by 25 percent. Motion

sensors were installed in bathrooms and

common area hallways to control light-

ing. To reduce heat gain and improve

building aesthetics, tinted window film

was added to exterior windows. The

chiller was re-commissioned to ensure

that it was functioning properly.

SuStAinABlE StrAtEGiES: Tenants

participate in a comprehensive build-

ing recycling program, collecting paper,

plastics, metals, glass, cardboard, bat-

teries and fluorescent lights. Water con-

sumption was reduced approximately

40 percent through the installation of

waterless urinals, low-flow toilets and

0.5 gpm faucet aerators on motion sen-

sors. Further, the installation of drought-

resistant plants significantly cuts back

on irrigation. Indoor air quality is a

priority at 3675 Crestwood, where only

low-VOC paints/sealants/adhesives are

used on any improvements in the build-

ing. Additionally, all carpet is CRI Green

Label Plus certified, and only Green

Seal-approved chemicals are used. Mass

transit route maps are posted in the

building and numerous parking spaces

are dedicated to car poolers—which is

tracked online through a partnership

with the Clean Air Campaign. Tenants

who reduce their commute are eligible

for prizes based on their commuting

habits. Lunch-and-learn sessions are

held to educate tenants and staff and

to communicate green initiatives and

provide energy-savings tips. Compact

fluorescent light bulbs are given to ten-

ants on Earth Day.

thE BOttOM linE: Water bills have

decreased and utility consumption has

either decreased or held steady over the

past few years, which is significant for a

building that has had three utility rate

increases in two years.


Paseo nuevo Albuquerque, n.M.Managed by Zia Rising Management and owned by Gordon L. Skarsgard

northpark town Center • Atlanta, Ga.Managed by CB Richard Ellis and owned by AEW Capital Management

EnErGy StrAtEGiES: Built on a for-

mer brownfields site less than a year

ago, Paseo Nuevo is one of Albuquer-

que’s greenest buildings and is awaiting

LEED EB Silver certification. Among the

building’s green features is a geother-

mal well system, which is used to heat

and cool water and replaces the use of

natural gas. The geothermal heat pump

system will allow the building to be at

least 20-percent more energy efficient

than the ASHRAE 90.1-2004 “baseline”

building. Other energy-efficiency efforts

include sensor-controlled and energy-

efficient lighting. Interior solar shades

allow for views while blocking heat, and

the building has a light-colored roof to

reduce a “heat island” effect.

SuStAinABlE StrAtEGiES: The

landscaping makes use of native plants

that require minimum watering. The

garage includes designated parking

spaces for compact cars and motor-

cycles; in addition, bike storage and

access to showers are offered to ten-

ants who bicycle to work. Ten percent

of building materials are recycled, and

management is currently instituting a

comprehensive recycling program. In

March 2009, Albuquerque Mayor Mar-

tin Chávez chose Paseo Nuevo as the

site to announce the city’s endorsement

of BOMA International’s 7-Point Chal-

lenge to reduce energy consumption by

30 percent by 2012.

thE BOttOM linE: This new build-

ing looks to be on track with simi-

larly managed properties that have

had energy savings of more than 30

percent.


• AdjustedHVACsetpointsinvacant

spaces for 68 degrees F heating and

78 degrees F cooling.

• MaintainedgreenroofsonNorth-

park 400 and 500 to reduce heat

loads.

SuStAinABlE StrAtEGiES: Water

conservation landscaping efforts

include installation of rain sensors and

perennial and drought-resistant native

plants. Additionally, all restroom fixtures

were replaced or retrofitted to low flow.

Management instituted “Secure the

Call” program, where tenants donate

cell phones to a nonprofit organiza-

tion that redistributes them to people

in need for 911 use only. On Earth Day,

management distributed compact fluo-

rescents (CFLs) to tenants with a flyer

that explained the energy benefits. Ride

share and car/van pool options are

offered to tenants through a partner-

ship with the Perimeter Transportation

Coalition. A newsletter is sent out to ten-

ants announcing energy-savings efforts

made in the building and offering tips

for home.

thE BOttOM linE: A savings of

$175,000 annually is projected for recent

lighting and restroom fixture upgrades.

Other documented annual savings

include 1.358 million kWh of energy,

1,040 tons of CO2 emissions, 7.5 million

gallons of potable water and 360 tons of

recycling diverted from landfills.

EnErGy StrAtEGiES: The three

interconnected Northpark Town Center

buildings have each earned the ENERGY

STAR label with scores of 79, 76 and 84,

and all three buildings are candidates for

LEED EBOM certification. Here are just

a few of the energy-efficiency efforts:

• Utilizeddaylightharvestinginpark-

ing garage—perimeter lights are

connected to a photo cell; they turn

off when not needed during the day.

• AdjustedschedulesforHVAC

equipment as weather and seasons

change.

• Installedlightingoccupancysensors

in restrooms and areas infrequently

used.

• Installedlightingcontrolpanelsin

buildings, so lights automatically

turn off at 7:00pm (tenants can use

an override switch if they are work-

ing late).

• Convincedtenantstochangeout

their incandescent bulbs inside

their space (landlord will pay half of

the cost).

• InstalledCO2 sensors to reduce out-

side air (and having to cool or heat

non-essential outside air).


the homer Building • Washington, D.C.Managed by Akridge and owned by ING

1. Make a trade. Give away CFL bulbs to tenants in exchange for a standard incandescent bulb.

2. let them have their Say. Organize energy-efficiency and sustainability tenant councils.

3. no nights & Weekends. Work with tenants to institute a “by request only” policy for supplying HVAC on nights and weekends.

4. Put it in Writing. Include sustainability tips in monthly newsletters.

5. Commuter Options. Post information on car pools and mass transit in your building.

6. Embrace the Bike. Install bicycles racks in your garage for bike riders and allow bikers to use gym showers.

6 Smart Ways to Make your tenants and Clients Part of the Sustainable Solution

• Raisingtemperaturebyonetotwo

degrees F 30 minutes to an hour

before the end of the day, which

allows earlier shutdown and reten-

tion of heat in the building.

• Managingsequenceofoperations

to ensure all equipment is not run-

ning at the same time.

• Benchmarkingenergyperformance.

SuStAinABlE StrAtEGiES: In The

Homer Building and throughout Akridge

buildings, printed leave-behinds on

recycled paper remind tenants to turn

off lights and conserve water. The notes

are often left with “green” gifts, like a

reusable grocery bag. The Homer Build-

ing is the Akridge testing ground for the

newest technologies in water reduction

efforts, such as waterless urinals and

hands-free faucets. Akridge established

the “Green Team” to study all things

green and implement the most effec-

tive solutions into its business. The team

is constantly researching and testing

new green products, compiling the lat-

est data on tips for reducing the compa-

ny’s carbon footprint and understanding

new ways to promote these ideals. The

Homer Building participates in Akridge’s

annual “Green Week,” where the build-

ing’s green features are promoted and

the Akridge Green Team offers clients

information on energy efficiency.

thE BOttOM linE: A minimal pay-

back period is the result of applying low-

and no-cost energy-efficiency solutions.

Electricity conservation efforts led to the

building being 440,000 kWh under bud-

get in 2008.

EnErGy StrAtEGiES: Recogniz-

ing the ever-increasing cost of energy,

Akridge has developed a strategic plan

to conserve energy at The Homer Build-

ing and at other managed properties.

Some of these best practices include:

• InstallingT5lampsinplaceofT8s

in common areas in the building,

whenever possible.

• Installinglightingoccupancysen-

sors, where possible, in common

areas, such as hallways, lobbies and

restrooms.

• Replacinghigh-wattageincandes-

cent lights with low-watt LED lights.

• Conductingnightinspectionsto

ensure lights are off and the build-

ing plant is running efficiently.

• Routinelyusinginfraredsensorsto

check penetrations in the building

façade/walls/windows, which can

cause heat loss in cold weather.

• ManagingEMStoadjustschedules

according to exterior and interior

temperature and staffing popula-

tion (lease permitting). Utilizing an

EMS optimal start/stop feature and

communicating cost savings.

Four Oaks Placehouston, texasOwned by TIAA-CREF and managed by Transwestern

EnErGy StrAtEGiES: All four build-

ings within the property have achieved

ENERGY STAR ratings in excess of 90

and have received ENERGY STAR labels.

Identifying low- and no-cost opportuni-

ties to reduce energy consumption is a

primary focus at Four Oaks Place, which

included replacing all incandescent light

bulbs with compact fluorescent bulbs,

and 35- to 40-watt T12 bulbs with high-

efficiency 25- and 28-watt T8s. This effort

resulted in the reduction of energy con-

sumption in excess of two million kWh

per year. Care is also taken to properly

operate and maintain the mechanical

equipment and control the total operat-

ing hours to avoid wasteful operations.

All four buildings benchmark energy

performance through ENERGY STAR’s

Portfolio Manager.

SuStAinABlE StrAtEGiES: Four

Oaks Place participated in TIAA-CREF’s

“Change the World, Start with ENERGY

STAR” campaign, where compact flu-

orescent bulbs were distributed to all

the tenants in the company’s commer-

cial portfolio, its employees and used

to completely retrofit all of its multi-

family units. This effort helped raise

awareness of how even simple actions

can have large cumulative benefits to

the environment and result in signifi-

cant cost savings. TIAA-CREF obtained

more than 250,000 pledges through the

campaign, and was the top generator in

EPA’s 2008 campaign.

thE BOttOM linE: All no- and low-

cost efforts are undertaken as part of

the company’s standard operating pro-

cedures and offer very short payback

periods. TIAA-CREF evaluates addi-

tional discretionary capital projects on

the basis of whether they generate an

accretive return to the investment, and

pursue only those that do.

With the current state of the market, it’s important to think beyond conventional investments to get a satisfactory rate of return. An investment in solar electricity can lower your electric bill, giving you more cash for your business while adding clean energy to the grid. Flexible energy purchase solutions are available for commercial solar systems, allowing your company to bene�t from solar electricity with little or no up-front cost.

With over 35 years of experience in the solar industry, Mitsubishi Electric is an industry leader in developing high-e�ciency photovoltaic modules that deliver clean, reliable energy. To learn more about �nancing options and economic incentives you may qualify for, please call us at 714-236-6137 or visit our website: www.mitsubishielectricsolar.com

Are you leaving money on the table?


It is the nature of marketing (at least, good marketing) to be

at the forefront of new products and services and to “push the

envelope” in terms of performance and value. This is true of

traditional products and services and equally true in the area

of greening and sustainability.

When companies’ claims get too far ahead of their compe-

tencies, when what they are saying is significantly different

from what they are doing, when their operational capabilities

are far outstripped by their value statements, then it creates

what is traditionally referred to as a “credibility gap.”

This is what happened with the sustainability movement—

the industry began to change at a conceptual level but, for

the most part, it was not dramatically changing its on-the-

ground operations. In the sustainability arena, this credibil-

ity gap is quickly becoming known by the clever euphemism

“green washing.”

This is a natural consequence of the fact that, over the years,

custodial operations had experienced evolutionary improve-

ments, but had not fundamentally changed since the inven-

tion of the mop—okay, the invention of the vacuum cleaner.

Operating procedures were often entrenched and the status quo

was acceptable. As a result, many Business Service Contractors

(BSCs) responded to the change in commercial properties’

role in sustainability by churning out some green marketing

materials. This created a résumé-to-reality gap.

Often, the next step was to start using sustainably certified

chemicals and gradually replace worn out equipment with

more up-to-date vacs, scrubbers, etc. While these upgrades

were very important and incrementally helpful, often that was

as far as BSCs took it. The fundamental changes required to

transform the industry hadn’t taken root. The gap remained.

About the same time, commercial building owners and

managers took a mirrored stance. Many of the early adopters

embraced and changed their go-to-market strategies from the

ground up. Others, however, simply added sustainability check-

offs to their RFPs and, for many, that’s as far as they went. There

was also a gap between their requirements and reality.

The result was that virtually every BSC, even those with mini-

mal sustainability practices, was able to legitimately respond

to most standard RFP questions regarding green.

Sustainability Takes HoldEnlightened BSCs and building owners/managers moved

onto the next stage when they realized that sustainable prac-

tices are not only good for the environment but also cost effec-

tive and a positive differentiator in the market that can deliver

hard dollar returns. Although the dream of increased margins

for sustainable practices was quickly dashed, the ability to

deliver truly sustainable practices, virtually cost neutral, was

well within BSCs’ grasps. The value equation was fundamen-

tally altered.

These BSCs invested in the supervisory and staff training

necessary to properly use the new cleaning solutions and

equipment. They updated their cleaning and maintenance

standard operating procedures (SOPs) to ensure that daily

operations supported sustainability, and they researched and

evaluated new technologies in order to stay ahead of the trends.

They also became knowledgeable about the U.S. Green Build-

ing Council’s LEED® programs and other organizations at the

forefront. In other words, they went beyond the letter of the

law to internalize sustainability and fundamentally change

their corporate cultures.

Finding the Real PlayersBut the résumé-to-reality problem still remains. Virtually

every BSC can say, “Yes” to green check-offs in RFPs. How do

building owners and managers cut through the marketing and

the minimal operational changes to identify service suppliers

that have truly made the commitment? How do they identify

the companies that can become partners with them in their

quest for sustainability, energy efficiency and healthy environ-

ments for their buildings?

The answer lies in going beyond the RFP to truly understand

the BSC’s commitment, investment and progress in adopting

sustainability. There should be a script to follow—and there is.

Even if you are not planning to pursue the LEED for Existing

Buildings: Operations & Maintenance (LEED EBOM) certifica-

tion, its guidelines and scorecards provide excellent outlines

for vetting BSC proposals as it covers indoor environmental

quality, including indoor air quality and green cleaning, energy,

waste management and purchasing.

By George R. Lohnes

How Green is Your Clean?Avoid Green Washing by Aligning Résumé with Reality


The following operational areas are worth exploring:

Standard Operating Procedures—Examine the SOPs. Any

bidder should be able to produce its SOPs immediately. The

SOPs should be specific to each of the green operations covered

in the RFP—not an older generic version that has been updated

to include green references. They should specify acceptable

procedures for each process and be clear and reasonable in

approach. For instance, do the SOPs fully address waste han-

dling and disposal to ensure that materials are properly man-

aged throughout the process? Does the BSC have separate

procedures for cleaning and maintenance that address the

differences between the operations?

Training—Inquire about the training regimen. It should

include initial green (and safety) procedure training sessions

and periodic refresher

courses that are routinely

scheduled and reported.

Look at the infrastructure

that supports training. It

should take advantage of

the BSC’s chemical and

equipment suppliers’ train-

ing resources and also utilize

in-house training staffs for

company-specific training.

Day-to-Day Manage-ment—Determine the com-

mitment of the supervisory

and management staffs. Examine their training. Are green met-

rics part of the management evaluation process?

Inspections—Is there a well-defined, frequent inspection

process that returns a representative view of the quality of

operations? Green metrics must be part of the inspection proc-

ess in order to measure both the current state and progress

against goals. In addition to quality and sustainability outcomes

(cleanliness, IAQ, equipment performance, etc.), inspections

should include the full life-cycle of products used. This means

that chemical and equipment storage, usage, maintenance and

disposal should be included in periodic inspection reports.

Reporting—Does the BSC have a reporting process that accu-

rately presents results in a timely fashion? The reports for both

the BSC’s management and the building owner/operator should

be easily available, generally through a Web interface. Reports

should also be customizable for different levels of management

and detailed for operational managers while offering executive

overviews. As well, they should be interactive, allowing review-

ers to drill down through the data and actionable, highlighting

metrics that are out of norm.

Purchasing—If the BSC is purchasing supplies and equipment

for the building owner/manager, there should be a solid pur-

chasing and distribution process that clearly defines acceptable

products and puts controls in place to minimize off-catalog

purchases. The process should be easy to use, responsive and

cost effective. If the building owner/management company will

be making the purchases, the BSC should be able to provide

the list of sustainable supplies and equipment and be able to

work with the staff to facilitate purchasing.

These are the operational expectations. Outstanding BSCs will go beyond. Ask about:

Safety—Although not technically connected to sustainabil-

ity, safety is critical. It says a lot about the company’s work

practices, training and day-to-day management, and should

be closely monitored and reported. Whether in an industrial

or a commercial setting, safety performance can be used to

compare and rate service providers.

Innovation—Another cultural measure to look at is the com-

pany’s approach to innovation. Does it actively seek better ways

to deliver green services through new work practices and tech-

nologies? Does its purchasing staff actively engage its vendors

to recommend new technologies? Does it test and participate

in the development of new technologies? Companies that look

for new ways of delivering services will more quickly bring cost-

effective and efficient solutions to their customers.

Commitment to Sustainability—Chances are, once the

RFP has been vetted to the level recommended here, building

owners/managers will have a pretty good feel for the service

provider’s commitment. Leading companies are enthusias-

tic about their sustainability culture and interested in creat-

ing positive change. One tangible measure of commitment is

LEED® AP (Accredited Professional) staff. A service provider’s

LEED AP staff can certainly be helpful for LEED accreditation,

and they can also assist customers that are not pursuing certi-

fication by identifying, recommending and implementing new

procedures that advance sustainability.

The field of qualified BSCs that can offer sustainable services

is certainly larger than it was a few years ago. But it is still not

as large as marketing materials may suggest. Once again, is this

green washing? The answer remains: It might be. The challenge

and the responsibility for building owners and managers who

seek green services is to get beyond the résumé to examine

the infrastructure and commitment of service providers. That

is the way to build a successful, long-term relationship that

achieves sustainability.

About the Author: George R. Lohnes is vice president at UGL Unicco and the leader of the company’s UGL Unicco GreenClean® program. UGL Unicco hosts a green services Web site at www.greencleaning.com. To reach UGL Unicco, visit www.ugl-unicco.com, or e-mail [email protected].

The Office Building ShowJune 28 – 30, 2009 | Philadelphia, PA | www.bomaconvention.org

>

BOMA International Conference &Every

Great Connections, Smart Solutions.

Every building. Every professional. One event.As a commercial real estate professional, you are on the front lines of today’s financial turbulence. For every building type, across the board, the challenges are immense. But there are opportunities in every economic climate. Get connected with the strategies and solutions specifically designed to help you survive this market cycle.

Enhancing asset value today

Doing a lot more with less

Leading your team to succeed

Connect with industry leaders.This is your chance to hear how the brightest minds in our industry are grappling with, and solving, the major challenges facing all of us, in every building. From the industry leaders who are finding the marketplace opportunities to specialists leading sessions on core issues, you’ll get the complete story.

Connect with real-world solutions.Operational excellence is more important today than it has been in years. The solutions providers at The Office Building Show will show you how to reduce operating costs, identify cost-saving energy-efficient solutions and enhance property value. Build cooperative relationships with the best providers in the industry.

Connect with a new network.When times are tough, networking and sharing ideas with industry peers is more critical than ever. If two heads are better than one when it comes to solving problems, just imagine what a few thousand can accomplish.

Connect with BOMA in Philadelphia.Philadelphia is a world-class city, with an amazing variety of attractions for you, your team and your family. Choose from cultural, historical and architectural gems. And choose the way you’d like to get here, because Philadelphia is an easy and affordable trip by car, by train or by air. The choice, and the city, is all yours.

Money-Back Promise: 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.

Get the tools you need to communicate the value of attending at www.bomaconvention.org/approval


Monday General Session Sponsored by ThyssenKrupp Elevator

Fareed Zakaria on How Global Economic Trends Affect Commercial Real Estate Fareed Zakaria, editor of Newsweek International, columnist and CNN host, will deliver an important message to the commercial real estate industry by sharing insights on the politics and culture of the global economy, global threats and U.S. foreign policy, and the solution to the energy problem.

Register Today!www.bomaconvention.org

Sunday General Session: Sponsored by Yardi/SiteStuff

Searching for Value in All the Right Places This Town Hall discussion takes an in-depth look at how industry luminaries are turning the global credit crisis into marketplace opportunities. Moderated by Andrew Florance, President and CEO of CoStar Group, Inc., the leading provider of information services to commercial real estate professionals in the United States and the United Kingdom, the panelists will reveal their strategies for enhancing asset value, finding the opportunities and leading their companies through these volatile times.

NEW! Five Value-Driven Education TracksNow more than ever, you need the right strategies and solutions to help you achieve operational excellence and sustain your business through today’s challenging environment. This year’s program delivers both education and support from a network that is confronting and overcoming challenges in their buildings every day. Each education session is led by a thought leader – subject matter experts and industry practitioners who will share best practices and guide the discussion.

Maximizing Asset Value

Building a Sustainable Bottom Line (sponsored by Schindler Elevator Corporation)

Leading Effectively in Challenging Times

Going Lean: Managing with Less

Optimizing Building Operations: Tools for Building Engineers

Panelists: John E. (Chip) Akridge, III Chairman Akridge Washington, DC

William P. Hankowsky Chairman, President & CEO Liberty Property Trust Malvern, PA

Perry Schonfeld Principal LBA Realty, LLC Irvine, CA

T. Patrick Duncan Chairman & CEO USAA Real Estate Company San Antonio, TX

Moderator: Andrew Florance President & CEO CoStar Group, Inc.

Earn Education Credits. All programs qualify for RPA, FMA, SMA, SMT, CPM, ARM and SIOR renewal and CPD credits. Some programs qualify for continuing education credits required by many U.S. states and Canada for the renewal of real estate licenses.

Bring your Building Engineer for FREE! Once you register for the full conference, you may register your building engineer for a free full conference registration. Go to www.bomaconvention org for details.



The Office Building ShowJune 28 – 30, 2009 | Philadelphia Convention Center

>

BOMA International Conference &Every

Show Preview


1-800-GOT-JUNK?.................................. 1346 2-D As-Built Floor Plans ............................. 129 360Facility............................................. 1026

A Able Services ........................................... 820 ABM Family of Services..............................604 Acuity Brands Lighting (Supporting Partner) ....742 Adura Technologies ..................................1037 Advanced Energy Dynamics ........................1035 AlliedBarton Security Services (Cornerstone Partner) ........................... 304 Ambius .................................................. 545 AMCAT Global Inc. ................................. 1020 American Anchor ......................................... 111 American Building Calculations ....................339 American Leak Detection, Inc. ................... 1240 American Restoration Inc/ARI CAT .............. 908 Angus Systems Group ................................ 1143 ArchiDATA Inc. ........................................ 540 Arkema Inc.............................................. 938 ARMM Associates, Inc. .............................1339 Ashland Hercules Water Technologies ...........1334 ASHRAE ................................................. 934 Atlas Sales & Rentals, Inc. ............................ 101 August Mack Environmental, Inc. .................1326 Avian Flyaway, Inc. .....................................633

B Bartlett Tree Experts ..................................538 BELFOR USA Group, Inc. ........................... 123 Betco Corporation ...................................904 The Blue Book ..........................................637 BMS Catastrophe ...................................... 619 Bobrick Washroom Equipment, Inc. .............. 1013 BOMA Greater Los Angeles ....................... 439 BOMA International ..................................432 BOMI International .................................. 444 Braun Construction Services ....................... 1104 Bravo! Building Services, Inc. ...................... 844 Brickman ................................................ 628 Building Engines, Inc. ................................ 1124

Exhibitors at The Office Building Show 2009as of April 17, 2009

Building Operating Management ................. 440 Buildings magazine ....................................332

C C.H. Briggs ............................................. 950 Cab Solutions ...........................................910 Capital Asset Protection Inc. ...................... 544 Cardiac Science Corporation .......................733 Carl Walker, Inc. ...................................... 1125 Carlisle SynTec Incorporated .......................1231 The Carpet & Rug Institute .........................1233 Cascade Water Services .............................. 915 Cascades Tissue Group ..............................1345 Cemtrex, Inc. ...........................................228 CertainTeed Corporation ............................325 Charles H. MacDonald Electric Inc. .............. 841 Chem-Aqua, Inc. ...................................... 932 Cintas Corporation ....................................326 Clean and Polish, Inc. .............................. 1209 COIT Cleaning and Restoration Services .......1322 Cooper Pest Solutions ............................... 943 Core 7 US, Inc. ........................................737 Cotton .................................................... 641 County Action Restoration ......................... 442 CPFilms Inc............................................. 638 Crawford Contractor Connection .................752 Creative Flooring Concepts, Inc. .................. 105 Critical Power Exchange ........................... 1045 CSI International, Inc. ................................ 1119 CuraFlo ................................................... 719 Custom Metal Restoration, Inc. .................. 945 Cypress Envirosystems .............................. 1046

D Davey/The Care of Trees ............................ 107 Day & Zimmermann ................................. 1002 DCS Global Enterprise USA ........................1331 DK Haney Roofing.................................... 849 Dome-Tech, Inc. ....................................... 710 Door Guard Inc.........................................227

e E3 Designs...............................................522 Eastern Diversified Services, Inc. ..................743

Eklund’s Inc. ............................................ 931 Elemco Building Controls ..........................1235 Elite Roofing & Maintenance, Inc. ............... 1214 Elliott-Lewis Corp. ................................... 936 EMCOR Services .......................................313 EMLIN GROUP ........................................543 E-Mon Green Pavillion Exhibitor .................1242 Encelium Technologies .............................. 1140 Enecon ...................................................233 Energy Smart Industry LLC ......................... 1150 EnerNOC, Inc. ....................................... 1340 EVAC+CHAIR North America, LLC ............. 520 Exelon Energy .........................................1325

F Federal APD, Inc. .................................... 1204 Finfrock D-M-C ...................................... 1025 First Responder Educational Services .............437 Flexible Lifeline Systems, Inc. ...................... 1101 Fortress International Group Inc. ................. 246 Fujitec America, Inc. ................................. 620

G G4S Wackenhut ....................................... 808 Georgia-Pacific Professional ...................... 1032 GOJO Industries, Inc. .............................. 1244 Granite Industries ...................................... 816 Green Building Initiative............................ 1049 Guardsmark, LLC ......................................832

h Harris Lighting ......................................... 1156 Healthy Buildings International, Inc. ............. 542 Hillman Group, L.L.C. ............................... 721 Holiday Image .......................................... 214 Hubbell Building Automation ......................1225 Huguenot Laboratories ............................. 1007

i Ingersoll Rand Security Technologies ............1033 INNERFACE Architectural Signage, Inc. ........ 1136 Institute of Real Estate Management ............. 814

Exhibiting As Booth Number Exhibiting As Booth Number Exhibiting As Booth Number

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



International Code Council .........................739 International Window Cleaning Association ..... 1115 INTERSTATE ........................................... 102 ISP Painting, Inc. ...................................... 644 ISS Facility Services Inc. (Leadership Circle Partner) ..................... 312 ISSA ......................................................1207

J Jenkintown Building Services Inc. ................. 850 JohnsonDiversey Inc. .................................1226

K Kimberly-Clark Professional* (Cornerstone Partner) ........................... 504 Kings III of America, Inc. N.A. ......................727 KMC Controls ......................................... 645 KONE Inc. ............................................. 426 KQ Services, Inc. .................................... 1320 Kutol Products Company, Inc. ..................... 842

L Landscape Concepts Management, Inc. ........ 1338 Land-Tech Enterprises ............................... 646 Lasertech Floorplans .................................. 631 Lipinski Outdoor Services ........................... 132

M M Schnoll & Sons, Inc................................. 113 MACH Energy ........................................ 1256 Maintenance Partner .................................. 216 Matting By Design .................................... 926 Melrose .................................................. 441 Mobile-Shop Company, LLC ....................... 913 The Mohawk Group ...................................537 MRSA Architects & Planners ........................933 Munters Corporation ................................ 944

N Nalco Company (Supporting Partner) ............1132 National Electrical Manufacturers Assoc. (NEMA) .................................. 1341 National Water Services, Inc. ...................... 1041 Nationwide Consulting Co. ........................ 1021 Nelbud Services Group, Inc. ....................... 1327 Next Parking, LLC ..................................... 541 Nu Flow America..................................... 1040

o OAKLEAF .............................................. 1107 Officescape ............................................1343 On Target Maintenance ............................ 1009 Optimum Energy ...................................... 1335 Orkin Commercial Services (Supporting Partner) ..............................235 Otis Elevator ........................................... 704

P Pace Compumetrics, Inc. ........................... 750 Palmer Pads ............................................ 1108 The Pavement Network Green Pavillion Exhibitor....................... 1044 Peak Fall Protection .................................. 1014 Pepco Energy Services ............................... 1103 PPG Industries, Inc. .................................. 925 Predictive Service, LLC .............................640 Pro-Bel Enterprises Limited ........................ 1001 Protective Glazing Council International ....... 952

Q Q4 Energy Solutions ................................ 1043 Que Centre ............................................. 103

r R&K Engineering .......................................438 RealWinWin ............................................. 1113 Reuter Hanney Inc. .................................... 212 Rustoleum (Zinsser) ................................. 643 Rytec Corporation .................................... 220

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BOMA Ads09 1/28/09 10:28 AM Page 1


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S S-5! ...................................................... 1008 SageWater .............................................. 949 SaniGLAZE International ............................. 119 SCA Tissue ............................................ 1050 Schindler Elevator Corporation .................... 414 Schneider Electric, PowerLogic .................... 914 Sealant, Waterproofing & Restoration Institute . 240 SealMaster ..............................................745 Securitas Security Services USA .................... 612 Sentry Switch ......................................... 1203

ServiceMaster Clean .................................. 714 Servidyne ................................................ 809 Servpro Industries, Inc. ..............................1027 Siemens Building Technologies, Inc. (Leadership Circle Partner) .................... 420 Sika Sarnafil, A Division of Sika Corporation ....1155 SimplexGrinnell ........................................725 SKYLINE Software .....................................731 Smiths Detection ...................................... 108 Solutionz Conferencing, Inc. ......................1236 Spartan Chemical Company, Inc Green Pavillion Exhibitor. ........................ 1141

SSC Service Solutions ............................... 239 Staples ...................................................1330 Stuart Dean Co., Inc. ................................ 625

T Target Building Construction ....................... 1333 Tate Access Floors, Inc. ..............................338 Technical Concepts ...................................532 Tecta America Corp .................................. 1019 Thermal Moisture Imaging, LLC .................. 1016 Thinkage Ltd. .......................................... 1109 Thomson Reuters (ONESOURCE Property Tax) ..................245 ThyssenKrupp Elevator (Cornerstone Partner) 204 TNR Industrial Doors ................................ 939 Total Asphalt, Inc. .....................................937 TRANE (Cornerstone Partner) .................... 1031 Tremco Incorporated ............................... 1250 Triacta .................................................... 1139 Two Men and A Truck International .............. 226

U U.S. EPA ENERGY STAR® ........................ 1039 U.S. General Services Administration............ 626 U.S. Green Building Council Green Pavilion Exhibitor ........................1232 U.S. LAWNS ........................................... 826 UGL Unicco (Leadership Circle Partner) ........ 514 United States Roofing Corp.........................1127 Universal Services of America ....................... 120 Unlimited Restoration, Inc. .........................345

v Valcourt Building Services .......................... 940 ValleyCrest Companies, Inc. (Leadership Circle Partner) .................... 920 Varsity Contractors, Inc. ............................ 1216 VideoComm Technologies ..........................838 Videx, Inc. ............................................... 231

w Walter P. Moore ........................................ 341 Westcoast Innovative Pro-Pads ...................... 311 Western Construction Group .......................342 Western Pest Services ................................ 927 Whelan Security Co. ................................... 114 William F. Kempf & Son Inc. .......................1328 Wiss Janney Elstner Associates, Inc. .............. 632 Workspeed .............................................. 526 Worldwide Parking Solutions ....................... 1210

X, Y, Z xpedx .....................................................732 Yardi Systems, Inc. .................................... 802 ZOLL Medical Corporation ......................... 109


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BENCHMARKING SPRING 2009

Practical Industry Intelligence for Commercial Real EstateBOMA Kingsley REPORT


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A “benchmark,” as defined by the Merriam-Web-

ster dictionary, is “something that serves as a stan-

dard by which others may be measured or judged.” A

very straightforward concept, it would seem. But in its

application, particularly within the real estate indus-

try, benchmarking has come to mean many things to

many people. For investors and owners, benchmark-

ing is a valuable tool for assessing new markets and

scouting properties; it can also be used to measure asset

performance and customer satisfaction. To property

managers, benchmarks are utilized to identify inef-

ficiencies, refine operations and substantiate value to

ownership. And for corporate real estate professionals,

benchmarking can aid in the optimization of space use

and workplace efficiency; it can also drive the develop-

ment of best practices.

To shed some light on this important subject, BOMA

and Kingsley Associates spoke with a broad cross-sec-

tion of real estate leaders in various roles. While each

has a unique perspective on how and why to bench-

mark, all were aligned on the significant value of this

process. Put simply by Brenna Walraven, managing

director, national property management of USAA Realty

Company: “The key point is that you can’t manage what

you don’t measure. It’s a fundamental business acumen,

and real estate is no different.”

In this edition of the BOMA•Kingsley REPORT, we will

examine the topic of benchmarking in detail, sharing

insights and success stories from both commercial and

corporate real estate professionals. Additionally, we will

reveal some of the many approaches real estate firms are

using to collect key benchmarking data—among them

collecting internal data, obtaining information from serv-

ice providers and using objective third-party tools such

as BOMA’s Experience Exchange Report (EER)®*. We will

also look at some of the most valuable metrics being

benchmarked today, and discover how analyzing these

key indicators has helped many real estate organizations

achieve their strategic goals.

“Improving Performance, Measure by Measure” reveals

how corporate real estate professionals use benchmarks

to uncover anomalies, refine operations, develop best

practices and position for success.

“How Does Your Team Stack Up?” explores the diverse

uses of benchmarking among property owners and man-

agers and uncovers some successful methods for attain-

ing and utilizing comparative data.

“It Takes a Village: How Vendors Can Help You Achieve Optimal Performance” chronicles how two vendor com-

panies have taken a proactive and collaborative approach

to benchmarking, and how doing so has helped their

clients improve consistency and performance.

*Editor’s note: BOMA International and Kingsley Associates have recently announced a partnership to conduct the EER starting in 2009. For more information, visit www.BOMAEER.com.

Raising the BarAn Editorial Message from BOMA and Kingsley Associates

BENCHMARKING


Across commercial real estate and

corporate portfolios, many swear by the

familiar adage, “You can’t manage what

you don’t measure.” The most success-

ful companies take this maxim a step

further to mean, “You can’t improve

what you don’t measure.” Benchmark-

ing building performance has numerous

benefits—developing budgets, identify-

ing trends, flagging anomalies, gauging

marketplace value, and the list goes on.

But perhaps the most gratifying result of

benchmarking is the prospect of con-

tinuous improvement.

Finding the GlitchThis quest for constant improvement

often begins with one small variance. A

company may have the most sophis-

ticated building automation system in

the industry, but if it’s not being moni-

tored properly, the smallest glitch can be

extremely costly. Randall Knox, senior

director of global workplace solutions

with Adobe Systems, Inc., keeps an eye

out for these anomalies when review-

ing Adobe’s benchmarking data. In his

words: “Benchmarking helps you stay

abreast of trends because you [can see]

anomalies when you measure yourself

against peers. Then you can start digging

into why these things are occurring.”

Knox specifically recalls one instance

that occurred shortly after the company

installed real-time electrical meters in

one of its buildings. “We were looking for

a measurement of electricity use and we

saw all kinds of spikes occurring in our

usage, which were driving daily electri-

cal rates. This immediately prompted

us to look into what was causing the

spikes, and we found several program-

ming issues with our building system

that we were able to correct.”

Adobe enlists the support of its prop-

erty management provider, Cushman &

Wakefield, in its benchmarking efforts.

George Denise, global account man-

ager for client services with Cushman

& Wakefield, oversees the management

of the Adobe properties and finds that,

while tracking anomalies through

benchmarking doesn’t always provide

the perfect “apples to apples” compari-

son, it is a great way to pinpoint inef-

ficiencies. “Anomalies don’t necessarily

mean something is wrong, but they are

a red flag that alerts you to drill down

and research it further. In the process

of doing that, you can gradually refine

your operations and become more

efficient.”

Establishing Best Practices

For a corporation like Adobe, iden-

tifying and correcting building system

anomalies can mean tremendous sav-

ings in operating expenses. And, beyond

the cost savings, the process of investi-

gating, analyzing and fixing glitches can

also promote best practices. “Any time

you find efficiencies, you try to leverage

them within your properties,” explains

Denise, “and we do that at Adobe.” The

Adobe headquarters complex in San

Jose, Calif., includes three towers—

all LEED® Platinum certified—that

often serve as the standards for excel-

lence across the Adobe portfolio. The

efficiencies identified at these build-

ings through benchmarking efforts

are often applied to other properties,

first in the San Francisco Bay area, and

then across the Americas and overseas.

This is a process that works in reverse

as well, explains Denise, as the man-

agers of buildings outside the San Jose

headquarters are also identifying best

practices and sending them back. “It’s

a very collaborative effort with a lot of

synergy,” he adds.

In a difficult marketplace, savvy

property managers use benchmarking

to identify best practices as a means to

maximize value and stay competitive.

Melissa Throop, vice president of client

accounts with CB Richard Ellis (CBRE),

identifies this as one of the main rea-

sons to benchmark. “We benchmark

to find best practices, and when we

get the results, we spend a lot of time

with the accounts that are reporting the

lowest expenses or best ratios,” explains

Throop. “We try to understand why they

are the best and what they are doing

differently. Those ideas are then shared

with other accounts as best practices.”

Using benchmarking data, CBRE

works directly with clients to improve

efficiencies and reduce costs. “If we

are looking at occupancy expenses per

work station, for instance, we are look-

ing to see if there is an opportunity for

our client to reduce expenses through

workplace solutions, whether that be

restacking in the current space, moving

to a lower cost facility or utilizing some

sort of alternative workplace solution,”

says Throop.

Whether identifying best practices or

cost-cutting solutions, Throop finds the

most effective benchmarking system to

be one that is continuously updated to

keep up with changing trends. “When we

started benchmarking in 2003, looking

at expenses per employee was the way to

analyze space efficiency. Since that time,

we have learned that we not only need

to look at utilization and expenses per

employee, but also per work station. The

combination of the two gives a better

picture of where a company is and what

strategies it should implement.”

Setting the ToneAdobe benchmarks internally and

externally, measuring against both itself

and other properties in the market. The

company looks closely at measures such

as cost per square foot, per occupant

and per work station, as well as square

footage per person and work station. It

also tracks electricity and water usage

against other buildings of similar type

in the region.

Improving Performance, Measure by Measure By Laura Horsley, Director of Communications, BOMA International

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BENCHMARKING

Working with a firm like Cushman &

Wakefield that benchmarks across its

much more extensive portfolio of prop-

erties provides a larger comparative data

set with which to make comparisons.

In fact, Cushman & Wakefield requires

all of its properties to benchmark using

ENERGY STAR® and, where possible,

to participate in BOMA International’s

Experience Exchange Report (EER)® sur-

vey. To create more specific compari-

sons across a variety of building traits,

Cushman & Wakefield also breaks out

its operating statement into two parts:

normal operating costs (or “capturable

costs”) and facilities costs. The company

uses the same format as the EER, which

allows for better comparisons.

This is especially helpful when bench-

marking Adobe buildings, some of which

have data centers and software labs that

typically use a lot of energy. “When we

look at other Class A office buildings,

most of them don’t have data centers

or server rooms of the size we have,”

explains Knox, “but we have the abil-

ity to track exactly how much electricity

those rooms are using, and we’re able to

deduct that out of our building score.”

Despite housing energy-hungry data

centers in some of its buildings, Adobe

has gained national attention for its

energy performance, especially in its

LEED Platinum headquarters towers.

Knox touts benchmarking, particularly

through the ENERGY STAR Portfolio

Manager benchmarking tool, as a big

part of this success story. “A big step was

benchmarking against ENERGY STAR

because it put us well on the trail that

resulted in the LEED Platinum certifi-

cation,” remarks Knox. “There were 64

projects that we implemented over a

five-year period. About 30 of those were

implemented on our own and resulted

pretty impressive for buildings with data

centers and software labs.”

One reason Adobe has always empha-

sized internal benchmarking is because

other buildings in the market simply

were not keeping pace on energy effi-

ciency. The core competition was mostly

internal, with one Adobe LEED Plati-

num building jockeying with another to

raise the bar. In recent years, though, the

world of green building has opened up

significantly and competition abounds.

“Three years ago, there was one building

in the Silicon Valley that was certified as

a green building and there were six work-

ing on certification, three of which were

Adobe buildings,” says Denise. “Today,

there are 18 green-certified buildings in

the Valley and there are 118 that are reg-

istered and working on certification.”

The groundwork that Adobe helped

to lay has set a tone and expectation

for excellence in energy efficiency, with

benchmarking being a critical tool for

measuring improvement. Knox has a

positive view of the recent competition

in the marketplace. “We issued a chal-

lenge and we’re happy to see people

stepping up to meet it.”

This statement goes back to what

is perhaps the real reason that we all

benchmark: to amass the most reli-

able data to measure and then improve

building performance.

“That ENERGY STAR benchmark was a major motivator.”

in a ROI of 108 percent, whereas the

ENERGY STAR and LEED projects had a

ROI of 148 percent. I would attribute that

directly to a form of benchmarking.”

Particularly on the energy front,

benchmarking has served as a prime

motivator for Adobe. When the com-

pany first benchmarked two of its head-

quarters towers through ENERGY STAR,

one building earned a score of 76 and

the other a score of 73. It takes a score

of 75 to achieve the ENERGY STAR label,

which drove Adobe to ensure that both

buildings rated at 75 or higher. “That

ENERGY STAR benchmark was a major

motivator,” recalls Denise, “and we con-

tinued and eventually got our scores up

into the high 80s and low 90s, which is

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In today’s real estate environment,

conditions are increasingly difficult,

with everyone looking for a competitive

foothold. But how can your team find an

advantage if you have no comparative

point? Increasingly, top real estate firms

are utilizing benchmarks to see how they

stack up vs. internal standards and other

teams. They are then using this infor-

mation to refine their operations and

develop best practices, on both small

and large scales. It is shaping up to be a

difficult season for real estate, and those

teams with a solid knowledge of both

themselves and the competition are the

ones best positioned to succeed.

Every Inch Counts—The Value of Benchmarking

As budgets and income projections

continue to tighten, “benchmarking

is more important today than it’s ever

been,” remarks Scott Kuklish, execu-

tive vice president and director, medical

real estate services at PM Realty Group

(PMRG), a Houston-based owner and

manager. Kuklish is responsible for

managing PMRG’s joint venture with

Montecito Medical Management, a ven-

ture specifically centered on the acqui-

sition, operational management and

leasing of medical real estate. Kuklish

is also a true benchmarking veteran, and

believes that benchmarks have provided

significant value to the real estate indus-

try for the past 25-plus years through

market ups and downs. He and his team

at PMRG are committed to this process,

and their experience shows in their abil-

ity to utilize benchmarks for multiple

purposes—among them, market scout-

ing, underwriting and substantiating

value to investors.

When exploring new investment

opportunities in the medical office

arena, PMRG uses benchmarks to

help get a sense of the size and scope

of a market, as well as to determine

the financial viability of market entry.

Kuklish explains: “We look at the vol-

ume of facilities in the market and who

the players are. Once we’ve determined

which healthcare providers are in the

market, we use our own research to

determine synergies—which physician

practices are in need vs. which are in

excess?” Kuklish continues, “Oftentimes,

benchmarking helps us determine which

markets we go into. For example, if we go

into a suburban or downtown building,

are the financials of that market going

to substantiate the investment? Or, are

there nuances with that community that

we should know about? Suffice it to say,

it is invaluable to have benchmarking

data we can rely on.”

In the underwriting process, Kuklish

and his team use benchmarks at several

stages, primarily to validate assumptions

regarding base rents and expenses. “We

use it as a tool in the beginning of the

underwriting process,” notes Kuklish,

adding, “we also use it as a qualifier to

validate the information that the under-

writers have come up with.” Specific to

Brenna Walraven is managing direc-

tor, national property management at

USAA Real Estate Company (USAA), a

San Antonio-based investment manager

that has demonstrated a similar com-

mitment to benchmarking, albeit for

slightly different purposes. For USAA,

benchmarking is used first and foremost

to evaluate property-level performance

throughout its portfolio. “We are con-

stantly looking to measure performance

in objective, consistent ways,” notes

Walraven. “We then can take steps to

continually improve performance.”

In fact, USAA has taken the bench-

marking process one step further, creat-

ing its own color-coded matrices using

the information collected. This way, the

firm can quickly track how its properties

measure up to competitive products.

Walraven notes the comparisons are first

made to a hand-selected group of prop-

erties that are deemed to directly com-

pete in a given market, while a second-

ary comparison is made to BOMA data.

She explains the system as follows: “If [a

property is] coded green, that means its

total recoverable expenses are within

the range or below the range of recover-

able expenses in the competitive set. If a

property is [coded] yellow, it means that

the property’s total recoverable expenses

are less than 10 percent higher than the

comparable range, but still lower than

BOMA. And [a code of] red is used when

a property’s total recoverable expenses

are more than 10 percent higher than

the range of comparables. In that case,

we’ve got an issue that we have to focus

on.”

Beyond measuring property perfor-

mance at a tactical level, Walraven and

her team at USAA also use benchmarks

to identify macro-level trends and help

guide company-wide improvement ini-

tiatives. For instance, USAA conducts

annual tenant surveys to monitor service

delivery and evaluate year-to-year trends

in customer satisfaction. Additionally,

the firm tracks retention rates, lease vol-

ume and total number of transactions

How Does Your Team Stack Up?By Elysse Bell, Project Analyst, Kingsley Associates, and Daniel Mazmanian, Senior Project Manager, Kingsley Associates

“Benchmarking helps us determine which markets we go into.”

the medical office sector, the value of

benchmarking has increased as the

market continues to shift from predomi-

nately locally owned businesses to more

institutional entities. With that market

movement has come a new accountabil-

ity to investors, where “benchmarks can

be an invaluable tool.” Kuklish describes

it as follows: “You’re constantly having

to validate what you’re doing and you’ve

got to be able to provide an explanation

to the doctors, healthcare companies

and ownership that what you’re doing

adds value. That’s where it’s all at—it’s

all about value and being able to sub-

stantiate it.”

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BENCHMARKING

in terms of square footage. The ultimate

value of all these benchmarking activi-

ties is enhanced when the information

is distributed throughout the company.

Walraven explains: “First, we give it to all

senior executives, and then to all asset

managers and property managers so

they can see how they rank. I know they

[asset managers and property manag-

ers] use it to look at what they need to

focus on.” USAA also ties this data into

its performance reviews. As Walraven

mentions, “Certain benchmarks can be

great resources for goal setting and driv-

ing manager performance.”

The Assist— Where to Find Benchmarking Data

It may seem like a daunting task

to identify, collect and analyze all of

this comparative data, but there are a

number of available, reliable resources

for use. And what better place to start

than your home court? In describing

her typical benchmarking process, Wal-

raven explains, “First, I’m looking to see

how we perform year-over-year—how

we compare on a property-to-property

level and then on the whole, relative to

the prior year. Do we have a one-per-

cent increase in costs, or are we flat?

That gives a good idea of what’s going

on.” Portfolio and property comparisons

year-to-year enable USAA to identify

trends and measure the success of new

programs while also highlighting any

problem areas—or areas that have expe-

rienced abnormal fluctuations.

Though important to engage in self

measurement, limiting benchmarks to

your own data can sometimes cause

you to overlook industry-wide trends—

trends that might help to explain any

significant changes in a given mea-

surement area. That’s where organiza-

tions such as BOMA can be a valuable

resource. For example, BOMA’s Experi-

ence Exchange Report (EER)® provides

building managers with a wealth of

operations data from rival properties

in their markets. By maintaining strict

confidentiality around the data, the EER

allows access to a “competitive set” of

data that would not otherwise be avail-

able—at least, not legally. Kuklish and

PMRG have found this information

extremely valuable in their efforts to

appraise costs. “The numbers associated

with the cost of managing and leasing

healthcare properties, and being able

to put your finger on where the costs

are, both regionally and nationally,

have been very helpful,” notes Kuklish.

“I can traverse through the information

very quickly without having to spend

time calling other people.” Kuklish has

observed a dramatic increase in the data

related to healthcare real estate as this

industry sector has gained in popular-

ity. He notes, “I can remember when

we used to look years ago and a data

set would contain 15 to 20 buildings.

Now, we’re talking about hundreds of

buildings and multiple markets. So, the

information is much more credible than

it used to be, and I’m very pleased to see

that happen.”

The Stats— What to Measure

Operating expenses, along with

occupancy, income and base rents, are

some of the core measures that Kuklish

and Walraven are frequently monitor-

ing. When analyzing different market

opportunities, Kuklish and PMRG also

utilize BOMA’s EER to evaluate cleaning

and security metrics, all the way down

to parking ratios. Additionally, in its role

as a third-party manager, PMRG keeps

close tabs on how agency-managed

buildings are performing vs. owner-

managed buildings from an efficiency

standpoint. Kuklish describes this as

increasingly important given the con-

tinued upward pressure on expenses.

Another useful application of bench-

marking is in evaluating newly imple-

mented or trial programs. USAA gauges

the success of its “green” programs

through comparative analysis, which

Walraven describes as follows: “We

look for objective affirmation that we

are being competitive with our ‘green’

and energy-efficiency initiatives. It helps

us to see that there is value in doing that

and that our ‘green’ efforts are actually

helping to control our expenses.”

Despite their different uses of

and applications for benchmarking,

PMRG and USAA have each benefited

immensely from this process. In this dif-

ficult season for real estate, these teams

are working intently to understand

themselves and their competitors bet-

ter, which will ultimately result in a more

focused game plan moving forward.

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Property services vendors can play a critical role in helping owners and managers achieve excellence in building performance. Whether they provide janitorial services, HVAC products, elevator services or security, vendors are an integral part of the benchmarking process—providing building managers with critical data to help them assess costs, identify trends and ultimately do more with less.

Many vendor companies have developed sophisticated methodolo-gies for assisting building owners and managers in benchmarking performance. Two of the industry’s building products suppliers, UGL Unicco and Trane Commercial Systems, have adopted an especially collaborative approach with their clients. BKR spoke with Thomas Gunn, vice president of facility management solutions at UGL Unicco, and Scott Lenger, director of commercial and industrial sales at Trane Commercial Systems, about this very subject. In the process, we learned how these leading companies are leveraging their offerings to help their clients optimize performance:

Lay the foundation. Establishing a baseline by which to measure performance is critical to build a successful relationship. “Particu-larly when large system components such as chillers are involved, we often verify the performance with the customer or their repre-sentative,” says Lenger. “We also do a similar test after installation to ensure that the product functions as intended. This initial data is critical in evaluating performance.”

It’s all in the details. Providing clients with detailed performance data has become increasingly critical in today’s environment. Gunn says Unicco is asked on a regular basis to provide specific metrics to its clients, and, in some cases, clients will monitor their ability to deliver this data. “Clients today are looking to make decisions on hard data,” adds Gunn. “The more detailed the information you can provide a property manager, the better.”

One size does not fit all. Recognizing that all clients are different, and adapting to their individual needs, is also paramount. “In a build-ing, you don’t necessarily know how the space is being used—where people are scattered and what their movements might be,” Lenger notes, emphasizing the need for a flexible approach. “So, we gauge these patterns, and allow our systems to adjust temperature settings and indoor air quality accordingly.”

Value, value, value. It’s all about providing value, in everything you do. Unicco finds that clients are looking for bundled solutions to minimize touch points and leverage provider networks. “Clients are looking beyond the basic contracted service model and are looking to determine how the company adds value to a client’s operations,” says Gunn. “They are always looking for a balance between cost and quality in an effort to achieve the maximum value.”

It Takes a Village: How Vendors Can Help You Achieve Optimal PerformanceBy Lindsay Tiffany, Manager of Media Relations, BOMA International

Key Contacts:

Lorie DamonVice President of Education and Research(202) [email protected]

Laura HorsleyDirector of Communications(202) [email protected]

Lindsay TiffanyManager of Media Relations(202) [email protected]

Headquarters: 1101 15th St., N.W., Suite 800Washington, DC 20005(202) 408-2662www.boma.org

Key Contacts:

Jim WoidatPrincipal - San Francisco Office(415) [email protected]

John FalcoPrincipal - Atlanta Office(770) [email protected]

Phil MobleyVice President(770) [email protected]

Headquarters: 182 Second StreetSan Francisco, CA 94105(415) 777-1140www.kingsleyassociates.com

BOMA International

Kingsley Associates

Founded in 1907, the Building Owners and Managers Association (BOMA) International is an international federation of more than 100 local associations and affiliated organizations. The 18,000-plus members of BOMA International own or manage more than nine billion square feet of commercial properties in North America and abroad. BOMA’s mission is to enhance the human, intellectual and physical assets of the commercial real estate industry through advocacy, education, research, standards and information. On the Web at www.boma.org.

BOMA International—leaders in commercial real estate.

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SECTOR WATCH

Saint Joseph East Medical Center, Lexington, Ky.

Healthcare Real Estate: Not Immune to Capital CrunchBy Gordon Soderlund

Given the attractive

economics of medical

office buildings and

ambulatory surgery

centers (ASCs), some

industry experts

expect that MOB

development will

pick up relatively

quickly once the

capital markets

return to normalcy.


The crisis in The crediT markeTs has affected every sector of the economy, including healthcare. in particular, the tightening of the bond markets has cur-tailed many hospitals’ capital projects, especially construction of new facilities or additions to existing ones. On many hospital campuses, even construction projects that had started have now halted, while the hospital systems await a thaw of the capital markets.

For medical office developers, the cri-sis in the capital markets has also had an impact, as hospitals have delayed con-struction on these types of facilities as well. Because medical office buildings (mOBs) are increasingly used to deliver less expensive procedures and care than the traditional hospital setting, medi-cal office development has boomed in the last decade. With substantially lower construction and operating costs than acute-care hospitals, medical office buildings have helped to address a num-ber of crucial healthcare needs. extend-ing delivery of care to patients across a larger and more geographically diverse area via a hub-and-spoke facility strat-egy allows hospitals to reach the broader market at significantly lower costs. Given the attractive economics of medical office buildings and ambulatory surgery centers (ascs), some industry experts expect that mOB development will pick up relatively quickly once the capital markets return to normalcy.

Rehab Challengesin the interim, existing mOBs may be

candidates for rehabbing and adaptive reuse, but both options present their own challenges. adapting existing mOBs (particularly older ones) for new uses may not be easy or cost-effective, in part because older buildings may not have the floor plates to accommodate inno-vations in medical technologies. innova-tions in diagnostic imaging equipment (such as mri, caT and PeT scanners, which are large, energy-demanding and sophisticated systems) may ham-string a renovation strategy because not every building can accommodate them. Their presence in mOBs continues to increase, however, providing benefit to patients who desire convenient access all in one location and to physicians who can generate referrals within the same building.

Older mOBs also may not accommo-date the designs of more sophisticated specialty healthcare practices, such as neurology and oncology. in addition to the challenges of accommodating the equipment needed for these types of physician practices, these facilities also have to be reworked to accommodate the unique patient flow demands of these specialties.

Finally, many healthcare systems—thanks to government incentives—are foraying into electronic health records (ehrs). electronic health records essen-tially store all patient records in a central database and allow physicians to access patient history and current treatments via laptop computers and Pdas, which accompany them into the exam room. Frequently lauded as tools for improving patient safety and treatments—because

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SECTOR WATCH

For more information on these and other trends in healthcare, attend BOMA’s Medical Office Buildings and Healthcare Facilities Conference, June 25-26, 2009, at the Marriott Philadelphia Downtown.

Learn more about the conference andregister at www.boma.org/Train ingAndEducation/MedicalOfficeBuildings

physicians will not have to rely on patients to share information about their current conditions or medical history—ehrs require technology infrastructure in order to work properly. skeptics have already raised the issue of how patient records will comply with hiPaa (patient privacy legislation), and whether ehrs will, in fact, save time and money for physician practices. accommodating the technology infrastructure require-ments to support ehrs in older mOBs may not be feasible from either a design or a cost perspective.

despite these challenges, healthcare systems and mOB owners may never-theless be forced to become ever more creative about rehabbing existing facili-ties, particularly if the capital markets continue to struggle. Further exacerbat-ing the problem are flat or decreasing patient volumes, as consumers defer both elective and non-elective surger-ies and other procedures due to job loss, high deductible insurance coverage or increasing cOBra premiums following layoffs. industry experts also expect an increase in the numbers of uninsured and underinsured, which will create further pressure on hospital systems’ financial performance.

hospitals were in vogue 15 years ago, flaws in that strategy, such as improp-erly structured incentives post-acqui-sition, caused substantial financial fail-ures leading to an unraveling of these acquisitions. That trend is now reversing in favor of the closed-physician model, whereby physicians are becoming hospi-tal employees again. The deal structures are improved with appropriate incen-tives negotiated. Though physicians may earn less than they might have in private practice, there is greater security in a consistent flow of income; hospi-tals assume greater burdens of practice administration; and the hospitals gain built-in loyalty and patient volume. it’s unclear what impact the closed-physician models might have on mOB rents—though one could expect tougher negotiations during lease renewals, since hospitals have a stronger credit position than the physician practice tenant. The hospital could also exercise its right to purchase the facility if its combined tenancy gives it majority occupancy in the mOB.

Ultimately, the most significant trends affecting healthcare and its real estate may be on the horizon. The Obama administration has pledged to under-take healthcare reform. Though no for-mal plans have been issued to date, most healthcare experts expect the admin-istration to move quickly with the out-lines of a reform plan. But, until they do, both healthcare and real estate industry experts decline to speculate about what the implications of healthcare reform may be. seasoned healthcare real estate experts, however, are watching carefully as the larger trends in healthcare often result in changes in real estate strategy, development and leasing.

About the Author: Gordon Soderlund is se-nior vice president, Strategic Relationships, The DASCO Companies, LLC, and co-chair of BOMA’s 2009 Medical Office Buildings and Healthcare Facilities Committee.

Banking on Monetization

Beyond its impacts on development of new mOBs or rehabbing of existing ones, the credit crisis is also having an impact on mOB monetization activities. here, too, it’s unclear precisely how far-reaching the impact will be. in the past decade, many hospital systems have elected to monetize their mOB and other non-core assets in order to generate additional capital that can be deployed directly to provide healthcare services. Often, large portfolios were monetized. The constriction in the capital markets has certainly cooled monetization activ-ity, as lenders have been unwilling to finance the large transactions that were common in the past.

despite the slowdown over the last six months, many in the industry expect that monetization activity will begin to rise. as hospital systems wrestle with their own financial fortunes, many may revisit monetization as an effective tool to improve their capital positions.

A Return to the Hospital?

Other trends in healthcare may also have significant impact on the develop-ment and leasing of mOBs. chief among them is the renaissance of hospital-employed physicians. hospital admin-istrators note that many physicians currently in private practices continue to face significant economic pressures. shrinking medicare and medicaid reim-bursements have contributed to a steady decline in private-practice physicians’ earning power. For nearly 20 years, these reimbursements have not even kept pace with inflation, while physicians’ practice costs (such as malpractice insurance) have risen. These practice economics have created pressures on mOB rents.

While practice acquisitions by

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trends tracker

While Solar poWer may not be the moSt coSt-efficient Solu-tion for every building, more companies in hot, sunny climates are taking a second look at solar options, especially if their building has a high energy demand and is located in a state that offers healthy incentives for energy-efficient equipment.

for the idec u.S. headquarters build-ing in Sunnyvale, calif., a manufacturer of control and automation products, installing a solar electric system for its combination corporate office building and warehouse facility was a no-brainer.

“being in Silicon valley, where it’s sunny something like 330 days a year, it just made a lot of sense for us,” says lanny Schuberg, engineering and compliance manager with idec corporation. “plus, the cost of electricity isn’t getting any cheaper.”

idec corporation completed the installation of a 162-kilowatt (dc) solar electric system along with a new efficient warehouse lighting system as part of the company’s green mission, but the pro-jected energy and costs savings certainly don’t hurt either. the combined savings from the solar electric system and the

Solar Solutionssunshine + tax rebates = smart InvestmentBy Laura Horsley

lighting retrofit is expected to reduce idec electricity consumption from the local utility by approximately 25 percent, with a projection that the real savings will be closer to 35 percent because most of the energy provided by the solar pan-els is produced during summer after-noons when electricity rates are highest. in addition, idec is estimated to avoid 280,650 kWh per year of conventional electricity, which would result in reduc-ing 505,170 pounds of co

2 emissions.

although the cost of the solar elec-tric system was more than $1 million, according to Schuberg, the system should pay for itself within six years—not bad considering it has a 30-year life expectancy. “When you take into account the federal and state tax credits, the rebates from the utility (pg&e in this case) and the depreciation, 90 percent of the cost is already taken care of,” says Schuberg. california is a good state to do business in if you want to go solar as it offers generous incentives and rebates for buildings and companies that reduce energy consumption.

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idec corporation is headquartered in osaka, Japan, and is iSo 14000 com-pliant. Similar energy upgrades have already been done in idec offices in Japan. beyond the environmental, energy reduction and cost savings ben-efits of the new system, a big part of the incentive comes down to old-fashioned business smarts. “more and more cus-tomers want to do business with green buildings,” says Schuberg. “it’s brought us new business and other companies are looking to us because they like what they see.”

Eight hundred eighty-eight (880) solar panels were installed on the IDEC building in November 2008.

today’s solar Panelthe solar electric system at the Idec building in sunnyvale, calif., consists of 880 panels made by Mitsubishi electric and was designed and installed by rec solar. Mitsubishi’s photovoltaic solar modules are engineered for extended use in environments with extreme tem-peratures and harsh weather conditions. solar panels tend to be very durable and often come with warranties of up to 25 years. according to Jenean smith, marketing communications manager with Mitsubi-shi electric, the panels often outlive the warranty; the original solar cell created by Bell labs back in the 1950s is still working today. “the craftsmanship makes them great,” says smith. “they are thinner and stronger today. You can drop a steel ball onto the glass, which has a high-pressure weighting and resists strong winds.” solar panels are used across a wide variety of commercial buildings. they are most commonly found in buildings that use a lot of energy, such as manu-facturing and production facilities, warehouses and data processing and storage facilities. the solar electric system in the Idec building services both the corporate office and the warehouse facility.


Green Scene

In thIs strugglIng economy, It’s tIme to get back to the fundamentals of real estate—maintain-ing tenant satisfaction, controlling costs, creating value and remaining competitive. Along with these financial challenges, you’re likely facing pressure to reduce your climate impact. Fortunately, energy management will help you meet these economic and environmental challenges.

since 18 percent of u.s. carbon dioxide (co2)

emissions are associated with commercial build-ings’ energy use, using less energy for building operations is the best way to reduce your carbon footprint. nicholas stolatis, director, strategic Initia-tives for tIAA-creF global real estate, explained his organization’s energy management priorities during a recent presentation. “As a financial services firm, our primary source of greenhouse gas emis-sions is our investment real estate,” said stolatis. “the [energy reduction] goal that we’ve established will prevent approximately 37,000 tons of carbon dioxide.” that number is equivalent to taking more than 6,100 cars off the road for a year.

In addition to reducing carbon emissions and

enhancing Portfolio Value through carbon reductionsBy Alyssa Quarforth

enhancing your market position, focusing on energy efficiency will reduce tenants’ operating costs, making your space more competitive. By reducing energy consumption, “you can receive an immediate impact financially that benefits both the tenant and the value of the asset,” notes mike Kent,

managing director and head of leasing and Property management for rreeF. Further, many local and

state governments now require energy benchmarking and public disclosure of building energy performance,

and numerous regional, state and local greenhouse gas reduction programs are under way.

the value of buildings that are “energy hogs” may be dis-counted in the future, so it’s necessary to better understand your carbon footprint now—start by examining energy use. many commercial real estate professionals are already using ePA’s energy stAr® Portfolio manager, a free and confidential online tool, which allows you to track energy use and water consumption, as well as your portfolio’s greenhouse gas inventory. “As governments impose addi-tional regulations addressing greenhouse gas emissions, having your actual numbers is going to become critical,” explained stolatis.

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the source for carbon emissions data in Portfolio manager is ePA’s emissions & generation resource Integrated Database (egrID), a comprehensive inventory of the emissions associ-ated with electricity-generating power plants across the united states. Portfolio manager uses the utility grid data for your zip code to calculate emissions associated with electricity consump-tion at your building.

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2 emissions than an average building. And

case studies and research—such as rreeF’s september 2008 report “globalization and global trends in green real estate Investment”—show a link between the energy stAr label and increased rents, property values and occupancy.

taking the steps to manage energy use today will position your organization for market leadership in an industry facing a challenging economy and increased pressure for environmental responsibility. stay ahead of these drivers by taking an active role in understanding and reducing your portfolio’s climate impact.

About the Author: Alyssa Quarforth is the U.S. EPA ENERGY STAR Pro-gram manager for commercial properties. For more information on ENERGY STAR, visit www.energystar.gov.

What’s new in Portfolio Manager?enerGY STAr’s Portfolio Manager provides greenhouse gas emis-sions information for buildings and portfolios. This includes direct emissions (resulting from on-site fuel combustion); indirect emis-sions like electricity (produced by an external source but attribut-able to energy consumed on-site); and the total of both. emissions of carbon dioxide, methane and nitrous oxide are included, and are represented as cO

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• A new feature to enable multi-family communities to track energy and water usage.

• Additional technical updates to clarify terminology and calculations.

Forthcoming updates will include a new model for computer data center benchmarking and additional reporting features and tools. For more information about Portfolio Manager, visit www.energystar.gov/benchmark.

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Today, mosT people geT The informaTion They need via the Web. it’s just cheaper, faster, more convenient and envi-ronmentally friendly to access information online. Boma’s Expe-rience Exchange Report (EER) is making the transition to the Web as well. This June, the office building income and expense reports, previously published in book and Cd-rom formats, will be available exclusively online.

Thanks to a collaboration between Boma international and well-known industry research firm Kingsley associates, a brand new Web-based EER will change the way industry profession-als obtain the latest market information. property managers, facility managers, asset managers, brokers, appraisers, owners and others seeking insight into average income and expenses for commercial office buildings in specific markets will simply log on, specify markets and building parameters (such as size) and pull up information at their fingertips.

The transition to the Web marks the culmination of extensive research, conducted by both Boma international and Kings-ley associates among past EER users and data contributors, as well as non-EER users. The revolutionary format will offer features that no other benchmarking tool has: customizable

Not Your Father’s Benchmarking Tool—‘EER 2.0’ Coming This JuneBy Noel Popwell

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search queries, graphic representations of each income and expense line item and options to export the charts to pdf or excel format to save time and allow for their easy insertion into reports and presentations. past submitters will also be able to see trend data based on previ-ous years’ data.

Throughout its 89-year history, the EER has undergone a number of inno-vations to enhance the information pro-vided to the marketplace. The original EER, published in 1920, featured data from only 90 buildings in 37 cities in the United states. That first EER also tracked only a handful of performance measures, such as cleaning and electri-cal system expenses. Currently, the EER encompasses nearly 65 line items across the income and expense ledger, includ-ing such measures as income from other space (such as storage, aTms, etc.), wire/riser and telecom access and even rents earned from retail tenancies within office buildings. on the expense side, the EER tracks detailed expense performance, also in a variety of categories, such as utilities (both costs and consumption of various types of building resources); repairs and maintenance; and cleaning costs.

participation in the EER is entirely vol-untary and free of charge; Boma mem-bership is not a requirement. By tracking and analyzing office building financial performance with such comprehensive detail, Boma affords building owners and managers tremendous insight into their buildings’ performance relative to peer buildings. in the current economic climate, such information can be essen-tial to add value to real estate assets. EER data can be used to help identify areas in which an office building outperforms the market, which can help retain tenants or

recruit new ones. it can also be used to identify areas where the building’s oper-ations need to be fine-tuned in order to stay competitive in the marketplace.

a revolutionary new pricing structure will also allow users to purchase only those markets they need or purchase the entire data set. Those who submitted their 2008 building income and expense performance through the EER online survey will be able to purchase reports at discounted prices as well. single mar-kets can be purchased for $125 ($95 for submitters), and $25 for each additional market ($20 for submitters). in addition, subscribers can purchase the entire U.s. market for $250 ($195 for submitters). Corporate subscriptions will also be available to allow multiple users within a single firm to have access to the mar-kets they need.

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EyE on Education


Each yEar, thE BOMa IntErna-tIOnal Medical Office Buildings and Healthcare Facilities Conference gathers the healthcare real estate elite—industry speakers, healthcare executives and hos-pital administrators—to “take the pulse” of the industry and educate attendees on the latest trends, models and trans-actions. as medical office buildings and other ambulatory centers play an increasingly crucial role in the delivery of healthcare, gaining insight on these issues becomes imperative. this year, the Medical Office Buildings and Health-care Facilities Conference will be held June 25-26 at the Marriott Philadelphia Downtown.

What’s new this yearrenowned economist Dr. Peter lin-

neman will deliver the annual Keynote luncheon address with a focus on the economic crisis and the implications for healthcare providers and their real estate strategies. he will offer perspec-tives on what the future may hold for the capital markets and the capacity of the government stimulus program to resus-citate the capital markets, job growth and other economic conditions. Dr. linneman is the founding chairman of Wharton’s real Estate Department and

MoB conference to address Big changes and Emerging trends in Healthcare Real EstateBy Emily Naden

the founding co-editor of the Wharton Real Estate Review. he was recently cited as one of the 25 most influential people in real estate by REALTOR® Magazine.

the conference will feature gen-eral sessions designed to examine the implications of the capital markets crisis on the health of healthcare sys-tems. “Gauging the health of healthcare Systems: a cFO roundtable” features a distinguished panel of health system cFOs who will share their perspec-tives on the capital markets crisis and how their systems are responding to it, operating and investment performance trends, the impact of national health-care reform and possible signs of stabil-ity and recovery. “cMS reimbursements: What’s the Prognosis?” will focus on this critical component of healthcare provid-ers’ and practitioners’ revenue streams. reimbursement rates have failed to keep pace with inflation for the last 20 years. amid the current economic crisis, the pressure on healthcare systems and doc-tors’ livelihoods is all the more acute and directly impacts the health of the real estate assets they own and lease.

Get on trackthis year, BOMa enhanced its suc-

cessful healthcare real estate educa-tion tracks to meet the changing needs of the industry. the Capital Markets Track includes insightful sessions that will help you target capital markets for new opportunities. the session, “Market Opportunities? Getting healthy returns for Distressed assets,” focuses on where new opportunities might be found, as well as the capital to work with them.

the Provider Strategies Track, fea-turing sessions on new physician inte-gration models, changing paradigms in healthcare delivery and a new wave for ambulatory strategy, offers insights into emerging models of healthcare delivery.

these sessions will provide in-depth analysis of these emerging trends and outline their implications for hospitals’ real estate holdings, development strate-gies and long-range plans.

In this changing economic climate, how astutely you lease and manage facil-ities is becoming a factor in determining how you will weather the storm. Stay on top of the trends and pitfalls with the Leasing and Management Track, fea-turing sessions on providing customer service to physician tenants, recogniz-ing and managing physician tenants’ financial stress and identifying new opportunities for trimming operating expenses.

Back by Popular demand

last year, a panel of distinguished speakers gave their opinions on where the healthcare real estate market was heading. this year, that same panel will return with “Second Opinions: the health of the capital Markets redux” to discuss if and how their strategies have evolved over the last year and how wrong, or right, their predictions were. the panel will also discuss the question on everyone’s mind: are MOBs reces-sion-proof? Jonathan Winer, executive vice president of Seavest, Inc. and a for-mer Medical Office Buildings commit-tee chair, promises to lead this session “hardball-style”—no excuses.

One of our most popular sessions, “Vital Signs: trends in healthcare round-table,” returns with a heavy-hitting panel to discuss how the stress affect-ing healthcare is growing and what that means for the facility side of the industry. the session also looks at how the health-care plan of the Obama administration could impact the delivery of healthcare itself. this is a can’t miss session.

Last year’s MOB Conference drew a record number of attendees.

7x9.75.indd 1 1/12/09 3:37:41 PM


EyE on Education

Education and Events calendar Throughout 2009: Foundations of Real Estate Management courses are being offered by BOMa local associ-ations throughout the country from los angeles to Washington D.c. Please view the education calendar at www.boma.org for more informa-tion or contact Kristin Bowling at [email protected].

May 13: SOS course 2: Strategies for Reducing and Reusing Building Resources, Webinar, 2:00pm Et

June 10: BEEP Seminar 5: Valuing Energy Enhancement Projects and Financial Returns, Webinar, 2:00pm Et

Once again, our popular exhibits and networking receptions will give attend-ees the opportunity to meet with their vendors, make new contacts and forge new business relationships with key investors, builders and financiers in the healthcare real estate industry.

a Session for Whatever ails you or your Business

here are just a few of the sessions at this year’s MOB conference:

• DealDiagnosis:EquityPerspective

• GettingHealthyNOIbyControllingOperating Expenses

• ConvertingLeases:FromModifiedGross to nnn

• PhysicianStimulus:WhattoDoWhenDoctors need help

• NotBuildingNew?StrategiesforExist-ing Outpatient Facilities

• Better Bedside Manner: Improv-ing customer Service for Physician tenants

For more information, full session descriptions or to register, visit www.bomaconvention.org/MOB.

“The Art of Preserving Nature”

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Get an immediate ‘butterfly effect’, while saving money instantly, by replacing your fresh plants, trees and flowers with preserved real natural botanicals. Since 1989, we have provided over 3,000 clients in Japan, Europe, UAE & the USA, with 100% real, maintenance-free (no water, no light, no disease, no growth/trim), very long life (8 yrs trees, 4 yrs plants, 2 yrs flowers) preserved botanical products.

For a free sample contact:Dimitri Papakyriacou,

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Peak Fall ProtectionDesigned Safety Solutions


June 25-26: Medical Office Buildings and Healthcare Facilities Conference, Marriott Philadelphia Downtown, Philadelphia, Pa. www.boma.org/TrainingAndEducation/MedicalOfficeBuildings

June 28-30: BOMA International Conference and The Office Build-ing Show, Pennsylvania convention center, Philadelphia, Pa., www.bomaconvention.org

July 22: SOS course 3: Rethinking Recycling—Beyond Paper and Cans, Webinar, 2:00pm Et

August 19: SOS course 4: How Green is My Building? Tools for Mea-suring the Total ROI of Sustainabil-ity, Webinar, 2:00pm Et

September 16: No Mention of Money: Understanding the Economic Impact of “Nonfinancial” Lease Clauses, Webinar, 2:00pm Et

October 7-9: IFMA World Workplace, Orange county convention center, Orlando, Fla., www.worldworkplace.org

October 14: The Road to Renew-als: Keeping Tenants Happy in a Depressed Economy, Webinar, 2:00pm Et

November 11: BEEP course 2: How to Benchmark Energy Performance, Webinar, 2:00 pm Et

December 2: BEEP course 3: Energy-Efficient Audit Concepts and Economic Benefits, Webinar, 2:00pm Et

For detailed information on BOMa educational offerings, contact Kristin Bowling at [email protected] or visit www.boma.org/TrainingAndEducation

For detailed information on upcoming industry events, visit www.boma.org/Events

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buyers’ guide

PRODUCT DETAILS

Nalco 360 Helps Improve Water System PerformanceNalco has developed a comprehensive new monitoring, control and alarming service to improve water system operations, reducing risk and saving water and energy. Nalco 360™ service is supported by a team of water treatment experts who monitor the system to ensure it is operating in accordance with best practices. In addition, alarm responses provided by the expert center guide water system managers on the appropriate action needed to mitigate the issue or inefficiency. Weekly and monthly report/charts are automatically sent to users so they can understand the trends and issues affecting their system and can reduce their total cost of operation.

For more information, visit www.nalco.com

Eco-Friendly Flow Fresh Maintains Drain Health in RestroomsAmerican Leak Detection has developed Flow Fresh™, a cost-effective and eco-friendly solution to drain line and odor problems in commercial building restrooms. Flow Fresh works by using a bio enzymatic formula that softens and breaks down uric crystals at the source, thereby preventing blockages, backups and odors while deodorizing. With the use of Flow Fresh, businesses can also benefit from the reduction of water consumption by half a gallon per urinal per flush. The product works just as effectively on waterless urinals, allowing the powerful microbes to keep urinals free flowing and odor free.

For more information, visit www.AmericanLeakDetection.com

buyers’ guide to building Products and services

RPA/FMA/SMA/SMT ACCELERATED COURSESDesign, Operation & Maintenance, Part II May 13, 2009Ethics Is Good Business ShortCourse June 11, 2009Law & Risk Management July 29, 2009Electrical Systems & Illumination Aug. 19, 2009Real Estate Investment & Finance Aug. 26, 2009Asset Management Sept 16-19, 2009Leasing & Marketing Sept. 23, 2009Facilities Planning & Project Management Oct. 7, 2009Energy Management and Controls Oct 21-24, 2009Environmental Health & Safety Issues Nov. 4, 2009Ethics Is Good Business ShortCourse Dec. 7, 2009

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PRODUCT DETAILS

New Kynar Aquatec Emulsions Deliver Energy-Efficient Roofing SolutionsKynar Aquatec®, an innovative new platform of emulsions developed by Arkema Inc., is raising the industry standard for durability and performance of water-based roof coatings. Field-applied protective surface coatings formulated with the Kynar Aquatec PVDF waterborne technology have excellent adhesion and can be easily applied to a variety of roofing substrates, including metals, plastics, wood, concrete and textiles. Kynar Aquatec emulsions last longer than conventional roof coatings, making them a durable and energy-efficient solution for any roof coating application. The low-VOC coating provides outstanding water repellency, with exceptional resistance to dirt pickup and biological growth.

For more information, visit www.kynaraquatec.com

Carlisle SynTec’s DryLight Increases Energy SavingsCarlisle SynTec, a leading manufacturer of commercial roofing systems, has introduced DryLight™, a skylight with fully encapsulated glazing that is designed to provide both enhanced energy savings and extended warranty coverage when installed on commercial buildings. The unique thermoplastic retainer frame is non-conductive and provides a thermal efficiency that is greater than that of metal-framed skylights. When used in conjunction with photo-sensor or light-dimming controls, DryLight can provide significant energy savings by reducing the use of electrical lighting, lowering peak electrical loads and minimizing overall operating costs.

For more information, visit www.carlisle-syntec.com

E-Mon Offers Advanced Internet-Based Energy MonitoringE-Mon, LLC, a leader in the electric submetering market, has debuted the Web-Mon™, an Internet-enabled energy monitoring device that provides energy data via any standard Internet browser. A built-in Web site right out of the box, Web-Mon requires no add-on software or programming to provide a “dashboard” display of various energy parameters of up to 24 meter inputs. Real-time meter data is displayed alongside historic readings from the previous seven, 30 and 365 days. A “carbon footprint dashboard,” also standard, provides a one-page snapshot of any metered device or circuit in terms of carbon dioxide, sulfur dioxide and nitrous oxide emissions, while automatically displaying estimated forest re-growth needed to compensate for the displayed levels.

For more information, visit www.emon.com

Cypress Envirosystems Introduces Wireless Pneumatic ThermostatThe Cypress Envirosystems Wireless Pneumatic Thermostat is a high-performing solution for your building’s temperature-control needs. The Wireless Pneumatic Thermostat takes just minutes to install with no disruption to existing systems or tenants and can be installed for about one-fifth the cost of a Direct Digital Control retrofit. It enables automatic zone-by-zone scheduling of temperature set-point changes, automatic calibration, remote monitoring of temperature and pressure and the ability to control and track after-hours HVAC usage.

For more information, visit www.cypressenvirosystems.com

buyers’ guide


AlliedBarton Security Services ................... 7American Anchor .................................... 5Artscape Inc. .......................................C4Bartlett Tree Experts ............................. 65Berkshire Green Builders ........................ 69Bobrick Washroom Equip. Inc. .................. 9BOMA Atlanta ..................................... 66BOMA International ............. 25, 63, 67, C3Certified Conveyance Training ................ 69Chem-Aqua..........................................58Distech Controls ...................................23Dorlen Products ................................... 65Dow Roofing Systems ........................... 49Draka Elevator ..................................... 24Duro-Last Roofing .................................38E-Mon, LLC ......................................... 13Fujitec America Inc. ............................... 41Fuller Phoenix Architectural ..................... 14

G4S-Wackenhut ..................................... 11The Garland Company Inc. ..................... 66Griswold Controls ................................. 12Healthy Buildings Intl. ........................... 56Huguenot Laboratories .......................... 60Jamestown Technologies ........................ 54McNabb Construction .......................... 69Metal Roof Innovations Ltd.-S-5! ............ 56Mitsubishi Electric-HVAC Canada ............. 19Mitsubishi Electric & Electronics USA ....... 31NCFI ..................................................22NECA ................................................. 21NECA-IBEW-Chicago ............................ 51Next Parking LLC .................................. 16Painters & Allied Trades Labor Management Cooperative Initiative (LMCI) .................. 15Pavement Network ...............................C2Peak Fall Protection (formerly McClancy) . 64

PF Waterworks ...................................... 14Plasteco ............................................. 69Quality Filters Inc. ................................. 10RoofMart Intl. Inc. (RMI) ....................... 16Shortridge Instruments Inc...................... 54Solutia Performance Films/Saflex .............. 17Spartan Chemical Company ..................... 8Spot Coolers ......................................25ATextured Coatings of America-HQ ........... 39ThyssenKrupp Elevator ...........................53Tile & Stone Works ............................... 69Universal Protection Services ................... 61U.S. Green Building Council-USGBC ....... 42U.S Lawns........................................... 59ValleyCrest ..........................................55Verdissimo .......................................... 64VideoComm Technologies ..................... 40Weishaupt Corporation ...........................57

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conference connection

June 28-30, 2009 Philadelphia, Pa.

The BOMA International Conference

and The Office Building ShowEvery^

These aren’t Typical Times, and This isn’t a Typical TradeshowThe Office Building Show has Your SolutionEvErything is on thE linE. it’s a time of rapid events and unpredictable conse-quences. real estate professionals face challenges in every area. But when the going gets tough, The Office Building Show gets going—with the resources, relationships, products and services that can transform the way you do business.

Come with questions. Leave with solutions.in an industry this big, you can bet that someone else has faced the same chal-

lenges you have. And has come up with a proven way to solve them. no matter what they are, no matter how big or small. We’ve made sure that the best minds, best products and best services will be assembled here for your benefit and to save you money.

Meet problem solvers. Not product sellers.the typical tradeshow revolves around buyers and sellers. this isn’t your typi-

cal tradeshow. this is the preeminent gathering of commercial real estate profes-sionals in 2009. We make sure all of the exciting new products and services will be here. We also make sure the focus is on you. this show is not about the hard sell. it’s about solving the problems you need solved. it’s part of what makes this show such a compelling value.

Maximize asset value in any economic climate.Which way is the wind blowing? Every way. We understand. But we want you

to leave The Office Building Show ready and able to take action. it’s time to switch from reactive to proactive mode. to take control of those things that can be con-trolled. to manage your destiny, and your property, no matter what the economy throws at you.

Green times call for green solutions.As the market for green and energy efficiency grows, BoMA’s partnership with

the EPA’s EnErgy stAr program has made the BOMA Green Pavilion and ENERGY STAR® Showcase the most valuable resource of its kind. you’ll discover ways to save energy, save the earth and save a bundle from expert exhibitors representing the top suppliers of green and energy-efficient solutions.

For more information or to register for The BOMA International Conference and The Office Building Show, June 28-30 in Philadelphia, Pa., visit www.boma convention.org.

More Reasons to ComeOn Every Engineer’s Wish List.If you attend The Office Building Show on Monday or Tuesday, you can enter to win a FREE Mobile-Shop®. Developed by industry professionals, the Mobile-Shop is the new standard in professional building maintenance. The Mobile-Shop includes 230 professional quality tools and 160 parts—all accountable in 60 seconds.

With an anti-theft system and the opportunity to customize it by adding your

own specialty tools and parts, the Mobile-Shop creates a pow-erful new stan-dard that brings maintenance operations to new levels of efficiency and professionalism.

Green Your Life— Win a Vespa Scooter. Motor scooters are the original green alternative to gas-guzzling automobiles. You’ll have two chances to win one of these iconic vehicles—we’re giving away one on Monday and another on Tuesday.

In these tough economic times,

could your building use a

competitive edge? Many firms are struggling to retain

tenants, reduce operating expenses and

enhance asset value. The groundbreaking

new BOMA 360 Performance Program

can help distinguish your proper ty in

a demanding market. It ’s designed to

validate and recognize commercial

properties that demonstrate best practices

in all major areas of building operations

and management. By achieving the BOMA

360 Per formance designation for your

building, you demonstrate to owners,

tenants and prospective tenants that your

property is being managed to the highest

standards of excellence.

For more information on

how the BOMA 360

Performance Program can

give you an edge, please

visit us at www.boma.org.

P.O. Box 10165 | Por t land, OR 97296 - 0165 | Tel: 1 .877.729.0708 | Fax: 503.299.9931For more information please contact our customer ser vice depar tment.

Light Effects is a flexible film that refracts light and

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Energy Film is a transparent window film that

provides instant energy savings by reducing heat loss

in winter and solar heat gain in summer. It is easy to

install and remove and does not use adhesives.

www.ENERGY-FILM.COM

ENERGY SAVING AND PRIVACY WINDOW FILMS

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