the boma magazine - march/april 2011

March/april 2011

Leading the Future

Plus:A Building Engineer’s Role in Preventive Maintenance

Winter Business Meeting Highlights

‘A Team’ Collaborations—ASHRAE

Strategies for Enhancing

Asset Value

Preparing for Recovery

h o r i z o n t a l l i f e l i n e s

Q U A L I T Y FA L L P R O T E C T I O N

r o o f a n c h o r sw a l l a n c h o r s

Work safe. Stay anchored.Creating a safe workplace for suspended work on the outside of your facility is a critical requirement. It is imperative that your property meet OSHA regulations and ANSI guidelines for fall-protection.

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Creating a safe workplace for suspended work on the outside of your

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Q U A L I T Y F A L L P R O T E C T I O N

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9514 BOMA Full 7_875x10_875_FINmech 2/16/07 10:58 AM Page 1



Regional Offices located in: Albany 845-249-7841 • Houston 713-956-7521 • Newark 800-370-0087 • Phoenix 480-246-3256Washington D.C. 703-971-3373 • Opening soon in Salt Lake City and Las Vegas

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Mid Atlantic Region 800-370-0087 • Chicago 312-498-6613

the country

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Q U A L I T Y FA L L P R O T E C T I O N

r o o f a n c h o r sw a l l a n c h o r s

Work safe. Stay anchored.Creating a safe workplace for suspended work on the outside of your facility is a critical requirement. It is imperative that your property meet OSHA regulations and ANSI guidelines for fall-protection.

American Anchor staff is uniquely qualified to assist you in meeting today’s demanding and often confusing OSHA and ANSI fall protec-tion regulations. With over 700 completed projects across the county we have the experience you want. American Anchor will work closely with you to insure your property and your contractors are protected from harm.

• The finest quality fall prevention equipment in the country

• Stainless steel and hot dipped galvanized construction

• Inspections and Certifications of existing systems

• Professionally engineered and installed during construction or retrofit to any existing rooftop

• Call us for a free evaluation of your current project and avoid costly liability



Regional Offices located in: Albany 845-249-7841 • Houston 713-956-7521 • Newark 800-370-0087 • Washington D.C. 703-971-3373Opening soon in Salt Lake City and Las Vegas

• 3/4" stainless steel u-bar anchors offers highest quality of protection

• FREE engineered design overview and layout of required system

• May be installed during new construction or retrofit to an existing structure

• Custom-made anchors for ANY roof

Creating a safe workplace for suspended work on the outside of your

facility is critical. It is also imperative the suspended personnel meet

OSHA regulations and ANSI guidelines for fall-protection.

American Anchor knows the importance of roof anchor systems so

well, they helped write the regulations. We are members of the ANSI

I-14 and the ASME A-120 committees, which help protect workers

from fall related injuries. When you have OSHA/ANSI standard and

requirement questions… come to us, American Anchor!

Work safe. Stay anchored.

Q U A L I T Y F A L L P R O T E C T I O N

w a l l a n c h o r s r o o f a n c h o r s


9514 BOMA Full 7_875x10_875_FINmech 2/16/07 10:58 AM Page 1



Regional Offices located in: Albany 845-249-7841 • Houston 713-956-7521 • Newark 800-370-0087 • Phoenix 480-246-3256Washington D.C. 703-971-3373 • Opening soon in Salt Lake City and Las Vegas

Products made in the USA using recycled materials with lifetime warranty

Regional Offices located in: Albany 845-249-7841 • Houston 713-956-7521 • Phoenix 623-209-2971Washington, D.C. 703-971-3373 •Salt Lake City 800-371-8221 • Las Vegas 623-209-2971

Mid Atlantic Region 800-370-0087 • Chicago 312-498-6613

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March/April 2011 The BOMA Magazine 5

March/April 2011 Volume 7, No. 2

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

DEPARTMENTS

Volume 7, No. 2 The BOMA Magazine March/April 2011, (ISSN 1532-4346), Copyright 2011. The BOMA Magazine is published bimonthly in January/February; March/April; May/June; July/August; September/October; and Novem-ber/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 addi-tional 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.

Connect with BOMA

Join BOMA on Facebook

Join BOMA on LinkedIn-Join the new EER Users Group

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

Follow BOMA on Twitter:

BOMA Chair Ray Mackey @ rhmackey

BOMA President Henry Chamberlain @ HenryBOMA

BOMA Vice President Lisa Prats @ LisaPratsBOMA

28

23

30

6 MESSAgE FROM ThE ChAiRCapitalizing on Recovery.

8 LEgiSLATivE UPDATEBoard of Governors approves two new policy positions; BOMA applauds President Obama’s Better Buildings Initiative.

12 STATE & LOCAL UPDATEBOMA launches new STARS program to encourage energy benchmarking; plus, BOMA local associations recognized for excellence in advocacy.

14 CODES & STANDARDS UPDATEBOMA urges caution in consideration of green construction codes; work starts on next editions of ASHRAE energy and green building standards.

16 LEADiNg ThE WAyRobert M. Brierley—Boston CRE guru, aspiring sports broadcaster.

18 AROUND ThE iNDUSTRyGSA tool offers sustainable strategies in one click; D.C. tops in new jobs; Kimberly-Clark Professional* to sponsor TOBY® Awards.

Preparing for RecoveryLindsay Tiffany, Laura Horsley and Phil MobleyEnhancing asset value requires having a strategy for deferred maintenance and capital improvements.

A Building Engineer’s Role in Preventive MaintenanceLarry SchoenCraft a preventive maintenance program to increase tenant satisfaction, prolong equipment life and keep costs low.

Winter Business Meeting HighlightsLaura HorsleyBOMA solidifies business plans and new advocacy positions in Orlando, Fla.

20 ‘A TEAM’ COLLABORATiONS—AShRAEASHRAE’s standards development process is an important part of BOMA’s advocacy program.

34 TRENDS TRACkERWBM takeaways—the BOMA Pulse report; plus, the Year in Review.

35 gREEN SCENEJohn KnopeGaylord case study—the “green” way to fight drain build-up in your building.

36 RESEARCh CORNERIt’s not just benchmarking—it’s improving performance.

38 EyE ON EDUCATiONMark S. JohnsonMOB special: a prescription for healthcare real estate success; plus, how property management has changed over the years.

42 TRADE TOOLSPeter LeahyReduce your environmental impact in the restroom.

44 CONFERENCE CONNECTiONThe Every Building Show® exhibitors offer green solutions in D.C.

6 The BOMA Magazine March/April 2011

Message froM the Chair

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.

Designer: Amy Belice

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

BOMA International OfficersChair and Chief elected officer Ray H. Mackey, Jr., RPA, CPM, CCIMStream Realty Partners, LP Dallas, Texas

Chair-electBoyd R. Zoccola Hokanson Companies, Inc. Indianapolis, Ind.

Vice Chair Joseph W. Markling CB Richard Ellis, Inc. Los Angeles, Calif.

secretary/treasurer Kent Gibson, CPMProperty Reserve Inc. Salt Lake City, Utah

President and Chief operating officer Henry H. Chamberlain, CAE, APRBOMA 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.

Ray Mackey, Jr., RPA, CPM, CCIM

Chair and Chief Elected Officer

Call for Nominations: Vice Chair, Secretary/Treasurer and Executive Committee MembersBOMA International’s Nominating Committee is seeking candidates for the positions of vice chair, sec-retary/treasurer and for five mem-bers of the Executive Committee to the Board of Governors. For further information, contact Ann Coslett at [email protected].

Capitalizing on RecoveryAs you read through this issue, you will learn about the important work

BOMA members accomplished during the Winter Business Meeting in Orlando, Fla., this past January. We solidified business plans (pages 30-32), announced new advocacy positions (page 8) and came away with some terrific strategies to take advantage of a strengthening marketplace.

And, though it’s cer-

tainly nice to finally

see a shift in market

conditions, it also

means we need to

reexamine and possi-

bly shift our approach

to asset management.

For most of us, the

past couple years have

been all about tighten-

ing operations, look-

ing for new efficien-

cies and cutting costs

wherever possible. Is now the time to

make those capital investments you’ve

had to defer, or should you wait it out

another year? Now is certainly the time

to start thinking about how to capital-

ize on recovery. The “BOMA•Kingsley

REPORT” special supplement on pages

23-26 addresses these very issues and

looks at how several industry profession-

als are taking advantage of the changing

market and preparing for recovery.

BOMA is also making recovery strate-

gies a core focus of its educational pro-

gramming at this year’s BOMA Interna-

tional Conference and The Every Building

Show® in Washington, D.C., June 26-28.

Education tracks will focus on boosting

asset values, creating high-performing

assets, forging current and future lead-

ers and meeting the demands of emerg-

ing regulations and standards. BOMA

2011 will have the tools and knowledge

you need to build your own blueprint

for recovery—from the industry’s pre-

mier educational offerings to world-class

speakers like David Gergen, Sam Zell

and Dr. Peter Linneman to the “Learn-

ing Laboratory” of ideas and solutions

at The Every Building Show®.

Another important focus of both this

issue and BOMA 2011 are the “human

assets” that ensure our buildings are run

efficiently and effectively—our building

engineers. Building engineers have a criti-

cal role in keeping up a building’s preven-

tive maintenance plan (see pages 28-29)

and, as we transition for the upturn, it is

more important than ever that building

engineers are key players in the devel-

opment of new operational strategies.

Building engineers will again be essential

participants at BOMA 2011, with a track

of education geared toward their needs

on leveraging technologies and systems

for better operational performance. And,

just like last year, a building engineer can

attend for free when accompanied by a

fully paid registrant.

Let’s not forget our best recovery strat-

egy—the collective wisdom and creativity

of the BOMA Business Network. Exchang-

ing ideas and sharing challenges and

best practices with peers from across the

United States and around the world are

the best ways to position yourself for suc-

cess. BOMA does this better than any other

group; it’s why we have led the industry for

more than 100 years, and it’s why we are

leading the future today.

Thank you for supporting this great

industry!


legislative UPDate

Continued on page 10

IN RESPONSE TO NEWLY EMERGING ISSUES, BOMA’s Board of Governors approved two new policy positions at BOMA International’s Winter Business Meeting in Orlando, Fla.

The first, to encourage foreign invest-ment in commercial real estate, BOMA International supports amending, if not the outright repeal, of the Foreign Investment in Real Property Tax Act (FIRPTA) of 1980 to increase the amount of foreign capital invested in the U.S. commercial real estate market.

FIRPTA discourages the investment of foreign capital in U.S. real estate by treating a gain or loss by a foreign inves-tor from the sale of a U.S. Real Property Interest (“USRPI”) as if such gain or loss were effectively connected with a U.S. trade or business. Such policy is com-pletely at odds with the tax treatment of other types of investments. Currently, a foreign investor faces no U.S. tax liability from income realized from other forms of investments, such as stocks and bonds or the interest earned on U.S. bank accounts, to name a few.

The second issue addresses bench-marking through the ENERGY STAR®

Portfolio Manager tool. BOMA Inter-national has actively promoted bench-marking as the key first step to under-standing a building’s energy use and

providing the necessary data to monitor performance, measure improvements and implement cost-effective improve-ments in buildings. Many building own-ers, however, lack access to energy con-sumption data for separately metered tenant spaces in their buildings and, since the tenant—not the building owner—owns the data, most utilities will only provide tenant energy consumption data to the owner/manager with the per-mission of the tenant. In a large building with many separately metered tenants, it just isn’t practical to obtain potentially hundreds of signatures.

BOMA’s position states that utilities must provide whole-building energy consumption data (units of usage) to building owners and managers. Ideally, utilities should utilize EPA ENERGY STAR® automated benchmarking serv-ices that allow them to upload energy consumption data directly into the ENERGY STAR® Portfolio Manager benchmarking tool. The inability of commercial building owners to access whole-building energy data, including energy consumption data in separately metered tenant spaces, restricts the capacity of both building owners and

tenants to make informed decisions to drive energy-efficiency improvements. Whole-building aggregate data provides vital information to the building owner while protecting the privacy concerns of tenants.

BOMA Applauds President Obama’s Better Buildings Initiative

In early February, President Obama announced a new initiative to increase the energy efficiency of commercial buildings by 20 percent by 2020 through a combination of voluntary measures and public programs. According to White House estimates, this will result in a sav-ings of $40 billion on energy bills.

To do this, the President’s Budget will propose to make American businesses more energy efficient through a series of new initiatives:

• New tax incentives for building efficiency.

• More financing opportunities for commercial retrofits.

• “Race to Green” for state and munici-pal governments that streamline regu-lations and attract private investment for retrofit projects.

• The Better Buildings Challenge.

• Training the next generation of com-mercial building technology workers.

The Obama Administration reached out to BOMA International and its industry partners for guidance in craft-ing many of the key points of the initia-tive. BOMA looks forward to working with Congress and the Administration to make President Obama’s goals a real-ity—and to show them that BOMA mem-bers are well under way and have been for years. In 2007, BOMA International launched the 7-Point Challenge, which asked members to reduce energy con-sumption by 30 percent by 2012. To date, organizations representing three billion square feet of office space have signed onto the Challenge and are already transforming the marketplace.

Government Affairs Committee Chair Judy Pur-viance-Anderson announces BOMA’s new policy positions at the Winter Business Meeting.

Board of Governors Approves Two New Policy Positions

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legislative UPDate

NLRB Considering Changing Policies Impacting Unions and Unionization Process

The National Labor Relations Board (NLRB) is currently considering chang-ing two policies that would impact employers when dealing with unions and the unionization process. In the first case, Roundy’s vs. Milwaukee Build-ing and Construction Trades, the NLRB will decide whether the government can force an employer that allows organiza-tions, such as charities, onto their prem-ises to also allow union organizers. Such activity is often part of a larger strategy to pressure employers to accede to demands, such as the nationally unpop-ular “card check” scheme that bypasses federally supervised private ballot votes. This could result in a significant disin-centive for employers to allow chari-ties and community groups onto their premises.

The second, Lamons Gasket Com-pany, would alter the current right of employees to petition the NLRB for a secret ballot election within 45 days of unionization through card check. The Coalition for a Democratic Workplace, of which BOMA International is a member,

has issued amicus briefs in both Roun-dy’s and Lamons, requesting that it not amend current law.

DOL Proposed Rule Change Could Impact CRE

The U.S. Department of Labor (DOL) has issued a Proposed Rule that would expand the definition of “fiduciary” as defined under the Employee Retirement Income Security Act (ERISA) of 1974, which would adversely impact the com-mercial real estate industry. ERISA was established to set minimum standards for most voluntarily established pension and health plans in private industry to provide protection for individuals in these plans.

Under the current definition, an adviser is only considered a “fiduciary” for ERISA purposes if it provides advice on a regular basis based on the mutual understanding with the client that the advice will serve as a primary basis for the plan’s investment decisions and the advice is individualized for the needs of the client. The proposed expanded definition would eliminate the “regular basis” and “primary basis” tests. BOMA International joined a comment letter with others from the commercial real estate industry, indicating that this change is overbroad and will most likely lead to increased costs for benefit plans in need of real estate-related services with little corresponding benefit. It could also lead to many real estate service pro-viders becoming reluctant to do busi-ness with benefit plans altogether.

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FASB and IASB Told Accounting Standard Sufficient

In late January, Financial Accounting Standards Board (FASB) Chairman Leslie Seidman addressed the current status of the FASB and International Account-ing Standards Board (IASB) joint expo-sure draft that, if implemented, would completely revamp the way leases are accounted for by both lessees and lessors. She indicated that they had received approximately 750 letters, most of which expressed concern that the les-sor account is not broken. BOMA Inter-national joined that chorus of concern with 35 other organizations in a Dec. 8, 2010, letter to the chairman. FASB and IASB have targeted June to release a final standard; however, a delay for its release is still possible. BOMA International will continue to keep members updated on possible amendments to the standard.

BOMAPAC Scores Hole in One

Thank you to all the BOMA mem-bers who braved cooler than expected weather to participate in the BOMA/Orlando golf tournament at the Win-ter Business Meeting. With the help of 56 golfers, BOMA/Orlando was able to donate $6,300 to BOMAPAC. BOMA’s non-golfers also stepped up, raising another $7,500 through direct donations to BOMAPAC—a good start to meet the 2011 fundraising goal of $100,000!

Although it was almost too close to call, congratulations go to the winning foursome (pictured, opposite left) of Jeff Marquis, Brian Harnetiaux, Rich Mulker-rins (who also wins kudos for straightest drive) and Jack Spiegelman. Other nota-bles include Melissa Zoccola (closest to the pin) and Ken Gibson (longest putt).

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BOMA INTERNATIONAL HAS LAUNCHED A NEW INITIATIVE, BOMA STARS, to promote the importance of benchmark-ing energy management data using the U.S. Environmental Protection Agency’s ENERGY STAR® Portfolio Manager and sharing that data with BOMA. By agreeing to share their energy management prog-ress, BOMA members help show policy-makers that the commercial real estate industry can reduce energy consumption without new mandates and demonstrate the effectiveness of the voluntary market-place. The BOMA STARS campaign recog-nizes those companies that see the value

in this important step as a means to effectively show that market transfor-mation is working.

For more than 90 years, BOMA has gone to great lengths to ensure that members’ data submitted for BOMA’s Experience Exchange Report® (EER) is kept confidential in the data collec-tion and reporting processes. EER data is reported only in the aggregate, and no one outside of key BOMA staff has access to individual building informa-tion. This has earned BOMA Interna-tional the industry’s confidence, and data shared with the BOMA Master Account through Portfolio Manager is treated similarly to EER data. BOMA does not identify the submitters by name or location within a market, and all published data is aggregated to keep this information confidential.

A key component of the BOMA STARS initiative is to provide BOMA local associations with the neces-sary tools to educate their members on the benefits of energy manage-ment benchmarking. Many local associations are already encouraging

Commercial Real Estate Reaches for the STARS

Here’s how you can become one of the BOMA STARS …

S Submit data to ENERGY STAR® Portfolio Manager.

T Track progress over time through benchmarking.

A Assess energy performance and take steps to reduce consumption.

R Rate performance by achiev-ing an ENERGY STAR® rating.

S Share your data with BOMA International and achieve recognition as one of the BOMA STARS.

Learn more at www.boma.org.

benchmarking through voluntary energy competitions, and the BOMA STARS initiative complements those efforts. In fact, educating members through BOMA STARS helps them get one step closer to earning the BOMA Interna-tional 360 designation, meeting the


requirements for International TOBY and the 7-Point Challenge or receiving the ENERGY STAR® label—all of which require ENERGY STAR® benchmarking as a prerequisite.

Let’s work together to quantify our energy reductions before governments start placing mandates on the voluntary marketplace. For more information on the BOMA STARS initiative, visit www.boma.org or contact James Cox at [email protected].

BOMA/San Francisco is honored with a “Govie.”

BOMA Local Associations Recognized for Advocacy Excellence

In February, BOMA International’s State Government Affairs Committee recognized BOMA/Suburban Chicago and BOMA/San Francisco for their com-mitment to protecting the commercial real estate industry through advocacy at the 2011 Winter Business Meeting in Orlando, Fla.

BOMA/Suburban Chicago was hon-ored in the Outstanding Program or Seminar Category for the association’s holistic approach to its advocacy pro-gram. The driving force behind the association’s program is its Govern-ment Affairs Committee, which is charged with devising and implement-ing the overall advocacy plan. Part of this involves assessing the issues that impact the industry in Chicago’s suburban com-mercial office market and offering pro-grams tailored to its members. The asso-ciation hosts a regular series of Advocacy Breakfasts, featuring presentations with elected officials. Member communica-tion is integral to a program that strives to do more with less. All newsletter and member updates are sent electronically or hosted on its website. Combined with its continued dedication to BOMA Inter-national’s National Issues Conference, BOMA/Suburban Chicago provides its members with a first rate opportunity to bring commercial real estate’s issues to policymakers.

BOMA International recognized BOMA/San Francisco’s Emergency Pre-paredness Committee in the Outstand-ing Government Affairs Committee cat-egory. Preparing for an emergency is one of the most important issues for BOMA members in earthquake-prone areas. Business continuity, testing emergency plans in buildings, educating members through committee-sponsored work-shops, communicating emergency

preparedness information and build-ing relationships with public/private entities at all levels of government are just some of the projects that BOMA/San Francisco’s Emergency Prepared-ness Committee has been working on since it was founded. The committee has an average monthly attendance of 35-40 members—most of whom are property managers. The public sector is also well represented. BOMA/San Francisco’s mis-sion is to advance the commercial real

estate industry through advocacy, pro-fessional development and information exchange, and its Emergency Prepared-ness Committee does this in spades.


Codes & standards Update

STATE AND LOCAL GOVERNMENTS throughout the country are racing to “get green”—and nothing exemplifies that more than the rush to implement green building regulations. Adoption of a green building code without the involve-ment of a broad cross-section from the real estate and construction industries and careful consideration of the poten-tially damaging impacts on the econ-omy, however, can produce disastrous results. BOMA, therefore, urges local and state jurisdictions to exercise extreme caution and to keep these important points in mind:

•Ensure thecodeunderconsid-eration has been fully vettedthroughtheconsensusprocess.The green code developed by the

American Society of Heating, Refriger-ating and Air-Conditioning Engineers (ASHRAE)—Standard 189.1 for commer-cial buildings—is such a consensus doc-ument. That’s not the case for Version 2.0 of the International Green Construction Code (IgCC). The IgCC is a DRAFT docu-ment that has not been fully vetted in

the ICC consensus process. Final stages of development will take place during 2011, including two public hearings and final approval by ICC voting members. The Draft IgCC will undergo a series of modifications; more than a thousand code change proposals submitted by hundreds of interested groups and individuals, including BOMA, must be considered and balloted. The first edi-tion of the IgCC is then scheduled to be available in early 2012.

•Compliance with green codesshould apply only to projectsseekingrecognitionasmoreeffi-cientandsustainablethanthosemeetingcurrentminimumcodes.BOMA policy opposes the adoption

of green/sustainable building codes intended to apply to all newly con-structed buildings, or to all tenant fin-ish-out, additions and major renovations to existing buildings. In fact, the cur-rently available green codes were never intended to apply to all buildings. They were expressly intended for buildings and projects designated as “green” by

BOMA Urges Caution in Consideration of Green Construction Codes


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voluntary green building programs or rating systems, or as required for such projects as government buildings or those seeking recognition in the mar-ket as more sustainable and efficient.

•Donotimplementagreenbuild-ingcodeasasubstituteforcur-rent mandatory energy coderequirements.Green building codes are, by defini-

tion, more stringent than other model codes intended for adoption as mini-mum requirements. This is especially true for requirements related to energy efficiency. ICC’s International Energy Conservation Code (IECC), currently adopted by many local governments, is an example of a minimum code. But, ASHRAE Standard 189.1 contains requirements that achieve additional energy-efficiency levels of 15 to 25 per-cent over the IECC. The additional cost associated with these requirements can easily represent a negative impact on economic growth and the state and local tax base.

Work Starts on the Next Editions of ASHRAE Energy and Green Building Standards

Work plans for the development of the 2013 editions of ASHRAE Standards 90.1 and 189.1 were recently finalized and both Standing Standards Project Committees (SSPC) are hard at work to reach aggressive schedule milestones. BOMA holds an organizational voting seat on both committees and is involved in numerous work groups dealing with specific areas of both codes.

SSPC 90.1 has set a target of 50-per-cent energy savings for buildings com-plying with the 2013 edition vs. a build-ing built to 90.1-2004. As BOMA pointed out in opposing this overly aggressive goal, reaching the 50-percent efficiency threshold will require prohibitively expensive measures, such as manda-tory renewable energy system installa-tion on all buildings, unworkable levels of wall and roof insulation, advanced glazing systems and the installation of HVAC equipment with efficiency levels far beyond current federal guidelines.

The work plan for SSPC 189.1 calls for the publication of a 2011 interim edi-tion, as well as the regularly scheduled 2013 edition. Many advanced system provisions have already been proposed to the committee for consideration and

BOMA will work with other commercial real estate interests on the committee to ensure this next generation of green codes contains requirements that are technically achievable, reasonable and not cost-prohibitive.

Floor Measurement Standard for Mixed Use Projects

The Mixed Use Task Group of BOMA’s Standard Method of Floor Measurement

Committee is developing the new Mixed Use Standard under the leadership of Chairperson Kathleen DiValentin, senior space analyst with the design depart-ment of the Corporate Office Proper-ties Trust. The Mixed Use Standard has become necessary as more and more buildings are designed, built and altered to accommodate multiple uses. The task group is on track to complete work on the standard this spring.


leading the way

Robert M. BrierleyBoston CRE Guru, Aspiring Sports Broadcaster

AS VICE PRESIDENT OF OPERATIONS FOR THE BOSTON REGION for Brook-field Office Properties, Robert Brierley makes it his job to know the Boston com-mercial real estate market inside and out. A big part of his success comes from his affiliations with groups like BOMA/Boston, where he served as president in 2007 and 2008, and the Greater Boston Real Estate Board, where he is currently treasurer. Buildings Brierley oversees are among his market’s top performers, hav-ing obtained TOBY® awards, ENERGY STAR® ratings and LEED certifications. He is a current member of the Executive Committee of BOMA International.

during your two terms as president of BOMa/Boston, membership and revenues increased. what was your secret?

Our success was a direct result of our not keeping membership recruitment a secret. When I became president in 2007, the first mandate I established was to grow local membership. I was fortunate to have a fantastic leadership team around me, and having their sup-port was critical. At the end of my term in 2008, we increased our membership from 440 to 560 and pushed annual reve-nues beyond $1 million for the first time.

We achieved our membership goals by setting up face-to-face meetings with each of the major Boston area real estate owners and managers to present what BOMA was all about. We also created a task force to develop ideas to recruit a younger and more diverse member-ship. From this task force, we formed two of our most successful committees: our Emerging Professionals Committee and our Engineering Committee. I also wrote an article called “Consider Yourself Asked,” inspired by conversations I had

had over the years with individuals who said they never joined BOMA because they had never been asked. We changed that; we asked!

you worked closely with BOMa in its successful initiative to halt an increase on the carried interest tax. how important are these tax issues going forward?

Although we seem to be on the road to recovery, tax issues, such as the car-ried interest tax, can have a signifi-cant impact on real estate investment. Increasing the tax rate on commercial real estate may lead to less entrepre-neurial risk taking in less affluent and underserved markets where invest-ment is needed most. A higher tax rate on carried interest would also negatively impact the small real estate entrepre-neurs who may not have the same nego-tiating leverage as larger firms.

Congress should be looking at ways to encourage, not hinder, business invest-ment and job creation.

how can today’s property professionals best retain and attract tenants?

Having competitive rental rates and minimizing operating expenses while maintaining quality service levels are paramount. But beyond that, building and solidifying personal relationships are key drivers in tenant retention. Peo-ple prefer to do business with people they trust and respect, so it is important to communicate with your customers on a regular basis. For both existing and new tenants, we should be actively pro-moting the successes we have achieved. Participating in organizations, such as BOMA, and achieving designations,

certifications and awards—such as ENERGY STAR, LEED, EER, BOMA 360 and TOBY—take commitment and hard work by the property team; we should communicate those achievements.

how do we attract more young professionals to this industry and to BOMa?

We start by developing a comprehen-sive outreach program that brings us to the college campus and the students to our buildings so they can better under-stand what a career in real estate is all about. We also need to enhance our communications efforts to speak in the same language and via the same medi-ums, such as social media. At both the local and international level, we should be establishing emerging professional and engineering committees to cre-ate forums for young professionals. I also think BOMA International and the BOMA locals should be reviewing our current membership pricing schedules to identify a mechanism to offer dis-counted membership pricing for young professionals (property managers and engineers) as a means to introduce everything BOMA has to offer.

what do most people not know about you?

My initial career aspiration was to be a sports broadcaster, but being young and naïve, I gave up on that dream because of a strong New England accent (some say it’s a Boston accent, others say it’s a New York accent; it’s actually Rhode Island). Only later in life when I moved to Boston did I hear radio personality Eddie Andelman, who had a quintessen-tial Boston accent, on a Boston sports radio station. Of course, Eddie Andel-man had a very long and successful broadcasting career and is quite wealthy. Go figure.

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And, while fi nes are a good motivator in getting you in line with new ADA regulations, compliancy is also important in order to better serve your customers. Fifteen million Americans are blind or visually impaired and 21% of those identifi ed are ages 65 and older. With an aging population, this number is likely to increase. ADA signage is greatly needed in order to assist impaired persons with wayfi nding and identifi cation.

What do you need to know about signage updates? There is a lot of paper work to thumb through to get a handle on the new regulations in order to become ADA compliant. But, we’ve done the leg work for you! Here’s what you need to know right now.

• Mounting location and height – Signs must be installed on the wall adjacent to the latch side of the door or the nearest adjacent wall. Mounting heights are 60 inches above the

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• Finish and contrast – When choosing colors and fi nish for your signage, go with a matte or other non-glare fi nish. Furthermore, signage characters must contrast with their background with a minimum contrast of 70% – either light letters on a dark background or dark letters on a light background allowing for clear visibility.

• Raised and brailled characters – The regulations have expanded for raised and brailled characters. New regulations require characters to be raised a minimum of 1/32 inches, upper case, sans serif or simple serif type and should be accompanied with Grade 2 Braille. Raised characters shall be at least 5/8 inches high, but no higher than 2 inches.

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SAR_ADA-Mar11_BOMA.indd 1 2/2/2011 11:30:02 AM


Around the industry

D.C. Tops in New JobsAT THE ANNUAL MEETING of the Apartment and Office Building Association of Metro-politan Washington (AOBA) this past January, economist Sandy Paul, national research director, Delta Associates, discussed the D.C. Metropolitan’s economic strength in rela-tion to the rest of the United States. Paul stated that the D.C. area added the most jobs in 2010 at 57,500, more than any other large metro area, with jobs in education/health, professional/business services and the federal government leading the way. Dallas/Fort Worth and Boston came in second and third, with approximately 39,000 and 37,000 new jobs added, respectively. The overall office vacancy rate in the D.C. area at year-end 2010 was 11.9 percent, the third lowest vacancy rate just behind Boston and New York City and well below the 14.6-percent national average.

A highlight of the annual meeting was the installation of Benjamin A. Comm, man-aging director, Cassidy Turley (pictured, above), as 2011 AOBA president. In discussing AOBA’s priorities for the coming year, Comm said, “We will continue our critical focus on effective advocacy and helping our members meet their sustainability goals—with an eye toward reasonable, smart green policies.”

AOBA 2010 President Katya Naman hands the gavel over to AOBA 2011 President Ben Comm.

Kimberly-Clark Professional* to Sponsor TOBY Awards

BOMA International is thrilled to announce that Kimberly-Clark Profes-sional* has signed a four-year agreement to serve as sole sponsor of BOMA’s pres-tigious The Outstanding Building of the Year (TOBY®) Awards program, starting January 2011 through June 2014. Addi-tionally, Kimberly-Clark Professional* will sponsor the TOBY Awards Banquet at the BOMA International Conference, beginning in June 2011 through June 2014.

The TOBY Awards Program is the pre-eminent commercial real estate award for recognizing excellence in building management, operational efficiency, tenant retention, emergency planning and community impact. The BOMA TOBY Awards Banquet is the “Oscars” of commercial real estate, serving as the capstone to the BOMA International Conference. In addition to this high-visibility sponsorship, Kimberly-Clark Professional* supports BOMA Interna-tional at its highest level as a Corner-stone Partner.

Learn more about Kimberly-Clark Professional* at www.kcprofessional.com/us.

Report Cites 10-Percent Increase Per Month in Commercial Property Sales

A recent report released by J.P. Morgan signals an improvement in commercial real estate fundamentals. According to the analysis, U.S. commercial property sales transactions have been rising by 10 percent per month recently, though transactions are still down significantly since the peak in early 2007. Signs of optimism extend to the office sector, where the report shows vacancy rates decreasing after peaking in 2009. It also shows new office demand surpassing supply in the second half of 2010. Office development, however, is still sluggish. The office sector will experience strong rent recovery during 2011 and 2012, due to growth in technology, new media and finance-dependent markets. For more information, visit www.jpmorgan.com.

Sustainable Strategies in One ClickThe U.S. General Services Admin-istration (GSA) recently launched an interactive online tool that will help building managers identify and prioritize cost-effective strat-egies to make office buildings and workplaces more sustainable.

The Sustainable Facilities Tool, www.sftool.org, makes it easy for both government and private-sector property managers to learn about sustainable practices and compare options for their reno-vation projects.

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By Ron Burton

THE AMERICAN SOCIETY OF HEAT-ING, REFRIGERATING AND AIR-CON-DITIONING ENGINEERS (ASHRAE) is a professional society of leading heat-ing, ventilating, air-conditioning and refrigeration professionals. Founded in 1894, it is an international organization of 174 chapters with 51,000 members in 137 countries. ASHRAE’s mission is to advance technology to serve humanity and promote a sustainable world, and a core ASHRAE function is the devel-opment of 119 industry standards and guidelines to further the goals of the Society.

Like other building codes and stan-dards development organizations, ASHRAE produces model documents that are the basis for building regula-tions employed by many federal agen-cies and most state and local govern-ments throughout the United States. A number of ASHRAE standards have a significant impact on the commercial real estate industry, including those dealing with energy efficiency, indoor air quality, building automation and control, maintenance of HVAC systems and green buildings.

BOMA’s involvement in ASHRAE’s standards development process is an important part of its overall advocacy program. As part of that effort, BOMA has for years been involved in the devel-opment of a number of ASHRAE stan-dards, none more so than Standard 90.1 (Energy Standard for Buildings Except Low-Rise Residential Buildings), which has been in continual development since the first oil crisis in the early 1970s. Stan-dard 90.1 is widely used in the design and construction of commercial build-ings throughout the United States, is ref-erenced in the energy-efficiency codes of most state and local building regulations and is cited as the benchmark commer-cial building energy standard in federal statutes. BOMA uniquely represents the

‘A TEAM’ COLLABORATIONS

BOMA Chair Ray Mackey, Jr. with ASHRAE President Lynn Bellenger at ASHRAE’s 2011 Winter Meeting in Las Vegas.

Focus on Industry Alliances: ASHRAE

existing building stock in the standards and codes arenas and those efforts are very tangible, saving the industry $7 bil-lion in unnecessary proposals.

Standard 189.1—A Turning PointASHRAE’s decision in 2006 to develop

a green/sustainable building code—Standard 189.1 (Standard for the Design of High-Performance Green Buildings)—energized the relationship between BOMA and ASHRAE and led to the close partnership the two have today.

ASHRAE and BOMA senior staff and officers initiated an ongoing series of strategic discussions on the most effec-tive ways to develop Standard 189.1 and other critical ASHRAE standards. New procedures were also instituted in the ASHRAE standards development process to ensure participation by all affected interest groups in critical standards designed for use in building regulations. As a result, BOMA was actively engaged in helping to bring Standard 189.1 to market in late 2009. BOMA is involved in the continuous maintenance of this standard through the membership on the 189.1 project committee of BOMA Vice President for Codes, Standards & Regulatory Affairs Ron Burton and BOMA/New York member Ernie Con-rad, P.E., LEED AP.

BOMA/ASHRAE PartnershipThe conversations that began with

BOMA’s concerns about specific ASHRAE procedures subsequently led to a broad Memorandum of Understanding (MOU) signed by then BOMA Chair Brenna Walraven and ASHRAE President Kent Peterson in February 2008. The MOU focuses on opportunities for collabora-tion between the two organizations to advance superior performance in both new and existing buildings.

Recent initiatives highlight the impor-tance of this partnership and ongoing

efforts to effectively represent BOMA members and the broad commercial real estate industry:• BOMA participated in an ASHRAE

advisory group empaneled by 2009-2010 ASHRAE President Gordon Hol-ness to develop recommendations on the role of energy-efficiency targets in energy and green building standards.

• BOMA helped broker a landmark agreement between ASHRAE and the International Code Council to collaborate on the development and marketing of national model green building codes.

• 2010-2011 ASHRAE President Lynn Bellenger served as a member of the initial BOMA 360 Performance Pro-gram Council, and she has continued to foster a close relationship between BOMA and ASHRAE leaders.

• BOMA is a cooperating sponsor for ASHRAE’s series of Advanced Energy Design Guides.

• BOMA is a member of ASHRAE’s Building Performance Metrics com-mittee charged with defining recom-mended measures for recording and reporting energy and sustainability outcomes.

Recently, BOMA President Henry Chamberlain was given a tour of ASHRAE’s newly renovated headquar-ters in Atlanta by ASHRAE Executive Vice President Jeff Littleton. The building is a fascinating “living lab” for ongoing stud-ies of energy consumption; ventilation and indoor air quality; and other sus-tainable practices. It is also a testament to ASHRAE’s goal to help drive perfor-mance by understanding the science. More information on how this building operates can be found through a guest login in the “renovation link” at www.ASHRAE.org.

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Preparing for RecoveryStrategies for Deferred Maintenance and Capital ImprovementsBy Lindsay Tiffany

Increase income, decrease expenses. This has been the mantra for many over the past few years

amidst soaring vacancy rates and plummeting asset values. As employment reports grow more

optimistic and lending activity picks up, property professionals are now concerned with how to

best position their assets for success once the market recovers.

Management companies and building owners are grappling with the question of asset value

preservation in different ways, especially when it comes to deferred maintenance and capital

improvements. Some are performing improvements that will attract tenants and pay back in the

long-term. Others are focused on balancing deferred maintenance with cost constraints. Many

are facing a backlog of deferred maintenance, first because of the buy-and-flip cycle in the boom

years mid-decade, followed closely by the market downturn. So what’s the winning strategy?

Meeting Tenants’ NeedsOne thing everyone is focusing on is tenant retention. “Preparing for the turnaround is about

keeping the income you have in place now and making sure that you are leading the market—

beating the market—to increase your occupancy,” comments Joe Markling, managing director,

Asset Services and Strategic Accounts Group, CB Richard Ellis. “If people wait too long for the

market to recover, they are going to miss that revenue stream.”

Measuring tenant satisfaction, both formally through surveys and informally through face-to-

face interaction with tenants, is critical. It can also help property professionals prioritize what

capital improvements to make. Notes Ginny Carita, vice president of property management,

Advance Realty: “If you understand what your tenants’ issues are, you can determine what type

of capital improvements you might need to make. A lot of times when we’re looking at capital

improvements, we’re also looking at ways to reduce operating expenses so it’s a win-win for both

tenant and owner.”

Anticipating what prospective tenants are looking for is another important aspect to take into

DEFERRED MAINTENANCE AND CAPITAL IMPROVEMENTS Spring 2011

Practical Industry Intelligence for Commercial Real EstateBOMA Kingsley REPORT

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consideration when approaching capi-

tal improvements and deferred mainte-

nance. “With everybody scrambling for

the same pool of potential tenants, you

have to understand your tenants’ needs

and either meet these needs with your

current facility or upgrade,” says Larry

Schoen, P.E., president and principal

engineer, Schoen Engineering.

Existing buildings that were built

more than 15 years ago face an even

greater challenge. “The latest waves of

development have set new standards

for what a good asset is. One of the chal-

lenges that a lot of owners face is how

to prepare their assets to match or at

least approach, in class and in expecta-

tions, those buildings that have newer

floor plans, newer mechanical systems

and are greener,” says Chris Hipps, man-

aging director, Transwestern. “Owners

and managers need to develop a five-

year capital plan that reflects potential

changes in the market from a demand

perspective in order to prepare their

asset for the future.”

Prioritizing Where to Spend

With a limited budget and, in many

cases, a number of pressing issues,

property professionals must make

tough choices about what to invest in

and what to put off. Dovetailing with

the tenant retention theme, many say

addressing the improvements that ten-

ants see day-to-day go to the top of the

list—areas like lobbies, common areas

and parking garages. Things that tenants

don’t see, like the roof, can be patched

up for a year or two until more capital

is freed up, as long as it does not affect

tenants.

Enlisting building engineers and

thinking creatively are two strategies

that have worked for Carita. “The engi-

neers are really the ones on the ground

and we bring them into the discussion

right from the beginning,” explains

Carita, who recalls one instance where

building engineers came up with a cre-

ative solution that helped avoid craning

an HVAC unit into a 26-story building.

Instead of replacing the entire unit, the

engineers suggested using the HVAC

unit’s existing framework and just

replacing the individual parts, which

saved money and avoided downtime.

Investing in technology has also

proven to be a successful strategy for

Advance. In one building, the com-

pany reduced security staff by install-

ing turnstiles to the elevator banks, a

glass curtain wall from the main lobby

to concourse and additional card access

readers, as well as implementing a deliv-

ery and tenant/guest visitor check-in

system. The payback for this work was

one year and one month and they were

able to amortize the cost of the capital

back into the operating expenses.

For portfolio managers, having a

portfolio capital plan helps prioritize

what improvements and maintenance

to fund. “You do a triage—we call it a

‘capital triage’—where, just like with a

hospital, we ask the question what do

we absolutely have to do to maintain

safety and occupancy? What do we need

to do to be more efficient? What do we

want to do?” says Markling. “Once we

answer those questions, we overlay that

onto a whole portfolio-wide plan and

start moving things around a timeline to

deal with the cash implications.”

Enlisting Service Providers

Many are turning to vendors for

help. With their technical expertise and

depth of knowledge, service providers

can often propose solutions that save

money and prolong equipment life until

a bigger budget for maintenance or cap-

ital improvements is available. Because

of the deep relationships that develop

between vendor and property manager,

most vendors are more than willing to

be flexible.

Hipps has seen vendors’ flexibility

firsthand. “We’ve said, ‘We really need to

do this, but we can’t afford it right now.’

The vendor will then sit down and work

with you,” he says. “It’s about both par-

ties working collaboratively to make a

project successful. They have skin in the

game and are willing to get the project

priced right, designed right and value-

engineered so that it takes shape.”

ThyssenKrupp’s Director of Repair

Development Stephanie Petkers agrees:

“What we’re working towards is a long-

term partnership so, if there is some-

thing that we can do to help a customer

in the short-term, we are more than

happy to do that.” Petkers adds that

communicating with property manag-

ers and tailoring options to meet their

needs have been cornerstones of their

success throughout the down cycle. “We

are taking a more consultative approach

“I try really hard with my teams to get them to think about the motivations of the people who own the building so that they can package things in a way that works for them.”

—Joe Markling, Managing Director, Asset Services and Strategic Accounts Group, CB Richard Ellis

“A lot of times when we’re looking at capital improvements, we’re also looking at ways to reduce operating expenses so it’s a win-win for both tenant and owner.”

—Ginny Carita, Vice President of Property Management, Advance Realty


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with our customers and are really try-

ing to understand their needs. In cases

where capital is tight, we look at how we

can make only essential upgrades to the

equipment for now and delay the rest

until they get it in their budgets.”

One Size Does Not Fit All

Important to note when consider-

ing deferred maintenance and capital

improvements is that the right strategy

depends on the building owner’s needs

and priorities. A short-term holder of

real estate, a REIT and an institutional

owner are all going to have a different

approach when it comes to deciding

what to invest in and what to defer; it’s

an apples-to-oranges comparison.

Shelby Christensen, senior vice presi-

dent and national director of property

management at Liberty Property Trust,

explains that, because her company

is a long-term holder of real estate, it

does not have deferred maintenance.

“We’re in it for the long haul so we do

not have deferred maintenance from

this cycle,” she says. “Instead, we have

worked aggressively to control costs and

stretch every dollar we do have. We want

to maintain a high-performance portfo-

lio because our investors and tenants

are judging us on the quality of our real

estate.”

Christensen created a strategic plan

to decrease the company’s two larg-

est operating expenses: electricity and

taxes. Liberty appeals real estate taxes

as a normal course of business, but this

past year it was even more aggressive.

Liberty gave each city a goal and was

successful in getting more than $4 mil-

lion in reductions for the 2010 tax year.

As for electricity, Liberty worked with

tenants to employ low- and no-cost,

energy-efficiency measures and dili-

gently benchmarked energy consump-

tion through ENERGY STAR® Portfo-

lio Manager. Those energy-efficiency

efforts have helped Liberty reduce

energy consumption by 10 percent since

2008, translating to about $3.5 million in

savings for tenants.

5 Things You Should Be Doing Right Now … to Position Your Building for RecoveryBy Laura Horsley

Although no one is predicting a rapid recovery for commercial real estate, encouraging signs—such as small dips in vacancy rates, an uptick in GDP and job growth and news of financing opening up and deals getting done—are encouraging. But as the marketplace begins to rise from the depths of the recession, so too do the expectations of tenants and prospective tenants. Will your building meet those expectations?

Here are five things you need to be doing to ensure you keep the com-petitive edge.

1.MakeaGoodFirstImpression. Don’t defer maintenance on the important things, but also don’t defer maintenance on the obvious things. Lobbies, common areas, parking garages—these are the areas of your building that will make or break that all-important first impression.

2.Don’tForgetYourOunceofPrevention.Be sure to keep up with your preventive maintenance schedule, and, if it’s out of date, whip it back into shape. Keeping up with repairs and maintenance on a day-to-day basis can save you from surprise equipment breakdowns and unexpected capital expenditures.

3.BeAllEarstoYourEngineers. From the boiler room to the rooftop and everywhere in between, your building engineer knows and under-stands your building’s systems and operations better than anyone. When confronted with capital improvement decisions, repair issues or if you simply need good counsel, call in your in-house expert.

4.KeepHarvestingThatLow-HangingFruit. Have you changed out your inefficient lighting, added those motion sensors, instituted after-hours and weekend HVAC power downs or reduced landscaping water consumption by replacing sprinklers with soaker hoses? These no- and low-cost green strategies save money, save energy and can give you the green thumbs up with tenants.

5.Benchmark,Benchmark,Benchmark. It may be a cliché, but it’s true: You can’t manage what you don’t measure. Benchmarking your building’s performance—energy and water usage, expense and income data—lets you know exactly where you stand in your market and gives you the tools and insight to track and improve performance.

ResourcesBOMA’s 2010 Preventive Maintenance Guidebook, http://shop.boma.orgENERGY STAR® Portfolio Manager, www.EnergyStar.govExperience Exchange Report (EER), www.BomaEER.com


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The BOMA•Kingsley REPORT is written and published in conjunction with Kingsley Associates, www.kingsleyassociates.com.

BOMA•Kingsley Update: Easier Being Green?

Markling’s clients include REITs and

institutional owners. “Certainty and

consistency of cash flow are what it’s

all about for REITs. If you really need

capital, especially something that affects

occupancy, they will give you the capital

that you need. You just have to budget

for it and then manage the scope and

timing because they are very concerned

with month-to-month cash flow,” he

says.

Markling stresses the importance of

tailoring the capital plan for each type of

owner. “The institutions are more value

conscious. They are trying to build occu-

pancy for value creation, not necessarily

for cash flow. So they are more apt to

look at things like payback,” he notes.

“I try really hard with my teams to get

them to think about the motivations of

the people who own the building so that

they can package things in a way that

works for them.”

When it comes down to it, every

building is different, as are the goals

of its owners and investors; the right

strategy really depends on a number of

unique variables. For some companies,

a long-term strategy means planned

capital expenditures are the norm, as

long as cash flow remains consistent.

Others may have to defer some main-

tenance and will focus on critical need

and highly visible areas. All are part-

nering with vendors to lower costs and

establish the smartest plans for their

asset—and hoping the recovery picks

up steam.

By Phil Mobley

In the spring of 2006, our first BOMA•Kingsley REPORT focused on issues of environmental sustainability in the built environ-ment. At the time, green issues were only beginning to impact the industry. In this update, we take a brief look at current views as they relate to building improvements.

Always on the TableThere is a pervasive expectation now that building owners,

architects, operators and suppliers be conversant with the lat-est green options. “Most contractors, architects, engineers and vendors are already including these things in their plans, bids and specs,” says Joe Markling, managing director, Asset Services and Strategic Accounts Group with CB Richard Ellis. “It’s always on the list, always discussed.”

Shelby Christensen, senior vice president and national director of property management at Liberty Property Trust, agrees. “For every capital project we have, we evaluate the green option. And every new tenant is asking about it in the RFP.” Green is becoming part of the “normal” operations and tenant retention and recruitment processes.

Indeed, data from the Kingsley IndexSM shows steady interest in green practices among office tenants in the United States. During 2008, the percentage of tenants indicating that green was “important” to them rose from 54 percent in Q1 to 61 per-cent in Q4. Despite a troubled economy, this figure held steady through Q4 of 2010.

Growing Sophistication and EducationBut interest and consideration have not consistently translated

into expensive retrofits. Rather, interest has bred increasing scru-tiny on and education about green building solutions. Green roof-ing and the use of alternative fuels are items that can generate a lot of green “points,” but at many buildings (especially existing buildings), there is lower-hanging fruit to pick, says Larry Schoen, P.E., president and principal engineer at Schoen Engineering in Baltimore, Md. “The basics—changing to more efficient lighting

and HVAC, turning things off and on more optimally—are still the most cost-effective,” says Schoen.

Even less glamorous is what Schoen calls “basic good manage-ment”: changing filters, fixing leaks and maintaining equipment properly. “You don’t get points for that,” he explains, “but it’s green because you’re using fewer resources more efficiently.”

Casting building improvements in the green context is a grow-ing trend. Whereas in the past, managers may not have actively communicated about using environmentally friendly cleaners or filters that contain recycled materials, today they can tout the green aspect of everything they do. Tenants thus become more educated and managers get a checkmark for being green.

Sometimes, far from needing to be informed, the tenants them-selves are driving green practices. Ginny Carita, vice president, property management at New Jersey-based Advance Realty, notes that tenants now actively approach management to ask about ways they can participate in conservation measures (and the associated cost savings). “They are much more educated now,” according to Carita. “It’s great that you can get tenants excited about sustain-ability. It makes it easier to implement green strategies because it often goes to support the tenant’s culture.”

A Business CaseAs green knowledge and technology increases and as more and

more building practices fall under the green umbrella, buildings are becoming more sustainable. But it would be inaccurate to suggest that green activity is occurring outside of the cost-benefit context. If anything, the sluggish economy has driven certain green prac-tices precisely because such practices produce a financial payback.

Today’s owners and operators are constantly looking at options—and then making the best long-term business decisions for both themselves and their customers. “Am I going to get approval for a green roof today?” asks Advance’s Carita. “Prob-ably not. But will it be reevaluated next year and the year after? Absolutely.”

“Our job is to justify our actions—financially, sustainably and operationally,” says CBRE’s Markling. “We have to look at all three.” More and more, building stakeholders are finding ways to work together to bring those three aspects into alignment.


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Does anybody really know what it takes behind the scenes to keep a building

comfortable and healthy? Does anybody really care?

They should.

Polished marble, gleaming stainless steel and crystal glass make a great first

impression and are as important as neat and clean clothing. But, if behind the

clothing of a building engineer there is not the sure, steady arm and mind to

direct it, the shiny surfaces may conceal elevators and HVAC that fail to function.

I chose these two examples deliberately. In studies of what building occu-

pants want and what they complain about when they don’t get it, elevators and

thermal comfort are always at or near the top of the list.

The relationship, communication and mutual trust and understanding among

building engineers, management and occupants are critical to a smoothly func-

tioning building. Just the other day, I witnessed a successful partnership when

I re-visited a newly constructed suite 10 months after occupancy. This was part

of the required LEED® enhanced commissioning process.

My job in this case was made easy because occupants had reasonable expec-

tations for comfort. When these expectations weren’t met, they communicated

the problem to building management, who, in turn, communicated them to

building engineers and also supported the engineers with resources to trouble-

shoot and resolve them.

The thermal comfort problems were relatively minor because they were solved

quickly. Variable Air Volume (VAV) boxes were in the “gray area” of responsibility

by the remodel contactors since they existed before the work. The boxes needed

adjustments and minor repairs even after air balance to provide optimum ther-

mal comfort. Resolution was determined by the occupants who identified the

problem from the beginning and were satisfied with the result of the repair.

Behind this complaint➜response➜resolution sequence was a preventive

maintenance (PM) program to avoid most problems. No space, especially

one that is newly constructed, is without problems. With a good start-up (and

commissioning can be part of this qual-

ity control process) and PM program, the

quantity and magnitude of problems will be

manageable and yield to resolution. The old

adage, “an ounce of prevention is worth a

pound of cure,” is still true.

The Three ‘R’s’The absence of a well-crafted PM program

will itself produce trouble signs that often

include excessive complaints, an increase

in time spent on repairs as opposed to pre-

vention and an increase in overall cost (see

“Checklist”). The proper response to these

signs is to first determine if an effective PM

program is in place. This involves looking for

the quality of the three “R’s”: Records, Repeti-

tion and Resolution.

Records of tasks completed and perspec-

tive are needed because nobody’s memory

is perfect and none of us works alone. One

shift needs to know what the last one did

and a record of refrigerant added over time

will point to the need for leak repair (not to

mention EPA requirements). Repetition of

tasks on a regular basis, as boring as it might

sound, is an essential part of routine mainte-

nance. Checking temperature and pressure

on a regular basis is as important as chang-

ing filters and cleaning coils. Resolution is

the tracking to completion of anomalies

and problems found during the PM activi-

ties, from occupants, by an automation sys-

tem or from any other source. Resolution of

minor problems prevents them from becom-

ing major ones.

The Role of the Building Engineer

The word, engineer (literally, one who

operates a clever device), is related to the

root word for ingenuity, the quality of being

cleverly inventive or resourceful. In today’s

tight times for property management, we

need that more than ever. Some clever ways

to leverage time and money that I have seen

building engineers use include the following:

• Differentiate between large and small, crit-

ical and non-critical equipment and tailor

the frequency of preventive maintenance

Keeping What’s Behind the Scenes Up FrontThe Building Engineer’s Role in Preventive MaintenanceBy Larry Schoen

accordingly, i.e. work smarter, not

harder.

• Know when the learning curve for a

new or unfamiliar task is too steep

and an outside contractor should be

called.

• Use slow times for training, taking

previously outsourced tasks in-house

and shopping for better suppliers.

• Use predictive maintenance pro-

cedures to optimize task frequency

based on run time, vibrations signa-

tures, oil analysis and other indica-

tors (see “Predictive Maintenance”

sidebar).

• Use the “poor man’s” computerized

maintenance management: off-the-

shelf software, such as calendars

for scheduling, address books and

spreadsheets for task tracking.

• Use online searches for literature on

equipment—even old equipment

manuals are found on manufactur-

ers’ websites.

• When a space is empty, of course

turn the lights off and HVAC down,

but continue to monitor it to avoid

freezes and leaks; exercise equip-

ment and periodically walk through

the vacancy.

See BOMA’s new Preventive Mainte-

nance Guidebook for more strategies.

All parties must work to keep a build-

ing running well. Building engineers

must continue to use such ingenuity to

complete their work in a manner that is

smarter, not harder; building manage-

ment must continue to support engi-

neering staff with resources, training

and regular feedback; and occupants

must continue to play their role by hav-

ing reasonable expectations and com-

plaining (yes, complaining) when they

are not met. All parties must have open,

thoughtful and complete communica-

tion.

About the Author: Larry Schoen is president and principal engineer of Schoen Engineering Inc. in Columbia, Md., an international MEP building services consulting firm. He special-izes in sustainability and indoor environmen-tal health, meeting engineering challenges in existing and mixed use buildings and at the landlord-tenant interface. He can be reached by e-mail at [email protected].

New PM GuidebookBOMA International recently released the Third Edition of its PM Guidebook—Preven-tive Maintenance Guidebook: Best Practices to Maintain Efficient & Sustainable Build-ings, an update of the 2003 version. This new edition contains greater emphasis on predictive maintenance, sustainabil-ity, commissioning, use of electronic tools and resources and renewable and recov-ered energy.

It also contains more checklists; has an updated peer-reviewed “Appendix on Building Systems”; and addresses the skill levels building engineers need and what tasks should not be attempted in-house.

Learn more or purchase BOMA’s new PM Guidebook at http://shop.boma.org.

Checklist: Preventive Maintenance Failure Warning Signs

❑ Y ❑ N Does equipment frequently fail, causing service disruptions?

❑ Y ❑ N Are there frequent calls from tenants or occupants about discomfort or other lack of service?

❑ Y ❑ N Are repair costs higher than similar facilities?

❑ Y ❑ N Are repair costs significantly higher than previous years?

❑ Y ❑ N Are there commonly excessive overtime expenses?

❑ Y ❑ N Does equipment need to be replaced earlier than expected?

❑ Y ❑ N Is the system not well-documented; for instance, there is no list of the equipment that needs to be maintained?

❑ Y ❑ N On a typical day, is more time spent working on emergency rather than routine repairs?

❑ Y ❑ N Is equipment frequently left in condition that looks “unfinished,” with panels open, used materials left on the floor, good materials damaged and other signs of disorder?

Score one point for each “Yes” answer.0 points: Likely an excellent PM program in place.1-3 points: Some improvement could improve the PM system.4-6 points: PM program improvement needed.7-9 points: PM program non-existent or needs major improvement.

Excerpted from Preventive Maintenance: Best Practices to Maintain Efficient & Sustainable Buildings

Predictive MaintenanceFollowing are examples of predictive maintenance methods often suitable for commercial office facilities. See BOMA’s new Preventive Maintenance Guidebook for more detail on these methods.

• Oil analysis for chillers.

• Eddy current tests for chiller tubes.

• Vibration analysis on motors.

• Infrared thermometer and camera observations of electrical components.

• Visual inspection inside equipment using fiber optics without disassembly.

• Analysis of machine operation and fail-ure histories over long periods.

• Logging temperature, pressure and other equipment performance indicators.

Thermal ComfortNote the use of the phrase “reasonable expectations” in the example outlined in the first few paragraphs of this arti-cle. A single condition of temperature, humidity and other thermal parameters will not please everyone all the time. As long as there is one thermostat serving multiple people, not everyone will feel comfortable. In fact, the main document on this subject, ASHRAE Standard 55, Thermal Environmental Conditions for Human Occupancy, targets 80-percent acceptability. In the future, we may have advanced systems that achieve higher lev-els by giving individual control to occu-pants in the form of so-called “personal-ized ventilation,” but right now, without these advanced systems, some level of dissatisfaction is to be expected.

The BOMA Magazine 29


By Laura Horsley

BOMA members gathered in Orlando,

Fla., January 24-26, for the annual Win-

ter Business Meeting, where they devel-

oped business and advocacy strategies

to propel BOMA and the commercial

real estate industry forward in the com-

ing year and beyond.

Preparing for a New Economy

During the Opening Luncheon, spon-

sored by AlliedBarton Security Services,

noted economic analyst Eric Janszen predicted that the “post-catastrophic”

economy will ultimately be successful

if we focus on transportation, energy,

communication and infrastructure. Jan-

szen also predicted that increases in oil

prices, and a possible energy crisis, will

force commercial real estate profession-

als to focus even more on building effi-

ciencies, stating, “Let’s not waste this

crisis, but push for the solutions to be

ready for tomorrow.”

The latest class of BOMA 360 desig-nees was recognized during the Open-

ing Luncheon. To date, more than 180

buildings have earned the BOMA 360

designation. BOMA 360 Council Chair

Dan Chancey reported on the results of

a recent BOMA 360 survey of designees,

where respondents indicated that going

through the program has helped them

document operational savings, attract

and retain tenants and implement new

policies and procedures.

Town HallSeveral issues were on the agenda

during the Town Hall Meeting, includ-

ing a discussion of how this year’s local

edition of BOMA’s annual National Issues Conference (NIC) will work. Due

to a Congressional scheduling change,

most Senators and Representatives will

BOMA STARS Are Leading the Future

Above: Economic Analyst Eric Janszen.

Right: 360 designees take the stage.

be in their home districts during the NIC

dates, March 21-25. This change means

NIC won’t be happening in one place,

but in scores of states, cities and com-

munities across the countries. Local

associations will coordinate the meet-

ings with lawmakers while they are in

their local districts that week and BOMA

International will supply the resources,

including talking points, leave behind

packets and a “How to Lobby” workshop

on March 8 at 2:00 p.m. Eastern Time.

BOMA Chair Ray Mackey, Jr. intro-

duced BOMA’s newest initiative—BOMA STARS—during the Town Hall. BOMA

STARS encourages BOMA members to

benchmark their energy data to ENERGY

STAR® Portfolio Manager and share that

information with BOMA International

to help make the case to legislators that

BOMA members are already taking the

voluntary steps to reduce energy con-

sumption because it makes good busi-

ness sense. Learn more about BOMA

Business Plans and Advocacy Positions Solidified at Winter Business Meeting

Right: BOMA Chair Ray Mackey, Jr. introduces the BOMA STARS program.


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STARS in “State & Local Update,” pages

12-13.

Other Town Hall topics included a dis-

cussion of Whole Building Data Acqui-

sition (see “Legislative Update,” begin-

ning on page 8) and the evolution of the 7-Point Challenge. John Scott, chair of

BOMA’s Sustainability and Marketplace

Initiatives Taskforce, reminded BOMA

members that, by endorsing the 7-Point

Challenge, they also pledged to bench-

mark through ENERGY STAR® and share

their data with BOMA International.

Next year, BOMA will deliver the results

of the 7-Point Challenge to lawmakers

and will recognize those companies that

have made proactive strides in meeting

the goals of the Challenge.

Far Left: John Scott, chair, Sustainability and Market-place Initiatives Taskforce.

Left: BOMA members Laura Ragans and Rick Beaver at the Welcome Reception.

PAC and FunThe BOMAPAC Golf Tournament,

sponsored by BOMA/Orlando, earned

nearly $14,000 for the PAC. Learn more

about the golf tournament and all things

PAC on page 11 in “Legislative Update.”

Attendees also found time to network,

relax and have fun during the Welcome Reception, sponsored by Naylor, LLC,

and a Calypso-themed Closing Party,

hosted by ThyssenKrupp Elevator.

Board of Governors continued on page 32


During the Board of Governors meeting, BOMA Chair Ray Mackey, Jr. announced the approval of membership applications for five new Life Members:

• John D. Anderson, CPM, BOMA/Dallas.

• Joseph D. Dobbs, RPA, CPM, BOMA/Dallas.

• Al Horstmann, CPM, BOMA/Dallas.

• James L. Johnson, CPM, RBM, RPA, BOMA/Dallas.

• James A. Milby, CPM, RPA, BOMA/Virginia.

A new local association—BOMA/Central Pennsylvania—was also approved.

During his Report of the Chair, Mackey commented on how BOMA capitalized on a challenging year by listening carefully and responding to the needs of members on a broad range of issues—taxes, energy, building codes, education—while always reinforcing the value of joining and being involved with BOMA. Remarking on his travels and experience as chair, Mackey noted, “Whether you are visiting the local BOMAs in the United States or having the honor of representing BOMA with the Property Councils of Australia and New Zealand, or the Real Estate Roundtable or before codes groups and other industry conferences, you really see how our 100-plus associations and $118 billion-plus U.S. marketplace IS leading the future.”

BOMA President Henry Chamberlain was presented with a certificate of a resolution from the Board of Governors, thanking him for his dedicated service to BOMA International for more than 25 years and his renewed commitment as BOMA presi-dent for the next five years.

During the Finance Report, BOMA Inter-national Secretary/Treasurer Kent Gibson reported that BOMA had a positive bot-tom line in 2010 and saw only a two-percent drop in membership; budget pre-dictions had been for a five-percent drop.

BOMA Chair Ray Mackey announced the 2010 Local Association EER Participation Awards.

Overall Winners: First Prize—BOMA/Metropolitan Washington; Second Prize—BOMA/San Antonio.

300 Members Plus: BOMA/Houston, BOMA/San Francisco, BOMA/Suburban Chicago.

150 to 300 Members: BOMA/Austin, BOMA/Pittsburgh, BOMA/San Diego.

Less than 150 Members: BOMA/Little Rock, BOMA/Southern Connecticut, BOMA/Milwaukee.

Susan Engstrom, chair of the State Gov-ernment Affairs Committee presented the Government Affairs Awards of Recognition (the “Govies”) to BOMA/Suburban Chi-cago for Outstanding Government Affairs Program or Seminar and BOMA/San Fran-cisco for Outstanding Government Affairs Committee. Read more about the “Govie” winners in “State & Local Update” on pages 12-13.

Cary Fronstin, chair of the Industry Defense Fund (IDF) Oversight Commit-tee, reported that 2010 was a busy year for the IDF, with grants supporting the campaign to stop Amendment 4 in Florida, as well as an ad campaign to fight pro-posed increases on the carried interest tax. BOMA was successful in both cam-paigns. Active grants for 2011 include: BOMA International, Real Estate Storm-water Coalition; BOMA International,

Lead Paint; BOMA/Denver, Xcel Energy Case; BOMA/Denver, International Fire Codes; and BOMA/San Francisco, Eco-nomic Recovery San Francisco Coalition.

Guests included BOMA Canada Chair Wendy Cardell, who reported on pro-grams, initiatives and events of BOMA Canada, including the annual conference and exhibition (BOMEX), which will be held in St. John’s, Newfoundland, Sep. 25-27, 2011. Cardell briefed attendees on the success of the BOMA BESt pro-gram, an industry standard for environ-mental certification for existing buildings, and announced that the national overall vacancy rate in Canada remained in the single digits at the end of 2010 at 8.8 percent.

BOMA International Chair Mackey con-cluded the Board of Governors meeting by saying how he was looking forward to seeing everyone at the BOMA Interna-tional Conference and The Every Building Show®, June 26-28, 2011, at the Gaylord National Resort® & Convention Center in the world-class National Harbor complex on the shores of the Potomac River in Washington, D.C.

More News from Board of Governors• Read a complete recap of the Year in

Review, presented by BOMA Chair-Elect Boyd Zoccola and BOMA Vice Chair Joe Markling, and the BOMA Pulse, presented by BOMA President Henry Chamberlain, in “Trends Tracker,” page 34.

• Learn about the two new policy posi-tions passed at Board of Governors in “Legislative Update,” page 8.

• Read a more detailed recap of Board of Governors and other highlights of the Winter Business Meeting at www.boma.

org.

Board of Governors Highlights

Far Left: BOMA President Henry Chamberlain.

Left: BOMA Secretary/Treasurer Kent Gibson.

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trends tracker

BOMA PulseAT THE BOARD OF GOVERNORS, BOMA President Henry Cham-berlain delivered the BOMA Pulse, a look at how the trends and performance of the overall economy affect commercial real estate. Key points from the BOMA Pulse include:

• GDP growth is predicted to be 3.5 percent in 2011, up from 2.8 percent in 2010, which will generate another 2.5 million new jobs. Vacancy rates are starting to come down. Office is recovering to 16.4 percent in 2011 and 15.3 percent by year-end ’12 (currently at 17.5 percent).

• Commercial real estate is resetting in this new econ-omy around: sustainability/energy-efficient/high-perfor-mance buildings, integrating new technologies, new work-place designs, development by mass transit and an inter-est in balancing live/work/play and quality of life.

• Long-term trends spell a long, slow recovery: Downsizing of businesses and state and local governments will curb demand growth for office and business space.

• NAC/ROC members tell us that all concerns and priorities hinge on the state of the economy and job security.

• Recruiting and retaining top talent are still top concerns. The perception abounds that the industry isn’t attracting new blood and improving its prominence as an attractive industry for top new talent.

• This is the Era of the Property Manager. All attention is now focused on property management—enhancing asset value and increasing NOI.

• BOMA’s Pulse of the Industry Survey reveals:

❍ Most pressing short-term challenges: recruiting qualified leadership and maintaining volunteer engagement; avail-able operating revenue against program needs; member renewals.

❍ Most pressing long-term challenges: development of future volunteer leadership; finding additional revenue sources of income; recruiting/retaining younger generation members.

❍ Most pressing issues facing members: economy as it relates to distressed tenants, vacancy; work/life balance; real estate asset values; job security.

❍ End of 2011 vacancy rates: Decline (more than 20 per-cent); Remain the Same (close to 70 percent); Increase (10 percent).

❍ End of 2011 CRE hiring: Decline (less than 10 percent); Remain the Same (70 percent); Increase (more than 20 percent).

Trends and Takeaways from the Winter Business MeetingReflecting on Accomplishment and Looking Toward New Priorities

The marketplace must be getting stronger! BOMA President Henry Chamberlain finds something to smile about during the BOMA Pulse presentation.

BOMA officers Boyd Zoccola and Joe Markling deliver the Year in Review.

Year in ReviewDuring their Year in Review presentation, BOMA Chair-Elect

Boyd Zoccola and BOMA Vice Chair Joe Markling looked back on a year where BOMA rolled out new products and services, increased participation in programs, retained its status as the No. 1 business network and grew revenue—all during a time when most other associations were pulling back and waiting for the marketplace to recover. Just a few of the accomplishments of the past year include:• Delivering three new, ANSI-approved floor measurement

standards for Office, Retail and Multi-Unit Residential buildings.

• Releasing an Economic Impact Study detailing the value of commercial office buildings on the national and local econo-mies, contributing $118 billion to the economy and support-ing nearly a million jobs.

• Extending the 15-percent tax rate on capital gains through 2012, and the 15-year timeline for depreciating leasehold improvements through 2011.

• Testifying before Congress on building maintenance issues.

• Securing key codes victories, including changes to the Inter-national Energy Conservation Code after securing modifica-tions that eliminate major concerns for building owners and managers.

• Winning the 2010 ENERGY STAR® Award for Sustained Excel-lence, BOMA’s fourth consecutive win. The primary initiative BOMA was honored for was the 7-Point Challenge.

• Introducing a new webinar series, “Strategies for Supporting Sustainable Building Operations,” which helps property pro-fessionals implement green practices to enhance asset value and net operating income, improve tenant satisfaction and benefit the environment.

• Expanding BOMA’s Partnership Program.

• Hosting a thought-leader symposium, in collaboration with the BOMA Foundation and Georgetown University, examin-ing the future of commercial real estate.

By Laura Horsley


By John Knope

IN JUNE, THE BOMA INTERNATIONAL CONFERENCE and The Every Build-ing Show® come to Washington, D.C.’s Gaylord National® Resort & Convention Center. A stunning example of first-class conference and meeting facilities and service, each unique Gaylord prop-erty faces a familiar challenge found in buildings of many types and sizes: how to effectively manage wastewater sys-tems in an environmentally conscious manner.

For decades, facility managers strug-gled with accumulations of grease and organic build-up generated from food production, processing and preparation activities in drain lines and collection systems. The resulting problems remain common today: slow drains and back-ups, foul odors, expensive (and often ineffective) pumping for grease traps and interceptors and, in some cases, local fines and surcharges. These are hardly acceptable, especially for Class A office buildings, high-end restaurants or world-class resorts. Traditional treat-ment with caustics and acids is often ineffective. Solvents and free enzyme products often liquefy grease and send it downstream to treatment facilities. Resulting concerns for employees and environmental exposure have led to a breakthrough: biological (bacteria) treat-ment solutions.

It is well-established and documented that removal of organic waste from any wet waste stream or effluent produced in the normal course of food production, processing or preparation is best accom-plished through biological treatment. Used at wastewater treatment facilities to treat and recycle wastewater for years, biological treatment utilizes a complex mixture of microorganisms to degrade and decontaminate raw sewage for dis-charge into water sources. Under proper

conditions, biological systems impact nearly all components of wet waste, reducing them to carbon dioxide and water. Upstream, the challenge has been finding the right types of bacteria, along with an effective, consistent means to apply treatment.

The majority of available biological treatment products attempt to reduce organic material by providing a mixture of spore-forming microorganisms that can be easily manufactured and main-tain stability. These “bug in a bottle” microbes produce enzymes that reduce some organic matter, but none are capa-ble of metabolizing the primary by-prod-uct, extra-cellular fatty acids, from fats, oils and grease (or FOGs). In nearly all drain lines, grease trap and collection systems, FOGs are the largest contrib-utor to blockages, excessive pumping and maintenance, foul odors and often unsanitary conditions. In addition, spore-forming bacteria are typically dormant when applied, requiring four to six hours to awaken and begin break-ing down organic material.

The Gaylord National® Resort & Con-vention Center tried green drain prod-ucts previously with disappointing results, furthering the impression that

a green solution could not be effective. While waiting for the bacteria to awaken, drains were exposed to hot water from dishwashers, additional water and waste from kitchens and harsh clean-ing products—all detrimental to bacte-rial growth. The remaining live bacteria were minimal and unable to make a sig-nificant impact.

Today, the Gaylord uses a drain main-tenance system that produces beneficial, live bacteria in a controlled environment on-site. Each day, five different types of bacteria are incubated and automati-cally dispensed into drain lines to digest and remove FOGs. The amount of bacte-ria, types of bacteria and dosing system work together to form a highly effective maintenance system. Over 30 trillion live, vegetative bacteria are generated and delivered every 24 hours—a dose 1,000 times stronger than traditional spore-forming bacteria.

The green drain maintenance system installed in the Gaylord has reduced FOG levels and water consumption. This patented system, with more than 3,000 units in place worldwide, has also been awarded LEED® Innovation Credits.

The system offers several benefits for green building initiatives:

• Contributes to the U.S. Environmental Protection Agency (EPA)’s Environ-mentally Preferred Purchasing pro-gram. Bacteria are 94-percent bio-based, according to independent studies, and are a naturally derived, rapidly renewable resource.

• Aids compliance with EPA’s Clean Water Act and local discharge requirements.

• Reduces waste stream output. This unique technology requires only a one-gallon container of product per month, eliminating drum storage and disposal concerns.

• Saves on energy required for frequent hydrojetting and pumpouts of drain lines and grease traps. Documented case studies show an average decrease of $12,000 in drain line maintenance costs after installation.

• Reduces employee hazards and spill concerns associated with harsh acids, caustics and solvents frequently used for drain treatment.

About the Author: John Knope is a market-ing manager for ChemsearchFE, (www.chem searchFE.com) a global leader in products, technology and solutions for facility engi-neers.

Green scene

The Green Way to Beat Drain Build-up in Your BuildingGaylord Case Study

An automated bacteria delivery system helps pre-vent build-up from grease, fats and oils.


research corner

Measuring Up: How the EER

Helps Buildings Perform Better

Play Your Part and

Submit Your Data

COMMERCIAL REAL ESTATE PROFESSIONALS know that one of the most important ways to increase NOI is to diligently benchmark their buildings’ income and expense data. Benchmarking can help building managers track performance, identify trends and target areas that need improvement. With owners, investors and tenants all scrutinizing the bottom line more closely, tracking building per-formance is more critical than ever.

When it comes to benchmarking, one key tool property profes-sionals turn to is BOMA’s Experience Exchange Report® (EER). Widely used throughout the industry for 90 years, the report helps building owners and managers compare performance, market their build-ings to prospective tenants, justify their budgets to stakeholders, perform due diligence and more. The 2010 report, with data from 2009, contains data from more than 768 million square feet across 4,200 buildings in 250 markets. A partnership with industry research firm Kingsley Associates brought the report online in 2008, which allows users to query data by market, submarket, building size, building type, age of the building and ownership type.

For Transwestern’s Central Region Senior Vice President Karrie McCampbell, the EER serves as a way to show her owners how their buildings compare to competitors. “We’re asked throughout the year how our budget compares to other buildings in our market and we turn to the data in the EER to answer that question,” she says. “The information we get from the report is really valuable and we use it all year long. It’s really the industry standard, and people recognize the fact that it’s the tool you should use to compare your property’s performance.”

By Lindsay Tiffany

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RPA/FMA/SMA/SMT ACCELERATED COURSES

Mar 16, 2011 Budgeting & Accounting

May 4, 2011 Design, Operation & Maintenance II

Jul 20, 2011 Law & Risk Management

Aug 24, 2011 Real Estate Investment & Finance

Sep 14, 2011 Technologies for Facilities Management

Oct 5, 2011 Leasing and Marketing

Oct 26, 2011 Facilities Planning & Proj Mgmt

Nov 2, 2011 Environmental Health & Safety Issues


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SOLUTION

The EER serves as a common denomi-nator for many property professionals looking to make performance compari-sons across regions or even nationally. “I can easily pull up the data for Hous-ton, San Antonio, Austin—the other big markets in Texas—to compare how my buildings in Dallas are faring against wider regional data. It’s really a baseline standard for comparing building perfor-mance,” explains McCampbell.

The data from the report also helps property professionals when preparing to enter new markets. It can confirm what brokers and other sources in the market are saying and help with bud-get forecasting. “The EER is particularly helpful when we’re entering a new mar-ket we don’t know. I know the standard cost of cleaning per square foot in Dal-las, but if I were going into St. Louis, I would look up that data in the EER,” notes McCampbell. “We also use the data when doing due diligence. When we’re looking at a new property, we’ll cre-ate a budget for it and compare it to the EER data in that market.”

While many property professionals have friends or peers locally on whom they call to exchange benchmarking information, that type of information has its limits. Explains Becky Hanner, CPM, RPA, senior vice president, Cas-sidy Turley: “While most of us enjoy col-laboration and share information with each other in this industry, there is only so much information we are willing to divulge. I may be willing to share a gen-eral idea of my per-square-foot operat-ing expense amount, but I won’t provide a detailed breakdown of expenses to my competitor.”

Hanner also notes that, because of variables like building size, occupancy and location, it can be hard to get a true measure of how your building per-forms just by calling on a colleague. “The way in which we submit data to the EER helps keep the numbers ‘apples to apples,’ so it is much more useful than calling Joe competitor.”

Both Hanner and McCampbell stress that the quality of the data is directly proportional to the number of people who submit. “The more people that sub-mit, the more accurate and useful the data is. Not only do you make the report better, but you also receive a great per-sonalized report of how your building compares,” says McCampbell.

“I believe it is a property manager’s responsibility to submit data to the EER.

We all want the information, but we need to be willing to give it, too!” says Hanner. “The BOMA-Kingsley partnership pro-vides a neutral ground where managers can submit comprehensive data without feeling like their confidential building information is compromised. And, now it is easier than ever to submit because you can migrate your accounting info into a spreadsheet that is uploaded right into the survey.”

Play your Part and share your data

It’s easy, fast and free. By submit-ting, you will get a free expense performance comparison, priority access to 2011 EER reports and save 25 percent or more on all EER product purchases. To learn more, visit www.bomaeer.org.


EYE ON EDUCATION

I WAS THINKING RECENTLY about the many ways the property management business has changed since I managed my first building, The Old Colony Build-ing. Designed and built in the late 1800s, at 17 stories it was the tallest building in Chicago when it was completed. When I managed the property in 1986 (no, not 1896), there were three elevator opera-tors and an elevator starter on staff. The starter, Chester, had worked in the build-ing for more than 30 years. We always knew when a tenant was meeting with a real estate broker because, after the elevator operators took them up and brought them down, they would share all the pertinent information they had overheard in the elevator.

To say things have changed is an understatement. When I started man-aging Old Colony, we did not have per-sonal computers or printers at our desks, much less smartphones, e-mail or the Internet. Real estate companies were local to their city and typically provided brokerage, development and manage-ment services. The property manager of a high rise office building oversaw the

entire operation, including accounting, leasing, renovations and operations.

Adapting to and Taking Advantage of New Technology

New technology and media are avail-able and helpful for all professionals, whether you’ve been in the industry for 30 years or three years. Experienced industry veterans, like myself, can and should take advantage of some of the technological innovations that have emerged in the last few years. I suspect many of us are still unaware of the power of social media and the Internet, espe-cially as it relates to our careers. Now is the time to change that.

The vast majority of you reading this article use e-mail, a computer and have some type of mobile phone. But are you current with the social media technolo-gies and services available? I recently read that more than 40 percent of jobs are sourced from social networking sites, such as LinkedIn, MySpace and Face-book. A quick search on LinkedIn found 619 property management jobs listed on LinkedIn alone.

While you might think that your

HR department can take care of post-ing jobs on those sites (and they surely will), don’t lose sight of how important having a presence on them can be for yourself. First, you may already know some candidates and may be able to identify good prospects. Second, you can learn a lot about a person from his or her social media profiles and what they share about themselves online—both professionally and personally. That information can help you determine if a potential candidate will be a good fit for your team. Third, good candidates may be looking at your profile and thinking about whether they want to work for you.

If you haven’t ventured into social net-working yet, I strongly encourage you to do so. A quick Google search can point you toward resources to learn more about how social media works and the different mediums available. Profes-sional associations are also a great way to dip your toe into social media. BOMA International has a strong presence on LinkedIn, Facebook, Twitter and You-Tube. For those in healthcare real estate, BOMA has a Medical Office and Health-care Real Estate Forum on LinkedIn with

By Lorie Damon, Ph.D.

The passage of the 2010 Affordable Care Act, known as health-care reform, appeared to be a boon for healthcare real estate. Brokers, bankers and other prognosticators were quick to specu-late about a surge in demand (60 million square feet, by some estimates) for MOBs and other ambulatory-care facilities to meet the demand of the newly insured patients. Fast forward to this year, and the prognosis of the Affordable Care Act is very much in question, as it faces both legal challenges in the courts and a newly elected Congress reconsiders funding its provisions.

While these governing bodies debate the fate of the legislation, most healthcare systems are in the difficult position of prepar-ing for legislation that may not stand. Add to these challenges

continued capital constraints, proposed changes in lease account-ing standards (known as FASB 13) and consolidation among both healthcare systems and real estate companies, and we have enough symptoms to confound even the most sophisti-cated diagnosticians.

Diagnosing these and other emerging trends in healthcare, the capital markets and real estate will be the focus of BOMA Inter-national’s 2011 Medical Office Buildings & Healthcare Facilities Conference, presented jointly by Ventas Healthcare Properties and Lillibridge Healthcare Services. Scheduled for May 4-6, 2011, at the Hyatt Regency Downtown in Dallas, the confer-ence expects to draw nearly 600 attendees, including leading experts from healthcare systems, developers and property and facility management firms. Leading investors, financiers, advisors,

BOMA’s 2011 Medical Office Buildings & Healthcare Facilities Conference, May 4-6, 2011, Dallas

Rx for Healthcare Real Estate Success

Changing Times in Property ManagementBy Mark S. Johnson, CPM


architects, general contractors, attorneys and even physicians are also among the attendees.

The conference education program will feature both general and breakout sessions designed to address the complex interplay between healthcare and real estate. Many of this year’s general sessions will focus on the long-term fate of healthcare reform and offer clarity about how healthcare systems are planning for future patient demand, continued capital pressures and improved efficiencies throughout their operations.

Concurrent breakout sessions will be grouped topically into three tracks: Leasing and Management; Capital Markets; and Healthcare Provider Strategies. Among the topics those sessions will address are:

• Healthcare Reform Uncertainty: How Healthcare Systems are Coping.

• Real Estate Implications of the Surge in Hospital-Employed Physicians.

• Mergers & Acquisitions Among Healthcare Systems and Real Estate Firms.

• The Equity and Debt Markets for MOBs.

• STARK Compliance in the Wake of Healthcare Reform.

• Higher Acuity Uses in MOBs.

• Synthesizing Healthcare and Real Estate Strategies.

• Achieving Property Management Excellence.

• Healthcare Real Estate Development: Signs of Vitality?

• How Healthcare Systems are Coping with Capital Constraints.

• And, much, much more.

This year’s keynote address will be presented by humor colum-nist Dave Barry, who promises to inject some levity into the conference. Barry, a long-time columnist for the Miami Herald, is well-known for his wry and amusing observations and will share his insights on healthcare.

In addition to education, the conference offers tremendous opportunities for attendees to network with one another and with the expert speakers. Evening receptions on both Wednes-day and Thursday are scheduled, and the conference will include exhibits that feature a variety of real estate firms, including REITS, developers, capital providers, advisory firms and the like.

Additional information about the conference program and reg-istration is available at www.boma.org/TrainingAndEducation/MedicalOfficeBuildings.

more than 1,000 members. This Forum also allows HCRE professionals to net-work, share ideas, pose questions, gain feedback and post useful articles and resources.

The Right Mix of New and Traditional

As you explore social networking sites and take advantage of the connections and resources through BOMA and other sources, keep in mind it is still important to nurture your professional develop-ment in more traditional settings. Edu-cational opportunities are available from many organizations, including BOMA. If you don’t have an RPA, FMA, SMA or other real estate designation next to your name, or are not pursuing one, you should consider investing in yourself and obtaining this training. BOMA also offers conferences, such as the Medical Office Buildings & Healthcare Facili-ties Conference, May 4-6, 2011, in Dal-las. This two-day conference may be of particular interest to property managers, developers and other industry profes-sionals trying to expand their knowledge in order to take advantage of the boom in healthcare real estate. The annual BOMA International Conference, held June 26-28, 2011, in Washington, D.C., is another great opportunity to meet and

connect with property managers of all sort of assets. Check out the Education tab at www.boma.org for information on numerous educational opportunities.

The old maxim, “It’s never too late to learn,” is great advice for property pro-fessionals of any “vintage.” While sea-soned industry veterans have a lot to teach the next generation about man-aging an asset and building a career, we can also learn from younger profes-sionals. And, taking advantage of new forums for learning helps differentiate your talent from others—especially when you can point to your educational accomplishments.

I want to emphasize the fact that there are many opportunities available to all of us in the property management indus-try. BOMA and other organizations offer many ways for you to find a job, improve your skills and network with others in the industry. Take advantage of these resources and continue to grow, both personally and professionally, as new technologies are developed and adapted to our industry.

About the Author: Mark S. Johnson, CPM, is senior vice president and direc-tor of property management with Lend Lease DASCO LLC, www.dascomed.com. He can be reached at [email protected].

For those in healthcare real estate, the BOMA Medical Office and Healthcare Real Estate Forum on LinkedIn has more than 1,000 members.


SUPPLIER ShowcaSESpecial Advertising Section

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cisco’s Smart+connected Real Estate SolutionsCisco Smart+Connected Real Estate solutions incorporate technology into each step of the real estate life cycle. The net results are innovative services that improve the user experience and productivity in the built environment, creating revenue-generating business models and positively impacting building management and operations. More information at www.cisco.com/web/strategy/trec/index.html.

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

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LEDtronics’ T8 Tube LightsUSA-made, UL-listed, Long-Life, Energy-Efficient Fluorescent Equivalent LED T8’s tube lights by LEDtronics. White LED T8 Tubes, G13 BiPin, 2 ft., 3 ft., 4 ft., 8 ft., *Clear or frosted Lens*, Only 8 to 37 Watts. Phone: 800-579-4875; Web: www.ledtronics.com.

Maxton’s SafeTach™… Finally, the optimal Elevator Performance Evaluation ToolAre your elevators wasting energy, operating outside of specs, not passing inspections? Stop grasping at straws! See exactly where problems lie in real-time without risky tactics using the SafeTach™ Elevator Performance Meter. Problems Identified Safely. Resolution Confirmed. Inspections Passed. Call Maxton Manufacturing 1-775-782-1700 or go online www.safetach.com.

Big Spheres from Meltdown GlassUtilizing the beauty and durability of cast-glass, Meltdown Glass’ Big Spheres product offers a clean, geometric solution to partition walls while preserving the organic qualities of cast-glass. This product allows designers to create spaces that allow light transmittances while still maintaining privacy. Meltdown Glass textures are available in oversize panels and can be tempered to meet safety codes. For more information, please visit meltdownglass.com or call 800-845-6221.

“The Asphalt Preservation Specialists”


SUPPLIER ShowcaSESpecial Advertising Section

Vending Solutions from National VendingNational Vending is a full-service vending management solution—All at No Cost to You! We are dedicated to delivering superior service and value through our new state-of-the-art, energy-efficient vending equipment. National Vending is a single-source vending solution program focusing on customer service, consistency/access and results. Call 800-548-1982 or visit www.nationalvending.com today!

NexFlochex by Nexus ValveThe NexFloChex by Nexus Valve is an Automatic Flow Limiting Valve, check valve and dual isolation valve used for domestic hot water returns. Contact Nexus Valve today for more information: www.nexusvalve.com or phone 888-900-0947.

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

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

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

SignValue Billboard ServicesAre you getting enough money for your billboard lease? Do you need help negotiating a billboard lease? E-mail [email protected] or call 480-657-8400 to talk with a billboard lease consultant today.

a ‘Total Door’ SolutionThe only comprehensive integrated door system that reduces maintenance, provides exceptional security and is extremely abuse resistant. Visit www.totaldoor.com or contact 800-852-6660.

Landscape Management from U.S. LawnsU.S. Lawns Strategic Accounts department can work with you locally, regionally or nationally to help you manage the landscape at your offices, parks and commercial facilities. Phone Number: 800-USLAWNS; or visit www.uslawns.com.


trade tools [restrooms]

Reducing Environmental Impact in the RestroomBy Peter Leahy

WASTE IS NOT ONLY CREATED when used items are discarded. Waste is also generated through inefficiencies in raw materials extraction, processing, manu-facturing and transportation.

With this in mind, it’s important, when choosing products for your facil-ity’s washroom, to understand that environmental impact occurs through the entire life cycle of the products you select—from raw materials sourcing through final disposal of the product.

Source reduction—the practice of designing, manufacturing, purchasing or using materials, packaging and prod-ucts in ways that eliminate waste from the start— is a strategic way to reduce environmental impact. Washroom prod-ucts, designed with source reduction in mind, can help users consume less through improved performance and/or more reliable/controlled dispensing. If less product is consumed, there is less waste to manage and fewer resources needed during manufacturing and dis-tribution to deliver on customer needs and complete everyday tasks.

Kimberly-Clark Professional* employs sustainable manufacturing strategies to reduce environmental impacts on its natural resources. To illustrate how this helps customers like Brandywine Realty Trust eliminate “hidden waste,”

Kimberly-Clark Professional* employs a Greenmeter Analysis tool. By choosing environmentally preferred washroom products from Kimberly-Clark Profes-sional*, Brandywine successfully saved 21.5 tons of fiber, nearly 1.5 million gal-lons of water, 477-plus million BTUs and 11,029 pounds of packaging waste over the course of a year.

In addition to overall source reduc-tion, it’s important to consider the source of raw materials, especially those that are wood fiber-based. Tissue prod-ucts should contain fiber that is respon-sibly sourced, such as recycled fiber and/or sustainably harvested virgin fibers—preferably those that have received third-party certification, such as Forest Stewardship Council (FSC) certification.

It’s easy to find out how restroom product selection impacts a building’s environmental and cost performance with Kimberly-Clark Professional*’s Greenmeter tool. Visit www.kcpreduce today.com for more information.

About the Author: Peter Leahy is office build-ing segment manager for Kimberly-Clark Pro-fessional*.

Shortridge_ad.indd 1 11/20/08 9:30:58 AM

DATE COURSE

EDUCATIONAL COURSE SCHEDULE 2011Location: Las Vegas, Hilton

Las VegasWhere education and fun come togetherwww.BOMANevada.org

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

March14-17 EnvironmentalHealth&Safety+ Ethics

April18-20 RealEstateInvestment&Finance

May16-18 Budgeting&Accounting

June13-15 FacilityPlanning

July11-13 Leasing&Marketing

August15-17 ManagingtheOrganization

September12-14 AssetManagement

October17-19 Law&RiskManagement

November14-16 TechnologiesforFacilitiesManagement

December5-7 Design,OperationsandMaintenanceI

YOUR WELL BUILDING EXAM CHECKLISTPreventive Maintenance Guidebook: Best Practices to Maintain Effi cient and Sustainable Buildings

The latest edition of BOMA’s top-selling publication provides maintenance practices and tools for creating, managing, monitoring and improving a preventive maintenance program. Look for additional information on predictive maintenance with more emphasis on sustainability, commissioning, use of electronic tools and resources, and renewable and recovered energy.

BOMA’S 2011 ALL-STAR LINEUP

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

Looking for market advantage in 2011? BOMA has you covered. Check out our three new publications to help you do your job even better in the New Year.

HELP FOR MIXED USE CAM ALLOCATIONSAllocating Common Area Maintenance (CAM) Charges in Mixed Use Properties and Other Strategies for Managing Live-Work-Play Developments

This resource guide helps demystify the complexities and confusion of CAM charges by outlining methods and guidelines that can be applied to existing or new mixed use projects. It is a best-practice resource including a number of real-world case studies for managing live-work-play develop-ments. This unique publication is a must-have resource for anyone involved in mixed use properties.

HIGH PERFORMANCE LEASE FOR HIGH PERFORMANCE BUILDINGSBOMA International Commercial Lease: Guide to Sustainable and Energy Effi cient Leasing for High-Performance Buildings

This update to BOMA’s best-selling Green Lease Guide includes more “green” clauses refl ecting the evolution of the market over the past several years as well as updates to the “non-green” clauses. This defi nitive guide helps property professionals execute a lease that addresses building operations and performance to maintain an energy effi cient and high performance property.

BOMA pubs_fullpg_FINAL.indd 1 12/17/10 3:58 PM


conference connection

3M Purification Inc.3M Purification Inc. has added two new filters to its portfolio. Designed with an innovative open filtration media structure, precision pleat structure and high-surface-area, mini-pleat design, the new filters help decrease energy use.

AEG Power SolutionsAEG Power Solutions pro-vides turnkey solar photovol-taic systems to help build-ings utilize renewable energy. These smart-grid-enabled systems feature solar panels, solar inverters, monitoring, diagnostics and communica-tions equipment.

AmbiusAmbius, a premier global cre-ator of ambience for busi-nesses, offers a full spectrum of services to enhance the interior space of commercial buildings, including ambient scenting, interior landscaping, holiday décor and more.

Ashland Hercules Water TechnologiesAshland Hercules Water Tech-nologies offers a comprehen-sive array of water treatment programs for the commer-cial and institutional market

The Green SolutionThe Every Building Show® Exhibitors Offer Sustainable Products and Services

USING GREEN PRODUCTS AND SERVICES in a building can result in greater energy effi-ciency, save operating dollars and help tenants meet their corporate social responsibility requirements. This year, exhibitors at the Green Pavilion and ENERGY STAR® Showcase at The Every Building Show®, June 26-28 in Washington, D.C., will help property profession-als find the smartest solutions for their buildings. Here are just some of the exhibitors:

designed to reduce operat-ing costs; improve water and energy efficiency; and enhance occupant comfort and health.

BITZER U.S., Inc.BITZER U.S., Inc., is a global leader in screw, scroll and large semi-hermetic reciprocating compressors for commercial A/C systems.

Bluebeam Software, Inc.Go paperless with Bluebeam PDF Revu, a fully functional PDF editor designed for build-ing and construction. Mark up PDFs with customizable text, highlights, measurements, images and more.

Cab Solutions, LLCCab Solutions designs, engi-neers and remodels elevator cab interiors. Its services cover wall panels, ceilings, lighting, floors, cladding and more. Cab Solutions prides itself on evaluating the cost and quality impact of green products for its customers.

Carlisle SynTec IncorporatedFor nearly half a century, Carlisle SynTec has been the leader in energy-efficient sin-gle-ply roofing. Carlisle SynTec

offers innovation, superior field experience, roof system design and unsurpassed warranties—all while maintaining a green mindset.

ChemsearchFEChemsearchFE is a global leader in products, technol-ogy and solutions for property professionals. Offering water treatment, drain maintenance, HVAC maintenance programs and certified green products, ChemsearchFE helps reduce downtime, water usage and energy consumption with its patented technologies.

CNR LightingCNR is a leader in energy-efficient lighting systems. From replacement lamps and ballasts to designing a completely new system, CNR offers fine prod-ucts and competitive prices.

CSI International, Inc.CSI is an integrated facility services company that offers a full range of facility services, including janitorial, mechani-cal and corporate services, pest control, document restoration and more.

CTG Energetics, Inc.CTG Energetics is a consulting firm specializing in sustainability services that improve building performance. CTG combines expertise in energy modeling, commissioning and environ-mental design with leading-edge tools in greenhouse gas analysis, carbon offset pro-grams and more.

DCS Global Enterprise Canada Inc.DCS Global Enterprise offers a proven Day Cleaning™ con-version program, comprised of work loading, cleaning speci-fication adjustment, tenant communications and contrac-tor training.

Diversey, Inc.As a leading global provider of commercial cleaning, sani-tation and hygiene solutions, Diversey, Inc.’s products, sys-tems and expertise make facil-ities safer and more hygienic for consumers and building occupants.

E-MonE-Mon, an industry leader in submeters, manufactures a complete portfolio of energy monitoring products for energy management, tenant billing, usage analysis, metering and verification, load control and cost allocation.

ECS/EcoPathEcoPath™ is the world’s first 100-percent perpetually recy-clable entryway matting solu-tion with bio-based content. With a striking appearance and unsurpassed performance durability, EcoPath can help facilities achieve their highest green potential.


Excel DryerThe XLERATOR® high-speed, energy-efficient hand dryer completely dries hands in 10 to 15 seconds, uses 80-percent less energy than traditional hand dryers and delivers a 95-percent cost savings vs. paper towels.

FLIR Infrared CamerasFLIR has a wide selection of infrared cameras with best-in-class performance with flex-ible, easy-to-use software. FLIR also offers post-sale technical support, customer service and training to the industry.

GAF Materials CorporationGAF is committed to finding innovative ways to reduce the amount of natural resources used in making and sourcing roofing products. GAF’s prod-ucts include a comprehensive portfolio of roofing and com-posite decking systems, which are supported by a national network of contractors.

Georgia-Pacific CorporationGeorgia-Pacific Professional is a provider of environmentally responsible hygiene products to office building facilities. Georgia-Pacific Professional is committed to better hygiene, greater efficiencies and richer knowledge that create signifi-cant business advantages.

The Gordian GroupThe Gordian Group provides single-point responsibility for all of the products and services necessary for a successful job order contracting program. Gordian develops and sup-ports all contract and bid doc-uments, task catalogs, technical specifications and more.

Halco Lighting TechnologiesHalco Lighting Technologies® is a leading manufacturer of lamps and ballasts designed for industrial, commercial, residential and special lighting applications.

Jessup Manufacturing CompanyPhotoluminescent Egress Path Marking Systems from Jes-sup Glo Brite use lower-level lighting and signs to guide people to safety in the event of a blackout or fire, and can even be seen through varying degrees of thick smoke.

Leonardo Academy Inc.Leonardo Academy is a non-profit organization dedicated to advancing sustainability. Leonardo Academy develops new methods, metrics and standards for environmental improvement and helps busi-nesses implement sustainable solutions.

LiveRoof, LLCCombining the best elements of proven green roof tech-nologies, the LiveRoof Hybrid System is the only green roof solution that is installed with fully grown plants thriving in a connected ecosystem established on the day of installation.

Nalco CompanyNalco provides innovative solutions for water, air and energy management and facil-ity maintenance. Nalco’s pro-grams are focused on reducing energy costs, protecting build-ing assets, minimizing risk and increasing tenant satisfaction.

Nu Flow AmericaNu Flow renovates and ex-tends the useful life of pipes in buildings and underground, using trenchless epoxy coatings and CIPP structural liners.

RAB LightingRAB Lighting is a leading manu-facturer of sustainable outdoor lighting fixtures, including LED, HID, CFL and motion-sensing technology.

Schneider ElectricAs a global specialist in energy management, Schneider Elec-tric offers integrated solutions across multiple market seg-ments, including leadership positions in energy and infra-structure, industrial processes, building automation and data centers.

ServidyneServidyne provides compre-hensive energy-efficiency and demand response solutions, sustainability programs and other products and services that significantly enhance the operating and financial per-formance of existing buildings.

Sika SarnafilSika Sarnafil provides thermo-plastic, single-ply membranes for a wide range of roofing and plaza deck waterproof-ing applications. Sika Sarnafil offers complete roofing system solutions, from single-ply ther-moplastic membranes, vapor retarders and insulation to fas-teners and adhesives and more.

SimonsVoss Technologies Inc.SimonsVoss manufactures wireless digital cylindrical locks, mortise locks, mortise cylin-ders and RIM cylinders that can protect elevators, parking gates and other equipment.

Solutia’s Performance Films DivisionSolutia’s Performance Films Division is a leading producer of high-quality, after-market window films. Solutia manu-factures films that provide comfort, aesthetics, energy savings, safety and security when applied to glass.

Spartan Chemical Company, Inc.Spartan Chemical is an inter-national manufacturer of qual-ity-branded cleaning products, such as industrial cleaners, dis-infectants, skin care, laundry care, ware wash and floor care.

continued page 46


Sundial SolarSundial Solar is a nationwide solar developer, specializing in commercial/industrial solar electric solutions. From the very small to the extra large, Sundial designs, builds and commissions all types of solar electric systems for every cli-mate and need.

ThyssenKrupp ElevatorThyssenKrupp Elevator recog-nizes the great potential for reducing the environmental impact of existing elevators through modernizations and upgrades. Upgrade opportuni-ties come in many packages, which can increase energy efficiency, reduce toxins and eliminate unnecessary waste.

U.S. Energy GroupU.S. Energy Group has devel-oped a comprehensive energy management solution to help commercial building owners and managers monitor and control heating costs and con-serve energy and water.

UNI-SOLARUnited Solar, a leader in man-ufacturing building-integrated and rooftop photovoltaics, manufactures, sells and installs thin-film, flexible solar lami-nates that convert sunlight into energy, using proprietary technology.

conference connection

VRTX TechnologiesVRTX Technologies specializes in environmentally friendly, chemical-free treatment of water used in cooling towers and evaporative condensers. The VRTX system utilizes con-trolled hydrodynamic cavita-tion to control scale, corrosion and bio-fouling without the hazards of chemical treatment.

Waste Management, Inc.Using the world’s most ad-vanced technologies and its unique expertise, Waste Management partners with customers and communi-ties to manage and minimize waste while recycling valuable resources and creating clean, renewable energy.

Westcoast Innovative Pro-PadsWestcoast Innovative Pro-Pads gives customers 100-percent biodegradable, flame-retardant, cotton-filled pads to protect elevator cabs. Its patented “universal hanging system” streamlines ordering and instal-lation.

ADVertiSinG inDeX

compAny pAGe no.

360Facility....................................................................................... 31

AAON.......................................................................................Cov.4

American.Anchor..........................................................................Cov.2

Antenna.Site.Management................................................................. 36

AP&G.Co..Inc.—Catchmaster............................................................. 13

Baltimore.Aircoil.Co..Inc.—Cooling.Tower.World...................................40

Bartlett.Tree.Experts...........................................................................11

BOMA.Atlanta................................................................................. 36

BOMA.International.................................................................... 33,.43

BOMA.Nevada................................................................................ 42

Cisco.Systems.Inc.............................................................................40

COIT.Restoration.Services...................................................................11

Concept.Development.Associates.Inc.—Safety.Chairs..............................41

Easy.Lobby....................................................................................... 15

Energetic.Lighting.............................................................................19

Garlock.Equipment.Co......................................................................40

Garvin.Industries.................................................................................11

Gee.Asphalt.Systems,.Inc...................................................................40

General.Elevator.Parts.Inc..................................................................40

Johnson.Controls.Inc...........................................................................7

JP.Obelisk........................................................................................ 12

Keyscan.Access.Control.Systems......................................................... 22

LEDtronics.Inc.................................................................................40

Maxton.Manufacturing......................................................................40

Meltdown.Glass.Art.&.Design.............................................................40

National.Vending...............................................................................41

Nexus.Valve.....................................................................................41

Nixalite.of.America............................................................................41

Pro-Bel...........................................................................................14

Redi.Controls.Inc..............................................................................41

Safety.Technology.International,.Inc......................................................10

Salsbury.Industries............................................................................. 21

San.Jamar.......................................................................................... 3

Scientific.Conservation........................................................................4

SERVPRO.........................................................................................9

Shortridge.Instruments.Inc.................................................................. 42

Siemens.Industry.Inc......................................................................... 27

SIGNARAMA................................................................................... 17

SignValue.........................................................................................41

Total.Door.......................................................................................41

U.S..Lawns.......................................................................................41

Waste.Management......................................................................Cov.3

Watco.Manufacturing.Co................................................................... 37

compAny pAGe no.

67022301.14.11 10:38

blackyellowmagentacyan

High Efficiency

up to

14

EER

up to

17

SEER

up to

19

SEER

up to

14

EER

up to

19

EER

/ 6

COP

up to

13

EER

/ 4 C

OP

up to

14

IPLV

(AC)

/ 24

IPLV

(EC)

up to

16

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Small Roofto

p

Units

Large Roofto

p

Units Small Split

Systems

Large Split

Systems

Geotherm

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Air-Source H

eat

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Self-Conta

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ency

So, we made sure we had all of these covered...

and added one more:

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

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

www.aaon.com

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

Durability, Serviceability

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

askedHighEff_ES.indd 1 1/18/11 9:06 AM

the boma magazine - march/april 2011

Documents

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