2017 Insight Issue 3

OFFICIAL PUBLICATION OF THE BUILDING OWNERS AND MANAGERS ASSOCIATION OF GEORGIA

ISSUE 3, 2017

THE COMMERCIAL REAL ESTATE JOURNAL®

INSIDE: ATLANTA’S MAYORAL ELECTION: THE CANDIDATES Page 10

OFFICE SPACE EVOLUTION Page 18

BUILDING WELLNESS Page 22

PREPARING FOR OSHA RULE 1910 Page 24

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Insight: The Commercial Real Estate Journal ® is published for: BOMA Georgia 5901-C Peachtree Dunwoody Road NE Suite 300 Atlanta, GA 30328 (404) 475-9980 / (404) 475-9987 – fax info@bomageorgia.org www.BOMAGeorgia.org www.BOMALegacy.org www.BOMAGeorgiaFoundation.org Executive Editor: Jacob Wilder jwilder@bomageorgia.org Managing Editor: Ala Yaktieen ayaktieen@bomageorgia.org 2017 BOMA GEORGIA OFFICERS President: Todd Mitchell, RPA, CCIM President-Elect: Marie Worsham, CPM, RPA, LEED GA Vice President: Kinsey R. Hinkson, RPA, BOMI-HP Secretary/Treasurer: Russell Copeland Immediate Past President: Ian Hughes, LEED GA DIRECTORS Michael Knox, SMA, SMT, LEED GA; Bert Locke, RPA; Carla Moule; Trenton Patterson; Don Henry, CFA; Amanda Morrison; Jennifer Cooper, LEED GA; Phil Mobley; Orlando Ojeda; Melody Frcek, RPA; Amanda J. Madrid, RPA, LEED GA, FMA EDITORIAL COMMITTEE Chair: Matthew Brinkman, CAS Vice Chair: Jack Kennedy Staff Liaisons: Jacob Wilder, Ala Yaktieen Members: Bob Fuhr; Debbie Cook; Tiffany Matthews; Mark Gallman, SMA, SMT, LEED GA; Tina Mershon; Tammy Weeks; Amy Davidson, LEED GA; John C. Harcourt; Scott Carter; Phil Mobley; Henri Brickey; David J. Marmins; C. Knox Withers; Smith Swilley; Marie Kastens, RPA,CCIM; Stacie Stamper

THE COMMERCIAL REAL ESTATE JOURNAL®

FEATURES LEGISLATIVE FOCUS .................................... 10 Residents of the City of Atlanta will head to the polls to select a new mayor in November.

BY Katie Roberts, Fiveash Stanley Inc.

ISSUE 3, 2017

THE COMMERCIAL REAL ESTATE JOURNAL®

OPERATIONS ................................................ 12 Common Issues in Lease Audits

INSIDE:

In part two of this series, we take a deeper dive into the common issues that come up in a lease audit and, with these in mind, hopefully owners can avoid the problems before they occur.

BY David Marmins, Arnall Golden Gregory

ATLANTA’S MAYORAL ELECTION: THE CANDIDATES Page 10

OFFICE SPACE EVOLUTION

PREPARING FOR OSHA RULE 1910

Page 18

BUILDING WELLNESS

Page 24

Page 22

www.BOMAGeorgia.org

TECHNOLOGY ............................................... 16 Virtual Realty The future of meeting tenants in virtual spaces.

BY Stacie Stamper, CertaPro Painters

TRENDING IN #CRE ...................................... 18 Office Space Evolution

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As Atlanta continues to emerge as a magnet for hi-tech companies and the young, the city’s commercial real estate market has reacted in response by converting existing building space into the “Modern Office.”

BY Henri Brickey, Whitco Roofing Inc.

PUBLISHED AUGUST 2017/BAA-Q0417/6553

OFFICIAL PUBLICATION OF THE BUILDING OWNERS AND MANAGERS ASSOCIATION OF GEORGIA

Atlanta’s Mayoral Election: The Candidates

Published by:

Publisher: David Evans Editorial Liaison: Rachel Brown Project Manager: Daniel Membrillo Marketing: Nancy Taylor Advertising Representatives: Ashley Benton, Amanda Blanchard, Stephen Cofino, Paul Fecio, Sondra Harris, Sarah Lyons, Chris Maier, Nick Manis, John O’Neil, Glenn Raglin, Jason Ruppert, Ketan Solanki, Julie Sprott, Brandon Stroud, Albert Williams, Chris Zabel Layout & Design: Sunny Goel Acceptance of advertising in BOMA Georgia’s Insight: The Commercial Real Estate Journal® does not imply BOMA Georgia’s endorsement or approval of the product or service advertised. All information has been checked for accuracy to the best of the publisher’s ability, but makes no warranties, implied or otherwise. No responsibility is accepted for deletions, omissions, errors and/ or inaccuracies. Unless a special placement is reserved, publisher reserves the right to place ads on a first-come, first-served basis and to separate by member and non-member status. The contents of this publication may not be reproduced by any means, in whole or in part, without the prior written consent of BOMA Georgia. ©2017 BOMA Georgia. All rights reserved.

www.BOMAGeorgia.org • Issue 3, 2017

HUMAN INTEREST/SELF HELP..................... 22 Building Wellness The Next Chapter in the Green Building Movement is WELLness Real Estate.

BY Charlie Cichetti, LEED AP BD+C, ID+C, O+M, ND, Homes, WELL AP, Sustainable Investment Group

ENGINEERING ............................................... 24

ABOUT THE COVER: Chief Engineer, David Vences, LEED GA, SMA, SMT, with Highwoods Properties, reviews the upcoming deadline for compliance with OSHA Rule 1910 concerning building anchors and fall safety. See page 24.

DEPARTMENTS

8 .... PRESIDENT’S MESSAGE 30 .... CALENDAR OF EVENTS 33 .... ALLIED MEMBER SERVICE DIRECTORY

37 .... REGIONAL MARKETPLACE METRO ATLANTA

38 .... ADVERTISERS ON THE WEB

Preparing for OSHA Rule 1910: A Property Management Perspective Be mindful of industry changes like the new OSHA Rule 1910.

BY David Vences, LEED GA, SMA, SMT, Highwoods Properties

EMERGING PROFESSIONAL SPOTLIGHT...... 28 Adam Bonner Adam Bonner, an Associate Real Estate Manager with CBRE, says his career path was set in motion when he was in college, but it wasn’t the path he anticipated.

BY Amy Davidson, Aquascape Environmental

This issue is easily shareable!

Use the QR Codes found within each article and on the cover.

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INSIGHT | ISSUE 3, 2017 | www.BOMAGeorgia.org | 5

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PRESIDENT’S MESSAGE

Are You Prepared?

BY Todd Mitchell, RPA, CCIM BOMA Georgia President

re you prepared? That sounds intimidating, right?

Especially with the kind of current events we see throughout the world. As we move toward the final quarter of the year and consider emergency preparedness.

We should prompt ourselves with questions like: What tools do I need that I have not yet utilized or been aware of as a CRE professional? That prompt helps us focus on this very important topic in the midst of ever increasing demands for our time and attention!

As BOMA Georgia President, I am very proud to say that BOMA Georgia is a huge network of individuals who are well equipped in helping prep us for National Preparedness Month, as well as other factors that are transforming the industry. I want to make sure that you are aware of all the events, seminars, Insight articles and regulations that effect your daily grind, building, and building staff.

UPCOMING OPPORTUNITIES: • One upcoming event you don’t want to miss is the BTO Seminar: Life Safety on October 19 at the 7000 Central Park Conference Center. Brock Ryan, founder of Life Safety Solutions, will be discussing topics like new NFPA codes and active shooter training. As we face new and evolving challenges from outside our building, challenges within our building’s staff and tenants warrant on going attention.

• The Fall Free Seminar on September 28 will cover another important subject. Increasing Conflict Competence. Speaker Mark Morris with Kinetix will discuss how a certain level of conflict and tension are required for an organization to grow and indicates a healthy exchange of ideas and creativity. This event will provide great tools to resolve unchecked conflict in the business world.

This issue of Insight highlights important points for almost all buildings to keep a look out for during this upcoming quarter. Here are a few: • OSHA Rule 1910 BTO Chair, David Vences, with Highwoods Properties shares his perspective as a building engineer on the new updated OSHA 1910 Regulation. Vences emphasizes how important it is to pay close attention to the compliance specifications.

I encourage you to read more on this topic.

See page 24, as the OSHA regulation will be released and in effect November this year.

• Lease and Audit Issues and Solutions David Marmins, with Arnall Golden Gregory, LLP speaks on the common issues that come up between building owner and tenants with lease and audit misunderstandings. Marmins

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elaborates on different scenarios and how to prepare or prevent these situations from happening to your building.

The culture of real estate is transforming with the increase of Millennials in the industry. Being open to understanding the Millennial demographic in the industry is an essential topic for real estate professionals, like myself, that have been at it for many years. Here are some resources that can help us prepare for this shift: • Building Space Density Building owners are finding more today that they are “adjusting their operating models to adapt to the changing office designs being tailored to the desires of today’s Millennial workers.”

Henri Brickey with Whitco Roofing speaks on this topic in the Trending in CRE section on page 18. This article elaborates on the shift that is impacting building owners to rethink office space design for the Millennials, a growing demographic in the commercial real estate industry.

• Virtual Realty Stacie Stamper with CertaPro Painters poses the question of why the 360 virtual reality gaming technology that is used in residential real estate has been underutilized by commercial real estate properties. In this article, Stacie invites property managers to dive deeper into asking this question: If this technology is more frequently utilized in CRE, would the millennial demographic be the ones to find use for it? Would it create an impact in the industry?

With a jaw-dropping case study of how this technology helped a building owner in Manhattan, NY “pre-lease the building to a single tenant in less than 90 days” with just virtual imagery, this article on page 16, is one you won’t want to miss.

• WELL Building Standard the Southeast has taken a huge leap in green programs to help the environment and energy efficiency. Amongst helping just buildings in efficiency, a recently developed program called WELL Building Standard has a mission of “focusing on the occupants of buildings and their health and wellness,” which Charlie Cichetti with Sustainable Investment Group shares in his article on page 22.

Let me emphasize that these opportunities that I have shared with you are only a few of the many that are available through BOMA Georgia.

With Insight as a resource and tool available for you, and BOMA Georgia events and educational seminars. We hope you will leverage these tools to improve preparedness at your properties for the upcoming quarter and beyond.

Join me in building value by utilizing these resources to be prepared!

LEGISLATIVE FOCUS

Atlanta’s Mayoral Election:

The Candidates

RESIDENTS OF THE CITY OF ATLANTA WILL HEAD TO THE POLLS TO SELECT A NEW MAYOR IN NOVEMBER

T

BY Katie Roberts, Fiveash Stanley

10 INSIGHT | ISSUE 3, 2017 | www.BOMAGeorgia.org

he 2017 mayoral race has vast implications for the future direction of Georgia’s largest city.

Incumbent Mayor Kasim Reed has been in office since 2010 and cannot seek reelection, having served the maximum two terms. Candidates are concerned with transportation and infrastructure, economic growth, crime and taxes. The mayoral race is also significant because a number of incumbent lawmakers have resigned their seat to run for mayor, setting up turnover in the Atlanta City Council and state legislature. Here we profile some of the top contenders for the race. Candidates appear alphabetically.

PETER AMAN. While Aman cannot be considered an “outsider,” he is the only candidate here who has not held public office before. He served in both Shirley Franklin and Kasim Reed’s mayoral administrations, most recently as Atlanta’s COO. Not surprisingly, one of Aman’s campaign platforms is to continue moving Atlanta towards a financially-sound future that increases ethics and efficiency. During the financial reporting period that ended June 30, Aman announced over $1.656 million in contributions with more than $800,000 on hand. This puts him near the top of the pack in terms of fundraising.

KEISHA LANCE BOTTOMS. Bottoms has represented Atlanta City Council District 11 (southwest Atlanta) since 2010. In 2015, Reed appointed her as Executive Director of the Atlanta and Fulton County Recreation Authority, a quasi-governmental agency that oversees Zoo Atlanta, Phillips Arena and Turner Field.

Bottoms maintains a private law practice and has served as a Pro Hac Judge in Fulton County State Court. Upwards of seven candidates are running to replace her on the City Council, with Marcia Overstreet, Brionte McCorkle and Harold Hardnett leading in fundraising.

VINCENT FORT. Fort was elected to the state Senate in 1996 and currently serves as Democratic Whip. Fort is known for being outspoken: outspoken in his support for Medicaid expansion, the Occupy Atlanta movement in 2011, and more recently, Bernie Sanders. Reed and Fort served together in the state Senate and there is no love lost between them; Reed was especially critical of Fort’s legislative record in a wellpublicized April 2017 press conference.

While Fort has signaled his resignation from the Senate, if he does not win the mayoral race, he may choose to run for reelection in 2018.

KWANZA HALL. Both Hall’s parents were civil rights activists and Hall established himself as a leader and public servant while in high school. He attended MIT before returning to Atlanta; he currently serves as the Director of Business Development for MACTEC Engineering and Consulting.

He was first elected to the Atlanta Board

of Education in 2002 and ran a successful campaign for Atlanta City Council in 2006.

His district includes midtown, downtown and other dynamic in-town neighborhoods. Hall has resigned his district seat to run for mayor; Lauren Welsh and Amir Farokhi are now running to represent District 2.

CAESAR MITCHELL. Mitchell is currently president of the Atlanta City Council, a position that is elected citywide. He previously served eight years as the Council’s Post 1 representative. His mayoral campaign focuses on crime, community engagement and improved school systems. Mitchell is an attorney with the global law firm DLA Piper LLP; he specializes in commercial real estate, project finance and public sector transactions.

He leads in contributions received, having brought in $1.699 million as of the June 30 financial disclosure. Three current Council members—Alex Wan (District 6), Felicia Moore (District 9) and CT Martin (District 10)—are running to replace Mitchell as Council president.

MARY NORWOOD. Norwood currently serves as the Atlanta City Council’s Post 2 at-large representative. She was originally elected to the City Council in 2001 and resigned to run for Mayor in 2009. Despite Norwood receiving more votes than anyone else on Election Day, the race went to a runoff, where Reed bested her by about 700 votes. Norwood is running again on a platform of safety, transparency, sustainability and prosperity. Norwood is the third and final candidate to have raised more than $1 million in contributions in this race and reported over $650,000 cash-on-hand at the end of June.

Norwood’s Post 2 seat will likely be filled by Cory Ruth or Matt Westmoreland.

CATHY WOOLARD. Woolard was first elected to Atlanta City Council District 6 in 1997 and was then elected as City Council President in 2001, becoming the first woman to hold the position. During that time, she helped launch the Atlanta BeltLine initiative.

Woolard has also served a number of non-profits, including the Peace Corp., CARE, an Atlanta-based organization run by former U.S. Congressional candidate Michelle Nunn,

and Planned Parenthood. Woolard’s platform emphasizes transportation, public safety and affordable housing.

City of Atlanta residents will head to the polls on Tuesday, November 7. The election is non-partisan, meaning candidates do not declare a party and there is no Primary Election to select a top candidate from each party. If—as was the case in 2009—no candidate secures at least 50 percent of the vote in November, the top two finishers will go head-to-head in a Runoff Election on December 5. The last day to register to vote is October 10. To register or make changes to your current registration record, visit the Georgia Secretary of State’s Online Voter Registration System at registertovote.sos.ga.gov.

There’s no doubt that the tenor of living, working and playing in the City of Atlanta will change considerably with the installment of a new mayoral administration. Equally important is the relationship between the new mayor and Georgia’s next Governor. With incumbent Governor Nathan Deal term-limited, a crowded field has emerged for a race that will be decided in November 2018. Deal and Reed have had a very cooperative relationship despite party differences, working closely on the deepening of the Port of Savannah and high-profile economic development initiatives.

While less than 500 feet separates the State Capitol from Atlanta City Hall, the working relationship between its leaders has not always been this warm. Both the city and state have benefited from Reed and Deal’s collaboration. Here’s hoping our next leaders will keep up this new practice.

ABOUT THE AUTHOR: Katie Roberts is the director of governmental affairs for Fiveash Stanley Inc. In this role, she assists in tracking and analyzing legislation and attending committee meetings. Fiveash Stanley Inc. is recognized as one of Georgia’s leading government and public affairs consulting firms, and has been working with BOMA Georgia for more than 10 years.

INSIGHT | ISSUE 3, 2017 | www.BOMAGeorgia.org | 11

OPERATIONS

Common Issues in Lease

Audits I

BY David Marmins, Arnall Golden Gregory

n the last issue of Insight, we related the story of a recent arbitration dispute between a Midtown Atlanta Class A office building owner and one of its major tenants. In that case, the owner prevailed on most issues in a multi-issue dispute involving several lease audit findings alleging that the owner had over-charged its tenant for operating expenses and other costs.

However, the victory came only after the owner incurred significant fees, time and inconvenience.

And, as shown below, the owner did not prevail entirely on all the disputes concerning what was an appropriate expense to pass through to its tenants. Of course, owners and property managers’ preference would be to avoid litigation altogether. One of the ways to avoid these disputes is to anticipate the areas that are commonly challenged by a lease auditor and cut them off before they occur. In part two of this series, we take a deeper dive into the common issues that come up in a lease audit. With these in mind, hopefully owners can avoid the problems before they occur.

Capital Expenditure vs. Repair Probably the most common source of contention between owners and tenants regarding the calculation of expenses to be passed through involves the question of whether an expense is a repair or a capital expenditure. In fact, in our case, we found emails from the lease auditor stating that it always challenges any large repair by concluding that it should have been classified as a capital expenditure. Most leases allow for the pass-through of repairs and maintenance to the tenants, but not capital expenditures. Some leases (like the one in our case) allow for the

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pass-through of a capital expenditure if it is for the primary purpose of reducing the operating cost. More specific leases of this kind will require that capital expenditures be passed through according to the amount of savings generated or that the capital expenditure be amortized over the useful life of the investment. The general rule is that the capital expenditure increases the life of the building, creating a benefit for the owner that he or she should pay for as opposed to the tenant. However, the distinction between repairs, especially major repairs and capital expenditures is not always clear. So, lease auditors are keen to identify major repairs as capital expenses and, therefore, exclude them from what their tenant/client has to pay.

In our case, the repair versus capital expenditure question focused on a multi-million dollar renovation of the building’s elevators. The elevators were not wholly replaced, but several components were upgraded and “modernized” after a series of break downs, leveling issues and entrapments. Further, the elevator project took several months to complete and occurred when the elevators were 25 years old. Although routine, ordinary repairs and maintenance of the elevators would be appropriate operating expenses to pass through to the tenant, the arbitrator found that the major overhaul of these elevators did, in fact, extend the useful life and increase the value of the building, making it a capital expenditure that should not be passed through. As previously mentioned, our lease required that the capital expenditure’s primary purpose must be to reduce operating expenses before it could be passed through to the tenant. On this point, the owner presented evidence that the cost of elevator maintenance went down by $1,000.00 per month after the project. There were other, less tangible benefits that did not result in a clearly identifiable savings. For instance, less down time and fewer maintenance calls were another result of the project. While this was evidence in favor of categorizing this as

a repair and not a capital expenditure, it was not enough to sway the arbitrator.

The best way to avoid a dispute over a capital expenditure versus an operating expense is to be mindful of the distinctions that applicable lease language may draw when undertaking major repair or improvement efforts. This way, owners can make it clear with appropriate documentation that the work is being done to repair an item of the building or for the primary purpose of reducing an operating expense, thereby allowing them to categorize it as a pass-through and not a capital expenditure that must be paid for entirely by the owner. Another option is to seek out the tenant’s approval or consent prior to the work so the owner can reach an agreement as to how to delineate the cost.

All options are available, including splitting the costs as a partial repair and partial capital expenditure. Importantly, some capital expenditure projects result in repairs that are discovered during the work. The owner should monitor these projects to make sure that the allowable costs are passed through and recovered. Obviously, transparency decreases the chances for a dispute in the future.

Parking Deck Expenses Another common lease audit question that came up in our case was who had the responsibility to pay for operating expenses for a parking deck across the street from the building that is utilized by the building’s occupants and guests. The lease referred to any expenses for a “related facility” that are appropriately passed through to the tenants.

The tenant argued that the parking deck was a separate tax parcel managed by a third-party company and open to public use, generating supplemental revenue for the owner in addition to any parking fees paid by the tenants. In fact, the parking deck, as many are, is a source of profit for the building owner. On the other side, the owner argued that the parking deck was a “related facility” because it was attached by a walking bridge to the building and was primarily used for the tenants and their guests

as opposed to the public. On this point, the arbitrator made a reasoned decision that the parking deck was, in fact, a related facility with expenses that should pass through to the tenants. However, the arbitrator further ruled that the owner should be allowed to keep the net revenue generated by the parking garage over and above the operating costs.

Again, clear lease language is the best way to avoid disputes over whether parking deck operating expenses can be passed through to the tenants. If the deck is in the same building, the owner will usually prevail on whether it is an appropriate pass through.

If it is not in the same building and/or is open to the public, specific language in the lease needs to state whether the expenses will be included in the tenants rent and whether there will be an offset of the expenses based on additional revenue.

Fixed vs. Variable Expenses Another issue that can affect many calculations of operating expenses is the distinction between fixed and variable expenses. Many leases call for the equitable adjustment, or gross up, of operating expenses that are considered variable.

Variable expenses are typically defined as those that change with the occupancy of the building. This became a major dispute in our case. Typically, a lease provides that if the building is not at least 95 percent occupied during any given year, variable operating expenses will be grossed up as if the building was occupied at 95 percent. While this may seem unfair at first glance, grossing-up variable expenses does two things that result in a fair and equitable expense allocation between the owner and the tenant: (1) it stabilizes the expenses a tenant can expect to pay over the life of the lease, regardless of swings in the occupancy, and (2) it allows the owner to pass through the costs that the tenant generates by occupying space.

For example, when a building is new or not fully occupied, utilities or janitorial services will increase as tenants move into its space,

INSIGHT | ISSUE 3, 2017 | www.BOMAGeorgia.org | 13

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cost approach or a mixture of those two. Even whereas other costs, such as insurance, are one methodology is favored over another. when applied to the same building and set of the same regardless of occupancy.

When negotiating the lease, the owner should expenses, these methodologies can result in In our case, the most contentious issue determine the best methodology to use based differing pass-through calculations. The BOMA involved whether real estate taxes should be on the information available, and the lease guide provides useful analysis of each grossed up. Typically, taxes are not considered should be clear as to the expenses that will be methodology and under which circumstances variable, and the lease did not explicitly state grossed-up. which expenses were variable as opposed to fixed. The only guidance the lease provided ABOUT THE AUTHOR: was that variable expenses are those that David J. Marmins is a partner in the Litigation Practice at Arnall Golden Gregory LLP. David is change with occupancy. However, in our case the co-leader of the Retail industry team and serves on the firm’s Diversity Committee. David the building was only 50 percent occupied and has been recognized by Georgia Super Lawyers annually since 2005. had been for since 2008. The low occupancy caused the taxing authority to reduce the building’s appraised value to an amount less than the replacement value. Under guidelines found in BOMA’s escalation handbook for office buildings, the building fell into the rare set of circumstances where real estate taxes should be considered variable and subject to gross-up.

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Distinguishing between the fixed and variable 404-254-4082 • www.protectsecurityllc.com portions of the building’s expenses turned out to be very difficult to discern. However, the arbitrator found that the owner’s 836372_Protect.indd 1 04/10/16 2:34 PM apportionment was correct because the owner was most familiar with the building and how it operated with regard to specific expenses. Generally, historical data or input from the building engineer can be used to help determine which expenses should be considered semi-variable and which portions are subject to gross-up.

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TECHNOLOGY

Meeting future

tenants in virtual spaces I

BY Stacie Stamper, CertaPro Painters

t is true, a picture is worth a thousand words and in real estate, a picture can also be worth hundreds of thousands and even millions of dollars. Bob Masulis, licensed architect and president of RM Design Studio pioneered the use of innovative technology to create state of the art architectural design presentations. A 25-plus year veteran in the business, RM Design Studio’s portfolio includes a vast array of digitally rendered pictures and virtual reality videos of properties whose words create stories that back them. The kind of successes stories that earn forward-thinkers like Bob and his firm RM Design Studio the reputation as an industry leader.

Bob shared an example of the power of a picture. RM Design Studio created renderings of a New York property that was designed for a site located on Ninth Street in Manhattan.

The building did not physically exist but was digitally rendered to reside virtually. The visuals were created in just two months and the owner had the pictures in hand and was able to pre-lease the building to a single tenant in less than 90 days—talk about ROI on marketing collateral. When comparing the design process of traditional methods, it would have taken an architect seven to 12 months to design and develop a comparable presentation, which would have delayed the ability to market the property by 10 months. The beauty of this story is not just in the opportunity to expedite the pre-lease process, but also in the ability to work with the tenant to execute virtual change orders saving both time and money.

Tenant improvement projects can also be rendered to give the prospective tenants a picture of how the space could look. From

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a complex floor plan of a white-box space to something as simple as changing the exterior color scheme of commercial property, digital renderings offer an added security of seeing what you will get before you finalize decisions.

Much of the technology used today to create renderings such as 3D pictures has been around over a century. Bob pointed out that 3D images were first created in the 1900’s to view picture cards using a Stereoscope.

Baby Boomers will remember the classic Viewmasters and associated reel slides used to see life-like images. Today, 3D presentations have advanced to video and through game technology platforms such as Matterport and virtual reality gear, the user guided video experience known as 360 virtual reality (VR 360) offer a perspective as real as it gets for being virtual.

The VR 360 experience allows user guided tours to explore online environments.

In addition to real estate, industries such as engineering, construction, travel and hospitality have also adopted this technology as a way to connect to their customers in virtual spaces. In real estate, this technology is widely used to market residential properties but hasn’t established a foothold to market non-residential commercial properties—yet.

Chip Wade, celebrity craftsman, HGTV show host and lead creative of Wade Works Creative—a real estate, architecture|design and creative firm—has taken virtual reality environments to the next level. Chip uses the VR 360 experience technology to produce user driven video tours of online environments but then inserts himself inside the environment to serve as an expert video guide. Chip has

Check out these links for more information on VR 360. produced a number of VR 360 experiences for manufacturers to educate the consumer and also to market their products through product placement in virtual environments. The user can click on links to request more information from Chip. Instead of a user being required to read a lengthy paragraph, Chip will appear and talk to the user for a more personal interaction experience. Product specifications can also be provided through webpage links within the video. Utilizing Chip’s VR 360 guided tour video environments, property management companies can meet future tenants in real or rendered virtual spaces and host guided tours to control the delivered messaging based on the user’s movements while navigating the video.

Within such environments you can capture, engage and create a call to action as well as track the future tenant’s actions. Built-in analytics can be calculated to gain insight on what the future tenant does within the environment to identify view angles and time spent focused on vantage points and specific objects. Based on what the future tenant is or is not looking at, the video can prompt a cause and effect to control the messaging.

When weighing the benefits of a virtual tour that is user guided compared to hosting an expert guided VR 360 experience, we can compare it to a tourist visiting an unfamiliar destination. If the tourist opts to explore the new destination on their own they are likely to miss important information. But, if they join a trolley tour the expert guide will speak on the culture, history and heritage as well as other significant interests otherwise missed.

As for location, a drone can capture the essence of a property’s landscape.

Chip produced a VR 360 experience of the Historic Fourth Ward Park based in Atlanta which features an aerial view of the landscape including Ponce City Market, Amli properties—Parkside, Ponce Park & Old 4th Ward, Camden Fourth Ward Apartments, Anthom on Ashley Apartments, Ford Factory Walk, Telephone Factory Lofts, 755 North Apartments, Georgia Power and the Masquerade to name a few.

Bob Masulis Linkedin https://goo.gl/79cDLP RM Designs https://goo.gl/8JEP3B RM Designs Portfolio https://goo.gl/foomdG Matterport https://goo.gl/Mk7X2f Chip Wade Linkedin https://goo.gl/NXrfdo Wade Works Creative https://goo.gl/Yed3va Wade Works Environmental https://goo.gl/MKgtKv Gnoggin https://goo.gl/UVGCpQ Matterport Gallery https://goo.gl/L7Fr9w The concept allows for multiple properties to be consolidated as a single location while promoting the businesses that make up the location’s landscape. The goal is to encourage an online visitor to knock on a property’s virtual door and then drive them to the physical front door of the business within. In a sense, one hand feeds the other when using a VR 360 experience as a marketing asset to not only attract vibrant tenants but also to drive foot traffic in an effort to support commerce and B2B of the vicinity.

The essentials of creating VR 360 experiences appears to be a simple and easy 3-step process. First, scan a space using a Matterport Pro 3D camera. It is easy, fully automated and lightning-fast. Second, upload the scan to the cloud and in a few hours your environment is ready to be accessed from anywhere. Third, share and engage by embedding it like a video or provide a link to access. If the environment calls for a guided tour, recorded talent can be overlaid and integrated into the environment to support an interactive user driven experience. Matterport’s Commercial Real Estate Collection offers a great sampling of the endless virtual tour possibilities for inspiration.

The million-dollar question: Why is the VR 360 experience widely used to market residential properties and not non-residential commercial properties?

We can rule out ease and cost as reasons why we don’t see non-residential commercial properties use VR 360 experiences. This technology is very affordable in regards to costs and ROI. Average costs for

subscription can cost as low as $45 for a monthly subscription.

Another reason to consider, could it be that millennials are the target residential leasing audience and they connect better with a game-like property tour experience?

As millennials come of age and become the commercial leasing decision makers in the future, can we expect to see the VR 360 experiences used more in marketing non-residential commercial properties to meet millennials, our future tenants, in virtual spaces?

Or, maybe the reason is because competition among property management companies isn’t driving the standard yet. JLL, KW and RE/MAX are listed on Matterport’s website as customers. As the use of VR 360 media grows within the non-residential side of the business, the pressure will be felt by the industry to adopt the VR 360 experience in their marketing strategy.

It feels like a race to see which property management company fully adopts VR 360 media first to market non-residential commercial properties. In that case…start your search engines!

ABOUT THE AUTHOR: Stacie leads the commercial sales & marketing efforts for CertaPro Painters of Duluth & Norcross. Her role involves developing relationships that result in new commercial business opportunities for interior/exterior painting, dry wall repairs and light carpentry projects.

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TRENDING IN #CRE

Office Space

Evolution STORY ONE OF A 3-PART SERIES ABOUT REPURPOSED OFFICE SPACE IN ATLANTA.

BY Henri Brickey, Whitco Roofing Inc.

s Atlanta continues to emerge as a magnet for tech companies and the young, educated employees that these companies covet, the city’s commercial real estate market has reacted in response by converting millions of square feet of existing building space into what is being described as “Modern Office” “Adaptive Reuse” or “Loft Office.”

Whatever term is used, the trend involves several key elements—more open spaces, enhanced amenities and typically higher

Office design has made a dramatic shift in recent years, as shown in this picture of Colliers International office in Atlanta.

PHOTO COURTESY OF COLLIERS INTERNATIONAL. 18 INSIGHT | ISSUE 3, 2017 | www.BOMAGeorgia.org

densities. But these adaptations are coming at a cost to building owners and property managers alike—both of whom have been forced to adjust their operating models to adapt to the changing office designs being tailored around the desires of today’s Millennial workers.

“These companies are making huge bets from a capital standpoint to recruit them,” said Huston Green, senior vice president and partner at Colliers International in Atlanta. “They’re chasing these young, smart employees and one of the things they’re trying to do to attract them is to provide them an environment where they are comfortable and can thrive….”

Keeping these younger workers comfortable, according to Green, involves creating environments that encourage collaboration and include open floor plans, higher ceilings and typically higher density work places. “They (Millennials) work a lot more in teams. It’s how they’re educated in school and then when they come into the workforce, they prefer to continue working in a team environment.”

Creating the physical environment to enable a team-friendly workplace can have a dramatic impact on the overall infrastructure of the building. Typically, the process of providing the type of offices that these employees are demanding involves either gutting an existing office building’s interior and redesigning it to the new standards or buying old warehouses and refurbishing the aging buildings into modern, hip and attractive office space.

An adaptive reuse project at 165 Ottley Drive was recently completed by Third & Urban and incorporates parking on the ground floor and interior of the former warehouse building, which was repurposed as offices.

PHOTO COURTESY OF JLL.

Warner Summers, an Atlanta-based architectural and interior design firm, has completed a number of adaptive reuse project in Atlanta recently and advocates the practice of redeveloping older buildings. The firm also offers potential developers advice on some of the hidden challenges behind converting older building stock into modern office space. In a report issued by Warner Summers titled, Old is the New Gold— 6 Considerations for Creating Value in Adaptive Reuse Projects, architects address underlying considerations that property owners must face when taking on a reuse project.

Since many older buildings or formerly industrially-zoned properties lack many of the elements required to meet code in modern office settings, the initial investment can be substantial. As more people occupy the building than the structure was initially intended for, code requires a slew of upgrades, ranging from the number of exit doors to quantity of restrooms. And there are other requirements that are often lacking in older buildings designed originally as warehouses such as ADA compliance, which

An artist’s rendering shows how Third & Urban is using creative design concepts to incorporate adequate parking for adaptive reuse projects, which convert former warehouse buildings into modern loft offices.

RENDERING PROVIDED BY THIRD & URBAN.

often requires access ramps and other upgrades to the existing structure.

Despite the cost, rehabbing old buildings for office space around Atlanta is showing to be worth the investment.

Loft office space in Atlanta has seen a 38 percent growth in asking rental rates since 2014, according to a Collier’s report issued this year, titled “Alternative Office Impact on Atlanta’s Office Market.” By comparison, traditional Class A office space for the overall Atlanta market has risen by about 19 percent in the same time frame. And the trend seems likely to continue with loft offices growing in popularity but with a limited inventory available on the market. Loft office space

makes up only about 2 percent of the total commercial office inventory in Atlanta, according to the Collier’s study.

Institutional real estate investors are investing heavily in both retrofitted office towers and adaptive reuse projects in Atlanta.

J.P. Morgan, MetLife and Stockbridge Real Estate Funds have all recently acquired adaptive reuse alternative office projects in Atlanta. Both methods—adaptive reuse of warehouses into loft offices and making over existing offices—are taking place across Atlanta, but especially in certain pockets of the city, including West Atlanta and Midtown where developer Third & Urban has been redeveloping warehouses into loft office

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space. Hank Farmer, co-founder and partner with Third & Urban, cut his teeth working on adaptive reuse while working with Jamestown on the transformation of Ponce City Market— one of Atlanta’s premier examples of adaptive reuse office space.

After leaving Jamestown, Farmer and his business partner Pierce Lancaster decided to continue the Ponce concept by buying a handful of old, brick warehouses in a former industrial area off Ottley Drive in Midtown and converting the buildings into loft office space.

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Third & Urban has redeveloped four properties along the Armour Yards district—a former industrial zone on Ottley Drive between Midtown and Buckhead that is experiencing a building renaissance as it becomes a destination for adaptive reuse projects. Construction is just wrapping up on the Third & Urban properties and each one of them is already either fully leased or very close to being so.

“It has been better than we anticipated,” Farmer said, crediting his success in part to

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the unique qualities his properties possess.

“You can’t afford to build new buildings with character detail that these older buildings provide. They’re all unique and have a better feel than traditional office space.

Plus they turn quicker. We work on a six to eight-month time line. You certainly couldn’t build a new 50,000 square foot office building in that time.”

Other than a dwindling stock of aging warehouses available to purchase within the city, Farmer said there’s one other factor that makes adaptive reuse for modern offices difficult in some instances. The typical foot print of a warehouse property in Atlanta doesn’t always provide the amount of parking space required for a modern, higher density office building.

“Solving those parking issues is something we have to keep in mind,” said Farmer, who added that he is confident that ride services like Uber, public transportation and locating projects near walkable communities will eventually eliminate the need for additional parking. Until then, Third & Urban is using a creative design approach to help solve the parking crunch at the properties they redevelop. At both 165 Ottley Drive and 255 Ottley Drive, parking has been integrated as a part of the building design, which includes locating parking spaces on the ground floors of former interiors of the buildings.

Traci Porto, a property manager with The Simpson Organization, oversees 330,000 square feet of commercial office space at Perimeter Center North in Atlanta and says parking issues can be one of the biggest challenges when an existing office building takes on a new tenant that transitions to a higher-density floor plan.

“It’s not uncommon for (tenants) to ask for five or six parking spaces per 1,000 square feet,” said Porto, who currently provides about 3.3 spaces per 1,000 square feet.

The 2-building complex Porto manages holds 10 tenants and one of the newer tenants in the building recently completed an interior redesign, converting office space that was once designed to accommodate three or four employees per 1,000 square feet to a new design that allows for seven employees per 1,000 square feet. The same increase

is density is taking place in office buildings throughout Atlanta. Some markets that historically have not charged for employee parking may have to start if building density continues to increase, Porto predicts.

As a result of the parking space shortage, Porto says security guards are spending an increasing portion of their time sorting out parking disputes. Porto’s team has come up with several ideas to help reduce the parking bottleneck, including new transit screens in the lobby to help employees connect with public transportation and rider services like Uber or Lyft. They are also considering a bike rental service for employees.

Other building support service staff also has to adapt their daily routines as a result of the building’s recent increase in the number of workers, Porto said. Janitorial staff typically only appear in evenings, and as more employees use the same number of restrooms day porters are spending a larger portion of their day keeping restrooms stocked and cleaned, according to Porto.

Demands on a building’s operational staff such as day porters and security guards are even greater when the building’s tenants consist of lean, start-up operations that typically lack the support staff once common to all companies. Adopting these modern office design concepts and increasing the number of employees in an existing office building can create challenges for property managers and so can new attitudes regarding work schedules, which are turning more office workplaces into 24-hour operations.

“We used to all go home at 5 o’clock, now it’s not uncommon for split shifts or even 24-hour operations,” Porto said.

Having a building occupied around the clock requires extra layers of emergency preparedness, additional security and one of the most overlooked impacts is the increased cost of keeping HVAC systems and electricity running on a 24-hour cycle.

While operational costs are increasing as a result of the alternative office trend due to increased densities, there are also additional responsibilities property managers are taking on and extra costs companies are paying to provide job-site perks that come along with many of these new alternative office settings.

In the next article in this 3-part series, we will explore the proliferation of luxury workplace amenities that rival that of resorts as the line between work and play diminishes with a younger workforce.

ABOUT THE AUTHOR: Henri Brickey has worked the past four years as an account executive at Whitco Roofing Inc. Whitco Roofing is a national commercial roofing contractor, headquartered in Atlanta.

Before joining Whitco, Henri spent eight years as a newspaper reporter at publications in California, Texas and Arizona.

One of the ways the BOMA Georgia Foundation advances real estate education is through awarding scholarships and providing revolving funds for real estate professionals to use to support their enrollment in designation and certificate programs.

EARN THE NEW BOMI-HIGH PERFORMANCE DESIGNATION | BOMA Georgia offers all three courses for the BOMI-HP program in 2017. There will be embedded Foundation scholarships for all three courses to enrolled students.* FOR MORE INFORMATION, JUST VISIT: WWW.BOMAGEORGIAFOUNDATION.ORG

You may earn the BOMI-HP Designation by successfully completing all three required High-Performance Program courses.

$579 OCT. 11-13 | PRICE: $1,079 HIGH-PERFORMANCE SUSTAINABLE BUILDING PRACTICES Regular non-member price is $1,299. The non-member price for each course is $799 thanks to an embedded BOMA Georgia Foundation Scholarship.

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HUMAN INTEREST/SELF HELP

Building THE NEXT CHAPTER IN THE GREEN BUILDING MOVEMENT IS WELLNESS REAL ESTATE.

BY Charlie Cichetti, Sustainable Investment Group

• Did you know that stand-up desks burn around 50 calories per hour?

• Did you know that the WELL Building Standard requires MERV 13 Filters and then provides a pathway for more points if we use carbon filters?

• Do you have U.V. light on your coils in your AHU’s to prevent mold?

L

EED has been around for more than 17 years now (the first LEED NC projects were certified in 2000), and the most popular green building rating system continues to grow globally. In fact, that is a key part of the new mission at the U.S. Green Building Council. The new CEO (Mahesh) has opened offices already to review projects and administer LEED exams in India and Germany through GBCI. Forty percent of projects pursuing LEED right now are outside the U.S. LEED continues to be successful in reducing impact on the environment as well as reducing the operating costs of buildings by saving energy and water.

LEED for Existing Buildings and the Energy Star program have really grown as green building benchmarks across existing commercial real estate. While LEED does have an indoor environmental quality category and encourage a better selection of materials, there was a need in the marketplace to have healthier buildings and guidelines for best in class. The WELL Building Standard came on the scene after being developed by Delos and medical research from the Mayo Clinic, the Cleveland Clinic and others. The program focuses on the occupants of buildings and their health and wellness. Some of the standard is focused on base building systems, but then the conversation shifts to the tenants/occupants and their policies. There have been early adopters, but just over the last 18 months WELL really has gained massive attention. The USGBC (which keeps LEED updated) and GBCI (which certifies green buildings/businesses) have partnered with IWBI (the International WELL Building Institute). If you haven’t heard of WELL yet, be sure to catch up now, because it’s coming fast.

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EPA studies show that Americans spend 90 percent of our lives indoors. We have to have healthier buildings. We have to focus on wellness, too, as the current workforce is demanding it, and productivity can increase across the board. Wellness is already on pace to be a trillion dollar industry (think Fitbits, Apple Watches, sleep, anti-aging, nutrition programs and more). And now it is going to affect our real estate.

The WELL Building Standard is gaining tremendous momentum, but it is still a little early. Yes, it can be costly for an entire building right now to go through the WELL Certification process, but it does scale down

nicely to tenant up-fits and to Core & Shell buildings. Early adopters right now include new construction projects that are going for both LEED Platinum and WELL Platinum on the next skyscrapers in the middle of Manhattan, such as Hines & SL Green on One Vanderbilt and L&L Holding on 425 Park Ave, as well as owner-occupied buildings that really have wellness as part of their corporate sustainability plan. Even some financial companies across Canada, such as T.D. Bank and Wells Fargo are piloting WELL for their new office build-outs. While this is a U.S.-based program, WELL is already successful in places like Australia.

For more case studies, you can go to www.wellcertified.com. The two main reasons that WELL is more costly per square foot compared to LEED right now is it’s early, and early adopters are going to pay more in part because of the lack of education in the marketplace.

When LEED was young, in the

early 2000s, certification cost a lot more with your consultants, engineers and architects because it was new and people had to figure it out. There is a new credential—the WELL AP, which is growing in popularity. Studying for that credential will get you up to speed on WELL and position you and your company for how to handle this new certification program.

WELL certification fees are higher than LEED fees because someone will actually come to your project and do performance verification.

WELL prides itself for its onsite testing that is required on all WELL projects. This is different from LEED, where we have a back-and-forth documentation review and no one comes to our project on a commercial building.

A WELL Assessor will be assigned to your WELL project and be involved throughout the project, especially for the onsite performance verification testing in the field before your building or tenant build out can be certified.

As with LEED, the WELL Building Standard has some items that you have to do and a lot of items that are optional. But they have different names. Preconditions on a WELL project are like Prerequisites on a LEED project. Optimizations on a WELL project are like Credits on a LEED project and are the optional items. There are 100 points available on a WELL project, and if you’re a new or existing building, there are two innovation points available. In order to earn Silver, which is the base level, you have to meet all of the preconditions. All of the preconditions and optimizations, meaning each of the 100 points available, are called Features. Those features are sorted by Concepts, which are like categories. The seven concepts within WELL are Air, Water, Light, Nourishment, Fitness, Comfort and Mind. Now, as a professional in commercial real estate, you may be thinking nourishment, fitness—what do I have to do with that in my building?

About half of the features in the WELL Building Standard are going to involve health and wellness policy and working with the occupants or the tenants. For example, there’s an optional point available if the

company reimburses for Fitbits or Apple Watch (or equal) devices that occupants, the employees, can use to monitor their health stats throughout the day. If a company were to reimburse 50 percent of that cost to encourage employees to monitor their activity, the point is awarded. From a base building standpoint, yes, we still have to have the best air quality. But now it’s not about amount of outside fresh air. Instead, it’s in the field specific IAQ testing. Also, we’re going to be doing Green Pest Control. If you already have a LEED EB certification, yes, you have a head start with some of your green operations. It is important to save water (LEED), but on a WELL project, we have to test (drinking) water quality. And so much more.

The WELL Building Standard is an exciting program that is already helping with the health and wellness of building occupants.

It is early right now, but there are early adopters. Be sure to learn about WELL and know what it would take for your building or the next tenant build-out to go through this process so you can have the conversation.

For a FREE 1 Hour WELL Overview, use the GoToWebinar link below and think about pursuing your WELL AP Credential. www.gbes.com/well And for downloads of the WELL Building Standard and Checklist/Scorecard: www.gbes.com/faq/free-well-apresources/ ABOUT THE AUTHOR: Charlie is proud to be one of the leaders in the green building industry. He has built a career around green building services and leads two companies that hold sustainability leadership as core values—Sustainable Investment Group and Green Building Education Services.

I’ve led many projects (over 50 million SF of LEED/Energy Star/Cx-RCx) to high level certifications. I’ve facilitated online and in-person training sessions (like at BOMAs across the U.S.).

INSIGHT | ISSUE 3, 2017 | www.BOMAGeorgia.org | 23

ENGINEERING

Preparing for OSHA Rule 1910:

A Property Management Perspective BE MINDFUL OF INDUSTRY CHANGES LIKE THE NEW OSHA RULE 1910

BY David Vences, LEED GA, SMA, SMT, Highwoods Properties

E

dvard Munch painted a figure with an agonized expression set amongst a tumultuous orange sky landscape commonly known as “The Scream.” This painting has a few meanings, but to me, it depicts an overwhelmed person in a panic. The eyes and mouth are wide open along with one hand on each side of its face like the classic Macaulay Calkin scene on Home Alone.

With an upswing in the economy where jobs are more plentiful, income is rising, and housing prices are recovering to pre-recession level, I can honestly say that business is good. So, what does that mean? From a Building Engineer stand point, it means that we will be extremely busy with capital projects, tenant improvements and other building operation related jobs. Being so busy, doesn’t allow us to turn a blind eye to the upcoming industry changes like the new OSHA Rule 1910. This rule is slated to take effect on Nov. 18, 2017. This standard focuses on OSHA’s Walking-Working Surface regulations under new fall protection regulations which are intended to increase worker safety and limit the number accidents associated with the use of stairs, ladders and other elevated work surfaces.

As a building engineer who maintains class-A commercial office buildings, I will have to comply because not only do I not want to end up like the figure in Munch’s painting but because it is my duty to protect building assets and its people through risk management assessments and maintenance.

Panic can be avoided by simply understanding what exactly this standard is asking for and the actions you and your management team will have to take to be prepared on these key provisions of OSHA Rule 1910.

Every property management teams wants to maintain and show off the outside of their building. However, when it comes to repairing cracks, pressure washing and cleaning windows, this OSHA rule could affect how you maintain your building if you are not in compliance. From the building engineer role, what has helped me become successful in my

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career is not just knowing about standards or guidelines but rather working with my vendors and my network through BOMA and its events. They know and work around these systems and want to protect their most valuable assets too; people. I asked Jon Tobiaz with Everclear Enterprises about his thoughts on this new regulation.

He said, “These regulations are not exactly new. They are described in the I-14 standard, a 38-page safety procedures document put together by the members of the International Window Cleaning Association (IWCA)…”

Then I clearly remembered Bob Fuhr’s previous article, in Insight Issue 2 of 2017, saying that it was a standard given through ANSI I-14 Window Safety Standard in October of 2001 however, now it would be “the new law of the land.”

From a property management perspective, the I-14 standard left the industry in a bit of a grey area where contractors and building management were essentially “strongly encouraged” to follow these guidelines.

“This past November OSHA decided to take it a step further and passed the new final rule on 1910, which took many of the guidelines from the I-14 and officially made it a mandate/law.” says Jon Tobiaz with Everclear.

They, like many window washing companies, will require the anchors and tie offs to be load tested and passed within the last 10 years, as well as passing visual inspections within the last 12 months.

So how can building management teams get in compliance? Talk to your fall protection and solutions vendors. I spoke with Travis Nelson with Peak Fall Protection who has been involved in our new roof replacement project. They provide fall protection solutions and he explained that there are various revisions to the revised 1910 Subpart D standard, but there are three revisions that will likely have greatest impact on commercial properties.

First, 1910.27 outlines guidelines for anchorage systems that support rope descent systems (RDS), more commonly referred to as Bosun’s chair access. Anchorage systems are to be tested, certified and maintained prior

to use with documentation of certification provided to the window cleaning (or other RDS contractor) prior to use. Certification is to be completed by a qualified person and current within 10 years of issue. Inspections are to be conducted annually by a qualified person.

Anchorages must be located to allow for compliant use and proper rigging which may require installation of supplemental anchorage points. Anchorage systems are to be certified for use prior to Nov. 20, 2017, which is the OSHA specified phased in compliance date.

Next, 1910.28 outlines the need for rooftop fall protection based on distance from building edge, height of parapet wall or guardrail, and training requirements.

Buildings with parapet height less than 39 inches will require a fall protection study to determine access needs and how to most effectively address with a fall protection solution which will vary based on proximity to the edge, maintenance frequency, fall severity, level of user training, and other requirements. All walking-working surfaces

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should be inspected regularly and as needed to prevent hazardous conditions and to ensure clean, orderly, and sanitary condition that is free of sharp or protruding objects, corrosion, leaks, etc.

Also, 1910.23 provides guidelines for ladders. Many of the dimensional requirements are unchanged, but many existing ladders, although manufactured properly, are not installed with consideration of adjacent obstructions, foot clearance issues, step-off distance, or connection to walls to name a few issues. Review of existing fixed ladders should be conducted as part of the overall fall protection study to determine compliance with the revised standard. Additionally, fixed ladders greater than 24 feet. in height must be equipped with a ladder climbing fall arrest system. This requirement is effective for any such ladder that is installed on or after Nov. 19, 2018, and for any existing ladder on or after Nov. 18, 1936.

Many management groups release Building Improvement (BI) funding during different times of the year, and one of the questions that gets asked is, “Do you have anything that needs to be done this year and where would you place it in terms of priorities?” At this point, the management and engineering team would get together and weigh out the options and priorities.

If the team plans on getting in compliance with this new standard, they would have to provide three or four quotes along with a compensation sheet to determine their best choice. So, it would not be a bad idea to proactively have this prepared. If you run into problems locating a vendor, the BOMA allied member directory and your industry network would be resourceful in helping you and your 7:31 PM management team become compliant with OSHA Rule 1910.

ABOUT THE AUTHOR: Vences is the Chief Engineer for Highwoods Properties at Alliance Center in Buckhead. He graduated from the ACT (Air Condition Technology) Program at Chattahoochee Technical College and has a passion for the Building Engineering field.

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EMERGING PROFESSIONAL SPOTLIGHT

Adam Bonner

BY Amy Davidson, Aquascape Environmental

dam Bonner, an associate real estate manager with CBRE, says his career path was set in motion when he was in college, but it wasn’t the path he anticipated. As a student at Georgia Southern University, he hoped to become a war correspondent and photojournalist. During his junior year, Bonner was accepted into the University of Missouri’s School of Journalism, a step closer to fulfilling his dream. Then, as fate would have it, he fell in love with a fellow student at Georgia Southern, and all bets were off—as was the move to Missouri.

Bonner was always highly motivated, taking classes in Statesboro during the week while still traveling to Atlanta on the weekends to work as an activity director at an assisted living home, and working for the Statesboro Herald, the Georgia Southern newspaper and Georgia Southern magazine. Upon graduation, he returned to Atlanta, got married, and continued to work as an activities director.

As Bonner and his wife began building a life as a family, he also started looking

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towards a career with greater opportunities for growth. A friend in the commercial real estate industry drew his attention to the field, and he was quickly on his way, joining Wells Real Estate Funds in their Client Services department. Although he was not managing properties, Bonner interacted with many real estate professionals on the property management team. He credits conversations with industry veteran Pat Freeman with sparking his interest in property management, and he eventually transitioned in that direction by taking a position as a tenant services coordinator with The RMR Group.

While at RMR, Bonner was encouraged to take courses in property management and had the opportunity to take Property Management 101 and Property Management 201 through BOMA Georgia.

“I learned the fundamentals of property management under the leadership of Jennifer Sanford at RMR,” he remarked. “Jennifer was such a good teacher. She would take as much

time as needed to help you learn something.

I really benefitted from working for her.”

After two years with RMR, Bonner took an Assistant Property Manager position at Piedmont Office Realty Trust. In 2016, he moved over to CBRE, where he currently manages a portfolio of 21 Class B buildings.

Although he’s just five years into his real estate career, Bonner has wasted no time in learning everything he could about his new industry. He earned his LEED Green Associate accreditation in 2014, and his BOMI HP certification in 2016. Over the next two years, Bonner would like to obtain his RPA designation through BOMI. “I also would like to work toward having most of the buildings I support earn sort some of accreditation or certification, whether that be something like BOMA 360 or LEED,” he explained.

Bonner joined BOMA Georgia in 2014.

Since then, he has been on the Editorial Board and the Community Service Committee, as well as the Young Professionals Group. He has experienced many advantages to being a part of this organization, observing that “membership gives you access to a wealth of very talented professionals, the cost of which is priceless for an emerging professional.”

His BOMA membership has also facilitated many connections in the commercial real estate industry.

“I’ve been fortunate enough to learn more about our industry from great mentors in both property management and my vendors since being involved with BOMA Georgia,” Bonner praised. “Both BOMA Georgia and BOMI provide opportunities to learn and improve my knowledge and skill base to succeed. I wouldn’t be where I am today in my career without BOMA Georgia and those who have taken the time to teach me, encourage me to push myself, and provided me with opportunities to grow.”

Bonner credits his wife, Heather, with changing his career path and his life. He knew she was the girl for him when he saw her Jeep Wrangler 4x4, complete with mud tires, and the same Appalachian Trail sticker that was on his truck. Smiling, he added that “before I got back to class, I knew I was going to marry her! Our first official date was three days on the Appalachian Trail.”

Fast forward 12 years and the Bonner household is now full and action-packed.

Heather is a preschool teacher, working towards a Master’s degree in Education.

The couple has four children: twin 10-year-old boys, an 8-year-old daughter, and a 4-year-old boy. The household also includes two goats, a cat and 12 chickens.

When he’s not working, Bonner says family time is first and foremost. He’s Cub Master for his twins and enjoys hiking and camping with the whole family on the

weekends. He also enjoys gardening and woodworking and has built everything from corn hole sets to farmhouse dining tables.

Having grown up in South Georgia, Bonner is surprised how his life has turned out. He never would have imagined living in the Atlanta area. He sees a bright future for himself and plans to continue to be in the commercial property management industry for years to come.

“Many people my age jump from career to career; I don’t want to be one of those numbers,” he said. “I’ve found an industry which makes me want to wake up every morning and go to work. I see issues as challenges and ways to learn. This industry is constantly changing. I want to be able to change with it and stay in tune to trends in the industry. I then plan to take those trends and apply them to better suit my tenants’ needs and bring a higher return for building owners.”

ABOUT THE AUTHOR: Amy Davidson joined the Aquascape Environmental team in 2011. She holds a bachelor’s degree in marketing from Loras College and has extensive experience in marketing and customer relationships. Davidson is also a LEED Green Associate.

INSIGHT | ISSUE 3, 2017 | www.BOMAGeorgia.org | 29

CALENDAR OF EVENTS SEPTEMBER 28

SEPTEMBER

Fall FREE Seminar: Increasing Conflict Competence

SEPTEMBER 12

TOBY Entrant Workshop

BOMA Georgia Conference Center FREE, but must register.

SEPTEMBER 13

BOMA Georgia September Luncheon

8:30 a.m.–Noon Location TBD BOMA Georgia & Green Chamber of the South Members & SE Green Business Directory members: FREE* | Non-Members: $20 Additional $5 late registration fee after Sept. 29.

11:30 a.m.–1 p.m.

Hyatt Regency Atlanta Members: FREE, registration required Non-members: $65 Late registration fee of $25 (members & non-members) for registration after Sept. 6.

BEGINS SEPTEMBER 14

Commercial HVAC-Module 2

Thursdays, 5–9 p.m.

Chattahoochee Technical College (Marietta Campus) Members: $645 | Non-members: $745

OCTOBER 3

Tour of Cox Campus: Sustainability Initiatives

10 a.m.–12:30 p.m.

Cox Enterprises | Atlanta, GA BOMA Georgia Members: FREE | Non-members: $35 | $25 Late Fee for member registrations after June 23 l Non-members $60 This event is sold out.

OCTOBER 3

SEPTEMBER 19

TOBY Entrant Workshop

10–11:30 a.m.

BOMA Georgia Conference Center FREE, but must register.

8:30 a.m.–4:00 p.m.

BOMA Georgia Conference Center Members: $295 | Non-members: $325 Additional $10 Late Fee for registration after Sept. 15

OCTOBER 6

Hillside Field Day

Chateau Elan | Braselton, GA Register online at www.bomageorgia.org

BEGINS SEPTEMBER 27

LEED AP - Operations & Maintenance Exam Prep

9 a.m.–3 p.m.

McDonough, GA

OCTOBER 10

Building Engineering 101

8:30 a.m.–4:00 p.m.

BOMA Georgia Conference Center Members: $295 | Non-members: $325 Additional $10 Late Fee for registration after Oct. 6

Wednesdays, 7:30–11:30 a.m.

Class locations vary Member Company: $369 | Non-member Company: $419

OCTOBER 11–13

8:30 a.m.–5 p.m.

BOMA Georgia Conference Center Members: $579 | Non-members: $799 Additional $100 Late fee for registration after Sept. 27.

NOTE: Fee includes BOMI’s $60 CBT fee.

OCTOBER 17

Wildwood Building Tour | AMRG Event

11 a.m.–1 p.m.

Wildwood Meeting Rooms 2 & 3 FREE for Allied Members, but registration required. Non-members may attend for $50.00 per person; an additional $10.00 will be added for registration after Oct. 13.

OCTOBER 19

BTO Seminar: Life Safety

2017 Sports Outing

SEPTEMBER 23

10:30 a.m.–1 p.m.

Augusta Marriott Regular exhibitor registration is $95 for a table top display and one staff member. Additional staff members: $35/member.

High-Performance Sustainable Building Practices

OCTOBER

LEEDV4 - Green Associate Exam Prep

OCTOBER 10

2017 Augusta Medical Office Meeting and Mini Trade Show

8:30 a.m.–Noon 7000 Central Park Conference Center BOMA Georgia Members: FREE | Non-members: $35 | $25 Late Fee for member registrations after Oct. 13 l Non-members $60 for registration after Oct. 13.

OCTOBER 24

Industrial SIG Meeting

11:30 a.m.–1 p.m.

Location TBD Members: FREE | Non-members: $20 | Additional $5 late fee for registrations after Oct. 20.

This event is NOT open to Allied Members or other Vendors/Service Providers

OCTOBER 25

• Interior & Exterior Painting • 24/7/365 Flexible Hours • Exemplary Safety Program Serving Atlanta Since 1980

2950 Cole Court, Norcross, GA 30071

30 INSIGHT | ISSUE 3, 2017 | 675763_Burke.indd 1

www.burkepainting.com

www.BOMAGeorgia.org

2016-11-07 8:22 AM

2017 BOMA Georgia Tour of Buildings

Noon–4 p.m.

Members: $50 | Non-members: $65 | Add $15 for late registration after Oct. 11.

880734_Editorial.indd 1

09/08/17 12:49 pm

Recognizing BOMA Georgia 2017 Foundation Donors

The work of the BOMA Georgia Foundation would not be possible without the support of generous donors.

Whether a donation is made by a company or an individual, every contribution is vital to the Foundation’s mission of advancing real estate education and research. Below is a list of individual and corporate donors who are helping the Foundation in achieving its mission in 2017.

Individual Donors ASSOCIATE - $100-$199

Dave Hofstetter, RPA • Dena Rodrigues, CPM Florence Barbour, RPA, CPM • Ian Hughes, LEED GA Jennifer Cooper, LEED GA • Judi Sponsel, RPA • Kacey Levine • Kevin O'Sullivan Linda Beauchamp, RPA • Mark Gallman, SMA, SMT, LEED GA Melody Frcek, RPA • Michael Knox, SMA, SMT, LEED GA • Patti Brown Phil Mobley • Raphael Musher • Sarah Nettles, RPA • Terri Barret-Viteri Trenton Patterson

BACHELOR - $200-$349 Christine Bailey, RPA Mark Gallman, SMA, SMT, LEED GA Orlando Ojeda

DOCTORATE $500-$999 Bo Reddic Gabriel Eckert, FASAE, CAE

MASTER - $350-$499

Corporate Donors A ASSOCIATE - $500-$999 BOMA Memphis • BOMA Nashville BOMA Fort Lauderdale and the Palm Beaches Direct Satellite TV • Mayberry Electric WaterSignal

BACHELOR - $1,000-$2,499

Marie Worsham, CPM, RPA, LEED GA Mark Dukes, RPA, CCIM Russell Copeland

POST-DOCTORATE $1000+ Patrick M. Freeman, BOMA Fellow, RPA, SMA, CPM, CCIM, LEED AP

To make a tax-deductible individual or corporate donation to the Foundation today, visit www.BOMAGeorgiaFoundation.org/donors/

880732_Editorial.indd 1

INSIGHT | ISSUE 3, 2017 | www.BOMAGeorgia.org 31 09/08/17 4:30| am

Call or visit us online today!

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Including, but not limited to: • Structural & Concrete Repairs • Parking Deck Expansion Joints • Parking Deck Traffic Coatings

Including, but not limited to: • Exterior Painting & Waterproof Coatings • Caulking & Joint Sealants • Masonry/Brick Repairs

GENERAL CONSTRUCTION

DEMOLITION:

Including, but not limited to: • Design/Build • New Construction • Interior Buildout • Painting/Finishing • Exterior Renovations • ADA Compliance Services • Mechanical/HVAC/ Chiller Plants/Absorbers • Complete Electrical Low/Line/Medium Voltage • PACS/CCTV Systems

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32 INSIGHT 626860_Georgia.indd 1 | ISSUE 3, 2017 |

www.BOMAGeorgia.org 16/02/13

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ALLIED MEMBER SERVICE DIRECTORY

Listings in RED are advertisers in this issue of Insight: The Commercial Real Estate Journal

AIRDUCT CLEANING

ELECTRICAL

DUCTZ of Greater Atlanta .............................(770) 631-2424

Allison-Smith Company ............................... (404) 351-6430 Capital City Electrical Services Inc. ...............(770) 821-6126 Capital City Mechanical Services Inc. ..........(770) 449-0200 Cleveland Electric Company ........................... (404) 696-4550 Georgia Green Energy Services LLC............. (404) 334-3323 Graybar Electric Company ........................... (470) 383-8020 IES Commercial Inc. .................................... (678) 291-0407 J.R. Electrical.............................................. (770) 420-1530 LMI Systems Inc.......................................... (770) 491-0343 Mayberry Electric, Inc...................................(404) 991-7007 Prime Power Services Inc. ........................... (678) 898-4960 Rexel ..........................................................(407) 406-4593

APPRAISAL CONSULTING

Fellers, Schewe, Scott & Roberts, Inc. ......... (770) 621-9548 OLM Inc. .....................................................(770) 420-0900 ATTORNEYS

Andre Kill & McCarthy LLP..............................(404) 653-3005 Arnall Golden Gregory LLP ..............................(404) 873-8126 Cohen Pollock Merlin & Small, P.C. .............. (770) 857-4768 AUDIO VISUAL SERVICES

Direct Satellite TV......................................... (678) 714-1495 Vertical AV TV ............................................. (404) 352-2488 AUTO DETAILING

Get Spiffy Inc. ............................................. (470) 270-6341 BUILDING AUTOMATION CONTROLS

IMPAK Solutions.......................................... (713) 975-8600 Mastley Building Services Inc. .....................(404) 436-5035 BUILDING SERVICES

Airwavz Solutions ......................................... (478) 256-4111 Aquaguard Foundation Solutions ..................(678) 776-1045 Building Cleaning Solutions, Inc. .................. (678) 445-3806 Century Fire Protection LLC .........................(770) 945-2330 Engineered Restorations Inc. .......................(770) 682-0650 Johnson Controls Inc. .................................. (678) 596-9578 Multi Air Services Engineers Co. ..................(787) 245-6883 Roof Partners .............................................. (404) 490-4647 VeenendaalCave, Inc. ................................... (404) 881-1811 Wiss Janney Elstner Associates Inc. ............ (770) 923-9822 CARPET/FLOOR

Portico Systems ...........................................(864) 527-3148 Premier Contract Carpet, Inc. ...................... (404) 488-2082 Program Maintenance ................................. (404) 870-0054 ServiceMaster Cleaning & Restoration ......... (678) 766-0909 Southeastern Commercial Flooring Inc......... (770) 591-9980 The Mad Matter Inc. .................................... (678) 361-6704 Trilogy FM ................................................... (678) 354-6726 CATERING/FOOD SVCS

Primo Atlanta LLC, dba Ben and Jerry’s ....... (404) 666-2232 CLEANING EQUIPMENT/SUPPLIES

PPG Industries, Inc. ..................................... (404) 719-6678 Rubbermaid Commercial Products ............... (470) 356-5088 COMMUNICATIONS

Building Engines.......................................... (404) 202-9316 Direct Satellite TV......................................... (678) 714-1495 Graybar Electric Company ........................... (470) 383-8020 Kings III Emergency Communications............(678) 438-1965 Uniti Fiber ................................................... (678) 882-9509 CONSTRUCTION PRODUCTS

Kilcor Construction ...................................... (404) 772-9956 Portico Systems ...........................................(864) 527-3148 Tendon Systems LLC ....................................(678) 835-1100 Yancey Power Systems ................................ (678) 945-2637 CONSULTATION

ELEVATORS/ESCALATORS

Elevator Protectors ...................................... (770) 928-3161 Fujitec America Inc......................................(770) 209-0322 Hoover Elevator Group, Inc. ......................... (770) 394-4018 KONE Elevators & Escalators...........................(770) 427-3373 Phoenix Elevator of Georgia............................ (770) 575-0363 ThyssenKrupp Elevator Corporation ............. (770) 916-0555 Van Deusen & Associates .............................(404) 532-1980 Vertical Systems, Incorporated .................... (404) 581-0094 ENERGY

ENTEK .........................................................(678) 910-1326 Georgia Green Energy Services LLC............. (404) 334-3323 Mallory & Evans Service ...............................(404) 297-1007 McKenney’s ................................................ (404) 624-8625 National Glazing Solutions LLC .................... (404) 360-7866 Radiance Solar ............................................(404) 885-9898 SemaConnect Inc. ....................................... (301) 352-3730 Tecta America ..............................................(770) 616-5155 TRANE ........................................................ (678) 775-4106 Yancey Power Systems ................................ (678) 945-2637 ENGINEERING

Allied Reliability Group ................................. (770) 590-7449 Harbin’s Mechanical Services, Inc. .............. (770) 914-7060 Innovative Engineering Inc. ...........................(770) 517-5507 NOVA Engineering & Environmental ............. (770) 570-9171 PENTA Engineering Group Inc. ......................(678) 282-1999 Sustainable Investment Group LLC (SIG) ......(404) 343-3835 Walter P. Moore........................................... (404) 898-9620 Wiss Janney Elstner Associates Inc. ............ (770) 923-9822 ENVIRONMENTAL

Aquascape Environmental ........................... (678) 584-3455 Arborguard Tree Specialists .........................(404) 299-5555 Caldwell Tree Care .......................................(770) 992-1973 CGCI Management .......................................(404) 867-2120 Chemtex South............................................(404) 304-3043 Radiance Solar ............................................(404) 885-9898 SemaConnect Inc. ....................................... (301) 352-3730 Sustainable Investment Group LLC (SIG) ......(404) 343-3835 The Morley Companies .................................(770) 569-1100 U.S. Waste & Recycling/Southern Waste & Recycling Inc. ........................................(770) 751-7797 WaterSignal LLC ................................ (844) 232-6100 x255 EQUIPMENT RENTALS

Mitec .......................................................... (770) 813-5959 Protech Fire Inc. .......................................... (770) 531-0587 FIRE/WATER/MOLD RESTORATION

BELFOR Property Restoration ......................(770) 908-9298 Blackmon Mooring Services of Atlanta ......... (770) 614-3248 Blue Team Restoration/BBMK Contracting ... (404) 313-9868 Capital Restoration .......................................(770) 973-1666 Epic ............................................................ (770) 516-3491 Full Circle Restoration & Construction Services .............................. (770) 232-9797 Global Restoration ....................................... (470) 225-9698 Parker Young Construction/FireStar Inc. ...... (770) 368-1000 Reliable Restoration LLC...............................(678) 325-1633 ServiceMaster Cleaning & Restoration ......... (678) 766-0909 SERVPRO of Decatur ................................... (404) 378-9998 Servpro of North Atlanta/Buckhead ............. (404) 261-2925 Waterproofing Contractors Inc. ....................(770) 449-5552 FITNESS

Ready Fitness ............................................. (404) 550-2176 GENERATORS

Prime Power Services Inc. ........................... (678) 898-4960 GLASS

National Glazing Solutions LLC .................... (404) 360-7866 South Beach Glass Inc.................................. (404) 851-0111 GUARD SERVICES

Advanced Protective Services .......................(678) 631-1038 BOS Security, Inc. .......................................(404) 793-6965 SecurAmerica LLC ...................................... (404) 926-4265 Securitas Security Services USA, Inc. ...........(404) 633-1140 HEALTH & HYGIENE PRODUCTS

GOJO Industries .......................................... (205) 447-0849 Life Safety Solutions Plus LLC ..................... (770) 843-3671 SCA Tissue ..................................................(678) 938-9119 HVAC

Addison Smith Mechanical Contractor Inc. ...(770) 832-9006 Capital City Mechanical Services Inc. ..........(770) 449-0200 Daikin Applied ............................................. (770) 514-5880 DUCTZ of Greater Atlanta .............................(770) 631-2424 EMCOR Services Aircond ............................ (800) 768-4258 ENTEK .........................................................(678) 910-1326 Gainesville Mechanical Inc. .............................(770) 532-9130 Harbin’s Mechanical Services, Inc. .............. (770) 914-7060 Legacy Mechanical Services Inc. .................. (770) 432-1171 Mallory & Evans Service ...............................(404) 297-1007 Mastley Building Services Inc. .....................(404) 436-5035 Maxair ........................................................ (678) 486-8442 McKenney’s ................................................ (404) 624-8625 Mingledorff’s .............................................. (770) 239-2208 Rooter Plus! ................................................ (404) 456-5977 Shumate Mechanical, Inc. ........................... (678) 584-0880 Southeast Pump & Equipment Inc. ....... (678) 990-1388 x107 Stromquist & Company, Inc. ........................ (404) 794-3440 Superior Water Services Inc. ...........................(770) 514-3227 TRANE ........................................................ (678) 775-4106 United Maintenance, Inc. ............................. (770) 455-1656

Hoover Elevator Group, Inc. ......................... (770) 394-4018 The BEST Consultant, Inc. ........................... (678) 200-7648

Stone Mountain Access Systems ................. (770) 908-2936 Sunbelt Rentals Inc. .....................................(404) 525-1919 United Rentals............................................. (706) 215-2371

CONTRACTORS

FACILITY SUPPORT

INTERIOR DESIGN

Blue Frog Lighting ....................................... (404) 569-7795 Multi Air Services Engineers Co. ..................(787) 245-6883 PENTA Engineering Group Inc. ......................(678) 282-1999 Piedmont Door Solutions ............................. (678) 554-7000 Stone Mountain Access Systems ................. (770) 908-2936 Strategic Market Alliance..............................(770) 641-1055 Veritiv ..........................................................(770) 715-2841

JANITORIAL

Asa Carlton Inc. .......................................... (770) 945-2195 Boyd Construction Inc. .................................(404) 665-3113 BUILD Contracting Group ............................ (770) 714-8784 CA South LLC ............................................. (678) 302-0606 Centennial Contractors Enterprises Inc. ....... (770) 613-2999 CertaPro Painters of Alpharetta & Kennesaw .............................................(404) 401-6153 Constructive Ingenuity LLC .............................(404) 539-2199 Emery & Associates ....................................(404) 843-9460 Golden Sands General Contractors .............. (678) 482-4810 Gray Contracting ......................................... (678) 530-9700 Harrison Contracting Company, Inc. ............. (888) 456-4011 HL Contractors .............................................(770) 727-2599 Humphries & Company ................................ (770) 434-2914 Innovative Engineering Inc. ...........................(770) 517-5507 McCay Contracting LLC ................................(706) 839-1019 Nova Commercial Interiors Inc. .................... (770) 592-0260 PKS Paving & Concrete Construction ........... (404) 401-8551 Pro Roofing & Siding LLC..............................(770) 777-1733 Tip Top Roofers Service Corporation .............(404) 351-4410 Western Specialty Contractors..................... (678) 553-0170 Whitco Roofing Inc. .....................................(770) 644-0521

FINANCIAL SERVICES

Graham Group ............................................(404) 634-4652 FIRE PROTECTION

Century Fire Protection LLC .........................(770) 945-2330 Convergint Technologies...............................(678) 205-2126 Critical Systems LLC ....................................(770) 612-9172 Empire Fire Protection LLC..............................(770) 464-2400 Fire Systems, Inc......................................... (770) 333-7979 Global Fireproof Solutions Inc. ..................... (678) 986-9036 Global Systems of America .......................... (770) 441-9601 International Fire Protection ......................... (770) 745-4530 Life Safety Solutions Plus LLC ..................... (770) 843-3671

INSURANCE

First National Insurance Group..................... (770) 513-2264 Asa Carlton Inc. .......................................... (770) 945-2195 Nova Commercial Interiors Inc. .................... (770) 592-0260 VeenendaalCave, Inc. ................................... (404) 881-1811 ABM ........................................................... (678) 245-3273 Allied International Cleaning Services, Inc. .....(770) 298-4790 BCJ Building Services ..................................(404) 551-2310 Blue Frog Lighting ....................................... (404) 569-7795 Building Maintenance Services Inc............... (770) 218-2993 Chosen Janitorial Services .......................... (404) 569-8700 Distinguished Properties Cleaning USA Inc. (DPC) ...........................(404) 418-1443 Environmental Service Partners ................... (404) 778-3208 Georgia Pacific Corporation ......................... (770) 815-9552 GMI Group, Inc. ........................................... (678) 482-5288 GOJO Industries .......................................... (205) 447-0849 HTH Building Services Inc............................(770) 988-0084 Kimberly-Clark Corporation ......................... (843) 384-2423 LaCosta Facility Support Services................ (847) 526-9556 Level Seven Facilities Services .................... (404) 955-2442 continued on page 35

INSIGHT | ISSUE 3, 2017 | www.BOMAGeorgia.org | 33

Specialty Contractors

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B&R PAINTING

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One Call. One Source. One Solution 34 INSIGHT | ISSUE 3, 2017 | 856601_Ductz.indd 1

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656975_Tip_Top.indd 1 8:08 PM

01/09/13 1:50 PM

ALLIED MEMBER SERVICE DIRECTORY Pollock Paper Distributors ...............................(770) 803-7862 Portico Systems ...........................................(864) 527-3148 Pritchard Industries SE .................................(404) 231-1430 Strategic Market Alliance..............................(770) 641-1055 Unique Building Maintenance, Inc. ............... (678) 380-0297 Veritiv ..........................................................(770) 715-2841 JANITORIAL SERVICES & PRODUCTS

Cosgrove Enterprises .................................. (404) 344-3677 Rubbermaid Commercial Products ............... (470) 356-5088 LAKE MANAGEMENT

Aquascape Environmental ........................... (678) 584-3455 LANDSCAPE MANAGEMENT/EXTERIOR

4 Seasons Landscape Group LLC ................(770) 452-4455 Arborguard Tree Specialists .........................(404) 299-5555 Atlanta Landscape Group, LLC .................... (770) 962-2921 Baytree Landscape Contractors ....................(404) 597-9750 BrightView Landscape Services, Inc. ........... (770) 662-8775 Color Burst.................................................. (770) 822-9706 Crabapple Landscapeexperts .......................(404) 433-1793 Downey Trees Inc. ....................................... (770) 889-2822 Gibson Landscape Services......................... (678) 689-3262 HighGrove Partners ..................................... (678) 298-0569 LandCare LLC ............................................. (770) 324-8734 Landmark Landscapes ................................ (404) 423-5285 Landscape Management Services Inc. ..........(470) 514-9429 OLM Inc. .....................................................(770) 420-0900 Ruppert Landscape ..................................... (770) 931-9900 Russell Landscape Group Inc.......................(770) 446-3552 The GreenSeason Group, Inc. ....................... (678) 714-4114 Yellowstone Landscape ...............................(404) 668-4508 LANDSCAPE MANAGEMENT/INTERIOR

Foliage Design Systems............................... (770) 451-0885 HighGrove Partners ..................................... (678) 298-0569 Landmark Landscapes ................................ (404) 423-5285 Plant Peddler, Inc. ....................................... (770) 432-2649 Sedgefield Interior Landscapes, Inc. ............ (770) 984-0171 The GreenSeason Group, Inc. ....................... (678) 714-4114 LIGHTING PRODUCTS & SERVICES

Capital City Electrical Services Inc. ...............(770) 821-6126 E. Sam Jones Distributor Inc.........................(404) 351-3250 Georgia Green Energy Services LLC............. (404) 334-3323 LED Cents Inc. .............................................(678) 888-1010 LMI Systems Inc.......................................... (770) 491-0343 Metro LED Sign & Light ............................... (888) 533-7860 Voss Lighting ..............................................(770) 438-8557 LOCKSMITH

Armor Lock & Security Co. Inc. .....................(770) 493-1915 MARBLE RESTORATION & MAINTENANCE

ADDCO Metal Maintenance Co. ................... (770) 985-5611

Listings in RED are advertisers in this issue of Insight: The Commercial Real Estate Journal

Architectural Surface Restoration LLC ......... (404) 558-9137 Mid America Metals .................................... (770) 616-6567 Natural Stone Services ................................ (404) 255-8133 Presto Restoration Products & Services ........(800) 693-1228 Southeastern Commercial Flooring Inc......... (770) 591-9980 Stone Specialty Services .............................. (404) 261-9111 Stuart Dean Company, Inc. ................. (404) 872-6090 x102 METAL FINISHING

ADDCO Metal Maintenance Co. ................... (770) 985-5611 Innovative Roofing Group, Inc. ......................(404) 351-8797 Mid America Metals .................................... (770) 616-6567 Presto Restoration Products & Services ........(800) 693-1228 Stuart Dean Company, Inc. ................. (404) 872-6090 x102 OFFICE FURNITURE

Atlanta Office Liquidators Inc....................... (404) 505-9623 CORT ..........................................................(404) 920-8853 PAINT/WALLCOVERINGS

American Painting & Renovations Inc. .......... (770) 995-8787 Burke Painting, Inc. ..................................... (770) 582-0847 CertaPro Painters of Alpharetta & Kennesaw .............................................(404) 401-6153 CertaPro Painters of Athens ........................ (706) 255-2276 CertaPro Painters of Atlanta ........................ (404) 548-7940 Certapro Painters of Duluth & Norcross........(404) 434-6535 CertaPro Painters of Fayetteville ...................(770) 710-2743 Harrison Contracting Company, Inc. ............. (888) 456-4011 Horizon Painting and Renovations Inc........... (404) 447-0385 Kilcor Construction ...................................... (404) 772-9956 Oakcliff Painting ...........................................(404) 867-3707 PPG Industries, Inc. ..................................... (404) 719-6678 Spectrum Painting, Inc. ................................(770) 497-0101 The Paint Doctor Inc. ................................... (470) 899-8800

PAVING PRODUCTS

Asphalt Enterprises ..................................... (770) 424-5001 Brite Line Asphalt Maintenance Inc. ............. (770) 516-0604 C&K Paving Contractors, Inc.........................(770) 791-0107 Georgia Paving, Inc. ....................................(770) 623-0453 GuardTop LLC ............................................. (404) 821-2388 GWP Paving .................................................(404) 831-7177 PKS Paving & Concrete Construction ........... (404) 401-8551 Rose Paving Company ................................. (678) 303-2500 The Surface Masters Inc. ............................(770) 250-6392 Wildcat Striping & Sealing ............................(678) 937-9525 PEST CONTROL

Northwest Exterminating Co., Inc.................. (678) 383-1011 Peachtree Pest Control ................................ (770) 931-9099 Team Pest USA ...........................................(770) 985-4444 PLUMBING

Addison Smith Mechanical Contractor Inc. .....(770) 832-9006 Art Plumbing Company ................................ (678) 486-2541 Gainesville Mechanical Inc........................... (770) 532-9130 Hill Mechanical of Georgia LLC .....................(770) 792-1200 Legacy Mechanical Services Inc. .................. (770) 432-1171 Rooter Plus! ................................................ (404) 456-5977 Royal Flush Plumbing Inc. ............................ (770) 385-5911 Southeast Pump & Equipment Inc. ....... (678) 990-1388 x107 PRESSURE WASHING

Coast & Valley LLC ....................................... (770) 417-1382 Everclear Enterprises Inc. ............................ (404) 876-9408 Kaney & Lane, LLC ...................................... (404) 892-8246 Sightline...................................................... (678) 530-9152 Top of the Line High Rise Service LLC ..........(404) 569-9544 Valcourt Building Services LLC .................... (770) 971-2000 PUBLIC RELATIONS

Steps Ahead ............................................... (404) 352-5249

PAPER PRODUCTS

Georgia Pacific Corporation ............................(770) 815-9552 Kimberly-Clark Corporation.............................(843) 384-2423 Pollock Paper Distributors ...............................(770) 803-7862 SCA Tissue ..................................................(678) 938-9119 Sikes Paper Company .................................(770) 405-6900

RESTORATION

Baker Roofing Company ...............................(404) 458-2742 Southeast Restoration & Fireproofing ........... (404) 297-8388 Tendon Systems LLC ....................................(678) 835-1100 ROOFING

PARKING DECK MAINTENANCE

Ace Parking ................................................ (770) 722-8037 Coast & Valley LLC ....................................... (770) 417-1382 Graydaze Contracting Inc..............................(770) 752-7010 GWP Paving .................................................(404) 831-7177 ITR of Georgia, Inc. .....................................(770) 496-0366 Kaney & Lane, LLC ...................................... (404) 892-8246 Lanier Parking Solutions .............................. (404) 881-6076 LAZ Parking .................................................(404) 787-2076 SP Plus ........................................................(404) 867-6163 Spectrum Painting, Inc. ................................(770) 497-0101 Wildcat Striping & Sealing ............................(678) 937-9525

Apollo Roofing ..............................................(770) 751-6191 Baker Roofing Company ...............................(404) 458-2742 C.L. Burks Construction Commercial Roofing Contractors LLC ....... (800) 969-2875 Centimark ................................................... (770) 688-2454 Empire Roofing Company Inc. ...................... (770) 948-7663 Innovative Roofing Group, Inc. ......................(404) 351-8797 MGI Roofing LLC ......................................... (678) 771-0050 Pro Roofing & Siding LLC..............................(770) 777-1733 Roof Consultants Inc. ..................................(678) 906-4063 Roof Technology Partners LLC ..................... (678) 401-5200 continued on page 36

Over “90” years in the Plumbing Service Industry

24/7 Plumbing Service & Maintenance “365 Days” 24/7 emergency response to any system or utility failure General repairs – regardless of size!

TV/Video pipe inspection Back flow prevention upgrades, repairs and state certification Utility pipe leaks (water, gas and sewer) Water jet sewer cleaning (up to 30” in diameter)

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Phone: 678-486-2540 Fax: 770-433-1452 1847 South Cobb Industrial Blvd. Smyrna GA 30082 • www.artplumbing.com

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ALLIED MEMBER SERVICE DIRECTORY Roofing Atlanta, Inc. .................................... (770) 248-5787 Sentry Roof Services ................................... (678) 301-5555 Tecta America ..............................................(770) 616-5155 The BEST Consultant, Inc. ........................... (678) 200-7648 Tip Top Roofers Service Corporation .............(404) 351-4410 Whitco Roofing Inc. .....................................(770) 644-0521 Woodall Roofing Company, Inc..................... (770) 945-0100 SEALCOATING

Brite Line Asphalt Maintenance Inc. ............. (770) 516-0604 C&K Paving Contractors, Inc.........................(770) 791-0107 Graydaze Contracting Inc..............................(770) 752-7010 The Surface Masters Inc. ............................(770) 250-6392 SECURITY SERVICES & PRODUCTS

ADT Security Services ..................................(770) 912-1005 Advanced Protective Services .......................(678) 631-1038 Allied Universal Security Services .................(404) 898-1695

Listings in RED are advertisers in this issue of Insight: The Commercial Real Estate Journal

Alscan, Inc. ..................................................(404) 849-7129 Armor Lock & Security Co. Inc. .....................(770) 493-1915 AT Security Inc. ............................................(678) 672-5010 BOS Security, Inc. .......................................(404) 793-6965 BTV Systems .............................................. (478) 788-5281 DataWatch Systems .....................................(256) 307-5718 Fire Systems, Inc......................................... (770) 333-7979 GC&E Systems Group Inc. ...........................(770) 448-3908 Gotcha Surveillance......................................(678) 430-3116 International Fire Protection ......................... (770) 745-4530 ITR of Georgia, Inc. .....................................(770) 496-0366 Millhouse Security Services LLC ...................(404) 977-1388 Miner Southeast .......................................... (678) 730-4700 Mitec .......................................................... (770) 813-5959 SecurAmerica LLC ...................................... (404) 926-4265 SecurAmerica LLC ...................................... (404) 926-4258 Securitas Security Services USA, Inc. ...........(404) 633-1140

Southeastern Security Professionals ............ (770) 540-0175 Walden Security ........................................... (404) 937-1747 SIGNAGE

Metro LED Sign & Light ............................... (888) 533-7860 SOFTWARE

Airwavz Solutions ......................................... (478) 256-4111 Electronic Tenant Solutions .............................(202) 342-7090 IMPAK Solutions.......................................... (713) 975-8600 TAX CONSULTANTS

Fellers, Schewe, Scott & Roberts, Inc. ......... (770) 621-9548 Graham Group ............................................(404) 634-4652 WASTE REMOVAL

Alternative Waste Solutions.............................(678) 401-6887 American Disposal Services............................(678) 736-0140 Waste Management, Inc. ............................. (404) 821-8420 Waste Pro/Atlanta ........................................(770) 777-1447 WATER CONSERVATION

Chemtex South............................................(404) 304-3043 WaterSignal LLC ................................ (844) 232-6100 x255 WATER DAMAGE/STRUCTURE DRYING

BELFOR Property Restoration ......................(770) 908-9298 Blackmon Mooring Services of Atlanta ......... (770) 614-3248 Blue Team Restoration/BBMK Contracting ... (404) 313-9868 Capital Restoration .......................................(770) 973-1666 Epic ............................................................ (770) 516-3491 Full Circle Restoration & Construction Services .............................. (770) 232-9797 Global Restoration ....................................... (470) 225-9698 Parker Young Construction/FireStar Inc. ...... (770) 368-1000 SERVPRO of Decatur ................................... (404) 378-9998 Servpro of North Atlanta/Buckhead ............. (404) 261-2925 WATER TREATMENT SERVICES

Blackmore Enterprises Inc. .......................... (404) 474-4352 Chemtex South............................................(404) 304-3043 EMCOR Services Aircond ............................ (800) 768-4258 Superior Water Services Inc......................... (770) 514-3227 WATERPROOFING

Apollo Roofing ..............................................(770) 751-6191 Aquaguard Foundation Solutions ..................(678) 776-1045 Burke Painting, Inc. ..................................... (770) 582-0847 Engineered Restorations Inc. .......................(770) 682-0650 Everclear Enterprises Inc. ............................ (404) 876-9408 McCay Contracting LLC ................................(706) 839-1019 Metro Waterproofing Inc. ............................. (404) 292-8013 Southeast Restoration & Fireproofing ........... (404) 297-8388 Southern Preservation Systems ................... (770) 982-9970 The Morley Companies .................................(770) 569-1100 Waterproofing Contractors Inc. ....................(770) 449-5552

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Level Seven Facilities Services .................... (404) 955-2442 Sightline...................................................... (678) 530-9152 South Beach Glass Inc.................................. (404) 851-0111 Top of the Line High Rise Service LLC ..........(404) 569-9544 Valcourt Building Services LLC .................... (770) 971-2000

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ADVERTISERS ON THE WEB ARCHITECTS/DESIGNERS WJE - Wiss, Janney, Elstner Associates ..................27 www.wje.com BUILDING SERVICES & MAINTENANCE King Architectural Metals ................Inside Front Cover www.kingmetals.com Whitco Roofing ...........................................................7 www.whitcoroofing.com CONTRACTORS: GENERAL & INTERIOR DESIGN Boyd Construction Inc. .............................................37 www.boydconstruction.com MDI Enterprises, LLC..................................................4 www.choosemdi.com DEMOLITION The Morley Companies.............................................32 www.morleycompany.com ELECTRICAL/CONTRACTORS/ ENGINEERS/CONSULTANTS Mayberry Electric, Inc...............................................38 www.mayberryelectric.com ENGINEERING NOVA Engineering & Environmental .........................26 www.usanova.com Tendon Systems, LLC...............................................14 www.tendonllc.com ENVIRONMENTAL PRODUCTS & SERVICES The Morley Companies.............................................32 www.morleycompany.com NOVA Engineering & Environmental .........................26 www.usanova.com

FIRE/WATER/MOLD RESTORATION MDI Enterprises, LLC..................................................4 www.choosemdi.com The Morley Companies.............................................32 www.morleycompany.com GUARD SERVICES Protect Security LLC.................................................15 www.protectsecurityllc.com HVAC CONTRACTORS & SERVICES DUCTZ of Greater Atlanta .........................................34 www.ductzatlanta.com R & D Mechanical Services ........................................9 www.randdmechanical.net Reliance Heating and Air Conditioning .....................14 www.reliance-hvac.com Stromquist & Company, Inc......................................20 www.stromquist.com TRANE ......................................................................36 www.trane.com OFFICE FURNITURE Atlanta Office Liquidators .........................................14 www.atlantaofficeliquidators.com PAINT & WALL COVERINGS B&R Painting ............................................................34 www.brpaint.com MDI Enterprises, LLC..................................................4 www.choosemdi.com PARKING DECK MAINTENANCE The Morley Companies.............................................32 www.morleycompany.com PAVING PRODUCTS & SERVICES Georgia Paving, Inc...................................................32 www.georgiapaving.com MDI Enterprises, LLC..................................................4 www.choosemdi.com Wildcat Striping & Sealing ........................................26 www.wildcatstriping.com

PEST CONTROL Peachtree Pest Control.............................................27 www.peachtreepestcontrol.com PLUMBING SERVICES Art Plumbing Company.............................................35 www.artplumbing.com RELOCATION SERVICES Atlanta Office Liquidators .........................................14 www.atlantaofficeliquidators.com RESTORATION/DISASTER PRODUCTS & SERVICES Engineered Restorations Inc.....................................34 www.er-inc.net ROOFING SERVICES & PRODUCTS American RoofTec Systems, Inc. .............................36 www.amrooftec.com Empire Roofing Company Inc. ....................................3 www.empireroofing.com MDI Enterprises, LLC..................................................4 www.choosemdi.com Tip Top Roofers, Inc..................................................34 www.tiptoproofers.com Whitco Roofing ...........................................................7 www.whitcoroofing.com SEALCOATING MDI Enterprises, LLC..................................................4 www.choosemdi.com Wildcat Striping & Sealing ........................................26 www.wildcatstriping.com SECURITY SERVICES & PRODUCTS BOS Security, Inc......................................................27 www.bossecurity.com Protect Security LLC.................................................15 www.protectsecurityllc.com WASTE REMOVAL & RECYCLING Waste Pro of Georgia, Inc. ........................................36 www.wasteprousa.com WATER CONSERVATION Georgia Water Tanks, LLC ........................................27 www.georgiawatertanks.com WATER TREATMENT SERVICES Blackmore Enterprises, Inc. .....................................37 www.blackmore-enterprises.com WATERPROOFING Burke Painting, Inc. ..................................................30 www.burkepainting.com Everclear Enterprises Inc..........................................32 www.everclearenterprises.com Southeast Restoration & Fireproofing Co., Inc. ................ Outside Back Cover www.serest.com Southern Preservation Systems ...............................14 www.spsatl.com The Morley Companies.............................................32 www.morleycompany.com Western Specialty Contractors.................................15 www.ATL.westernwaterproofing.com WINDOWS/CLEANING EQUIPMENT/SUPPLIES South Beach Glass, Inc. .................. Inside Back Cover www.southbeachglassinc.com

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