2018 Insight Issue 3

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OFFICIAL PUBLICATION OF THE BUILDING OWNERS AND MANAGERS ASSOCIATION OF GEORGIA

ISSUE 3, 2018

THE COMMERCIAL REAL ESTATE JOURNAL®

THE BUSINESS OF TENANT SATISFACTION PAGE 8

Technological Trends in Access and Security page 10 Parking Structure Maintenance Part 1 page 16 Leaders vs. Managers page 20

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Insight: The Commercial Real Estate Journal® is published for: BOMA Georgia 5901 Peachtree Dunwoody Rd. NE Suite C-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: Pierce Ostwalt postwalt@bomageorgia.org 2018 BOMA GEORGIA OFFICERS President: Marie Worsham, CPM, RPA, LEED GA President-Elect: Kinsey R. Hinkson, RPA, BOMI-HP Vice President: Russell Copeland Secretary/Treasurer: Natalie Tyler-Martin, RPA Immediate Past President: Todd Mitchell, RPA, CCIM DIRECTORS Jennifer Cooper, LEED GA; Lori M. Cohan, RPA, FM; Melody Frcek, RPA; Michael Knox, SMA, SMT, LEED GA; Craig Habif, RPA; Amanda J. Madrid, RPA, LEED GA, FMA; Amanda Matthews; Brett Rockman; Shannon Westberg, RPA; Emily M. White EDITORIAL COMMITTEE Chair: Jack Kennedy Vice Chair: Amy Davidson, LEED GA Staff Liaison: Jacob Wilder, Pierce Ostwalt Members: Beth Amos; Cicely R. Anderson; Dusty Muck; Erin Hall; Henri Brickey; Jenifer E. Wright; Justin Keys; Kimberlee Jones; Marie Harrington; Marie Kastens, RPA,CCIM; Mark Gallman, SMA, SMT, LEED GA; Robert Fuhr; Stacie L. Stamper; Tammy Weeks Published by:

THE COMMERCIAL REAL ESTATE JOURNAL®

www.BOMAGeorgia.org • Issue 3, 2018

FEATURES LEGISLATIVE FOCUS ...................................... 6

OFFICIAL PUBLICATION OF THE BUILDING OWNERS AND MANAGERS ASSOCIATION OF GEORGIA

ISSUE 3, 2018

General Election Preview 2018 has the potential to dramatically reshape Georgia’s state government. A number of statewide offices are vacant, including Governor, Lt. Governor, Secretary of State and Insurance Commissioner.

THE COMMERCIAL REAL ESTATE JOURNAL®

THE BUSINESS OF TENANT SATISFACTION

BY Katie Roberts, Fiveash Stanley

OPERATIONS .................................................. 8

PAGE 8

The Business of Tenant Satisfaction

Trends in Access and Security with Technology page 10

Just like retaining employees, it is generally more cost effective for a property to retain tenants than to acquire new ones.

BY Marie Worsham, CPM, RPA, Colliers International Management

Parking Structure Maintenance page 16 Leaders vs. Managers page 20

TECHNOLOGY ............................................... 10 Technological Trends in Access and Security New technologies are transforming the state of security in commercial real estate, and we are seeing a shift from the traditional stand-alone systems, which make up a hodge-podge security platform, to a comprehensively managed system hosted on the cloud.

BY Jason Gaglione, Datawatch

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Publisher: David Evans Editorial Liaison: Rachel Brown Project Manager: Kira Krewson Marketing: Nancy Taylor Advertising Representatives: Brian Agnes, Sacha Balasubramaniam, Ashley Benton, Stephen Cofino, Stephen Cogswell, Nicholas Manis, Glenn Raglin, Jason Ruppert, Chris Zabel Project Coordinator: Hannah Mulé Publication Director: Traci Clemente Layout & Design: Topnoyze Graphics 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. ©2018 BOMA Georgia. All rights reserved.

Over the past few years, Georgia has experienced significant growth in the logistics and transportation industry due to the expansion of the Port of Savannah.

BY Cicely Anderson, Duke Realty

The Evolution of Industrial Real Estate in Georgia and Beyond

ENGINEERING ............................................... 16

www.BOMAGeorgia.org

ABOUT THE COVER: BOMA Georgia's 2018 President, Marie Worsham, contributed to Insight Issue 3 with her article, "The Business of Tenant Satisfaction." You can read more on page 8.

DEPARTMENTS

24 .... CALENDAR OF EVENTS 26 .... ALLIED MEMBER SERVICE DIRECTORY

33 .... ADVERTISERS ON THE WEB

Parking Structure Maintenance Part 1: The Cost of Parking Parking structure maintenance, when performed at the optimum time, can provide a Return on Investment (ROI) that far exceeds that of other maintenance activities. In this two-part article, Part 1 reviews the cost of parking, specifically the cost of different parking types and structure types.

BY Scott L. Weiland PE and Trey Thomas PE, Innovative Engineering Inc.

HUMAN INTEREST/SELF HELP..................... 20 Leaders vs. Managers Wright discusses the attributes of each and how every organization benefits from having both.

BY Jenifer Wright, Everclear Enterprises, Inc.

This issue is easily shareable!

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

PUBLISHED SEPTEMBER 2018 / BAA-Q0418 / 6687

INSIGHT | ISSUE 3, 2018 | www.BOMAGeorgia.org | 5

Georgia General Election Preview

The November 6 General Election will include local, state and federal races, as well as amendments to the Georgia Constitution.

I

f it feels like the U.S. is in a never-ending campaign cycle. That's because it’s mostly true, especially compared to other countries.

According to analysis compiled by National Public Radio, the 2016 Presidential Election lasted nearly 600 days, beginning in March 2015 when Republican Senator Ted Cruz announced his candidacy. Compare that to our southern neighbor, where Mexico’s elections

take 147 days, as required by law. A 2015 Canadian election was longer than normal at 77 days; in France, the presidential campaign is generally only 14 days long.

Relative to the 2016 U.S. Presidential Election, Georgia’s 2018 Gubernatorial Election has been fairly short. For example, Democratic nominee Stacey Abrams officially launched her campaign in early May; she will have spent

BY Katie Roberts Fiveash Stanley

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about 190 days on the campaign trail when the election rolls around in November.

As with the federal level, 2018 has the potential to dramatically reshape Georgia’s state government. A number of statewide offices are vacant, including Governor, Lt. Governor, Secretary of State and Insurance Commissioner.

In the Governor’s race, Democrat Stacey Abrams continues to promote progressive policies, while Republican Brian Kemp attempts to maintain the conservative momentum that pushed him to nearly 70 percent of the vote in the Republican runoff in July. Polling indicates Democrats may be gaining ground: In August 2017, analysts listed Georgia’s gubernatorial race as “solid Republican.” One year later, the race has moved two notches to the left to “leans Republican.” Despite Democrat’s efforts, they may simply lack the voters when November rolls around—in May’s Primary Election, Republicans cast 52,000 more ballots than Democrats. Voter engagement and motivation will continue to be a critical component for both Abrams and Kemp.

Georgia’s highest office is not the only part of state government that will look different after November 6. The composition of the General Assembly will also be altered, in part because more incumbents are being challenged.

In 2016, only 45 incumbents had a General Election opponent; this year, more than 75 do.

While there are certainly exceptions, most of these new challengers are Democrats vying for traditionally Republican-held seats. This indicates Georgia is not immune to similar national election trends that have seen a surge in efforts to flip seats, rather than simply replacing the incumbent with another candidate wearing the same political stripes.

In the state Senate, Republicans are just one seat shy of a super-majority after Democrat Jen Jordan won a Republican seat in northern Atlanta during a 2017 special election. Twenty incumbents face an opponent in November: four Democrats and 16 Republicans.

In seven of the 20 contested General Election races, the difference between votes cast for Democrats and Republicans in the May Primary was less than 20 percent. Six of those seats are currently held by Republicans, potentially making them vulnerable in the face of a motivated Democratic base. This is especially true in District 40, where Democrats returned

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LEGISLATIVE FOCUS

over 3,000 more votes than Republicans in a seat held by GOP lawmaker Fran Millar (Atlanta).

In the Senate, these vulnerable seats almost exclusively center on the metro region, including Roswell, Lawrenceville, Marietta and Atlanta.

Republicans also hold nearly two-thirds of seats in the House. More than 50 incumbents face a General Election opponent and 20 of these seats are considered vulnerable based on the 20 percent rule described above. The vast majority of these vulnerable seats are currently held by Republicans. A handful of GOP lawmakers will have to claw back votes to remain in office after Democrats outvoted Republicans in May. They include Beth Beskin (Atlanta), Geoff Cauble (Locust Grove), Meagan Hanson (Brookhaven) and Ron Stephens (Savannah).

Unlike in the Senate, the at-risk House seats are not isolated to the Metro-Atlanta region.

They also include districts around Athens-Clarke County, Warner Robins and Savannah. It’s important to note that because House districts are so small, the difference between Republican and Democrat votes in many of these vulnerable seats can be less than 500 ballots. Voter

engagement and get-out-the-vote efforts are critical when such slim margins drive political outcomes.

But those numbers don’t tell the whole story. Voter turnout is often propelled by a contested election or a particularly meaningful local issue. Sometimes, voters do not find value in voting for a candidate they support if they are unopposed, which can skew this type of analysis. For moderate, independent or singleissue voters, they may have pulled one ballot in the Primary Election but ultimately decide to vote for the candidate of another party in the General Election. Even for professional pollsters, it can be impossible to forecast the factors that will impact a specific election and can be misleading to reach too much into early vote totals.

The November 6 General Election will include local, state and federal races, as well as amendments to the Georgia Constitution. To vote in this election, you must be registered to vote by October 9. To register or confirm your information is accurate, visit the Secretary of State’s My Voter Page at www.mvp.sos.ga.gov. You may also use the site to determine your voting location, view a sample ballot and apply for an absentee ballot.

In an effort to provide citizens ample opportunities to cast their vote, early in-person voting begins October 15, with mandatory Saturday voting on October 27. On November 6, polls will be open from 7 a.m.-7 p.m. The country will then tune in to watch election results pour in over the course of the evening. While the composition of Georgia’s legislature is the focus of this piece, the makeup of the U.S. Congress also hangs in the balance during this critical 2018 mid-term election cycle. www.npr.org/sections/itsallpolitics/2015/10/21/ 450238156/canadas-11-week-campaign-remindsus-that-american-elections-are-much-longer 2 www.cookpolitical.com/ratings/governorrace-ratings

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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.

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INSIGHT | ISSUE 3, 2018 | www.BOMAGeorgia.org | 7 19/01/18 11:01 PM

OPERATIONS

The Business of Tenant Satisfaction J

ust like retaining employees, it is generally more cost effective for a property to retain tenants than it is to acquire new ones. The reasons for this are myriad. There are leasing fees, legal fees, space planning fees, new construction costs, staff hours and the list continues.

Most agree it isn’t worth the extra cost and headache.

Tenant retention and satisfaction efforts must be intentional if we hope to avoid costly turnover at properties.

Four key disciplines of tenant satisfaction are communication, proactiveness, responsiveness and review. Readers may find these bits of wisdom familiar; however, it is good to be reminded about these wise, fundamental practices.

Communicate early and often!

Communication is a two-way street.

Managers must know their tenants and have a clear understanding of the roles they play within their organization. Are they operations personnel?

Do they work in accounting? Perhaps they are the decision makers responsible for the lease.

In addition to knowing the roles of tenants, understanding each individual’s communication style and frequency will help ensure there isn’t a breakdown.

Once roles and preferences have been identified, it becomes important to

communicate early and often. This means one must communicate both good and bad news.

Though we would all prefer to communicate positive messages, accurate, direct and timely communication can foster trust and strengthen relationships even when negative news must be delivered.

For example, tenants don’t like being informed that there will be fewer parking spaces or delayed access to the property due to construction.

However, it is much better to communicate these issues early and work with your tenants to ease the impact on their employees, visitors and business. Tenants will certainly be much more frustrated if caught off guard by the surprise construction.

Also, be sure to share the good news. Perhaps the property has recently won an award; or there is an upcoming tenant event; or the celebration of a tenant’s accomplishments. These are all great bits of information to include in a tenant newsletter or during quarterly tenant meetings.

Identify issues and bring solutions It's not enough to simply communicate with tenants. To go from good to great on the tenant satisfaction journey, requires being proactive.

Learn about the tenant’s core business to understand and anticipate their needs. When management companies proactively meet the tenant’s needs, it changes the relationship. By addressing issues related to the tenant’s business

8 INSIGHT | ISSUE 3, 2018 | www.BOMAGeorgia.org

BY Marie Worsham, CPM, RPA, Colliers International Management

goals, the management company stands to be seen as an integral part of the tenant’s team and mission.

Take a 360-degree approach and evaluate how the building, amenities and the management team have an impact on the tenant’s business objectives. Can property management contribute to their brand?

What about influencing or enhancing their corporate culture?

Not only must managers be able to identify issues, they must also be in the practice of bringing solutions. From personal experience on projects, most know that it is exponentially better to have team members that bring solutions to the obstacles being faced, rather than simply reporting the problems.

Build authentic relationships with tenants early. Schedule in-person check-ins on a recurring basis based upon your tenant’s preferences. Having a sincere, open line of communication with a tenant will help avoid surprises that occur when a critical decision must be made, or a conflict arises.

Treat the problems, not the symptoms When an issue does arise—and it will—dig a little deeper. It is critical to understand the reasons why as opposed to simply knowing what is causing the problem. Those who understand the need and not just the ask will be positioned to solve bigger issues and avoid future conflict.

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Listening is key. Don’t attempt to formulate a response while the other party is speaking. Be intentional and actively listen to what they are saying. A good exercise is to repeat what the tenant said to help clarify and understand, while reassuring the tenant they are being heard. After you understand the underlying issue, be creative and collaborative in your approach. Flexibility goes a long way in finding timely and creative solutions.

In addition, successful managers will need to broaden their problem-solving network. An old proverb states, “…victory depends on having many advisers." It is wise for practitioners to engage their professional network in identifying solutions. This includes the property management and engineering teams, colleagues and vendor and service provider networks.

“What gets measured, gets managed!”

This quote from the “founder of modern management,” Peter Drucker, is so poignant.

One can follow all the previous advice that has been outlined, and it may yield a respectable tenant relations program. However, exceptional and sustained tenant satisfaction will only happen by measuring and benchmarking progress.

With frequent communication to tenants, be sure to include intentional opportunities for feedback.

Having key performance indicators will assist managers as they collect data to help guide and support management and ownership decisions.

In doing this, embrace technology to help streamline and document the evaluation process. Where the management team already has an engagement plan, consider using platforms like Asana or Basecamp to organize the work with assignments and due dates for team members. Even a centrally managed Excel spreadsheet for tracking engagement and feedback is a useful tool in capturing processes and data.

And despite best efforts, as the saying goes, “You can’t win them all.”

Shifting the mindset from disappointment to one of opportunity is powerful.

“I have not failed. I’ve just found 10,000 ways that won’t work.”

- Thomas Edison Request feedback from tenants when they decide to leave. Feedback from unsatisfied or former tenants can be used to adjust service practices and make better decisions.

The community manager In a recent strategic meeting with important real estate industry minds, the role of the community manager was introduced. This emerging role in property management teams

has evolved based on market trends and an enhanced need for concierge level service and experience. While real estate leaders recognize the need for this function, the responsibility is being added to that growing list of ‘all other duties as assigned’ to the property manager. Time will tell if this position will be formalized into industry operations.

Regardless, viewing tenant relations through the community manager lens offers a better frame of reference for the practice of tenant relations.

With trends like live-work-play developments and work-life fusion, it will become increasingly important for management to be intentional in engaging their tenant community. Communicating, being proactive and responsive, as well as giving thoughtful review to these efforts are essential skills of the intentional community manager.

ABOUT THE AUTHOR Marie Worsham serves as the Managing Director of Real Estate Management Services in Atlanta for Colliers International Management and has over 20 years of experience in the property management industry. She has achieved her RPA (Real Property Administrator) and CPM (Certified Property Manager) designations, and she is currently serving as the 2018 BOMA Georgia President.

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TECHNOLOGY

Technological Trends in Access and Security F

BY Ted Low, Datawatch

rom a security and life safety perspective, the general public environment has dramatically changed in the last decade.

The commercial real estate market is no exception, as owners and managers strive to compete in a market that has elevated security and peace of mind as new amenities. Today, the “boiling frog effect” occurs from becoming generally complacent over the years regarding security. Believing access control systems and physical security, including video surveillance, security officers and turnstiles, are sufficient

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to create an atmosphere of stability and safety are not enough. This complacency arises from years of overlooking a growing obsolescence in aging systems, inefficiencies resulting from poorly trained or unmotivated manpower, and the attitude that “if it ain’t broke, don’t fix it.” Tom Peters, famed co-author of In Search of Excellence, along with many other groundbreaking books on management and leadership, points out the fallacious nature of this mindset. Instead, he suggests, “if it ain’t broke, you just haven’t looked hard enough.”

New technologies are transforming the state of security in commercial real estate, and we are seeing a shift from the traditional stand-alone systems, which make up a hodge-podge security platform, to a comprehensively managed system hosted on the cloud.

Managed Access Control (MAC) Running traditional access control systems require a great deal of time from building management and can drain the personnel productivity that could be focusing on real estate business responsibilities instead. There are several companies that offer MAC service, and the best will offer 24/7 fully-staffed customer service with a call center that can ensure all the building’s needs can be addressed in real time by a professional familiar with the building being monitored. It is also important to note that the best technology solutions are cloudbased and can be programmed and trouble-shot remotely, in addition to being continuously and seamlessly updated.

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Today, what has become essential is comprehensive access control, surveillance and an emergency management plan that provides control and documentation of who can access a building and how fast management can react to implement a shelter in place for those in the building. It is also essential to have a mass notification system to advise personnel outside the building of the potential threat. In addition, systems should give instructions on what to do and what the next steps or communications should be.

New technologies are transforming the state of security in commercial real estate, and we are seeing a shift from the traditional stand-alone systems, which make up a hodgepodge security platform, to a comprehensively managed system hosted on the cloud. There are four components to this state-of-the-art solution: • Managed Access Control • Cloud Hosted Video Surveillance • Emergency Lock Down • Emergency Notification

Cloud-Hosted Video Surveillance (VSaaS) There are tremendous benefits in moving toward a cloud-based video surveillance and data storage system (VSaaS) and away from the technology of the past, which utilizes an internet-based digital video recorder (DVR), or net video recorder (NVR) based system, and stores its data on-site. In a report issued by Eagle Networks, the U.S. Department of Commerce’s National Institute of Standards and Technology distinguishes between a traditional system and a true cloud solution. “With the traditional system, the video processing, recording and management occurs on a computer installed at your site. This video may be later accessed via an internet connection for viewing or archival storage.”

The report goes on to read, “With a true cloud solution, the video processing and management is performed by a high-powered computer network at a data center. The system may have an on-site device to communicate with the camera and the

INSIGHT | ISSUE 3, 2018 | www.BOMAGeorgia.org | 11

cloud, but the device is simple and acts as a communications conduit. Secure remote video access and cloud storage are architected into the system."

Beside the financial advantages of the cloudbased system, including economies of scale and lower installation costs (due to less on-site equipment required), data protection is greatly enhanced because it is stored off-site. Data stored on-site is subject to breach, and important video feeds that have been breached (deleted footage or removal of the recording device) may leave the property and its ownership exposed to liability in certain situations.

Emergency Lock Down Once an alert has been sounded that there is a clear and present danger (for example, domestic violence following a victim to work, an active shooter or even inclement weather), the ability to instantly lock down the building while the danger is still outside can mean the difference between life and death. Building owners and managers understand that the threat to their tenants and visitors is heightened in today’s world, and advanced emergency management systems

provide the capability to secure properties more quickly and effectively than ever before.

Emergency Notification Once the building has been locked down, communication is the next vital mission. There will be people inside the building that need to know what is going on and need to be informed of the proper safety procedures (i.e., shelter in place). Perhaps more importantly, the people outside the building need to know the situation, and what they need to do to stay safe—for example, to not return to the building and to stand by for future notification on what to do until the all clear is given. There are several companies that offer this type of emergency communication (sometimes referred to simply as mass communication) and some even integrate it into other building systems like work order systems or advanced access control systems.

What has been covered above are the four components of a comprehensive access and security program that leverages technology to bolster security. This package will serve to enhance the security guard aspect of building

security and empowers security officers to do their job more effectively by creating a “force multiplier.” Simply put, this technology gives one person the ability to do the work of two or more persons.

Investors are interested in ROI, everyone knows that. So if you can leverage technology to have a positive impact on occupancy, enhance tenant retention and attraction, manage P&L costs through efficiencies and predictability and create a technology buzz in the building, why wouldn’t you?

ABOUT THE AUTHOR Ted Low is Vice President of Business Development for Datawatch Systems.

Based in Atlanta, he has 20 years of security experience serving the commercial real estate industry most of which is in physical and electronic security. Datawatch Systems is a fullservice access control and emergency management provider and is a national, American-owned company that has been in business for more than 30 years.

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TRENDING IN #CRE

The Evolution of Industrial Real Estate in Georgia and Beyond

BY Cicely Anderson

G

eorgia has been consecutively ranked as one of the top 10 states for conducting business for several reasons. Over the past few years, Georgia has experienced significant growth in the logistics and transportation industry due to the expansion of the Port of Savannah, which is ranked as the nation’s fourth largest seaport for national and international trade. Just northeast of Savannah,

Hartsfield-Jackson Atlanta International Airport serves as a gateway to the world. In addition to access by sea and air, Georgia also has an expansive rail system that runs throughout the state; plus, it has six interstates that make ground transportation a viable option for efficiently moving goods and services from one place to the next.

Each of these modes of transportation give Georgia a competitive advantage to successfully serve large population centers in the southeastern markets and beyond, which is proving to be a great benefit for the industrial real estate market.

Since the world is more connected than ever through the internet, e-commerce has made it easy to move goods from one coast or continent to the next, and businesses must meet customer’s expectation of short delivery times. To meet this demand, businesses must have products available

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and ready near population centers, which is where most of their customer base is located. As a result, commercial real estate developers build out industrial warehouses so that businesses can distribute, manufacture and store their products in these centrally located warehouses.

As e-commerce has changed business trends, it is also changing the development of industrial real estate. To better understand evolution in this industry, I had an opportunity to discuss this topic with Duke Realty’s Chris Brown, senior vice president of Southeastern Region; Wes Hardy, vice president of leasing and development; and Brian Sutton, vice president of leasing. During our conversation, we discussed how the overall industrial real estate market has changed in the last two decades—specifically looking at the evolution of building sizes and design,

building locations and future waves of evolution coming to the industry.

Building Sizes and Design Having more than 70 years of combined experience between Chris, Wes and Brian, they recalled how industrial buildings have evolved since the 90s. They pointed out that during that time a 200,000-square-foot facility was considered huge, and the normal specifications for most buildings were 24-28 feet for ceiling clearance, with loading docks only on one side of the building. The floors normally had a four-inch concrete slab floor that was the industry standard. However, as time progressed, and the internet gained speed between the mid-90s to early 2000s, they noted that tenants began to require larger buildings, and some tenants started to invest in their own logistical studies to help guide them in selecting or building out spaces that were highly functional for their current and future needs. These sorts of changes served as the introduction to bigger buildings with increasingly changing designs.

From the early to mid-2000s to the present, they pointed out that developers started to construct 500,000-square-foot buildings. They recalled one situation where an industrial site had two 700,000-squarefoot buildings adjacent to each other because it was rare to see a 1M+ square-foot building, which is not uncommon today. Today, in several U.S. markets and beyond, it is common to see a 1M+ square-foot building with 36-40 foot ceilings, loading docks on both sides, and concrete slab floors that are seven-to-eight inches deep to accommodate taller racks with more products as tenants utilize the higher ceilings.

It was also discussed that as ceiling heights increased, adjustments had to follow with fire and life safety guidelines. As tenants increased their storage volumes by utilizing taller racks, the sprinkler heads shifted from a standard head to an ESFR (Early Suppression Fast Response) system.

Even though the ESFR system is costlier, the sprinkler added more value to the building because it was able to quickly respond to fires with large volumes of water that would target racking systems that were stocked to the limit.

Warehouse Locations and Conversions One of the most famous mantras in residential real estate is ‘location, location, location,’ but this applies to commercial real estate as well. Duke Realty has a national presence, with a strong local one in both Savannah and Atlanta. During our conversation, Chris, Wes and Brian compared how warehouse locations have changed since the 1990s. They recalled that most industrial buildings were once located close to Savannah’s seaport and Atlanta’s airport, but because land is limited in these areas, developers are having to build further away from these hubs to accommodate more land for larger buildings. This evolving trend is displayed at Morgan Business Center in Bloomingdale, GA, which is roughly 10 miles from the Port of Savannah, and at Park 85 in Braselton, GA, which is 45 miles north of Atlanta.

We also discussed that developers are now starting to consider brownfield sites as viable places to build, especially if the land is near transportation hubs or population centers. When previous tenants moved out, the abandoned land was stigmatized with hazardous chemicals that would require expensive cleanup and redevelopment cost.

However, as developers found ways to adjust to e-commerce demands, Duke’s team pointed out that many developers began considering brownfield sites as economically feasible locations to build industrial warehouses close to large population centers near major port cities like New Jersey, New York and Illinois.

As we wrapped up the conversation on industrial warehouse locations, we talked about the growing trend of converting old and abandoned warehouses into trendy office and co-working spaces.

We discussed the role of warehouses that were built in the early 1990s with lower ceilings and less square footage, and they pointed out that even though these buildings are no longer being used for distribution, smaller businesses who specialize in light manufacturing, wholesale purchasing, materials handling, research and development and more are

finding that older industrial warehouse are able to meet their needs.

Next Evolution of Industrial Real Estate We ended the conversation by discussing the next wave of evolution coming to the industry. At the top of the list was multistory industrial buildings that are popular in densely populated areas where land is limited. Most of such buildings are found in Asian markets, but e-commerce sales are quickly pushing the U.S. industry in this direction. Even though Georgia has not seen its first multistory building, a 2.5 million square-foot project has been proposed in Gwinnett County, and Duke Realty’s team stated that a research committee has been put in place to evaluate the development of multistory buildings in the future. We also talked about the likelihood of seeing more amenities added to industrial buildings to attract and retain highly skilled talent who will be operating and overseeing advanced technology and automated equipment in warehouses of the future. Lastly, we discussed the likelihood of truck court design changes to accommodate automated trucks and vehicles. These are a few predictions, but e-commerce will continue to change the way people do business and how developers build industrial buildings. The ability to remain agile and flexible when exploring new possibilities in development and design will ensure that industrial warehouses are functional for both the present and future.

ABOUT THE AUTHOR As a member of Duke Realty’s Asset Management and Property Management division in Atlanta, Cicely’s core responsibilities include asset management, customer service and operational functions for 2.2M square feet of industrial sites in the North Gwinnett market.

Cicely’s ambition and acumen helped her succeed for more than nine years in residential property management, and with her desire to hone her craft in real estate, she completed the Real Estate Associate Program (REAP) in Atlanta, GA in 2016 and obtained her Master of Science in Real Estate from Georgia State University in 2017.

INSIGHT | ISSUE 3, 2018 | www.BOMAGeorgia.org | 15

ENGINEERING

Parking Structure Maintenance PART 1: THE COST OF PARKING

BY Scott L. Weiland PE and J. Trey Thomas PE, Innovative Engineering Inc.

M

ost people, including those in the design profession, see the rugged looking nature of a parking structure and assume they are bullet proof and don’t require maintenance. Unfortunately, nothing could be further from the truth.

Parking structure maintenance, when performed at the optimum time, can provide a Return on Investment (ROI) that far exceeds that of other maintenance activities. In this two-part article, Part 1 reviews the cost of parking, specifically the cost of different parking types and structures, including a Life Cycle cost comparison. Part 2 will highlight the importance of routine maintenance activities to the Life Cycle Cost of the parking structure.

rain (sometimes acid rain), snow, deicing salts, thermal expansion and contraction, ultraviolet light, carbon dioxide, as well as moving dynamic vehicle loads. Like other exposed structures such as bridges, docks and stadiums, deterioration starts even before the structure is

Why Should I Care?

Many people believe that since parking structures appear to be made of durable materials such as concrete and steel, they are indestructible. Unfortunately, this simply isn’t the case. Unlike building structures that are protected by building envelopes, such as façades and roofing, parking structures are completely exposed to the elements of wind, 16 INSIGHT | ISSUE 3, 2018 | www.BOMAGeorgia.org

put into service and continues at an accelerated rate.

A parking structure, also referred to as a parking deck, garage or facility, represents a substantial initial investment in land, superstructure and support systems. Proactive

maintenance provides the best ROI, as it keeps maintenance costs low and protects the market value of the facility. Reactive deferred maintenance has little immediate impact, but increases repair costs exponentially over time.

Deferred maintenance can also impact the first and last impression of a guest, customer, tenant, or buyer, as well as negatively impact the sale of the facility. Component failures and major repairs due to deferred maintenance can also disrupt the use of the parking structure and lose revenue.

The Cost of Parking According to international parking consultant Kirk Taylor, AIA, LEED AP with PARC, the least expensive parking space is the one you do not have to build. This of course applies to all types of parking including on-street, surface lots and structured parking. While building owners do not always charge for parking, it is not free.

It can represent substantial initial, operating and maintenance costs. Some landlords tend to bundle the cost of parking with rent.

However, the modern paradigm is to charge tenants separately for parking. This better earmark of revenue can improve operations, security and maintenance of the structure, as well as encourage alternative modes of transportation such as walking, bicycling, ride sharing and mass transit, which all lead to less traffic and environmental impact. The improved operation can utilize the parking facility more efficiently, thereby minimizing cost while maximizing supply, allowing excess spaces to be rented in a secondary market. A parking consultant can help you plan, design, operate, maintain and pay your facility costs in the most efficient manner. The National Parking Association offers a useful “Guide to Selecting a Parking Consultant.”

As can be seen in Figure 1, the cost of structured parking is of course significantly more than the other common forms of parking: on-street and surface lot. Structured parking requires less land per space, but construction cost of the superstructure is significantly more than the cost of pavement, curb and gutter for on-street and surface lots. The costs in Figure 1 from the Victoria Transport Institute have been adjusted for inflation, and show order of magnitude costs

to demonstrate the relative costs of the different types of common parking.

The Cost of Structured Parking – Structural System Selection The structural system for a new parking structure makes up two-thirds the cost of construction and most of the maintenance budget.

Therefore, the selection of the system is an important one. System selection is often influenced by one or more of the following: • Owner’s Preference (e.g., good or bad experiences) • Initial Cost (e.g., lower initial & higher long-term cost vs. higher initial & lower long-term costs) • Life Cycle Costs (including initial and maintenance cost) • Availability of Material (e.g., access to precast concrete and fabricated steel) • Availability of Labor (e.g., access to specialized Cast-in-Place labor) • Site Access (e.g., for trucks and cranes) • Schedule (e.g., impacts from hot summer or cold winter conditions) • Structure Footprint (e.g., non-rectangular shapes may disfavor precast concrete) • Architectural Features (e.g., architectural requirements may favor a structure type) The three most common structural systems of Cast-in-Place Concrete (CIP), Precast Concrete and Structural Steel are shown in Figure 2. There are also hybrid combinations of these three systems.

Numerous other structural systems are more prone

to durability problems and rapid deterioration and are therefore not discussed.

Cast-in-Place Concrete (CIP) systems are typically constructed by delivering concrete in ready-mix trucks to the job site, then placed into wood or metal forms containing mild and posttension reinforcement. CIP parking structures are cast monolithic with fewer joints to leak water and therefore have a longer life expectancy and lower maintenance costs. However, they come at a higher initial cost.

Precast Concrete systems are made up of components cast at a manufacturing plant into forms containing pre-stressed reinforcement and steel embedments to facilitate erection at the site.

The members are shipped to the site, erected and welded together. Precast double tees that create the horizontal surface are either provided PreTopped, which has thicker flanges incorporating the wearing surface, or Field Topped, which has a wearing surface of reinforced concrete that is applied in the field. Precast parking structures represent a lower initial investment than CIP. However, they have more joints to leak water, exposed steel connections that can rust and inherent flexibility, which allows for thermal expansion and contraction damage. Therefore, precast parking structures are more expensive to maintain than CIP. Structural Steel systems are made up of shop-fabricated steel members that are shipped to the site, erected and covered with either a reinforced CIP concrete surface on metal deck,

INSIGHT | ISSUE 3, 2018 | www.BOMAGeorgia.org | 17

a formed post-tension CIP deck, or precast.

Structural steel parking structures have the lowest initial cost but have inherent corrosion issues and are therefore the most expensive to maintain.

The Cost of Structured Parking – Annualized Cost Comparison Order of magnitude annualized life cycle costs for each of the structural systems are shown in Figure 2. These values provided by parking consultant Kirk Taylor, AIA, LEED

AP include initial investment and scheduled maintenance costs for a 500-space parking facility amortized over a 30-year Highest & Best Use life. Operating costs are assumed to be the same for each of the systems and are not included for clarity. As can be seen from the chart, the CIP system has the highest initial investment but lowest maintenance cost. This makes these systems more appealing to longterm institutional owners. The total life cycle cost of a precast system is similar to that of CIP concrete, but with a lower initial cost and

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a higher maintenance cost. By contrast, the structural steel system has the lowest initial cost but the highest maintenance cost, resulting in the highest total life cycle cost. The systems with lower initial cost are appealing to real estate developers seeking a shorter-term capital investment with the intent of resale in the near future.

Conclusion Parking structures represent a major capital investment. Deferred maintenance can lead to serious structural deficiencies that are very expensive to repair, a shortened life span or both. Given the harsh environment in which parking structures exist and the accelerated rate of deterioration compared to most other buildings, maintenance and repairs done early are less expensive and provide a ROI that far exceeds that of many other maintenance activities. A Parking Structure Restoration Engineer can help you determine the current condition of your parking facility, plan and budget for maintenance and repairs, in addition to providing assistance with how to fund these activities. An ounce of prevention is worth a pound of cure. Call a Parking Structure Restoration Engineer today.

Be sure to read the second part of this two-part article in a future edition of BOMA Georgia’s Insight magazine, which reviews how maintenance activities can reduce the life cycle cost of your parking structure.

References: 2:59 AM National Parking Association, Parking Facility Maintenance Manual, Fifth Edition National Parking Association, Guide to Selecting a Parking Consultant, Copyright 1997, 2013

ABOUT THE AUTHORS Scott L. Weiland PE, Principal with Innovative Engineering Inc., has over 37 years' experience in the design, construction, and restoration industry, he can be reached at sweiland@ieiusa.com.

J. Trey Thomas PE, Associate with Innovative Engineering Inc. has over 14 years' experience in the design, construction, and restoration industry, he can be reached at tthomas@ieiusa.com.

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HUMAN INTEREST/SELF-HELP

Leaders vs.

Managers

BY Jenifer Wright, Everclear Enterprises, Inc.

hen I started this article, I will admit that I had some biased opinions about the difference between leaders and managers. Over the years, I have been involved with two exceptional leadership programs—most recently the BOMA Leadership Masters Program. It’s hard not to want to be a

leader, to want to seek out other leaders around you and focus on the wonderful attributes that leaders are said to possess.

Perhaps it is a byproduct of those classes that caused me to focus more on the leaders in my life.

What about managers? Are they not just as important? Throughout the years, we have put so much focus on leaders and leadership within our organizations, almost turning the term “manager” into a negative word because they have seemingly been at opposite ends of the spectrum. But what if we look at them in a different light? After all, organizations need both to survive and thrive.

Let’s break down a few attributes of leaders and managers in generic terms, shall we?

Leaders have people who follow them.

They are authentic, adaptive, motivating,

20 INSIGHT | ISSUE 3, 2018 | www.BOMAGeorgia.org

encouraging, trustworthy and great communicators. They lead with their hearts and build relationships—they are teachers, instructors, facilitators of decision making and have long-term vision. Simply put, “leaders create fans.”

Cynthia Mills of The Leadership Haven, recently said, “Leadership is a moment by moment earned position, granted to you by others, because of their belief, trust and evidence gathered that you have their best interest at heart.” That’s a powerful quote, so go ahead and read it again. Who doesn’t want to be THAT person?

Managers have people who work for them. They tend to dictate, are decisive and make decisions on their own. They are focused on and love the company culture— they lead with their heads, build systems and processes and are generally focused on short-term goals. Simply put, “managers have employees.”

In the past, I have read through descriptions like this and thought that being a leader sounded so much more positive than being a manager. Managers sounded harsh and demanding, while leaders sounded encouraging and supportive. Digging a bit deeper, you start to see that it would be hard to run a successful company without having both types of people on your team. If you are

lucky, you might even have some people with both sets of traits.

Let’s look at a practical scenario and see how both traits pair well together to get the job done.

You hire a new member to your team who is shiny and brand new to our commercial real estate industry. From the moment they walk through the door, they are assessing everyone who may be vital to their role and who might be there to help them learn the ropes. There are policies and procedures in place to orient this newcomer to the company, descriptions of their job duties and beyond—the whole onboarding process.

As we all know, jumping into the deep end of adulthood can be overwhelming, and we have all looked around for those life preservers to keep us afloat in the professional world from time to time. Imagine yourself as that new hire seeing one of those life savers being a leader who sits down with you and learns about who you are, what drives you, what motivates you and learns more about 'how' you learn best while cultivating an environment

what allows you to grow personally and professionally. But as well all know, it is not all rainbows and butterflies in the real world.

There are budgets to prepare, projects to be managed, tenants to keep happy, invoices to be generated and money to be collected.

If we do not have those managers in our organization to ensure procedures are being followed and things are getting done, every necessary task would fall through the cracks.

Someone must train this new employee to do their job, and more importantly, to do it well.

Are you getting a picture of the differences and necessary traits of each type of person? We all need those leaders in our lives, both personally and professionally, to get to know ‘who’ we are and ‘how’ we function. On the flip side, we need those managers who get involved with the details and the 'how to’s' to get things done.

It is vital to incorporate leaders and managers into our organizations and the day-to-day structures that make our companies so successful. One is not better than the other, and they are both

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CALENDAR OF EVENTS SEPTEMBER BEGINS SEPTEMBER 7 BOMA Property Management 101 8:00 a.m. - 5:00 p.m.

Location: Will Vary From Class To Class | Participants Will Be Notified Via Email Members: $599 | Non-members: $699 | Addt’l Late registration fee of $75 after August 30 Sponsors: Blockmon Mooring & BMS CAT, Peachtree Pest Control, Rubbermaid Commercial Products, Bright View Landscape Services, Burke Painting

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BEGINS SEPTEMBER 19 High-Performance Sustainable Building Investments 8:00 a.m. - 5:00 p.m.

BOMA Georgia Conference Center Members: $599 | Non-members: $819 | Addt’l late fee registration of $100 after September 8

SEPTEMBER 26 Fall Free Seminar 8:30 a.m. - Noon Location: TBD Members: FREE | Non-members: $99 | Addt’l late fee registration of $10 for after September 13 for members, and after September 20 for non-members

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OCTOBER

BEGINS SEPTEMBER 14 Foundations of Building Engineering (BE 101) 7:30 – 11:30- a.m.

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OCTOBER 24 TOBY Judging Workshop 10:00 a.m. - 11:30 a.m.

Location: BOMA Georgia Conference Center BOMA Georgia members only – No charge, but registration required

OCTOBER 25

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BOMA Georgia September Luncheon 11:30 a.m. - 1:00 p.m.

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Ethics is Good Business ShortCourse 8:30 a.m. - 5:00 p.m.

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OCTOBER 30

BEGINS OCTOBER 3 Real Estate Investment & Finance 8:30 a.m. - 5:00 p.m.

Location: BOMA Georgia Conference Center Members: $1,099 | Non-members: $1,319 $100 late fee for registrations after October 18

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TOBY Judging Workshop 10:00 a.m. - 11:30 a.m.

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COMMUNICATIONS/ BUILDING SERVICES Airwavz Solutions...............................(478) 256-4111

CONCRETE Addco Restoration and Preservation Group, LLC............... (770) 688-5065

CONSTRUCTION PRODUCTS Kilcor Construction............................(404) 772-9956 Portico Systems The Home Depot...............................(678) 216-2398 Yancey Power Systems......................(678) 945-2637

CONTRACTORS Benning Construction Company..........(404) 792-1911 Blount Construction Company, Inc.....(770) 541-7333 Boyd Construction Inc....................... (404) 665-3113 BUILD Contracting Group..................(770) 714-8784 Centennial Contractors Enterprises Inc...............................(770) 613-2999 Double T Contracting, Inc..................(770) 489-7772 Emery & Associates......................... (404) 843-9460 Gray Contracting...............................(678) 530-9700 Harrison Contracting Company, Inc.................................(770) 314-4565 Innovative Engineering Inc................. (770) 517-5507 Nova Commercial Interiors Inc.......... (770) 592-0260 PKS Paving & Concrete Construction.................... (404) 401-8551 Vintage Constructors & Builders, Inc.................................. (770) 421-6195 Western Speciality Contractors..........(678) 553-0170 Whitco Roofing Inc............................(770) 644-0521

Shayne Smith, President/CEO 404-569-9544 shayne@highriseservice.com www.highriseservice.com

Member

DOORS Piedmont Door Solutions...................(678) 554-7000

Waterproofing • Window Cleaning • Glass Restoration • Pressure • Caulking & Sealing • EIFS Repair • Elastomeric Painting

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ELECTRICAL Allied Reliability Group.......................(770) 590-7449 Allison-Smith Company.....................(404) 351-6430

Washing • Window Leaks • Expansion Joints

10/21/15 2:04 PM

ALLIED MEMBER SERVICE DIRECTORY Capital City Electrical Services Inc...................................(470) 269-9552 Capital City Mechanical Services Inc.................................. (770) 449-0200 Graybar Electric Company..................(678) 291-5167 IES Commercial................................ (678) 291-0407 LMI Systems Inc...............................(770) 491-0343 Mayberry Electric, Inc........................ (404) 991-7007 Prime Power Services Inc................. (678) 898-4960

ELEVATORS/ESCALATORS Fujitec America Inc........................... (770) 457-2110 KONE Elevators & Escalators.............(770) 427-3373 Phoenix Elevator of Georgia.............. (770) 575-0363 ThyssenKrupp Elevator Corporation................................... (770) 250-6482 Vertical Systems, Incorporated..........(404) 581-0094

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

FIRE PROTECTION

FIRE/WATER/MOLD RESTORATION

AFA Protective Services.................... (770) 794-9000 Century Fire Protection LLC.............. (770) 506-2388 Convergint Technologies....................(678) 205-2126 Critical Systems LLC......................... (770) 612-9172 Fire Systems, Inc..............................(770) 333-7979 Global Systems Of America............... (770) 441-9601 Humphries & Company......................(770) 434-1890 International Fire Protection.............. (770) 745-4530 Life Safety Solutions Plus LLC...........(770) 843-3671 Mitec................................................(770) 813-5959 Titan Electric Georgia LLC................ (770) 480-6345 VSC Fire & Security, Inc.....................(678) 252-0600

American Property Restoration Inc.............................. (770) 733-3584 BELFOR Property Restoration........... (770) 908-9298 BMS Cat...........................................(678) 252-0600 Capital Restoration............................(770) 973-1666 Epic.................................................. (770) 516-3491 Full Circle Restoration & Construction Services.................... (770) 232-9797 Global Restoration.............................(470) 225-9698 Remediation Group/ RGI Commercial............................. (404) 214-1470 Parker Young Construction/ FireStar Inc....................................(770) 368-1000

EMPLOYMENT SPECIALISTS BG Talent.......................................... (954) 614-3419

ENERGY ENTEK.............................................. (678) 910-1326 Mallory & Evans Service.....................(404) 297-1007 McKenney’s Inc................................(404) 624-8625 National Glazing Solutions LLC..........(404) 360-7866 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 Mayberry Electric, Inc........................ (404) 991-7007 NOVA Engineering & Environmental................................ (770) 570-9171 PENTA Engineering Group Inc............ (678) 282-1999 Sustainable Investment Group LLC (SIG)............................ (404) 343-3835

ENVIRONMENTAL Aquascape Environmental................ (678) 584-3455 Arborguard Tree Specialists.............. (404) 299-5555 Caldwell Tree Care............................ (770) 992-1973 INTERNATIONAL CHEMTEX CORPORATION............................. (404) 304-3043 Rubbermaid Commercial Products........................................(470) 356-5088 Sustainable Investment Group LLC (SIG)............................ (404) 343-3835 The Morley Companies...................... (770) 569-1100

EQUIPMENT RENTALS Stone Mountain Access Systems............................ (770) 908-2936 Sunbelt Rentals Inc........................... (404) 525-1919

FACILITY SUPPORT PENTA Engineering Group Inc............ (678) 282-1999 Stone Mountain Access Systems...... (770) 908-2936 Strategic Market Alliance................... (770) 641-1055 Veritiv............................................... (770) 715-2841

FILTERS Air Filter Sales & Service, Inc.............(770) 939-1250

FINANCIAL SERVICES Graham Group................................. (404) 634-4652

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ALLIED MEMBER SERVICE DIRECTORY ServiceMaster Cleaning & Restoration.................................... (770) 514-1789 SERVPRO Of Decatur........................(404) 378-9998 SERVPRO of Norcross...................... (770) 858-5000 Servpro of North Atlanta/ Buckhead..................................... (770) 480-0675 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 Allied Universal Security Services........................... (404) 898-1695 BOS Security, Inc............................. (404) 793-6965 Marksman Security Corporation....... (678) 385-6700 SecurAmerica LLC........................... (404) 926-4258 Securitas Security Services USA, Inc........................................ (404) 633-1140 Walden Security.................................(404) 937-1743

HEALTH & HYGIENE PRODUCTS Essity............................................... (678) 938-9119 Life Safety Solutions Plus LLC...........(770) 843-3671

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

HVAC

INSURANCE

Addison Smith Mechanical Contractor Inc............................... (770) 832-9006 Air Filter Sales & Service, Inc.............(770) 939-1250 ARS Mechanical LLC.........................(770) 760-1533 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 Genea...............................................(678) 756-3109 Harbin’s Mechanical Services, Inc.....(770) 914-7060 HVH Mechanical Partners LLC........... (770) 331-5166 Legacy Mechanical Services Inc.........(770) 432-1171 Lanier Jones Mechanical.................. (404) 682-9888 Mallory & Evans Service.....................(404) 297-1007 Maxair Mechanical Inc......................(678) 486-8421 McKenney’s Inc................................(404) 624-8625 Shumate Mechanical, Inc................. (678) 584-0880 Southeast Pump & Equipment Inc....................(678) 990-1388 ext 107 Stromquist & Company, Inc.............. (404) 794-3440 Superior Water Services Inc.............. (770) 514-3227 Trane................................................(678) 775-4106 United Maintenance, Inc....................(678) 486-8442

Farmers Insurance........................... (770) 334-8824

INDUSTRIAL DOCK & DOOR REPAIR, INSTALLATION Miner Southeast...............................(678) 730-4700

INDIVIDUALS

JANITORIAL ABM.................................................(678) 245-3273 Allied International Cleaning Services, Inc................... (770) 298-4790 BCJ Building Services....................... (404) 551-2310 Building Cleaning Solutions, Inc........ (678) 445-3806 Building Maintenance Services Inc.....(770) 218-2993 CBM Atlanta Inc................................(770) 988-9001 Chosen Janitorial Services................(404) 274-3268 Cleanstar National Inc.......................(770) 425-6797 Distinguished Properties Cleaning USA Inc. (DPC)................. (404) 418-1443 Environmental Service Partners.........(404) 583-8514 General Building Maintenance Inc............................(770) 457-5678 Georgia Pacific Corporation...............(770) 815-9552 GMI Group, Inc..................................(678) 482-5288 HTH Building Services Inc................ (770) 988-0084 Level Seven Facilities Services..........(404) 955-2442 Pollock Paper Distributors.................(770) 803-7862 Portico Systems Pritchard Industries SE...................... (404) 231-1430 Rubbermaid Commercial Products........................................(470) 356-5088

COMPANIES

Associate

Associate

Annette Mengert

Orlando Ojeda

Blackmon Mooring & BMS CAT Brand Properties Capital City Mechanical Services Capital Restoration Duke Realty Engineered Restorations Full Circle Restoration Gibbs Landscape LAZ Parking Physicians Realty Trust The RMR Group Roof Partners SERVPRO of Decatur

Master

Bachelor

Christine Bailey, RPA Diane Dean Florence Barbour RPA, CPM Judi Sponsel Leigh Ann Gantt, RPA, FMA, SMA Mike Valenzuela Miller Getz Bachelor

Gabriel Eckert, FASAE, CAE Post-Doctorate www.BOMAGeorgiaFoundation.org/giving

INTERIOR DESIGN CA South LLC NELSON............................................ (404) 881-1811 Nova Commercial Interiors Inc.......... (770) 592-0260

C.A. "Bo" Reddic, IV Patrick Freeman, BOMA Fellow RPA, SMA, CPM®, CCIM, LEED AP

Gray Contracting Mayberry Electric Shorenstein Doctorate BOMA International

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ALLIED MEMBER SERVICE DIRECTORY Southeast Link.................................. (678) 618-6871 Strategic Market Alliance................... (770) 641-1055 Unique Building Maintenance, Inc......(678) 380-0297 Veritiv............................................... (770) 715-2841

LAKE MANAGEMENT Aquascape Environmental................ (678) 584-3455

LANDSCAPE MANAGEMENT HighGrove Partners.......................... (678) 626-3469 Landmark Landscapes......................(404) 423-5285 Riot Creative Imaging........................ (404) 873-5911

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

METAL FINISHING

PAINT/WALLCOVERINGS

ADDCO Metal Maintenance Co..........(770) 985-5611 Architectural Surface Restoration LLC.............................(770) 510-8333 IRG VENTURES LLC d/b/a Innovating Roofing Group............... (404) 351-8797 Mid America Metals......................... (800) 544-4576 Presto Restoration Products & Services....................... (800) 693-1228 Stuart Dean Company, Inc.......(404) 872-6090 X 102

American Painting & Renovations Inc.............................(770) 995-8787 Burke Painting, Inc............................(770) 582-0847 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.................................(770) 314-4565 Horizon Painting and Renovations Inc.............................(404) 447-0385 Kilcor Construction............................(404) 772-9956 Oakcliff Painting................................ (404) 867-3707

OFFICE FURNITURE Atlanta Office Liquidators Inc............ (404) 505-9623

LANDSCAPING Crabapple LandscapExperts..............(770) 740-9739 Ed Castro Landscape....................... (770) 998-8444 LandCare LLC................................... (678) 475-1780 Ruppert Landscape...........................(770) 931-9900 The GreenSeason Group, Inc..............(678) 714-4114

• Interior & Exterior Painting • 24/7/365 Flexible Hours • Exemplary Safety Program

LANDSCAPING-EXTERIOR 4 Seasons Landscape t LLC............. (770) 452-4455 Arborguard Tree Specialists.............. (404) 299-5555 Baytree Landscape Contractors.........(404) 597-9750 BrightView Landscape Services.........(770) 662-8775 Caldwell Tree Care............................ (770) 992-1973 Chapel Valley Landscape Co............. (706) 200-2060 Color Burst.......................................(770) 822-9706 Downey Trees Inc..............................(770) 889-2822 Gibson Landscape Services...............(678) 689-3262 HighGrove Partners.......................... (678) 626-3469 Landmark Landscapes......................(404) 423-5285 Nature Scapes Inc............................ (404) 663-5043 OLM Inc........................................... (770) 420-0900 Riot Creative Imaging........................ (404) 873-5911 Russell Landscape Group Inc........... (770) 446-3552 Sesmas Tree Service LLC..................(678) 896-8352 Yellowstone Landscape.................... (404) 668-4508

Serving Atlanta Since 1980

2950 Cole Court, Norcross, GA 30071

LANDSCAPING-INTERIOR

Foliage Design Systems....................(770) 451-0885 Plant Peddler, Inc............................. (770) 432-2649 675763_Burke.indd Sedgefield Interior Landscapes, Inc............................ (770) 984-0171

1

www.burkepainting.com

2016-11-07 8:22 AM

LIGHTING Alternegy.......................................... (678) 888-1010 Blue Frog Lighting.............................(404) 569-7995 E. Sam Jones Distributor Inc.............(404) 351-3250 Voss Lighting....................................(770) 438-8557

LOCKSMITHS Armor Lock & Security Co. Inc........... (770) 493-1915

MARBLE RESTORATION & MAINTENANCE ADDCO Metal Maintenance Co..........(770) 985-5611 Architectural Surface Restoration LLC.............................(770) 510-8333 Mid America Metals......................... (800) 544-4576 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 X 102

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ALLIED MEMBER SERVICE DIRECTORY

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

PAVING PRODUCTS

PORTABLE/RENTAL COOLING & HEATING Mobile Air......................................... (470) 544-7091

Essity............................................... (678) 938-9119 Georgia Pacific Corporation...............(770) 815-9552 Pollock Paper Distributors.................(770) 803-7862 Sikes Paper Company...................... (770) 405-6900

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 The Surface Masters Inc................... (770) 250-6392 Wildcat Striping & Sealing................. (678) 937-9525

PARKING

PEST CONTROL

Spectrum Painting Inc....................... (770) 497-0101

PAINTING CertaPro Painters of Roswell............. (404) 913-3972

PAPER PRODUCTS

Ace Parking......................................(404) 254-3661 ITR Of Georgia, Inc........................... (770) 496-0366 LAZ Parking..................................... (404) 787-2076 Legacy Parking Company..................(404) 317-0638 SP+ Parking.....................................(404) 867-6163

PARKING DECKS Coast & Valley LLC.............................(770) 417-1382 Ecosweep.........................................(404) 904-1003 Graydaze Contracting Inc................... (770) 752-7010 Kaney & Lane, LLC...........................(404) 892-8246 SP+ Parking.....................................(404) 867-6163 Spectrum Painting Inc....................... (770) 497-0101 Wildcat Striping & Sealing................. (678) 937-9525

PAVING PKS Paving & Concrete Construction.................... (404) 401-8551 Rose Paving Company.......................(678) 303-2500

Ehrlich a Rentokil Steritech Company..........................(678) 414-0317 Northwest Exterminating Co., Inc...........................................(678) 383-1011 Orkin Inc.......................................... (404) 888-2000 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) 486-2525 Gainesville Mechanical Inc.................(770) 532-9130 Hill Mechanical Of Georgia LLC.......... (770) 792-1200 Legacy Mechanical Services Inc....................................(770) 432-1171 Rooter Plus!...................................... (706) 715-1856 Southeast Pump & Equipment Inc....................(678) 990-1388 ext 107

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

RECONSTRUCTION Meridian Restoration Inc.

RESTORATION Meridian Restoration Inc. Paul Davis of North Atlanta................ (770) 985-1727 Southeast Restoration & Fireproofing...................................(404) 297-8388

ROOFING Apollo Roofing Company, Inc............. (770) 751-6191 Centimark.........................................(770) 688-2454 Core Roofing Systems.......................(404) 820-4316 Empire Roofing Company Inc.............(770) 948-7663 Encore Roofing................................ (770) 945-0100 Henry.............................................. (404) 429-3506 IRG VENTURES LLC d/b/a Innovating Roofing Group............... (404) 351-8797 Roofing Atlanta Inc............................(770) 248-5787

REPAIR. RESTORE. PROTECT.

Engineered Restorations is a specialty contracting company delivering restoration, repair, waterproofing, and protection services for structures of all types.

STRUCTURAL REPAIR | RESTORATION | WATERPROOFING | PRESERVATION

225 Buford Drive, Suite A, Lawrenceville, GA 30046 | 770.682.0650 | er-inc.net

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ALLIED MEMBER SERVICE DIRECTORY Roof Management Inc.......................(770) 798-9102 Roof Partners LLC............................ (770) 680-2900 Simon Roofing.................................. (470) 421-2655 Specialty Roofing & Coatings, Inc..............................(678) 714-2300 Tower Roofing.................................. (770) 592-9889 Tecta America................................... (770) 616-5155 Whitco Roofing Inc............................(770) 644-0521

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 Advanced Protective Services............ (678) 631-1038 Allied Universal Security Services........................... (404) 898-1695 Alscan Inc.........................................(800) 951-0003 Armor Lock & Security Co. Inc........... (770) 493-1915 AT Security Inc..................................(678) 672-5010 BOS Security, Inc............................. (404) 793-6965 Critical Systems LLC......................... (770) 612-9172 DataWatch Systems.......................... (256) 307-5718 EKG Security, Inc..............................(770) 531-3326 Fire Systems, Inc..............................(770) 333-7979 Global Systems Of America............... (770) 441-9601 Gotcha Surveillance........................... (678) 430-3116 International Fire Protection.............. (770) 745-4530 ITR Of Georgia, Inc........................... (770) 496-0366 Marksman Security Corporation....... (678) 385-6700 Millhouse Security Services LLC................................. (470) 268-7502 Miner Southeast...............................(678) 730-4700 Mitec................................................(770) 813-5959 SecurAmerica LLC........................... (404) 926-4258 Securitas Security Services USA, Inc........................................ (404) 633-1140 Southeastern Security Professionals.................................(770) 540-0175 TenTech, LLC.....................................(770) 410-1897

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

Walden Security.................................(404) 937-1743

SIGNAGE Signarama Buford and Duluth............................. (770) 831-9660 x 13

SOFTWARE Electronic Tenant Solutions................(202) 342-7090

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

TEMPORARY STORAGE MOBILE OFFICES Pac Van, Inc...................................... (678) 534-7188

TILE AND GROUT RESTORATION SPECIALTY FLOOR COATINGS Specialty Floor Solutions, LLC.......... (404) 858-4005

TREE CARE Arborguard Tree Specialists.............. (404) 299-5555 BrightView Landscape Services.........(770) 662-8775 Sesmas Tree Service LLC..................(678) 896-8352

TROPICAL PLANTS Foliage Design Systems....................(770) 451-0885 Plant Peddler, Inc............................. (770) 432-2649

WASTE REMOVAL American Disposal Services..............(678) 736-0140 Republic Services Inc....................... (404) 693-9279 Rubbermaid Commercial Products........................................(470) 356-5088 Waste Pro/Atlanta..............................(770) 777-1447

WATER DAMAGE/STRUCTURE DRYING American Property Restoration Inc.............................. (770) 733-3584 BELFOR Property Restoration........... (770) 908-9298 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 Remediation Group/ RGI Commercial............................. (404) 214-1470 SERVPRO Of Decatur........................(404) 378-9998 Servpro of North Atlanta/ Buckhead..................................... (770) 480-0675

WATER TREATMENT Blackmore Enterprises Inc................. (404) 474-4352 EMCOR Services Aircond..................(800) 768-4258 INTERNATIONAL CHEMTEX CORPORATION............................. (404) 304-3043 Nalco................................................ (470) 585-1369 Superior Water Services Inc.............. (770) 514-3227

WATERPROOFING Apollo Roofing Company, Inc............. (770) 751-6191 Burke Painting, Inc............................(770) 582-0847 Engineered Restorations Inc............. (770) 682-0650 Everclear Enterprises Inc.................. (404) 876-9408 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 Western Speciality Contractors..........(678) 553-0170

WELLNESS FOR PROPERTIES Fitspot Wellness................................(626) 298-3062

WINDOW CLEANING City Wide Building Services............... (214) 358-4547 Level Seven Facilities Services..........(404) 955-2442 Sightline...........................................(678) 530-9152 South Beach Glass Inc.......................(404) 851-0111 Valcourt Building Services LLC..........(770) 971-2000

WINDOWS Rubbermaid Commercial Products.....(470) 356-5088 Top Of the Line High Rise Service LLC.................................. (404) 569-9544

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)

Sewer, drain and grease trap cleaning Fire hydrant repair Process piping Water heaters Sewer ejectors-repair & preventative maintenance Natural gas LEED Buildings; Water Conservation and Water Metering

“We are here to solve your challenges”

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

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Concrete and Masonry Joint Sealants Historical Preservation Blast Mitigation / Terrorism Force Protection Traffic and Wall Coatings Expansion Joints Crack/Epoxy Injections Carbon Fiber Strengthening Barrier Cable Post-Tensioning Structural

MIAMI ATLANTA ORLANDO NASHVILLE CHARLOTTE

678.835.1100 www.TendonLLC.com Repairs@TendonLLC.com

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ADVERTISERS ON THE WEB ARCHITECTS/DESIGNERS WJE - Wiss, Janney, Elstner Associates ����������������������������������������������������32 www.wje.com DEMOLITION The Morley Companies ��������������������������������������������������������������������������������4 www.morleycompany.com ELECTRICAL/CONTRACTORS/ENGINEERS/CONSULTANTS Mayberry Electric, Inc. �������������������������������������������������������������������������������22 www.mayberryelectric.com ENGINEERING Innovative Engineering Inc. ������������������������������������������������������������������������18 www.ieiusa.com Mayberry Electric, Inc. �������������������������������������������������������������������������������22 www.mayberryelectric.com NOVA Engineering & Environmental ����������������������������������������������������������34 www.usanova.com Tendon Systems, LLC ��������������������������������������������������������������������������������32 www.tendonllc.com ENVIRONMENTAL PRODUCTS & SERVICES NOVA Engineering & Environmental ����������������������������������������������������������34 www.usanova.com The Morley Companies ��������������������������������������������������������������������������������4 www.morleycompany.com

FIRE/WATER/MOLD RESTORATION ARK Restoration ����������������������������������������������������������������������������������������12 www.arkdisasterrestoration.com The Morley Companies ��������������������������������������������������������������������������������4 www.morleycompany.com GLASS REPAIR Encore Glass Repair, LLC ��������������������������������������������������������������������������19 www.encoreglassrepair.com HVAC CONTRACTORS & SERVICES Reliance Heating and Air Conditioning ������������������������������������������������������23 www.reliance-hvac.com Shumate Mechanical, LLC �������������������������������������������������������������������������33 www.shumatemechanical.com Trane ����������������������������������������������������������������������������������������������������������34 www.trane.com United Maintenance Inc �����������������������������������������������������������������������������33 www.unitedmaintenance.com JANITORIAL SERVICES & PRODUCTS Environmental Service Partners LLC ���������������������������������������������������������34 www.environmentalservicepartners.com OFFICE FURNITURE Atlanta Office Liquidators ��������������������������������������������������������������������������19 www.atlantaofficeliquidators.com PAINT & WALL COVERINGS Rosing Painting & Wallcovering �����������������������������������������������������������������23 www.rosingpaint.com Southeastern Commercial Painting Company �������������������������������������������22 www.secpaint.com PARKING DECK MAINTENANCE Innovative Engineering Inc. ������������������������������������������������������������������������18 www.ieiusa.com

Shumate Mechanical specializes in commercial HVAC installation, service and preventative maintenance for different projects that include office buildings, schools, retail centers, medical office buildings, data centers, production & manufacturing plants and warehouse & distribution facilities.

The Morley Companies ��������������������������������������������������������������������������������4 www.morleycompany.com PAVING PRODUCTS & SERVICES Georgia Paving, Inc. �����������������������������������������������������������������������������������19 www.georgiapaving.com PKS Paving ����������������������������������������������������������������������� Inside Front Cover www.pksasphaltpavingatlanta.com Wildcat Striping & Sealing �������������������������������������������������������������������������27 www.wildcatstriping.com

We offer: In House Engineering Piping & Insulation

Commercial and Industrial HVAC

Building Automation Systems

Serving Metro Atlanta Since 1974

Equipment Commissioning Preventative Maintenance Programs Property Management Services Equipment Inspection Reports

• Mechanical Services • Installation • Controls & Automation • Engineering • Preventative Maintenance • Environmental unitedmaintenance.com unitedgbs.com

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770-455-1656 Charlie Colston Mark Huff Sylvia Benner

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ADVERTISERS ON THE WEB PEST CONTROL Peachtree Pest Control �����������������������������������23 www.peachtreepestcontrol.com Xceptional Wildlife ������������������������������������������ 21 PLUMBING SERVICES Art Plumbing Company ����������������������������������� 31 www.artplumbing.com PRESSURE WASHING Top of the Line High Rise Service �������������������26 www.highriseservice.com

RELOCATION SERVICES Atlanta Office Liquidators �������������������������������19 www.atlantaofficeliquidators.com RESTORATION/DISASTER PRODUCTS & SERVICES Engineered Restorations Inc ���������������������������30 www.er-inc.net

ROOFING SERVICES & PRODUCTS Assured Quality Roofing ���������������������������������19 www.assuredqualityroofing.com Empire Roofing Company Inc. ��������������������������3 www.empireroofing.com Sentry Roof Services ��������������������������������������32 www.sentryroof.com Specialty Roofing & Coatings, Inc. ����������������� 18 www.src-roofing.com SEALCOATING Wildcat Striping & Sealing ������������������������������ 27 www.wildcatstriping.com SECURITY SERVICES & PRODUCTS BOS Security, Inc. ��������������������������������������������� 7 www.bossecurity.com Datawatch Systems, Inc. �������������������������������� 13 www.datawatchsystems.com TREE SERVICES Sesmas Tree Service & Turf Care ��������������������� 4 www.atltrees.com WATER CONSERVATION Georgia Water Tanks, LLC ������������������������������23 www.georgiawatertanks.com WATERPROOFING Burke Painting, Inc. ����������������������������������������29 www.burkepainting.com Everclear Enterprises Inc. ������������������������������� 21 www.everclearenterprises.com Southeast Restoration & Fireproofing Co., Inc. ��������Outside Back Cover www.serest.com The Morley Companies �������������������������������������4 www.morleycompany.com Top of the Line High Rise Service �������������������26 www.highriseservice.com Western Specialty Contractors �����������������������29 www.westernspecialtycontractors.com WINDOWS/CLEANING EQUIPMENT/ SUPPLIES South Beach Glass, Inc. ���������Inside Back Cover www.southbeachglassinc.com Top of the Line High Rise Service �������������������26 www.highriseservice.com

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Environmental Service Partners

10/7/17 12:07 AM

ESP…We see “Cleanly”

COMMERCIAL SERVICES: • Commercial Night/Day Cleaning for Office, Medical, Schools and Other • Day Porter / Minor Maintenance OTHER COMMERCIAL SERVICES: • Painting • Pressure Washing • Hard Surface Scrubbing/Waxing • Window Cleaning • Commercial Construction Cleanup

ATLANTA’S CHOICE FOR COMMERCIAL JANITORIAL CLEANING 2531 Briarcliff Road, Suite 204, Atlanta, GA 30329 | Ph: 404.500.2488 | environmentalservicepartners.com

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25/01/18 05:21

Glass Replacement Waterproofing Building Restoration Window Cleaning and much more...

CALL US NOW 770-455-1555

Proudly Serving Atlanta and the Southeast Since 1990

www.serest.com

4598 Stonegate Industrial Blvd Stone Mountain, GA 30083 404.297.8388