The BOMA Magazine May/June 2012 by lprats

Achieving High Performance Through Innovation

MAY/JUNE 2012

BOMAâ&#x20AC;&#x2122;s Green Guide Shaping the Future of Sustainability BOMA Expert Profiles Are EV Chargers Coming to Your Garage?

Plus: BOMA Convention Preview Exterior Preventive Maintenance Is Your Building Mobile Friendly?

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May/June 2012 Volume 8, No. 3

BOMA’s Shaping the Future of Sustainability Leah Grout Garris Four young leaders in commercial real estate share their thoughts on green practices, ROI and overcoming barriers.

Green Guide Getting Charged Up

Green Guide Expert Profile

Kim Fernandez Should building owners invest in EV chargers? Yes ... and no.

Laura Horsley BOMA experts discuss what’s ahead on the green front for legislation, codes and regulatory affairs.

40 Pay Now or Pay Later? Leah Grout Garris Exterior preventive maintenance can reduce major costs and equipment failures in the future.

44 Preview: 2012 Every Building Conference & Expo Preview the industry’s premier education and networking event.

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

DEPARTMENTS

Connect with BOMA Join BOMA on Facebook Join BOMA on LinkedInJoin the EER and BOMA 360 User Groups See BOMA on YouTube: www.youtube.com/ bomainternational Follow BOMA on Twitter:

BOMA President Henry Chamberlain @HenryBOMA BOMA Vice President Lisa Prats @LisaPratsBOMA Volume 8, No. 3 The BOMA Magazine May/June 2012, (ISSN 1532-4346), Copyright 2012. The BOMA Magazine is published bimonthly in January/February; March/April; May/June; July/August; September/October; and November/December by the Building Owners and Managers Association (BOMA) International, 1101 15th St., NW, Suite 800, Washington, D.C. 20005; Telephone 202326-6300; Fax 202-326-6377; www.boma. org. Periodicals Postage paid at Washington, D.C. and additional mailing offices. POSTMASTER: Send address changes to: The BOMA Magazine, Attn: List Department, 1101 15th St., NW, Suite 800, Washington, D.C. 20005. Undeliverable U.S. copies should be sent to: The BOMA Magazine, Attn: List Department, 1101 15th St., NW, Suite 800, Washington, D.C. 20005. Return undeliverable Canadian addresses to: PO Box 875, STN A, Windsor, ON N9A 6P2.

On the Cover: The FBI Regional Office building in Chicago, managed by USAA Real Estate and owned by FBI Chicago Partners LLC, was selected as the 2011 TOBY Award winner in the Earth category.

Message from the Chair

Going for the Green.

Legislative Update

The latest on tax extenders and NLRB actions, plus the Industry Defense Fund at work.

State & Local Update

CMBS loan showdown in Michigan, ENERGY STAR® top 25 cities.

20 Codes & Standards

Update

Model code development process changes considered, ongoing development of ASHRAE Energy Standard 90.1.

26 Leading the Way

54 Trends Tracker

April Dalton-Noblitt Is your building mobile friendly?

58 GREEN SCENE

Josh Renihan Sustainable and healthy restrooms key to tenant satisfaction.

62 Research Corner

The latest on corporate CRE salaries, tenant loyalty and the square footage squeeze.

70 EYE ON EDUCATION

OMA Conference education: Inspiring B ideas and strategies for optimizing performance and creating value.

Steve Hrbek, RPA—innovation and advocacy leader, TV trivia junkie.

74 Trade Tools

28 around the industry

Turning 30 never felt so good—an energy retrofit case study.

BOMA Honored at ENERGY STAR® Awards, RER’s Spring Meeting, bike access in San Fran, Greninger goes to Capitol Hill.

Scott Lenger

76 BUYERS’ GUIDE

Check out the latest green products and services.

May/June 2012 The BOMA Magazine

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Message from the Chair

Going for the Green Welcome to BOMA’s annual “Green Guide” edition of The BOMA Magazine (see page 32). This is the sixth consecutive year we have focused our May/June issue on topics of energy efficiency and sustainability. In this issue, we look to the present and future of sustainability with a feature on electric vehicle chargers in office buildings; Q&A’s with two of BOMA’s green leaders about what’s coming down the pike in advocacy and codes; and a profile of four emerging young leaders who are helping shape the future of sustainability for commercial real estate. Our young leaders profile was inspired by the terrific green education track, “Creating and Sustaining HighPerformance Buildings,” coming your way at the 2012 Every Building Conference & Expo, June 24-26 in Seattle. The sessions in this track look at maximizing ROI through sustainability, understanding LEED payback, landlord/tenant cooperation on sustainability and driving efficiencies through building operations, as well as many other topics. Check out “Eye on Education” on page 70 to learn about all the timely education tracks at BOMA 2012. In addition, our Conference preview, page 44, will give you the lowdown on BOMA 2012 General Sessions, which feature Keynote Speaker and Former U.S. Secretary of Defense Robert Gates, the State of the Industry address by BOMA President Henry Chamberlain and a much anticipated industry panel that will look to the future in “Real Estate 2020: The Shape of Things to Come.” You won’t want to miss what looks to be one of our best tradeshows ever, with more than 450 exhibits to help you find solutions to your most pressing challenges. And, of course, we end it all with the industry’s premier building recognition, The Outstanding Building of the Year® Awards. BOMA’s annual conference also marks the end of my tenure as Chair of BOMA International. It has been a tremendous experience and I have enjoyed the work we

have accomplished together—from key grassroots advocacy accomplishments to moneysaving codes victories to advancing programs like BOMA 360 and BOMA premier education. BOMA’s Industry Defense Fund helped support many of our grassroots efforts this year, including passage of the Nonrecourse Mortgage Loan Act in Michigan (read more on page 16) and a recent lawsuit victory in Seattle supporting FEMA’s ability to continue to issue flood insurance in flood plains. I met many wonderful BOMA folks throughout my travels, gaining important insight into the issues that affect each of you each day, and I took part in meetings with the National Advisory Council and the Real Estate Roundtable to better position BOMA at the table of business and government. We also made important international inroads this past year through travel to BOMEX in Canada, the MIPIM Conference in France and the British Council for Offices meeting in Manchester. The year has indeed flown by, and perhaps the most meaningful experience was simply working with all of you as we made significant steps toward recovery. It didn’t happen overnight and there is certainly still work to be done, but the greatness of this industry and the people who work in it was revealed to me time and time again. We have been able to grow services and product lines, while maintaining a full staff in difficult economic times. It’s been a great year. Thank you.

Boyd R. Zoccola Chair and Chief Elected Officer

Publisher: Lisa M. Prats, CAE Editor: Laura Horsley Contributing Editors: Karen W. Penafiel, CAE; Ronald Burton; James Cox; Liz Hazleton; Emily Naden; Jessica Spitkovsky Designers: Elisa Geneser, Art Director; Gwen Dyrland, Graphic Artist Published by: Building Owners and Managers Association (BOMA) International BOMA International Officers Chair and Chief Elected Officer Boyd R. Zoccola Hokanson Companies, Inc. Indianapolis, Ind. Chair-Elect Joseph W. Markling CBRE Los Angeles, Calif. Vice Chair Richard W. Greninger, CPM Carr Properties Washington, D.C. Secretary/Treasurer Rebecca B. Hanner, CPM, RPA Cassidy Turley Raleigh, N.C. President and Chief Operating Officer Henry H. Chamberlain, APR, FASAE, CAE BOMA International Washington, D.C.

Call for Nominations: Vice Chair and Executive Committee Members

BOMA International’s Nominating Committee is seeking candidates for the position of vice chair and for five principal members and one associate member of the Executive Committee to the Board of Governors. For further information, contact Ann Coslett at acoslett@boma.org.

The cost for The BOMA Magazine is $75 a year for subscribers and $50 a year for BOMA International members. Publication of advertising should not be deemed as endorsement by BOMA International. The publisher reserves the right in its sole and absolute discretion to reject any advertisement at any time submitted by any party. Material contained herein does not necessarily reflect the opinion of BOMA International, its members or its staff.

The BOMA Magazine May/June 2012

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legislative UPDATE

Attempt to Add Tax ‘Extenders’ to Senate Transportation Bill Fails, Congress to Review IN LATE MARCH, THE SENATE began its consideration of S. 1813, the Surface Transportation bill. During the debate, Sen. Pat Roberts (R-Utah) proposed an amendment that included, among other things, an extension for 2012 of the package of tax “extenders” that expired at the end of 2011, which includes the 15-year timeline for depreciating leasehold improvements. Though the amendment failed by a vote of 41-57, it raises the visibility and urgency for tax certainty. On the other side of the Capitol, House Ways and Means Chairman Dave Camp (R-Mich.) and Select Revenue Measures Subcommittee Chairman Pat Tiberi (R-Ohio) announced that they would begin taking a look at the various tax “extenders” that expired at the end of 2011, in a hearing in late April. In addition, Senate Majority Leader Harry Reid (D-Nev.) and Senate Minority Leader Mitch McConnell (R-Ky.) entered into a colloquy on the need to find a way to address these same expiring provisions. BOMA International continues to work with a broad coalition of interests, asking that these provisions be extended as soon as possible for at least 2012, if not longer.

Senate Legislation Would Limit EPA’s Regulation of Lead On March 1, Sen. James Inhofe (R-Okla.) introduced S. 2148, the Lead Exposure Reduction Amendments Act of 2012 to amend the Toxic Substances

Control Act relating to lead-based paint renovation and remodeling activities. The intent of the legislation is to clarify some outstanding issues related to recent regulations that have already gone into effect for residential real estate and to apply them to any future rulemaking for commercial buildings. The legislation would also prohibit EPA from proposing any new regulation applicable to target housing or commercial and public buildings until EPA conducts a study demonstrating the need for such an action. At press time, BOMA hoped to see a companion bill introduced in the House of Representatives in the near future.

BOMA Industry Defense Fund Flexes Its Muscle The United States Supreme Court handed down a ruling earlier this spring in a case with tremendous implications for federal regulatory authority over private property. In Sackett v. EPA, the court ruled unanimously that landowners can ask federal courts to review compliance orders issued by the U.S. Environmental Protection Agency under the Clean Water Act. It held that federal agencies can be subject to litigation initiated by aggrieved landowners to question government orders that halt development activities due to overly zealous permit requirements over ditches, drains, marginal wetlands and other similar aquatic features on private lands. With the assistance of the Industry Defense Fund (IDF),

BOMA International joined its industry partners in an amicus brief supporting the industry’s position.

IRS Changes Energy-Saving Percentages for Partial Section 179D Deductions The Internal Revenue Service (IRS) has modified the energy-saving percentages required to qualify for a partial tax deduction under 179D (Energy Efficient Commercial Buildings). The applicable energy-saving percentages now permitted are 25 percent for the interior lighting system; 15 percent for the heating, cooling, ventilation and hot water systems; and 10 percent for the building envelope. The percentages have been altered only for partial building qualifiers to the tax deduction (not buildings that qualify for the full $1.80/square foot), and you must choose to use either the old set of percentages or the new (you may not mix the two percentage rulings). Users of the new percentages will find interior lighting to be more difficult to achieve; yet HVAC and hot water, as well as building envelope, easier. The 179D tax deduction is still set to expire at the end of 2013 and BOMA International is working hard to extend and improve these tax benefits for energyefficient upgrades for building owners and managers. These changes were published in the IRS’s March 15 bulletin. Continued on page 12

The BOMA Magazine May/June 2012

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PUT YOUR RESTROOM ON HANDS-FREE.

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legislative UPDATE NLRB Case of Building Access for Union Activities Being Appealed An appeal is under way to attempt to reverse a decision made last year that significantly impacts how building owners handle union protestors on their property. In the case, New York New York Hotel & Casino, the National Labor Relations Board (NLRB) that Page the Las BOMA_ads 1/19/12 found 8:26 AM 2 Vegas

casino violated federal labor law by prohibiting off-duty employees of restaurants inside the casino from distributing handbills on casino property. The handbills sought public support for the organizing efforts of employees of the restaurants, which are operated by a contractor inside the New York New York Hotel & Casino. Because of this case, it may now be possible for off-duty contractors to obtain

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similar access to common areas in other commercial buildings for various unionrelated activities. A decision on the appeal will likely come later on this year.

Court Rulings Delay Union ‘Posting’ Notice In other NLRB news: On April 13, a federal district court in South Carolina struck down the NLRB notice posting rule in response to a challenge by the U.S. Chamber of Commerce and held that the NLRB does not have the authority to require employers to post the notice. Additionally, the DC Court of Appeals ruled on Tuesday, April 17, in favor of the Coalition for a Democratic Workplace’s (CDW’s) request for an injunction pending appeal in its challenge to the poster requirement. Under the NLRB rule, employers would be required to post notices informing employees of their right to join or form a union. The rule was originally supposed to go into effect in November 2012, but was subsequently pushed back to Jan. 31, 2012, and was finally set to go into effect as of April 30, 2012. As a result of these decisions, the earliest the rule could go into effect would be sometime in November or December, if at all.

Energy Department Launches Green Lease Library On March 20, the U.S. Energy Department launched the Green Lease Library, an online resource to help the commercial building sector implement green leases to encourage energy efficiency. By unlocking the potential to save energy in more of America’s commercial building space, the Green Lease Library supports the Obama Administration’s goal to reduce energy use in commercial buildings 20 percent by 2020. The Green Lease Library is the result of the collaboration between the Energy Department’s Commercial Real Estate Energy Alliance (CREEA) and other organizations, including BOMA International, the U.S. General Services Administration, Rocky Mountain Institute, Natural Resources Defense Council, the Institute for Market Transformation and NYU Schack Institute of Real Estate. Continued on page 14

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The BOMA Magazine May/June 2012

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legislative UPDATE BOMAPAC Supports Congressman Steve Stivers

BOMA/Columbus members at a fundraising event for Rep. Stivers (second from right).

BOMAPAC recently lent its support to Rep. St e v e S t i v e r s (R-Ohio-15), who is running for his second term. Rep. Stivers, whose

district includes The Ohio State University and part of Columbus, was joined by four BOMA/Columbus members at a local fundraising event. Gary Calliari and Jeff McDonald, CBRE; Janine Roffe, Continental Realty; and Bob Sutton, NAI Ohio Equities LLC, were on hand to thank Congressman Stivers for his continued support of the commercial real estate industry. Rep. Stivers serves on

the Financial Services Committee, which oversees the real estate industry, as well as the banking and insurance industries.

BOMA/Seattle-King County’s Rod Kauffman Recognized for Energy Advocacy In February, BetterBricks, the commercial building initiative of the Northwest Energy Efficiency Alliance, recognized BOMA/Seattle-King County’s Rod Kauffman for his efforts in shaping the Seattle and Puget Sound market’s approach to energy efficiency. Kauffman has led legislative campaigns focused on a variety of energy-efficiency measures at all levels of government. He has been a champion of the efforts of ENERGY STAR® benchmarking and voluntary disclosure of data and ratings through his education and advocacy leadership at BOMA. Additionally, BOMA Seattle’s Kilowatt Crackdown, a voluntary energy benchmarking competition, has engaged more than 21 million square feet of office space, resulting in 24 million kWh of projected savings.

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© 2012. The Tennant Company logo, Orbio® and other trademarks designated with the symbol “®” are trademarks of Tennant Company registered in the United States and/or other countries. Tennant Company’s products are sold and serviced through subsidiaries of Tennant Company and distributors.

Cornicelli Appointed to Illinois Smart Grid Advisory Council Congratulations to BOMA/Chicago Executive Vice President Michael Cornicelli for being appointed by Illinois Governor Pat Quinn to the newly created Illinois Smart Grid Advisory Council (Council). Cornicelli and the other Council members will also serve as trustees of the Illinois Science and Innovation Trust, a fund to be established to provide financial and technical support to public and private entities in Illinois for programs that support, encourage or utilize innovative technologies that will modernize the electric grid and promote economic development in Illinois. BOMA

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Rod Kauffman, BOMA/Seattle-King County (right), is presented with the Better Bricks Award.

The BOMA Magazine May/June 2012

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Something new from a name you know. Hager is committed to being your one source for full line door hardware, so you don’t have to refer to multiple catalogs or call multiple companies. We have it all under one name. And we’ve just expanded our offering to include electronic access control products--all backed by a 160-year legacy of quality, reputation, and excellence. Learn more at www.hagerco.com.

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state & LOCAL Update

Michigan Sets the Stage for CMBS Loan Showdown OVER THE PAST DECADE, lenders have made more than $1 trillion in commercial mortgage backed security (CMBS) loans to the owners of commercial real estate nationwide. These loans were underwritten, marketed, sold and documented on the explicit basis that they were nonrecourse, meaning the borrowers had no personal liability for the debt. Instead, the CMBS lender’s sole remedy was to take back the property in the event the borrower became insolvent, and the lender was prohibited from obtaining a monetary judgment for any deficiency. This nonrecourse feature made them attractive to borrowers. Now, this feature is the focus of litigation and legislation in Michigan that will have national ramifications. Two recent court cases exposed

wording in some commercial real estate loans that allowed lenders to pursue the personal assets of real estate investors. BOMA International and BOMA/Metro Detroit have filed an amicus brief in the Michigan Supreme Court to reverse a Michigan Court of Appeals’ decision involving the interpretation of these loan agreements. Funded with assistance from BOMA International’s Industry Defense Fund, the brief challenges a Circuit Court decision that changes a loan from nonrecourse to a recourse loan, in which there would be personal liability. This case could severely impact nearly $700 billion in CMBS loans that are currently outstanding and threaten an already fragile commercial real estate market. BOMA International and BOMA/Metro Continued on page 18

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The BOMA Magazine May/June 2012

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state & LOCAL Update Detroit scored a victory in late March with the passage of a bill that voids the provision in commercial loan agreements that allows lenders to sue for personal assets of real estate investors in the event of foreclosure. Additionally, the bill retroactively indemnifies real estate investors against personal liability. Lenders are expected to challenge the constitutionality of the bill.

Detroit were joined on the brief by the International Council of Shopping Centers, the National Association of Real Estate Investment Trusts, NAIOP-The Commercial Real Estate Development Association, the National Multi Housing Council and the National Apartment Association. The real estate community also responded legislatively. BOMA/Metro

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EPA Unveils Top 25 U.S. Cities with the Most ENERGY STAR® Buildings In April, the U.S. Environmental Protection Agency (EPA) released its list of cities with the greatest number of energy-efficient buildings that earned EPA’s ENERGY STAR certification in 2011. Los Angeles leads the pack with 659 ENERGY STAR-labeled buildings, followed by Washington, D.C., Atlanta, Chicago and San Francisco. More than 6,000 commercial buildings earned the label last year. Through voluntary energy challenges, such as the Kilowatt Crackdown, BOMA local associations in several cities in the top 25—including Minneapolis/St. Paul, Seattle, Phoenix and Portland, Ore.—played a pivotal role in boosting the number of buildings receiving the label. Commercial buildings that earn the ENERGY STAR rating must perform in the top 25 percent of buildings nationwide compared to similar buildings and be independently verified by a licensed professional engineer or registered architect each year. ENERGY STAR-certified buildings use 35 percent less energy and emit 35 percent less carbon dioxide than average buildings. BOMA

The HHPC Day system, developed by Diversey, incorporates sustainable cleaning practices, tools, equipment, chemicals and specific customer service techniques. It is not typical night cleaning performed during the day. Achieving a smooth transition and ongoing program success requires a three-pronged approach:

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Codes & Standards Update

Model Code Development Process Changes Considered THE INTERNATIONAL CODE COUNCIL (ICC) recently created the Code Development Process (CDP) Access Steering Committee charged with developing recommendations to the ICC Board of Directors on how ICC can address one of its most pressing challenges—getting more local and state building, fire and other regulatory officials involved in the ICC process. As chair of the ICC Industry Advisory Committee, BOMA’s codes consultant Ron Burton is one of two industry members on this committee. One of the first efforts of the new committee is to focus on ways to increase participation in the deliberations and balloting on proposals to modify subsequent versions of ICC model codes. The ICC “governmental voting members” face increasing pressures to reduce travel

and limit time away from their duties as a result of the current economic downturn and recent demands on local and state governments to streamline all of their operations. As a result, participation by regulatory officials at code development hearings has not increased significantly since the ICC family of codes was first introduced in 2000. The ICC believes it is critical to develop new opportunities for participation through the use of web/video and other technologies, even if members cannot attend code development hearings in person. Of course, such changes could dramatically alter the way the real estate industry and other interest groups will need to interact with regulatory officials to share concerns as future ICC codes are developed.

The committee is scheduled to hold a series of web conferences and face-to-face meetings throughout 2012, with interim reports to be presented at the ICC code development hearings (which, at press time, were to occur in late April/early May) and at the ICC Annual Conference and final action hearings this fall. Stay tuned for regular updates on these efforts.

Ongoing Development of ASHRAE Energy Standard 90.1 ASHRAE Standard 90.1, Energy Standard for Buildings Except Low-Rise Residential Buildings, referenced in such national model codes as the International Energy Conservation Code®, is widely used by design professionals to comply with minimum energy-efficiency requirements in most local and state jurisdictions. Standard 90.1 is updated regularly through a continuous maintenance process by an ASHRAE Standing Standards Project Committee (SSPC). BOMA has Continued on page 22

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Codes & Standards Update

held an organizational member seat on SSPC 90.1 for many years and continues to represent the interests of BOMA members and the larger commercial real estate community. BOMA codes consultant Ron Burton and BOMA/New York member Ernie Conrad currently represent BOMA on the SSPC. For more than five years, the committee has set energy-efficiency goals for each edition of the standard, beginning with 30 percent less energy use for 90.12010 compared to the 2004 edition. The goal for the 2013 edition is a 50 percent energy reduction over 90.1-2004. BOMA

has consistently opposed setting arbitrary targets that encourage inclusion of requirements regardless of their achievability or cost effectiveness. There is general agreement among committee members at this time that it will be impossible to achieve the 50 percent target for all types of buildings, and many believe this target is not attainable in any case. During the Spring 2012 SSPC meeting, held March 28-31 at ASHRAE headquarters in Atlanta, a number of critical issues proposed for inclusion in the standard were debated and ballotedâ&#x20AC;&#x201D;many with potentially significant impacts on existing commercial buildings. One such proposal would mandate the 50 percent target for new construction projects, including renovations to existing buildings, that do not comply using the prescriptive provisions of the standard. BOMA led the opposition, arguing that, since it is likely the 2013 edition prescriptive compliance path will not meet the 50 percent added efficiency target, this proposal would

impose much more costly measures for designs complying through an analysis of expected energy use. The proposal was disapproved by the SSPC. Other measures decided at the March meeting included defeat of mandatory certifications for design professionals performing energy modeling, and approval of proposals to overhaul the daylighting requirements and allow air cavity R-values to be included in wall insulation calculations. A proposal to require automatic shut-off of one-half of the electrical outlets in tenant spaces at specified periods each day was also approved by the committee. BOMA voiced strenuous objection, as did several other committee members. This issue is sure to resurface and BOMA will continue to urge the SSPC to reject measures to dictate tenant behavior regardless of the demands on specific spaces. For more information, contact Ron Burton (ronburton@ptwadvisors.com). Continued on page 24

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Green Your Property With Eco-Friendly Signage The push for environmentally friendly products and practices only continues to increase as time goes on. The personal preferences of tenants, government regulations and general public concern will influence building materials and construction. Tenants will be more likely to ask for environmentally friendly improvements in their offices, retail stores, apartments or homes. Low cost changes like initiating an inter-office recycling program or replacing the light bulbs in common areas can make a small impact. Take it one step further by considering environmentally sustainable signage. SIGNARAMA offers environmentally sustainable signage: • Composite hardwood boards are made up of wood shavings, sawdust or scrap wood. • Aluminum signs are recyclable and rust proof. • Compostable banners don’t sit in landfills for years. • Cast metals are almost always made with reclaimed metals and produce very little to no waste during manufacturing. • New lighting technologies, like LED lights, make electrical signs more efficient in their energy use. • Advanced printing technology can use eco-friendly inks and print on most flat items - like scrap wood a client finds!

Some things to consider when choosing eco-friendly signage. Whether you are thinking of making changes in your own building or one for a client, here are a few tips to make the process more straightforward. • Choose materials that are high quality that will not require frequent replacement or repair, or select bio-degradable materials. Long-lasting materials will save you money in the long run, and both longlasting and bio-degradable materials will lessen your environmental impact. • Choose an energy-efficient source of light, such as LED lights or neon, which lower energy usage for the life of the sign. • Before placing your order, map out the interior and exterior of the property to determine the most efficient use of signage so that you don’t order too much or place signs where they aren’t needed. Fewer signs equal less waste and a lower cost. • Look around for reusable materials which can be converted into signs, such as spare or scrap wood or metal. Repurposed items also lend themselves to certain aesthetics and styles.

SIGNARAMA is the industry’s signage leader and a great resource for discussing ways to incorporate eco-signage into your property. Contact your local SIGNARAMA for information on their eco-signage offerings and ways they can help you green your business or call 1-866-360-7446. Find a store near you at www.signarama.com/locations.

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Codes & Standards Update

Do You Measure Up? By Rebecca B. Hanner, CPM, RPA It used to be so simple. Rarely did anyone ask how space was measured. But commercial real estate has evolved so much over the years that accurate measurements are more crucial than ever. Rent, operating expenses and purchase price are all based on a per-square-foot (psf ) basis. With the trend of mixed-use and campus developments, property types are colliding and posing even more complex questions on how to accurately measure space. One way to potentially add value to your property is to professionally measure the building. Historical measurements are often incorrect, yet carried forward on CAD drawings, or space is

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improperly classified in the measurement calculations. I’ve seen situations when an entire corridor was not properly reflected on plans, and times when core space was included in a vertical penetration. A metrologist understands the science of measuring. There are many that specialize in the commercial real estate industry; their understanding of building construction and the treatment of blind space, such as vertical and void areas, equips them to dissect a project and discern proven measurement classifications. Pricing is usually $0.03-$0.10 psf, depending on the services requested. CAD drawings can be provided to the architectural firm upon completion, reflecting any discrepancies to the original drawings on file. Yet sometimes even metrologists have varying opinions on how to measure space. That is why the Building Owners and Managers Association (BOMA) International, as the leader in floor measurements, recognizes official interpreters of measurement standards. These companies have a proven track record, have participated in the development of the standards and contribute to the industry with their experience and

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knowledge. Uniformity and consistency are paramount. BOMA published the first measurement standard in 1915; has updated it several times as the industry has evolved; and has since developed standards for industrial, gross area measurement, facilities, retail, multi-unit residential and mixed-use. These standards are American National Standards Institute (ANSI) approved, and many have been developed in collaboration with other organizations, when appropriate. For example, BOMA developed the Multi Unit Residential Standard in collaboration with the Institute of Real Estate Management, National Multi Housing Council and the National Association of Home Builders. The development group included property managers, owners, metrologists and architects. It is important to maintain accurate records of building square footage to protect the value of an asset. These standards provide a guideline for a uniform method of measurement that can be used by real estate professionals, including architects, space planners, interior designers, engineers, building owners and managers, leasing professionals, asset managers, appraisers and others concerned with measurement. If a building’s square footage has been determined utilizing BOMA methodology, the method and year of publication should be noted so there are no questions as to the methodology utilized. Calculations are deemed within tolerance if the variance is two percent or less. Note: There is no “modified” BOMA standard. So when brainstorming on how to add value to your properties, you may wish to add revisiting space measurements to the list, and drill down into the calculations. Who knows? You could add another $100,000 value to your property.

About the Author: Rebecca Hanner is secretary/treasurer of BOMA International and senior vice president/principal at Cassidy Turley, Raleigh, N.C. She can be reached at Hanner@cassidyturley.com.

Watch our video at

May/June 2012 The BOMA Magazine

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leading the way

Steve Hrbek, RPA Innovation and Advocacy Leader, TV Trivia Junkie

You created BOMA/ Suburban Chicago’s successful podcast series, which won BOMA’s Best Practices Award. How did that come about and in what other areas of innovation have you worked? Pat Schwarze, the executive director for BOMA/Suburban Chicago, heard podcasting through other associations and suggested that we try it. I immediately volunteered. I didn’t really know that much about podcasting initially, so I started listening to podcasts from outlets, such as Time and Newsweek, and researched information on what equipment we needed and how to edit. Some of my favorite podcasts were when we interviewed BOMA leadership, including President Henry Chamberlain and then Chairs Dick Purtell and Jim Peck. The podcasting really helps promote BOMA International to the everyday member.

Now, I’m looking into audio PowerPoint presentations and video podcasting.

You are a familiar face at BOMA’s National Issues Conference (NIC). In your mind, what’s the big issue we all need to be paying attention to? The leasehold depreciation write-off is a big concern. It was originally on a 15-year schedule and now it’s back to a 39-year schedule. So now we have to write off everything over 39 years—the carpeting, the walls, the paint, etc. We need to make it permanent at 15 years. Some legislators see it as an accelerated depreciation, even though it’s not. Some legislators are on board with us and understand that the 39-year schedule is not fair, but the issue gets lost in the shuffle of all of the issues our legislators see each day. This is why we need to get all 16,500 BOMA members involved; if we do, our legislators will take notice.

What’s the best way for BOMA members to get involved in advocacy? First of all, learn what issues are currently of concern to commercial real estate. Go to www.boma.org, where the advocacy section is detailed with current issues and why they are important. You need to relay this information to your owners to show them what BOMA is doing to fight for them and this will show owners the value of BOMA. We talked about leasehold depreciation; the work BOMA does on that issue represents huge savings to owners. Once you understand the issues, the next step is to join your local’s legislative committee, where you can get involved in national, state and

city-wide issues. Then the next step, once you’ve caught the “bug,” is to participate in the National Issues Conference (NIC) and donate to BOMAPAC. I attended my first NIC five years ago and I’ve been back every year since.

You teach CRE courses, including BOMA’s Foundations of Real Estate Management . What made you get into teaching and what do you take away from that experience? I jokingly say I backed into teaching. I was taking the RPA finance class through BOMA/Suburban Chicago. They changed the type of calculator used and the instructor didn’t know how to use it. I figured out how to use it and got up and started teaching the class. To this day, I still teach the finance class. Of all the things I do for BOMA, teaching is the most rewarding. The feeling you get when you’re able to teach a fellow manager something is really satisfying. It’s so much fun. What I love about teaching the “Foundations” class is watching people learn about our industry. You can see the big light bulb go off as the students begin to understand exactly what we do.

Tell us something about yourself that most people don’t know. I have written a screenplay and I’m a trivia junkie and a “TV-holic.” I’m not going to bother with the five-step program for that, but I do bring up some very obscure TV trivia. I love ’70s classics, like “Green Acres” and “Mission Impossible.” It’s interesting to note that somewhere in the world someone is watching “Gilligan’s Island.” m BOMA

STEVEN J. HRBEK, RPA has packed in quite a bit of leadership and accomplishment in the 11 years since he became a BOMA member. He was a board member of BOMA/Suburban Chicago from 2004-2010, including stints as secretary/ treasurer and vice president, and he is the current chair of BOMA International’s BOMAPAC Committee. The property he managed has won seven local and regional TOBY Awards, and he was named the BOMA/Suburban Chicago Member of the Year in 2007. He has participated in the National Issues Conference since 2008, and he teaches courses for both BOMA International and BOMI International. Hrbek is a current member of BOMA International’s Executive Committee.

The BOMA Magazine May/June 2012

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AROUND THE INDUSTRY

BOMA Honored at ENERGY STAR® Awards Ceremony BOMA INTERNATIONAL WAS PRESENTED WITH ITS FIFTH ENERGY STAR AWARD on March 15 during an awards ceremony in Washington, D.C. BOMA has twice been named an ENERGY STAR Partner and has received the ENERGY STAR Sustained Excellence Award three times—more than any other real estate association. BOMA International Vice Chair Rich Greninger, CPM, managing director, Carr Properties, accepted the award on behalf of BOMA. Also in attendance were BOMA International 20072008 Chair Brenna Walraven, USAA Real Estate Company; BOMA Executive Committee member John Scott, Colliers International; BOMA President Henry Chamberlain; and BOMA staff. BOMA was honored for its long-term commitment to energy efficiency through a number of innovations and implementations, including the 7-Point Challenge and the BOMA STARS program.

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CBRE, Brookfield Properties, Piedmont Office Realty Trust, Parmenter Realty Partners and Hines lead the pack for achieving the BOMA 360 Performance Program® designation, an honor that recognizes commercial properties for excellence in overall building operations and management. All five companies have 20 or more commercial buildings that have reached BOMA 360 status. Here’s the breakdown with buildings designated: • CBRE—59 buildings • Brookfield Properties—31 buildings • Piedmont Office Realty Trust—24 buildings • Parmenter Realty Partners—21 buildings • Hines—20 buildings The rest of the top 10 companies with the most BOMA 360 buildings are: Cushman & Wakefield, LBA 280 Plaza in Columbus, Ohio, is among the Realty, Transwestern, Granite Properties and Cres- 59 CBRE BOMA 360 buildings. cent Real Estate. BOMA 360 continues to gain market traction with 66 more buildings conferred in the first quarter of 2012, bringing the total number of BOMA 360-designated buildings to 420 across 55 markets. BOMA 360 designees are seeing real value in the designation. According to a recent survey of designees, 38 percent of respondents, many of whom received the designation for their building in the past six months to a year, are already reporting that the BOMA 360 designation has helped them attract or compete for new tenants. Learn how your building can be a BOMA 360 building at www. boma.org/getinvolved/boma360. Continued on page 30

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AROUND THE INDUSTRY

ULI Survey Projects Improvements Through 2014

Taxes and Election Top RER Meeting Agenda

A recent Urban Land Institute survey of 38 leading real estate economists and analysts from across the United States projects broad improvements for the nation’s economy, real estate capital markets, real estate fundamentals and the housing industry through 2014. The findings, released in late April, mark the start of a semi-annual survey of economists, which is the “ULI Real Estate Consensus Forecast” conducted by the ULI Center for Capital Markets and Real Estate. The survey results show reason for optimism throughout much of the real estate industry. Survey predictions for the next three years include: • Commercial property transaction

volume is expected to increase by nearly 50 percent. • Institutional real estate assets and real estate investment trusts (REITs) are expected to provide returns ranging from 8.5 to 11 percent annually. • Vacancy rates are expected to drop between 1.2 and 3.7 percentage points for office, retail and industrial properties, and remain stable at low levels for apartments. • Office vacancy rates are expected to keep declining, reaching 15.4 percent in 2012, 14.4 percent in 2013 and 12.3 percent by the end of 2014. Office rental rates are expected to rise steadily, increasing three percent in 2012, 3.7 percent in 2013 and 4.3 percent in 2014.

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BOMA International Chair Boyd Zoccola and President Henry Chamberlain attended the April Real Estate Roundtable (RER) meeting in D.C. Sitting on the Board of Directors, Zoccola participated in several meetings with lawmakers from both sides of the aisle. In sessions with Republican and Democratic Senators, both sides noted the importance of this year’s election and real estate’s issues, particularly the expiration of the Bush tax cuts and the need for a retroactive extenders package. Read a full recap of the meeting at www.boma.org or www.rer.org.

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The BOMA Magazine May/June 2012

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From left: BOMA President Henry Chamberlain with Sen. Johnny Isakson (R-Ga.) and BOMA Chair Boyd Zoccola at the Spring Real Estate Roundtable Meeting.

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BOMA International Vice Chair Richard Greninger, CPM was on Capitol Hill on April 11 to present a briefing on creating a business case for multi-tenanted office buildings that’s a win for owners, managers and tenants. Greninger spoke on behalf of the High-Performance Building Congressional Caucus Coalition and

BOMA/San Francisco Supports Bicycle Access Bill The San Francisco Board of Supervisors approved the Employee Bicycle Access Bill on March 13. The bill will make it easier for a growing number of people to bring their bikes into the workplace. At press time, the bill was expected to be signed into law by Mayor Ed Lee. The bicycle access legislation has the

BOMA Vice Chair Rich Greninger speaking on Capitol Hill.

was joined by other real estate sustainability experts, including Michele A. Russo, LEED AP, director, Green Content & Research Communications for support of building owners and managers across the city, who see providing bicycle parking as a key factor in attracting and keeping quality tenants and encouraging more biking to work. BOMA/San Francisco President Meade Boutwell remarks, “Members of the Building Owners and Managers Association are concerned about the environment and promote the use of sustainable transportation options, including bicycles. With

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many companies expressing the desire for bicycle parking and storage, BOMA recognizes the need to provide safe, secure parking for bicycling employees. … [t]he opportunity to work closely with the San Francisco Bicycle Coalition and Supervisor John Avalos’ office to increase the availability of bicycle parking options for tenants’ employees and help sustain the environment made sense.” BOMA

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BOMA’s

Green Guide

Shaping the Future of

Sustainability Four young leaders in commercial real estate share their thoughts on green practices, ROI and overcoming barriers.

By Leah Grout Garris From California to New York, young property professionals are focused on initiatives that serve as sustainability and energy-efficiency benchmarks for commercial real estate. From LEED certification to on-site composting and thermostat conversions, these professionals are setting the stage for the future, with leading-edge, energy-efficiency and sustainability projects. Want to know what the next five to 10 years have in store? Keep reading. These four up-and-coming industry leaders offer words of wisdom, discuss green project successes and failures and give insight into their current high-performance projects …

Eric Duchon Manager, Sustainability Strategies Cushman & Wakefield New York City Eric Duchon just finished taking one of his corporate clients through the LEED for Existing Buildings: Operations & Maintenance (LEED-EB: O&M) process. “They went from being ineligible (refrigerant still in the building and toilets that didn’t even meet universal plumbing code) to being eligible in eight months,” says Duchon, who is also working on a LEED retrofit for a building in New York City, bringing the payback down from two years to one year with a NYSERDA (New York State Energy Research and Development Authority) incentive. “I don’t like to put general terms around paybacks because each owner has his or her own requirements,” he says. “But, other than major capital upgrade projects that are necessary, I generally

don’t recommend low-cost improvement projects with a payback longer than three years.” Duchon advises facilities professionals to be creative when it comes to financing. “Off-balance-sheet financing that turns into an operating expense vs. a capital expense,” Duchon explains as one opportunity, “or managed energy service agreements with ESCO financing … there are several options.” Based on his experiences, financial roadblocks aren’t always what get in the way of project success; sometimes, lack of understanding can be a project’s biggest failure. For example, Duchon has seen some of his clients view an ENERGY STAR® rating of 85 or 90 and assume they’re doing extremely well with energy use. But if they’re in submetered space, that number doesn’t incorporate main building systems like HVAC, explains Duchon; rather, it contains lighting and plug load data. Making sure clients understand those numbers and the implications behind them can be a difficult process. “They see a high number, and it looks good to them. But getting past the ratings and focusing on what’s really going on can be a challenge.” To get clients involved, it helps to show them something small they can do to make a difference and realize they have ownership, says Duchon. “Without me having to say much, they figure out that lighting affects HVAC and load factor, and then they’re the ones who decide they want to do an energy audit vs. me telling them.” Education is the best way to increase awareness and get everyone

“Other than major capital upgrade projects that are necessary, I generally don’t recommend lowcost improvement projects with a payback longer than three years.”

—Eric Duchon, Manager, Sustainability Strategies, Cushman & Wakefield, New York City

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focused, he adds. Cushman & Wakefield runs an annual LEED credential training program that lays out information like a comprehensive sustainability roadmap. It’s featured live and then made available all year long via a recording.

Melissa Jones Project Manager, Sustainability Programs CBRE Kansas City, Mo. Melissa Jones works almost exclusively on projects for buildings pursuing LEED-EB: O&M certification in areas of water efficiency, IAQ, energy auditing, integrated pest management and waste reduction. She also performs site visits and facilitates client discussions. Based on the information she discovers, she shares a gap analysis that outlines where the client is now and where they need to be for LEED certification (and the cost of getting there). “When I’m asking the client to spend money, I focus on areas where they will see quick payback,” she says. To her, the ultimate benefits of LEED-EB: O&M certification are increased resale value and the potential for higher lease rates. Preliminary studies show that LEED-EB: O&M buildings sell for more and obtain slightly higher rents than their non-certified counterparts. Focusing on no-cost initiatives is a good way to get the ball rolling,

says Jones. “It doesn’t cost money to evaluate your trash and recycling program, educate tenants or talk to your janitorial company about green cleaning.” She also recommends putting a long-term plan in place. “You can’t expect things to happen overnight. Sit down, evaluate and put a strategy in place to make incremental improvements. Start with items that have the greatest payback or are lower in cost.” When sustainability projects don’t work out as planned, Jones notes it’s not always the technology that doesn’t work; sometimes, it’s the people. “Sometimes, we get a contractor who says, ‘We can do that.’ And then we find out they haven’t actually done it,” she says, explaining that tenants also might push back on things like low-flow toilets and faucets. If they don’t understand why the change is being made, they may fear that the new systems won’t work. And while tenants are sometimes the source of challenges, Jones says they can also provide the level of excitement that keeps initiatives going. “When a project is finished, it’s always surprising to see how excited tenants are to announce the progress they’ve made.”

Carlos Santamaria Vice President, Engineering Services Glenborough, LLC San Mateo, Calif.

Part of Carlos Santamaria’s success could be the way he embraces disappointment. “I love to fail because I learn from it,” says Santamaria, who pilots just about any project that makes sense in terms of being beneficial. “If it works … great! Every building is a unique eco-system, so not everything works for every building. We’ve implemented programs that were technologically sound, but adoption by the field and the tenants —Melissa Jones, Project Manager, Sustainability Programs, CBRE, Kansas City, Mo. wasn’t quite there yet. So they didn’t work out.”

“You can’t expect things to happen overnight. Sit down, evaluate and put a strategy in place to make incremental improvements. Start with items that have the greatest payback or are lower in cost.”

Continued on page 34

Creating and Sustaining High-Performance Buildings Be sure to attend the 2012 Every Building Conference & Expo, where attendees can participate in one of several sessions in the Creating and Sustaining High-Performance Buildings education track. Sessions will focus on energy leadership, understanding LEED payback, maximizing ROI through sustainable initiatives, portfolio benchmarking and the sustainability benchmark, driving efficient

building operations and higher asset value, embedding sustainability in vendor agreements and much more. Read about BOMA’s full line-up of conference education sessions on pages 44-45. Learn more about the 2012 Every Building Conference & Expo at www.bomaconvention.org.

May/June 2012 The BOMA Magazine

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BOMA’s

Green Guide

“I always try to share whatever information I can. Information shouldn’t be proprietary.”

A summer demand reduction program he implemented to achieve utility rebates ended up benefitting the client year-round. “We shut down lights and —Carlos Santamaria, Vice President, Engineering Services, raised temperatures, and we made suggestions about Glenborough, LLC, San Mateo, Calif. how employees could stay comfortable,” says Teng. “We also showed them how energy use was dropping as a result of these changes.” Once the program was off the ground, Teng started receiving client e-mails asking if they But that doesn’t stop Santamaria from getting ready to try somecould participate in the program annually vs. just in the sumthing new. He is currently working on converting pneumatic thermer months. “People discovered that they liked their office lights mostats (which he explains are present in 75 percent of existing dimmer and wanted to turn them off or dim them year-round.” buildings) to smart wireless devices at a fraction of the cost of wired Because he feels like there’s constantly room for improvement, DDC control conversions. One of his clients is paying for its therTeng recommends always looking for opportunities. “Even in mostat project as part of Pacific Gas & Electric Company’s On-Bill ENERGY STAR buildings with scores of 90, we’ve discovered Financing program. “It’ll be paid for in two years, and we’re getting fast payback projects.” Bringing in outside air economization to $40,000 or $50,000 in utility rebates.” cool data centers is one way Teng achieved significant savings in He’s also working on analyzing load management for clients. already efficient buildings. “We’re trying to squeeze out as much energy savings as we can Patience and flexibility are critical in this quickly growing indusby putting smart meters on different energy loads,” he says. These try. Teng says he’s seen rapid change sometimes derail projects. At meters push out real-time data that Santamaria uses to profile and one customer location, he developed an on-site composting prooffer advice to tenants about ways to reduce energy. ROI used to be gram because there weren’t local composting programs available the primary requirement for sustainability projects, he says, but top through the city. “We were composting a few thousand pounds of mind now are also functionality, the indoor environment and of material a month, and we sent it to local organic educational tenant comfort. farms.” The city ended up changing its regulations, however, and To get past sustainability hurdles, Santamaria advises leaving put its own composting program in place. His client could no your comfort zone. “I always try to share whatever information longer use its own composting equipment or provide material to I can. Information shouldn’t be proprietary.” His advice? Learn local farms. “There’s lots of industry excitement, so there’s also about systems and practices you don’t understand, and share that lots of movement. You have to be flexible and adapt.” information with the people around you.

Frank Teng

BOMA

Energy & Sustainability Program Manager Jones Lang LaSalle San Jose, Calif.

Eric Duchon, Melissa Jones, Carlos Santamaria and Frank Teng will share more of their expertise and experience on energy-efficiency and sustainability projects during the “Energy Leadership: Defining Our Role” education session at the 2012 Every Building Conference & Expo, June 24-26 in Seattle.

“ROI is on everyone’s mind,” says Frank Teng. “However, I’ve seen examples where ROI hasn’t been the deciding factor.” One project he references is the development of a sustainability program for a client’s corporate real estate team. “They had done some sustainability projects, but they needed to elevate their understanding to get to the next level. Investing in a learning program may not have a direct ROI, but over the long term, the client should see a lot of benefit.” Teng is currently working with a corporate campus to launch a composting program and increase recycling rates. He recently completed a LEED-EB: O&M Gold project, and is also assisting clients with carbon reporting and providing savings updates to their executive teams.

About the Author: Leah Grout Garris is a freelance writer based in Cedar Rapids, Ia. She has spent 10 years writing for the commercial buildings industry. She can be contacted at leahbgarris@gmail.com or www.leah writes.com.

“ROI is on everyone’s mind. However, I’ve seen examples where ROI hasn’t been the deciding factor.” … [For instance,] investing in a learning program [about sustainability] may not have a direct ROI, but over the long term, the client should see a lot of benefit.”

—Frank Teng, Energy & Sustainability Program Manager, Jones Lang LaSalle, San Jose, Calif.

The BOMA Magazine May/June 2012

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BOMA’s

Green Guide

Getting Charged Up

Should building owners invest in EV chargers? Yes … and no.

By Kim Fernandez It seems everyone who’s anyone has jumped on the electric vehicle (EV) bandwagon in the last year, up to and including President Barack Obama, who called for widespread adoption of the technology in his 2011 State of the Union address. It stands to reason that more electric vehicles will require more public charging stations, which would appear to have a potentially huge effect on those whose buildings include parking facilities. But is that true? Sort of. According to the “Fall 2011 Electric Vehicle Market Summary, Baum and Associates,” U.S. sales of EVs totaled 9,700 as of August 2011. That same report predicts total U.S. sales of 175,000 EVs (including full electrics and hybrids) by 2015—far short of the president’s call for one million on the road by that year. “It is a consistent, obviously small at the current level, trend,” says Alan Baum. “Through 2015, we are talking about relatively modest sales.” Baum points to the vehicles’ expense and the global economy as a main reason. Still, experts say the EV trend is a growing one and not likely to go away. “Something like 70 percent of people drive less than 40 miles per day,” says Mike Simpson, vehicle systems engineer, Center for Transportation Technologies and Systems, National Renewable Energy Laboratory. “It is a long-term trend, but it’s a slow long-term trend,” says Edmunds.com Senior Editor and Green Car Advisor John O’Dell. That said, it’s one building professionals need to plan for, because there’s little doubt that charging station demand will grow along with EV sales.

The Basics Currently, there are two main categories of EVs: all-electric cars and gasoline-electric hybrids. Electric cars, such as the Nissan Leaf, run on batteries and, at present, have a range of about 40 miles. They must be charged between those 40-mile stretches to maintain power. Gasoline-electric hybrids, such as the Toyota Prius, can switch between running on a battery and running on gasoline. The battery recharges when the gasoline engine kicks in, negating the need to plug in. “There are going to be a bunch of EVs out there, but they’re going to be low-volume cars,” says O’Dell, pointing out that several car

manufacturers plan to introduce the vehicles in the next few years. “It probably doesn’t pencil out for a parking lot operator to install chargers on his or her own dime right now. Unless you’re in San Francisco or Manhattan, which are pretty quick markets for electric city cars, it just doesn’t make sense and very quickly gets expensive.” Currently, there are three levels of chargers, as shown in the following chart:

Level

Volts

Time to Charge Vehicle

120

10 hours

208 - 240

4 - 8 hours

480

Half an hour to 1 hour

Level 1 and 2 chargers must meet federal standards and be UL approved. There are currently no such requirements on Level 3 chargers. Most residential users stick with Level 1 chargers they can use overnight. Most commercial chargers are Level 2. “In the public sphere and when we’re talking about a downtown area, you’re clearly going to have Level 2 charging that can do a full charge in four to eight hours and less than that for a partial charge,” says Baum. What’s that going to run a parking lot owner? Michael Farkas, CEO, Car Charging Group, says that, while the chargers have come down in cost, they’re not cheap. “When we started installing, we were buying chargers for $6,000 apiece,” he explains. “Today, Level 2 units are available for $4,000.” Farkas, and many other providers, will not offer Level 3 devices until they are standardized, which is unlikely to happen until 2013. “If you lay the conduit during new construction, the cost is very minimal,” he says. “Retrofitting can be quite expensive, because you have to bore through concrete and make these crazy runs.” It’s also nicer from an aesthetic standpoint to install the infrastructure during new construction because conduit and wiring can be contained within walls rather than running on their exteriors.

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Only one state—Hawaii—currently has a law on the books mandating charger installation. There, all public, private and government parking facilities that are used by the general public and have more than 100 spaces must designate one percent of those spaces to EVs. Those spaces must be equipped with chargers, and the percentage will increase by one percent for each 5,000 EVs registered in the state until 10 percent of the cars on the road are electric. “Most states have put out laws that encourage the implementation of electric chargers,” says Mike Drow, senior vice president, technology implementation, Standard Parking, and co-chair of the International Parking Institute’s (IPI’s) Technology Committee. He says they’re doing that through tax credits and permit simplification for facilities that include the devices. California was the first state to pass regulations governing charging stations and the Americans with Disabilities Act, and currently all 50 states follow its requirements; for every 25 charging stations in a facility, one must be in an extra-wide, ADA-compliant space. That space should not be marked strictly for use by vehicles with handicapped-parking placards or stickers, but must be accessible for use by them.

Action “Governments are all aiming to lower the greenhouse gas emissions that are credited to their states,” says O’Dell. “They want to see as many chargers as possible so people will start to use these vehicles. “If you drive 20 miles a day and you have a 40- to 80-mile EV, you only need home charging, he says, although charging at the office is also popular with EV owners. “If you drive more than that and want to use the car to its maximum potential, then we need to have publicly available, out-in-the-world chargers. I think we’re going to see more planning commissions requiring them, just like they do with handicapped parking.” Most experts agree that larger demand for electric car charging will come from residential, multifamily buildings and hotels, where people can charge as they sleep. Then, workplace charging will come into play that allows

people to charge their EVs during their office time. After that, they say, we will see more demand for faster chargers at places, such as movie theaters and shopping centers, where people can park and charge for two to four hours at a time. What about changing technology? The experts say that, unless there’s huge demand or a financial benefit to install a charger today, most public parking owners would be wiser to install the infrastructure now and wait on wide-scale charger adoption in a few years. “The physical charging cord in cars right now is a standard that all automobile manufacturers have adopted,” says Simpson. “That’s not going to change.” Drow explains that Standard Parking isn’t rushing to install chargers right now, but will work with clients who want them. “We’re not racing towards it,” he says. “If clients want to install them, we go through the pros and cons. If it’s a university with a large electric fleet, for example, we’ll go through the options. We’re not getting in the way of it, but we also expect the technology of the units to evolve.” The other big area of confusion for many building owners is whether they should charge patrons for the privilege of boosting their EV batteries with their chargers. And, the answer from most experts is that EV drivers will either park elsewhere—in a lot that offers free charging—or just wait to charge when they get home. “Amongst the cars in my garage is a Nissan Leaf,” says O’Dell. “If I’m going to the movies and I have the choice to see the movie in a number of theaters, I’m going to pick the theater that I know has a free EV charger in the parking lot. If I’m going to go sit someplace for three or four hours, I might as well charge my car. Making them available will draw EV drivers in. “It’s going to take a while for this to shake down,” he adds. “Nobody has a really clear idea of what’s going to work and what’s not going to work.” BOMA

Legislation

About the Author: Kim Fernandez is editor of The Parking Professional, the official publication of the International Parking Institute, from which this feature was adapted. She can be reached at fernandez@parking.org.

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BOMA’s

Green Guide

By Laura Horsley

Expert Profiles

Advocacy, codes and regulatory issues are always top of my mind with commercial real estate professionals and the energy-efficiency and sustainability implications are complex, ever-changing and constantly growing. In this edition of The BOMA Magazine’s annual “Green Guide,” we pick the minds of a couple BOMA staff experts on what’s current and what’s ahead on the green front, and how BOMA members can influence pending legislation and regulation.

Expert: Ron Burton, BOMA International’s Codes Consultant

Topic: Green Codes and Regulations What’s the most significant development on the green codes and regulatory front right now? We now have national model green codes and standards available, which in of itself is significant. But the other big news is that the two groups that have developed these documents—the International Code Council (ICC) and ASHRAE—are collaborating with each other now. For the first time, we now have regulatory documents that state and local jurisdictions will look to. Different jurisdictions will have different takes on this, but the guidance is there. At the final hearings for the ICC International Green Construction Code™ (IgCC) this past November, BOMA helped ensure that ASHRAE’s highperformance green Standard 189.1 is available as an alternate path of compliance. How does this help BOMA members? ASHRAE’s Standard 189.1 was completed well before the IgCC was developed. So when the IgCC code development process started, there were questions about whether 189.1 could be used as an alternate path of compliance. BOMA pushed hard to make this a choice for the design team and owner. The IgCC and 189.1 are very similar, so the question then becomes what difference does it make which one you choose? The extensive work done by ASHRAE shouldn’t be something that gets shoved aside when a jurisdiction decides to adopt a green code; it should be an option. This way, there’s more flexibility,

more options for the designer and there’s the potential for the owner to save money depending on which fits better with the design scheme. Also, the precedent for an alternative path of compliance was set years ago with ASHRAE’s commercial energy Standard 90.1 as an alternate to the International Energy Conservation Code®. Is there anything happening at the state level with green codes and regulations that could potentially have a national impact? Seattle looks to be an early adopter of the IgCC and will implement it for a wide variety of buildings. Other jurisdictions, like Denver and Dallas, are considering whether to put green regulations in place and are looking at these documents as models, but there’s no decision yet. The economic downturn and slow recovery have an impact, as everyone is concerned about the cost of development and city/state enforcement. Pennsylvania is a bellwether state right now because it recently decided not to adopt the latest (2012 edition) ICC codes, including the IgCC. Other jurisdictions and states are also holding off. Legislative bills in Michigan and Utah to prohibit adoption of the new codes were considered this year and states will continue to take a critical look at whether adopting the next edition of codes is prudent. Maryland recently adopted the IgCC, and all counties in the state have to consider implementing the code. Washington, D.C. requires LEED certification, and it is likely to soon require compliance with the IgCC/189.1. Then there’s California; it has its own energy and green code and much has spilled over to the development of national model green codes. Most of the Indoor Air Quality (IAQ) details in ASHRAE Standard 189.1 and the IgCC came from California. New York City is considering green building regulations and is likely to implement its program in the near future, at least for city-owned buildings. What can BOMA members do to help ensure that BOMA continues to have a strong voice on codes and regulatory issues? Read BOMA’s publications and materials to keep up-to-date and get involved in BOMA codes and regulatory committees at the local and/or state level. There’s also the opportunity for BOMA members to participate on BOMA International’s Building Codes & Voluntary Standards Committee and its Advisory Group, which provides timely input to BOMA’s codes and standards advocacy program. This allows members to give BOMA International the practitioner feedback that we can really use.

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Expert:

Topic: Energy Efficiency Legislation and Green Initiatives Energy legislation has been quiet of late. Do you think anything will pass this year? If not, what can we expect to see move next year? We don’t expect any major energy legislation to pass this year, but there are several legislative efforts under discussion. We’re supportive of legislation that would provide a loan guarantee program to help finance energy-efficiency retrofits. BOMA is also working proactively to promote legislation to revamp section 179D of the Internal Revenue Code to make the current tax deduction for energy-efficiency retrofits more robust and usable. We are hopeful that legislation will soon be introduced that will increase the amount of the deduction and phase in the deduction to reward incremental energy-efficiency gains. Although both of these efforts have some bi-partisan support, legislation isn’t likely to pass, due to the current stalemate in Congress. Very little policy work is expected to be completed for the remainder of the session, due to the November elections—especially if it is not revenue neutral. Despite that, BOMA is setting the framework on these important issues by working closely with legislators and our coalition partners. We are also remaining vigilant to ensure that no legislation passes that would set arbitrary mandates on commercial real estate buildings. As for next year, a lot depends on what happens in the elections. If Republicans gain control of both houses of Congress, don’t expect to see any major energy legislation. Congress would likely play more of an oversight role. If the results swing the other way and Democrats control both houses, there will probably be pressure for a more encompassing energy bill to take shape. Either way, BOMA will continue to work with both parties to promote legislation to provide market transformation incentives. What’s the best way BOMA members can help push for more meaningful incentives? BOMA’s grassroots is a powerful tool when we all work together on these issues. Owners and managers should be actively involved with their state, local and federal legislators, as well as with their utilities. Many public utilities have a lot of “public good” money that they can direct toward rebate programs that help commercial end-users, and [that] help the utility meet their own demand side management goals.

Talk about the collaborative work of BOMA and the Rocky Mountain Institute and other groups. BOMA and the Rocky Mountain Institute (RMI) launched an effort last fall to tackle the split incentive issue, which often presents a barrier to energy-efficiency retrofits. In typical net leases, the owner is responsible for paying capital costs while tenants pay a pro rata share of the utility bills—thus capturing the resulting energy savings. In this scenario, the building owner has little or no financial incentive to invest capital in energy-efficiency retrofits. Last October, BOMA and RMI brought together a group of experts representing stakeholders—owners, managers, tenants, financing and leasing specialists, environmental organizations—to brainstorm how we can work to promote the concepts of green leasing and energy-aligned leases to better bring into line the costs and benefits of investing in energy-efficiency upgrades in commercial buildings. We are finalizing a guidebook for both owners and tenants with actionable steps they can take together to make changes to building or leased premises. The guidebook will debut at the Every Building Conference & Expo in June and will be available for free download. The Rocky Mountain Institute is just one of the many groups BOMA is working with. We continue to be a strong partner with the Commercial Real Estate Energy Alliance, ENERGY STAR® and many others. We are also looking at launching a paper recycling challenge in partnership with the American Forest & Paper Association.

How are we quantifying the results of BOMA’s 7-Point Challenge? We are asking all companies that endorsed the Challenge to share their ENERGY STAR benchmarking data with us to show they have successfully reduced their energy consumption. We are also asking our endorsers to provide feedback on how they have accomplished the other goals of the Challenge. We plan to use that information to highlight the companies that have achieved the goals of the Challenge through case studies. We hope these success stories will help other BOMA members make their buildings more sustainable. BOMA

Karen W. Penafiel, Vice President of Advocacy, Codes & Standards, BOMA International

May/June 2012 The BOMA Magazine

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Pay Now or Pay Later? Exterior Preventive Maintenance Can Reduce Major Costs and Equipment Failures in the Future.

By Leah Grout Garris

This multi-level parking lot went for years without exterior preventive maintenance. Replacement costs will be more than $1 million.

Marc Fischer, CPM, RPA, CCIM, senior vice president and director of management services for Transwestern, has spent his entire career taking over buildings in various states of disrepair. “We take over buildings all the time that have problems, and I can’t tell you how often buildings have not been maintained,” Fischer says. When building owners try to save money by not performing preventive maintenance, he says they often end up spending incredible amounts later because of premature equipment failure. With a “pay-now-or-pay-later” mentality, owners and managers can spend pennies on the dollar for preventive maintenance, or spend much more to do system replacement later, emphasizes Fischer. “We took over a building in Maryland with a multiple-story parking garage that was so poorly maintained, it has to be torn down and rebuilt,” he explains. The concrete couldn’t be repaired or patched, and it has now become a $1 million problem. Fischer

estimates that maintaining a parking garage costs about five cents per square foot, per year. “To replace it, we’re spending 10 times what it would have cost to maintain it,” he says. Many building managers think of exterior maintenance as “out of sight, out of mind,” says Fischer, who is the author of BOMA’s new Exterior Maintenance Guidebook. But just because you can’t see a problem when you approach a building doesn’t mean it’s not there. Another parking garage Fischer worked on in Maryland needed its entire dry pipe sprinkler system replaced due to poor maintenance; the piping eroded to the point where it was thin enough to put a screwdriver through it. The problem could have been avoided, says Fischer, by opening the drip drum and draining water out of the pipes once a week. “That process would maybe take one hour a week vs. the few hundred thousand dollars it cost to replace the sprinkler pipe.” Ignoring preventive maintenance may not only lead to higher

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A parking lot that has seen little or no exterior preventive maintenance.

With a “pay-now-or-paylater” mentality, owners and managers can spend pennies on the dollar for preventive maintenance, or spend much more to do system replacement later.

costs down the road, but may also lead to compounding problems. Something that starts as a small repair can grow to be a much bigger issue if it isn’t addressed in time. Overlooking a small window leak, for example, can eventually cause mold, which leads to drywall repairs and the need for mold removal services. Exterior preventive maintenance covers everything from landscaping to roofing to exterior lighting and much more. Fischer offers some tips and guidelines on preventive maintenance for three important components of an exterior preventive maintenance program.

Building Envelope If a tenant complains about water or pests in the building, an investigation should begin at the site of the failure. Responding reactively to those complaints is important, but equally as important is physically looking at the building exterior to prevent problems like those from occurring. Is there a crack in a window? Did the caulk joint between two bricks fail? Are the weep holes at the bottom of a window covered with debris? Preventive maintenance can help avoid issues like these, which can stop problems like moisture infiltration or pest invasion.

When performing preventive maintenance on your building envelope, you should: • Check system components (like caulking) that have a predetermined life cycle. • Look for any water infiltration, deterioration or movement (infrared testing or cutting probes in interior drywall sheathing can help with this). • Look for openings where animals, rodents or insects might be entering. • Inspect weep holes to make sure they’re not clogged with dirt or insect nests. • Make sure you can see drainage flashings at the edge of the exterior wall assembly.

Windows Establishing a preventive maintenance program for your building’s windows goes hand-in-hand with maintenance for the building envelope, and can often be performed at the same time. When performing preventive maintenance on your windows, you should: • Check for condensation between glass panes (particularly on Continued on page 42

Does Predictive Maintenance Work for Building Exteriors? Predictive maintenance is a strategy that uses statistics, measurement and experience to fine-tune service intervals so they match the needs of each piece of equipment. When does predictive maintenance work best? “If it has a moving part, there’s probably some predictiveness to making it work,” says Marc Fischer, CPM, RPA, CCIM, senior vice president and director of management services for Transwestern.

“A manufacturer might know that a particular elevator part will last for 100,000 door openings,” says Fischer. “When that part gets to 90,000 door openings, the company will replace it before it gets to 100,000.” This method involves calculating the appropriate time for repair or replacement. Replace it too early and a part is thrown away with life still left in it; replace it too late and the elevator fails. Group relamping is another example of predictive

maintenance. Replacing lamps one at a time can be a never-ending process that becomes pricey in terms of time and efficiency. But based on information from the manufacturer, a building owner knows approximately when the lamps will fail. “If you organize it so your staff comes in on a weekend once every three years and replaces all the exterior lights, it’s a one-time cost that’s infinitely less expensive than replacing one lamp at a time,” says Fischer.

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Ignoring preventive maintenance may not only lead to higher costs down the road, but may also lead to compounding problems. Something that starts as a small repair can grow to be a much bigger issue if it isn’t addressed in time.

hot/cold days), which can signal a seal failure. • Look for water infiltration and deterioration of caulking. • Inspect weep holes and make sure they’re not blocked by debris. • Check for any window stains (these might be noticed after a window washing, when occupants might see foggy patches or spotting/streaking on the windows). • Schedule a window cleaning at least biannually. Window cleaning is frequently overlooked as part of the maintenance plan. As a result, dirt can become etched into the glass and can’t be scrubbed away. “Dirt chemically adheres to the glass surface,” says Fischer. “In order for that window to look clear again, you have to polish it with a pumice stone to get the etching off.” Fischer points out that the pumice stone work costs 10 times more than the cost of a window cleaning.

Exterior Lighting

Exterior Maintenance Guidebook Now Available Get all the information you need to develop a maintenance plan for all your exterior building systems with BOMA International’s new Guide to Exterior Maintenance Management. Areas covered include roofing systems, building envelope, window cleaning, site work, roads, grounds, parking, landscaping and irrigation, snow removal, life safety, generators, pest management and exterior lighting. Order at http://shop.boma.org.

BOMA

Keeping your exterior lighting in good working order helps with safety and security around the building, reduces light pollution and also keeps energy expenses in check. “There are footcandle standards, and any lighting contractor, lighting consultant or manufacturer’s rep will go to a property and create a matrix of footcandle ratings all around the property to check light levels,” says Fischer. This matrix can identify problems with exterior lighting, such as making sure the lighting between two poles overlaps so there isn’t a dark spot between them. Dirty lenses can lead to a significant reduction in light levels, so cleaning them is an important part of a maintenance strategy. If the parking lot isn’t lit as brightly, it may not be the lamps or bulbs … it might be the lenses. “Every time you replace the bulb, you should pull the lens off and clean it,” advises Fischer. When performing preventive maintenance on your exterior lighting, you should: • Look for dim/dark areas around the building and in parking areas (take light level readings with a light meter). • Identify lamps that are burned out and need to be replaced. • Watch for flickering or diminished light output (which might signal that a new ballast is needed). • Clean dirty lenses on fixtures, and look for missing screws and hardware. • Check gaskets to see if they need to be replaced. • Optimize lighting controls to make sure they’re functioning as needed. Technology upgrades are also a crucial part of exterior lighting maintenance. “On the outside of buildings, we’re switching a lot of HID lights over to fluorescents,” says Fischer. “They’re much less expensive to operate, and they last for a very long time.” Although LEDs are another option, Fischer says the payback can be 10 years or longer, so owners aren’t always willing to invest in the technology. About the Author: Leah Grout Garris is a freelance writer based in Cedar Rapids, Ia. She has spent 10 years writing for the commercial buildings industry. She can be contacted at leahbgarris@gmail.com or www.leah-writes.com.

The BOMA Magazine May/June 2012

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FOUNDAT ON for Building Success

This year, commercial real estate’s premier event is pulling out all the stops—bringing together the cutting-edge resources, critical expertise and game-changing approaches to keep you competitive and profitable in today’s market environment. If your success depends on achieving maximum performance in all your properties, don’t miss this important opportunity to learn from the best and strengthen your professional foundation.

Join the conversation today. 44

The BOMA Magazine May/June 2012

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Education Choose from nearly 50 sessions in five targeted tracks designed to help you increase your knowledge, build your skills and earn continuing professional development credits. Track 1

Maximizing Asset and Portfolio Performance In today’s recovering market, a finely tuned asset strategy is imperative—not just with physical assets but with human ones too.

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Creating and Sustaining High Performance Buildings Sponsored by If you’re looking for direction, these sessions offer a veritable GPS to achieving high performance buildings through integrated technology, management and leasing strategies.

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High Performance Leadership Learn how to lead to enhance your most significant assets: Yourself and Your Team.

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Operation: Innovation Discover practical, pragmatic strategies for creating operations plans that address evolving tenant workplace needs, operations performance goals, and that harness new technologies to capitalize on emerging opportunities.

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Engineering Better Bottom Lines Learn the latest best practices for enhancing energy performance, improving tenant satisfaction, and operating your assets more effectively—to create value for your owner.

Your Invitation. Join Commercial Real Estate’s High-Achieving Pros in Seattle. Visit www.EveryBuildingConference.org now to select the registration package best suited for your needs.

Inspiration Robert Gates on Leadership and Global Policy Sponsored by 2012’s featured speaker is former Defense Secretary Robert Gates; attend this important session to learn his candid views on global politics and U.S. intelligence & defense strategies, and glean valuable insights on leadership, strategic decision-making, consensus building and navigating through the challenges of the 21st century.

Real Estate 2020—The Shape of Things to Come Join leaders in the real estate, architecture and technology fields as they explore how the changes in the economy, emerging technology, sustainability and quality-of-life factors will impact the shape of our office environments in the years to come. Moderated by award-winning editor John Salustri, Editor, GlobeSt.com, Content Director-Real Estate, ALM.

Innovation Meet with experts and colleagues, and acquire the cutting-edge knowledge essential to achieving high-performance outcomes.

Explore 450+ exhibits and do business with the manufacturers and suppliers who have the products, equipment, resources and answers you need. Network with friends and colleagues at the 2012 Opening Night Party at the Seattle Museum of Flight. Sponsored by

See the best of the best at The Outstanding Building of The Year (TOBY) Awards Banquet, the most prestigious and comprehensive awards in commercial real estate. Sponsored by

BOOK WITH CONFIDENCE. If you’re not 100% satisfied with your Conference investment, we’ll refund your registration fee. That’s the BOMA Guarantee. May/June 2012

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The BOMA Magazine

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Every Building Conference & Expo

The BOMA Magazine May/June 2012

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Exhibitors at the Every Building Conference & Expo 2012 as of April 6, 2012 Exhibiting As

Booth Number

Exhibiting As

Booth Number

2-D As-Built Floor Plans....................................... 1825

ASHRAE..................................................................... 117

360Facility, an Accruent Company....................... 542

Assessment Technologies................................... 1305

A.C. Moate Industries, Inc..................................... 242 Able Services........................................................... 410 ABM........................................................................... 202

Atlas Sales & Rentals, Inc................................... 2127

Exhibiting As

Booth Number

The Cadmus Group, Inc........................................ 1410

ATS Automation..................................................... 1524

CAN2GO/SCL Elements......................................... 1515

Avian Flyaway, Inc.................................................. 540

Capital Review Group........................................... 2115

Carl Walker, Inc....................................................... 844 Carlisle SynTec........................................................ 338

Belco Pipe Restoration........................................ 2008

CBRE........................................................................ 1510

AirAdvice, Inc........................................................ 1306

BELFOR...................................................................... 342

CCIM Institute.......................................................... 111

All Vend Management Corp................................. 2113

Bellcomb, Inc......................................................... 2032

Chemsearch.............................................................. 630

AlliedBarton Security Services (Cornerstone Partner) ....................................... 112

Betco Corporation................................................. 1806

CleanScapes.......................................................... 1319

AlphaGraphics (Cornerstone Partner)............... 1726

BISSELL® BigGreen Commercial™........................ 129

Climatec-Building Technologies Group (Green Pavilion Exhibitor).............................. 1313

AMBTRA, Inc............................................................ 415

The Blue Book Building & Construction Network.............................................................. 644

American Building Calculations........................ 1716

Bobrick Washroom Equipment, Inc................... 1814

Columbia Roofing & Sheet Metal....................... 1815

American Leak Detection, Inc. .......................... 1834

BOCA Group International, Inc............................. 945

Comcast Business Class (Leadership Circle Partner).............................. 105

Acuity Brands (Supporting Partner)..................... 443

American PERMALIGHT, Inc................................ 1609

BOMA International.............................................. 1826

American Technologies, Inc.................................. 444

BOMI International............................................... 1706

American Trainco.................................................... 944

Boon Edam, Inc........................................................ 940

Ameristar Fence Products................................... 1621

Brickman................................................................... 337

Angus Systems......................................................... 224

Broadcast Services, Inc......................................... 142

Aquatherm, Inc. (Green Pavilion Exhibitor)...... 1411

Building Engines, Inc.............................................. 535

Arborwell.................................................................. 138

Building Operating Management......................... 240

Armor Tile/Access Tile/Advantage Tile............ 2004

BUILDINGS............................................................. 1926

COIT Restoration...................................................... 144

Commissioning Agents Inc.................................... 130 Cooper Lighting...................................................... 1732 Core 7 US, Inc........................................................... 441 Corporate Care....................................................... 1310 CORT........................................................................ 1827 Cotton....................................................................... 1812 Crown Castle.......................................................... 1911 CSI International, Inc............................................ 1520

Exhibitors located in the Green Pavilion at the Every Building Conference & Expo are noted in green. Advertisers in this issue of The BOMA Magazine are noted in red

May/June 2012 The BOMA Magazine

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Show Preview Exhibiting As

Booth Number

DCS Global Enterprise............................................ 437 Definition 6................................................................ 312 DHS/FEMA PS-PREP Program............................. 1931 Directory Solutions/TouchSource...................... 1628 Diversey, Inc........................................................... 1908 DKI............................................................................ 1613

ECOtality, Inc.......................................................... 2033 Eden Advanced Pest Technologies.................... 1733 Eklund’s, Inc.............................................................. 541 Electronic Tenant Solutions................................ 1302 EMCOR Services...................................................... 530 E-Mon........................................................................ 738 Energy Automation Systems, Inc........................ 1526 Excel Dryer Inc. (Green Pavilion Exhibitor)....... 1409 Extreme Measures Inc......................................... 1611

Exhibiting As

Booth Number

GAF Materials Corporation (Supporting Partner)........................................ 1405 GCA Services Group............................................. 1401

Firestone Building Products.................................. 930 FLIR Systems, Inc..................................................... 132 Fujitec America, Inc................................................ 744

Booth Number

ICONICS, Inc........................................................... 1314 Impark...................................................................... 2019

Georgia-Pacific Professional.............................. 1404

Ingersoll Rand Security Technologies (Cornerstone Partner)........................................ 424

Global Tower Partners.......................................... 1938

INNERFACE Architectural Signage, Inc............ 1711

GOJO Industries, Inc............................................. 1423

Inquirere LLC.......................................................... 2116

GoKeyless............................................................... 2110

Institute of Real Estate Management.................. 435

Green Building Services...................................... 1320

International Code Council.................................. 1811

Green Mountain Energy Company...................... 1316

International Window Cleaning Association.......................................... 845

The Grounds Guys, LLC......................................... 1312 Guardsmark, LLC.................................................... 2007

IPC Eagle................................................................. 1937 ISS Facility Services............................................... 330 ISSA......................................................................... 1813

Halco Lighting Technologies............................... 1725 Halcyon Shades..................................................... 1632 Hansen Supply Company....................................... 341 Har-Bro Emergency & Restoration..................... 1915 Harris Lighting....................................................... 1301 Healthy Buildings.................................................... 634

Federal APD, Inc...................................................... 733

Exhibiting As

Hillmann Consulting, LLC....................................... 238 The Home Depot (Leadership Circle Partner)............................ 2120 Huguenot Laboratories .......................................... 417

JELD-WEN Windows & Doors............................ 1315

Keyscan, Inc........................................................... 1727 Kiewit Building Group.......................................... 2035 Kimberly-Clark Professional* (Cornerstone Partner)....................................... 102 Kings III of America, Inc. N.A................................ 743 KONE Inc. (Leadership Circle Partner)................ 229

Exhibitors located in the Green Pavilion at the Every Building Conference & Expo are noted in green. Advertisers in this issue of The BOMA Magazine are noted in red

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The BOMA Magazine May/June 2012

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Show Preview Exhibiting As

Booth Number

Exhibiting As

Booth Number

Mobile-Shop Company......................................... 2013 The Mohawk Group................................................ 438

Lampein Laboratories........................................... 1831

MRI Software......................................................... 1902

Lasertech Floorplans.............................................. 442

Muzak........................................................................ 436

Lauren Innovations................................................ 1913 LED North America................................................ 1626

Exhibiting As

Booth Number

Paladino and Company......................................... 1311 Palmer Pads............................................................. 336 Philips Lighting...................................................... 1835 PLANiT Measuring.................................................. 838

Leewens Corporation............................................. 320

Nalco Company...................................................... 1506

Precision Door Service........................................ 1612

Legrand/Wiremold.................................................. 316

National Electrical Manufacturers Association (NEMA)............................................................... 1713

Predictive Service, LLC........................................ 1715

Naylor, LLC (Cornerstone Partner)...................................... 2031

Preparis..................................................................... 846

Leonardo Academy Inc......................................... 1528 Light Doctor, LLC...................................................... 119 Lochinvar, LLC.......................................................... 123 Lowen Sign Company........................................... 1735 LTR Products............................................................. 937 Lumena SSL, Inc.................................................... 1737

MACH Energy........................................................... 734 Marathon Doors-An ASI Technologies Company............................................................. 1920 MARBLELIFE, Inc................................................... 1914 Marsden Services................................................. 1819 Matting By Design................................................. 1805 MaxLite................................................................... 2016 Measurlogic, Inc................................................... 1522 Mechanical Service Contractors of America (MSCA)............................................................... 1513

North American Roofing......................................... 641 Northwest Edison.................................................. 1516 Nu Flow America..................................................... 241

Premier Rail Systems Inc..................................... 1720 Pro-Bel Group of Companies............................... 1605 PuroClean................................................................. 237

RAB Lighting, Inc................................................... 1623

Oasis Brands Inc. (Supporting Partner)............ 2020 OpConnect.............................................................. 1511 Optimum Energy, LLC.............................................. 344 Orbio Technologies, A Tennant Company Group (Green Pavilion Exhibitor).............................. 1414 Orkin Commercial Services (Leadership Circle Partner).............................. 829 OSRAM SYLVANIA.................................................. 118 Otis Elevator Company........................................... 302

Reechcraft, Inc......................................................... 934 Registry Monitoring Insurance Services, Inc.......... 2021 Regus....................................................................... 2108 Rubbermaid Commercial Products (Cornerstone Partner)........................................ 308 Rytec High Performance Doors.......................... 1606

SageWater................................................................ 133 SaniGLAZE International........................................ 643 SCA (Leadership Circle Partner and Green Pavilion Exhibitor)............................................ 1420

MicroMain.............................................................. 1731

Exhibitors located in the Pavilion at theatEvery Building Conference Expo are noted in green. Advertisers this issue of The BOMA Magazine noted in red Exhibitors located inGreen the Green Pavilion The Every Building Show®&are noted in green. Advertisers in thisinissue of The BOMA Magazine are are noted in red

Optimize Your Operations Optimize Workflow Communicate Better Mitigate Risk

We’re working for over

Manage Effectively Streamline Billing Measure Green Performance

billion square feet of commercial real estate.

Come see us at The Every Building Show , Booth #224 to find out why. ®

www.angus-systems.com | info@angus-systems.com | 1.877.442.6487

The BOMA Magazine May/June 2012

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Environmental solutions that make your properties stand out.

Visit us at the BOMA 2012 Conference in Booth #210

Custom-built solutions for every building. Every tenant. A successful office building rewards the owner who develops the property, the manager who operates it, and the tenants who work in it. As your single-source provider of sustainability services, Waste Management can help make the investment work beautifully for everyone involved.. As North Americaâ&#x20AC;&#x2122;s leading provider of comprehensive environmental solutions, we know what it takes to attract the best tenants and maximize property value while helping you reduce your environmental impact.

Total Recycling Program

For more information, and for a chance to win a trip to the

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2013 WASTE MANAGEMENT PHOENIX OPEN*, visit us at Booth #210.

ÂŠ2012 Waste Management *NO PURCHASE OR CONFERENCE ATTENDANCE NECESSARY TO ENTER OR WIN. Enter at the BOMA Conference, June 24-26, 2012 by completing an entry form and placing it in the entry container at the Waste Management booth 210. Or hand-print your complete name, street address, daytime telephone number and email address (if any) on a piece of paper and mail your completed entry in an envelope with first-class postage to: WM Phoenix Open Sweepstakes, Waste Management National Services, Inc., 1001 Fannin Street, Suite 4000, Houston, Texas 77002, Attn: Odalis Polanco, CP Marketing Manager. Mailed entries must be postmarked during the period June 24-26, 2012, and received by July 5, 2012. Limit one (1) entry per person regardless of method of entry. Must be legal resident of Continental U.S., 21 or older, to enter. Void where prohibited. Prize trip is for two days. Approximate retail value of prize $4,500. Odds depend on number of entries. See complete details and Official Rules at www.wm.com/enterprise/boma

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Show Preview Exhibiting As

Booth Number

Exhibiting As

Booth Number

Schindler Elevator Corporation............................ 218

STENTOFON/Zenitel Group.................................. 1728

SCIEnergy, Inc.......................................................... 843

Stuart Dean Co., Inc................................................ 423

Scranton Products................................................. 1412

SureSeal Manufacturing (Green Pavilion Exhibitor).............................. 1219

SealMaster............................................................... 543 SemaConnect, Inc................................................. 1416 SERVPRO Industries, Inc........................................ 230 SGL CARBON GmbH.............................................. 1326 Siemens (Leadership Circle)................................. 217 Simon Roofing.......................................................... 136 SimplexGrinnell..................................................... 1712 SiteStuff, Inc............................................................. 430 SKF Maintenance Products................................... 833 Sky Climber , LLC.................................................. 1616 ®

SKYLINE Software................................................... 745 SME Inc of Seattle................................................. 1837 SNAP!Office............................................................. 932 Snyder Roofing of WA, LLC.................................... 938 Soladigm................................................................. 1413 Solutia’s Performance Films Division................ 1509 Southern California Edison, An EDISON INTERNATIONAL® Company........................... 1419 Spartan Chemical Company, Inc......................... 1415 Spot On Networks................................................. 1512 Sprague Pest Solutions........................................ 1614 Staples Facility Solution...................................... 2107

T2 Systems, Inc........................................................ 121 Technicraft Product Design Inc.......................... 1838 Tecta America Corp................................................. 837 Telgian....................................................................... 632 Thunder Group....................................................... 2015 ThyssenKrupp Elevator (Cornerstone Partner)..........416 TPI Corporation/Markel Division....................... 1832

Exhibiting As

Booth Number

Unisource Worldwide (Green Pavilion Exhibitor).............................. 1213 Universal Services of America............................. 402

ValleyCrest Landscape Maintenance (Supporting Partner).......................................... 324 Varsity Facilities Services................................... 1625 Viconics Technologies Inc.................................. 1309

Waste Management, Inc. (Cornerstone Partner)........................................ 210

Trane (Cornerstone Partner).................................. 424

Wausau Window and Wall Systems (Green Pavilion Exhibitor).............................. 1325

Transformative Wave Technologies.................. 1227

WAXIE Sanitary Supply.......................................... 943

Tremco Roofing, Inc............................................... 2014

Westcoast Innovative Pro-Pads........................... 235

Trina Solar............................................................... 1426

Western Construction Group............................... 2034

tw telecom.............................................................. 1933

Williams Kastner................................................... 1922

Wiss Janney Elstner Associates, Inc.................. 730

U.S. Green Building Council (Green Pavilion Exhibitor).............................. 1525 U.S. LAWNS.............................................................. 223 U.S. Pavement Services......................................... 731 UGL Services (Supporting Partner)...................... 107

X, Y, Z

xpedx......................................................................... 638 Yardi........................................................................... 430 Zurich North America........................................... 1619

Exhibitors located in the Green Pavilion at the Every Building Conference & Expo are noted in green. Advertisers in this issue of The BOMA Magazine are noted in red

See us at BOMA’s Trade Show WA State Con�ention Center • Booth 643

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Don’t replace tile and grout... SaniGLAZE it!

Where education and fun come together www.BOMANevada.org EDUCATIONAL COURSE SCHEDULE 2012 DATE

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Technologies for Facilities Management

Nov. 5-7

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The BOMA Magazine May/June 2012

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Jay Byers LEED AP O+M

Business Operations Manager Carrier Corporation

“As a LEED AP O+M, I make recommendations that deliver ROI and sustainability impact to projects. Our customers are watching their triple bottom line and LEED helps them get there.” Learn how Jay’s LEED AP Operations + Maintenance credential sets him apart at www.gbci.org/Jay.

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TRENDS TRACKER

Soon, Tenants Will Use Smartphones to Enter Your Buildings By April Dalton-Noblitt USING MOBILE DEVICES is a common behavior for consumers and business people. In fact, 5.9 billion of us (87 percent of the world’s population) are mobile subscribers for one type of device or another, many of us using two or more. One visit to an airport and a glance at all the folks working their wireless computers, smartphones and tablets will tell you that mobile computing is an imperative today. And, mobile use has begun to permeate the consumer market in ways beyond simple communication, web

browsing or ordering from e-stores. Today, when you’re not home, you already can monitor your house through your web-enabled computer or smartphone. You can check the status of your door locks, grant entry to your home and turn your lights off and on. You can conserve energy and save money by controlling your lights and thermostat. Contractors are already creating the infrastructure for such services in much new home construction. These trends have implications for the

office environment as well. Soon, using Near Field Communications-enabled smartphones, people will be able to use their phone just like they use an ID credential or credit card. Interestingly, a recent study among college students discovered two-thirds want to use their smartphone as their sole ID card. Using a smartphone for access and vending is just the next step. Near Field Communications (NFC) is quite simple. The smart card, as used in Continued on page 56

Visit us at booth 744!

We are proud to be a part of the 2012 Every Building Show™. Fujitec America, Inc. is a leading manufacturer of elevator, escalator, moving walk systems and service/maintenance for its own brand as well as those of other manufacturers. To learn more about our product and service expertise, contact us today at 513.932.8000 or sales@fujitecamerica.com.

It’s time that you Fujitec your Service.

1.877.FUJITEC www.fujitecamerica.com

The BOMA Magazine May/June 2012

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Visit us at BOMA booth # 217

Your budget does more when your facility consumes less. Siemens can help your facility become smarter, more efficient and green. usa.siemens.com/efficient

Operations can account for 60% of the life cycle cost of a building, so managing energy and operational efficiency is critical to maintaining your facilityâ&#x20AC;&#x2122;s overall value. And it gets harder with age. Siemens experts can help your facility do more for less. We take the time to understand your operations and long-term business requirements. We then provide answers tailored to meet your specific

needs and budget constraints. With strategies, systems, services and financing options designed to maximize building performance, we can help your building reach peak efficiency at any stage in its life cycle. Greater efficiency means less waste, an improved environmental impact and more for your bottom line.

Answers for infrastructure.

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TRENDS TRACKER today’s card systems, would be in the cell phone. For those who worry about batteries running out or the Internet dropping, the smart card technology eliminates such fears. A contactless smart card does not need power or the Internet. As tenants continue to use mobile applications in the rest of their lives, they will expect your buildings and your services to be mobile-friendly, too. They

won’t want to remember and manage multiple cards, items and ID credentials when they could simply use their smartphone to do it all. The enhanced convenience of using smartphones instead of badges extends to the administrators you have in charge of your access control systems. Rather than having to print physical ID badges for each tenant when they enroll, a mobile “key”

gets issued online by your administrator directly to the tenant’s phone at any time, saving staff time, administrative costs and the expense of printers, ink, card inventory and other needed supplies. While improving the service you provide your tenants, it also extends your revenue sources to vending machines; pay-by-use systems, such as copiers; and other services that can add to your bottom line.

Easy to Use, Easy to Deploy

If energy conservation is a major goal for your next project, Varco Pruden Buildings can help you meet your sustainable construction plans. VP's SuperBlock™ system is a unique, proprietary insulation system that delivers superior performance in thermal protection. Hot box tested and verified, SuperBlock’s uniquely designed thermal block and fiberglass insulation, coupled with VP’s standing seam roof, deliver in place U-values as low as .043. VP also offers long-life KXL finish colors designed to meet high-slope and low-slope cool roof standards. Cool!

Visit www.VP.com/ad/BOMA for more information about Varco Pruden Buildings’ green building solutions. • • • •

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The system is very simple. Using a web-based key management system, the system sends access control credentials over the air to NFC-enabled smartphones. Many smartphones currently on the market are already NFC enabled, with more models being launched every month. These NFC-enabled phones can, in turn, send encrypted data a short distance to an NFC-enabled reader located, for instance, in or near a retail cash register or a door lock. To turn these smartphones into an access control credential, your tenants would download the app to their smartphone and use it to retrieve the secure mobile key that was set up by your access control site administrator. Once their mobile key is downloaded, they simply open the app and tap it to the reader just like using their smart card. It’s very secure and extremely easy to use. In many cases, there is no additional hardware required to deploy. Existing 13.56 MHz smart versions of certain locks and smart card readers are already compatible. If your tenants are using their smart cards with these readers to enter your building now, they will automatically be able to use their smartphones as credentials. If your transition includes a variety of credentials, you can employ a strategy of converting to NFC-enabled, multitechnology locks and/or readers to avoid future retrofitting. Bottom line: Get ahead of the curve. Help your clients’ smartphones say “hello” to your buildings About the Author: April Dalton-Noblitt is director of Commercial Real Estate Vertical Market for Ingersoll Rand Security Technologies, a leader in design, specification and maintenance that insures fire life safety code compliance. Learn more at www.ingersoll rand.com.

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Sustainable and Healthy Restrooms Key to Tenant Satisfaction By Josh Renihan

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AS ENVIRONMENTAL EFFORTS OF BUSINESSES become more prominent, many property owners and building managers are implementing sustainability projects to gain a competitive edge. For building owners, a key element to commercial success is the ability to attract and retain tenants, while continuously working to increase the bottom line—areas where sustainability can have substantial, long-term impact. However, some property owners still overlook a significant area where sustainability and style go hand-in-hand: the restroom. The use of sustainable solutions in restrooms is increasing across commercial real estate and is essential in new developments and the rehab of older buildings. Building owners looking to reduce their environmental footprint, while seeking to cut costs, can benefit from featuring hygienic and green properties in their restrooms. Including these types of solutions in buildings can lead to improved tenant satisfaction and improve a building’s awareness in the community.

Significance of Restrooms, Impact on Tenant Perception Recent surveys suggest that a patron’s perception of a business is heavily influenced by the quality of the restroom. Clean restrooms with sustainable properties often translate into repeat business and show a responsibility about environmental issues that reflect positively on the commitment building owners have to their tenants. Additionally, tenants often form their opinions from the areas they frequent on a daily basis, ultimately influencing building perception. With restrooms a necessary stop for tenants and visitors, building owners should understand the impact that restrooms have on a building. Continued on page 60

The BOMA Magazine May/June 2012

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green scene

Sustainable and Healthy Solutions Implementing sustainable solutions in restrooms should combine environmentally friendly products and practices. These should provide a safe and productive environment for staff and tenants, and include the design of a restroom, the type of technology used and healthy practices to ensure safetyâ&#x20AC;&#x201D;such as the reduction of germ spreadâ&#x20AC;&#x201D;among users. Business and property owners want to leave visitors with the best impression possible and restrooms help achieve that goal. If youâ&#x20AC;&#x2122;re planning to retrofit your

restroom to include sustainable and healthy measures, consider: â&#x20AC;˘ Cutting waste and contamination risks with paper dispensers that limit patrons from overusing unnecessary amounts of paper towel. This has been shown to reduce waste by 25 percent, while providing a clutter-free environment for tenants. â&#x20AC;˘ Using sanitary paper supplies that are 100 percent recyclable, compostable and biodegradable. This ensures that the entire life cycle of a product remains environmentally responsible. â&#x20AC;˘ Conserving water and energy by installing waterless urinals, hand sanitizers and other waterless products. â&#x20AC;˘ Providing a touch-free restroom experience that prevents the spread of germs while saving maintenance time and reducing labor and maintenance costs. This can also help encourage healthy hygienic practices and improve the overall health of staff and tenants.

Just when you thought it couldnâ&#x20AC;&#x2122;t get any better...

â&#x20AC;˘ Using products verified with certifications, such as EcoLogo, Green Seal and ENERGY STARÂŽ. â&#x20AC;˘ Educating building and janitorial staff on green cleaning solutions and procedures in order to potentially reduce worker injuries and decrease insurance claims. Implementing sustainable solutions can pave the way to LEED certification for a building, as well as increase tenant satisfaction. Keep in mind that many tenants also have their own environmental responsibilities to consider and will appreciate a building ownerâ&#x20AC;&#x2122;s attempt to acknowledge those concerns. By creating safer, healthier and more sustainable restrooms for their tenants, building owners are more likely to attract and retain tenants while cutting costs and enhancing the bottom line. m BOMA

Moreover, a building owner or manager who makes an effort to protect the environment and keep tenants healthy has a competitive edge when attracting prospective clients to their building. As a result, it is important to implement solutions for restrooms that are both hygienic and eco-friendly when developing a sustainability plan in building management.

About the Author: Josh Renihan is the director of Segment Marketing for SCA Tissue North America. He can be reached at josh.renihan@sca.com.

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S-5!ÂŽ has made cutting edge innovations to the industry standards for attaching solar panels using the S-5-PV Kit!

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The new stainless steel mounting disk provides conductivity within a string of modules, reducing the need for lugs and copper wireâ&#x20AC;&#x201D;resulting in savings that can pay for the entire S-5! setup!

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When it comes to keeping a facility running smoothly, size matters. Rely on our national buying power to bring you every day low prices on the products you use every day — big and small. • Brands you know and trust • Knowledgeable facility specialists • Convenient national coverage • Spend management solutions • Easy online ordering • Fast, free delivery Visit Staples Facility Solutions’ booth 2107 at BOMA’s The Every Building Show® to learn more.

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RESEARCH corner

Corporate Real Estate Salaries on the Rise

CORENET GLOBAL AND FPL ASSOCIATES released their global compensation survey for 2011 in February 2012, forecasting increased optimism in salary expectations for the upcoming year. An overwhelming majority—83 percent— of those who manage corporate real estate portfolios saw increases in their base salary in 2011. This compares to a

year earlier, when 64 percent reported an increase in base salary in 2010. In addition, 81 percent of the respondents expect to receive increases again in 2012. The growth in compensation correlates to greater levels of investment and development activity among corporate real estate departments. From 2010 to 2011, 50 percent of the respondents reported increases in acquisition activity, compared to 43 percent a year earlier (2009 to 2010). And, from 2010 to 2011, 36 percent reported increases in development activity, compared to 32 percent a year earlier (2009 to 2010). Taken as a key economic indicator for the corporate real estate industry, the survey results bode well for 2012. Globally, corporate real estate executives noticed an average increase in base salaries by five percent in 2011, and more than 75 percent of participants expect to receive an increase in their base salary, by an average of four percent, in 2012. Learn more at www.corenetglobal.org. Continued on page 64

GREEN RESTROOMS SAVE MONEY AND THE ENVIRONMENT

Next GeNeratioN GreeN restroom DesiGN The USGBC, SLOAN and Excel Dryer join forces to offer a new CEU Course, Next Generation Green Restroom Design (NGGRD). NGGRD shows architects and designers how to specify the most cost effective, hygienic and green restrooms with today’s newest technologies.

redUCe

Water Up to 50% • Costs By 90% • CarBon Footprint over 70%

reqUest inFormation and priCing or take the course at

(search “ excel

www.aecdaily.com

dryer ” or

“sloan”)

800-255-9235 www.exceldryer.com

800-982-5839 www.sloanvalve.com

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The ADA Compliance Deadline is Here New construction, alterations and tenant improvements are required to comply with the 2010 ADA Standards. Don’t be taken by surprise. Act now to ensure you’re ADA compliant.

BOMA INTERNATIONAL

The ADA Standards have Changed… Is Your Building Compliant?

BOMA’s new Guide to the 2010 ADA Standards specifically addresses the next generation of accessibility rules and regulations. A follow-up to BOMA’s groundbreaking ADA Compliance Checklist, the 2011 Guidebook helps property professionals understand and implement the revised Americans with Disabilities Act (ADA) design standards implementing Title III of the ADA, adopted by the U.S. Department of Justice in 2010. The Guide to the 2010 ADA Standards includes updated requirements for accessible routes and a variety of building elements, including employee work spaces, restrooms, reach ranches, sales and service counters, stairways, telephones, special rooms and spaces, recreation facilities and much more.

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

ADA–042012

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Think Inside the Box Bucket.

RESEARCH corner

Save resources, time and money. Recycle your motor control center buckets without replacing the entire structure.

Per Worker Office Space Forecast to Drop Also released by CoreNet Global in February, new data by the company suggests that, for many companies, the average allocation of office space per person in North America will fall within the next five years, in some cases to 100 square feet or below. By 2017, at least 40 percent of the companies responding indicated they will reach this all-time low benchmark of individual space utilization, a trend that has been the case in Europe for the past several years but is now heading for the Americas. The average space per worker in 2017 will be 151 square feet, compared to 176 square feet today and 225 square feet in 2010. “The main reason for the declines,” says Richard Kadzis, CoreNet Global’s vice president of Strategic Communications, “is the huge increase in collaborative and team-oriented space inside a growing number of companies that are stressing ‘smaller, but smarter’ workplaces against the backdrop of continuing economic uncertainty and cost containment.” Learn more at www.corenetglobal.org.

Office Tenant Loyalty Continues to Climb

Retrofitting includes replacing old worn out components with new components while reusing existing structures that remain in good condition. All brands of MCCs can be expertly retrofitted with starters, soft starts, variable frequency drives, circuit breakers, as well as custom solutions.

Go green – with safety and reliability a bonus. For more information on the benefits of retrofitting visit www. egan-wagnercorp.com or call 630-985-8007. Egan-Wagner Corporation — the MCC retrofit experts

Nearly 62 percent of U.S. office tenants surveyed in 2011 intend to renew their leases, according to Kingsley Associates’ “Q4 2011 Office Industry Trends” study. During the four quarters ending Dec. 31, 2011, 61.8 percent of tenants indicated that they “definitely” or “probably” would renew. This degree of loyalty represents an increase of 1.7 percentage points in just one year and 3.2 percentage points since the low of 58.6 percent at the end of 2009. While renewal intent has increased, overall tenant satisfaction has retreated slightly from its high at the end of Q2 2011. As of the end of the calendar year, 85.1 percent of tenants indicated “excellent” or “good” satisfaction, compared to 85.7 percent for the four quarters ending on June 30, 2011. Still, this figure remains near its highest point since the financial crisis of 2008 and is well above the low of 83.3 percent reported at the end of Q2 2010. “The year 2011 was a good one for office tenants,” says Steve Kingsley, president, Kingsley Associates. “Both occupancy and unemployment remained fairly stable, the net result being that office users enjoyed favorable lease terms and historically strong customer service.” Learn more at www.kingsleyassociates.com. BOMA

MCC retrofits integrate easily into your mission for a greener facility.

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SUPPLIER Showcase of products & Services Special Advertising Section

Advantage Building Placeholder Placeholder & Facility Services Start making your life easier. Today. Our streamlined processes can save you time, money and headaches. Advantage Building & Facility Services offers solutions to meet your needs. Managing your entire portfolio—or an individual property. Use our services separately or in combination— whatever works for you. info@advantagebfs.com or 610-701-0735.

Ameristar Fence Placeholder Placeholder Inc. Products, Ameristar Fence Products provides property protection that’s affordable. Ameristar’s Montage Plus® welded ornamental fence offers Durability, Maintenance-Free, Aesthetically Appealing and Strength. Call us today or visit our website. Phone: 866-702-3192; www.ameristarfence.com; e-mail: busdev@ameristarfence.com.

AsphaltKingdom.com Placeholder

Find out why thousands of customers Placeholder just like you rely on us to be their trusted source for asphalt equipment and supplies. Experience, unbeatable quality, service and prices—and shipping is always free. We can save you time and money by helping you maintain it yourself before it’s too late. Let us earn your asphalt maintenance business. Contact: buildings@asphaltkingdom.com; www.asphaltkingdom.com; 1-866-399-5562.

Bird-B-Gone, PlaceholderInc.

Professional Placeholder Grade Bird Deterrents: Bird-B-Gone, Inc. manufactures professional-grade bird deterrents, offering effective solutions to prevent birds from landing in unwanted areas. Products include Bird Netting, Spikes, Electric Track Systems and more. Bird-B-Gone has a devoted team of Bird Control Engineers to help in all aspects of bird control, including design and installation.Visit www.birdbgone.com or call 1-800-392-6915.

American Services Group Placeholder

Omeganomics.Com: a code avoidance technology (CAT) so simple, you will never write another line of software code. “Private Labeled” so you can re-engineer the product with your own name. Use it or sell it. Application data for Preventive Maintenance; Equipment Descriptions; Categories; Modeling for most of the building, facilities, services, properties and disciplines for all trades that include thousands of procedures and tables. Code Free development with over 500 fields of data, over 200 data tables and programs for work orders, equipment, schedules, contracts, billing, parts/material, purchase orders and more. Over 40 years of development and application deployments. omeganomics.com; cmmsworks.com; workorderangel.com; pmangel.com. 800-333-1157. Placeholder

Aquatherm, Inc. Placeholder

Polypropylene Placeholder to the Rescue! Tired of rusting, leaking, corroded pipes, and copper theft? Aquatherm’s green, rust-free, highly engineered polypropylene solves these problems in plumbing, HVAC and industrial applications. Aquatherm—Changes What’s Possible! www.aquatherm.com; Charlie Clark, Inside Sales Manager, Charlie.clark@aquatherm.com, 801-805-6657.

Baltimore Aircoil Company Placeholder

BAC is pleased to release the 2012 Placeholder Parts & Maintenance Guide. Filled with information about available BAC parts, product spotlights and maintenance reference material, the 2012 Parts & Maintenance Guide is important for every maintenance professional. Contact your local BAC Rep for a copy! For more information, visit www.baltimoreaircoil.com or www.facebook.com/baltimoreaircoilcompany. Phone: 410-799-6200.

Bird-X Inc. Placeholder

Bird-X Stainless Steel Bird Spikes Placeholder are 100% effective everywhere they are installed. They don’t harm birds—they are humane and eco-friendly. Install Bird Spikes on rooftops, ledges, sills and any other surface you want to protect from pest bird infestation. For more information, visit www.bird-x.com; e-mail solutions@bird-x.com; or call 1-800-900-7613.

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SUPPLIER Showcase of products & Services Special Advertising Section

BITZER U.S., Inc. BITZER CSW Screw Compressors are optimized for low-condensing temperature applications, making these models ideal when replacing old, inefficient Screw or Recip models in water-cooled chillers or air-cooled systems operating under moderate climate conditions. With market-leading energy efficiency, particularly under part-load operation, CSWs provide equivalent EERs to complex oil-less, centrifugal models but at a much more competitive price. Approved for R134a, R22 or R407C. For more information, phone: 770-503-9226; e-mail: sales@bitzerus.com, techsupport@bitzerus.com, customerservice@bitzerus.com.

Continental Control Systems, LLC WattNode AC (kW) power and (kWh) energy meters for LEED certification. Available metering products include BACnet, Modbus, LonWorks and standard PULSE-OUTPUT Watt/ hour WATTNODE transducers for sub-metering AC loads. Current Transformers available in Split Core, Solid Core, Bus Bar, Mini and High Accuracy Designs are all compatible with the WattNode Meters. For more information on energy meters, associated current transformers and accessories, call 1-800-928-8663 (1-800-WattNode) or visit www.wattnode.com.

Dynamic Air Quality Solutions Dynamic Air Quality Solutions manufactures innovative and costeffective air cleaning systems that save energy and reduce operating costs. Dynamic Air Cleaners remove particles and odors from indoor air and air brought in from the outside and can reduce outside air requirements. The Dynamic V8 achieves MERV 13-15+ for LEED. Call 800-578-7873; e-mail: info@DynamicAQS.com or visit www.DynamicAQS.com.

Gee Asphalt Systems, Inc. Asphalt Preservation Specialists! • Family Owned and Operated—62+ Yrs. • Recognized and Trusted Nationwide. • Environmentally Sound, EPA Approved GSB-88. • Experienced and highly trained technicians & craftsmen. • Understand the Buildings Industry inside and out. Taking care of your good pavements while they are still good is what Asphalt Preservation is all about. Preserving your good asphalt pavements can save you up to 10 times over what it costs to replace them. Serving clients Nationwide. For more information, contact us at 800-747-8567 or log on to www.geeasphalt.net.

Cleaning Services Group, Inc. Cleaner, healthier environments with Cleaning Services Group: As a national leader in the industry with over 25 years of experience, CSG will provide your business with customized programs to fit your janitorial needs AND help you maintain a cleaner, healthier environment for your customers and employees. More information on Cleaning Services Group, Inc. at www.cleaningservicesgroup.com. Phone: 800-683-6572; Fax: 800-789-5440. Consult with our green cleaning experts for your green cleaning needs. Call us today!

Directory Solutions, Inc. TouchSource, by Directory Solutions is the 25-year leader in electronic and touch screen building directories. Unlimited listings that can be updated in seconds from your office. Wide variety of features and directory styles.Visit www.TouchSource.com or call 800-704-3458.

Garlock Safety Systems Preventing falls off elevated access points for material handling is easy with the LedgeGuard™ Mezzanine Safety Gate. The system has two gates, and one is always closed. There’s always an OSHA-compliant gate in place to prevent falls. And personnel can’t forget, because raising one gate lowers the other automatically. A 60- by 60-inch landing area easily accommodates a 50-inch machinery pallet. LedgeGuard doesn’t have any overhead obstructions, so there’s nothing to interfere with tall loads. Systems are easy to install; they have a small footprint; and at only 82 inches high, even work with most low ceilings. Call 763-694-2614 or visit www.railguard.net/ledgeGuard.asp.

General Elevator Parts Inc. Single Source Supplier: 1-800-848-3329 or 773491-1927; Fax: 1-800-578-6349 or 773-463-2827. Otis, Westinghouse, Dover, Imperial, etc. Surplus Motors and Generators: Rotors—IMO Pumps; Armatures—Door Motors; Machine Parts— Controls; ✓Obsolete’s Largest Supply. Networking your inventory is like fishing. Just send over your list and we will hook you up! Otis turtleback longneck and shortneck hoist motors size 1 1/2, 2 1/2, 3 1/2, 4 1/2, 5 1/2, etc. Otis wound rotors type 1ac, 2ac, 3ac, 5ac, 7 1/2ac, etc. Otis 63g, and all other dc hoist motors leg mount and flange mount. Westinghouse dc flange mount 63a, 93 and 93.5 frame. See the website at www.elevatorexchange.com GeGeLu@comcast.net.

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SUPPLIER Showcase of products & Services Special Advertising Section

Grailey Materials, LLC GoGrailey ROOF LEAK DIVERTERS deliver dependable protection from any size leak. Fast and easy to install with our easy hang kits; manufactured out of heavy-duty reinforced, puncture- and tear-resistant PVC. GoGrailey Leak Diverters can be installed to protect person, equipment and inventory in an emergency. They are also commonly used as a preventative measure over highly sensitive areas to protect interior contents. When water leaks from above need to be controlled, call on GoGrailey. To order, call 800-6175936 or visit: www.graileyleakdiverters.com.

Hamilton Blake Safety Unique Solutions for Rigging, Safety and Training … we offer hands-on training for window cleaners and specialized technology, such as the 121 Ft. Omme Lift for rent or purchase. Call Us Today—702-307-4477; or visit www.hamiltonblakesafety.com.

Lighting Control Service and Sales We offer the following services for your lighting control needs: • Training on existing systems • Repairs

Green Seal The Green Seal Identifies Leaders. Green Seal is an independent nonprofit that certifies cleaning services and thousands of janitorial and office products based on proven performance and reduced impact on human health and our environment. We also provide guidance and technical assistance in sustainability to building owners and managers.Visit www.greenseal.org or e-mail greenseal@greenseal.org.

Lampein Laboratories Lampein Laboratories® proudly introduces the LL Series Retrofit for T8 and T12 Fluorescent Fixtures. This retrofit Luminaire is ETL Classified and patent pending. Made in the Heart of America, we have finally got one up on our overseas competition! This innovative and simple design directs the light to the areas you really need it. No more lighting your ceiling grid. By creating real useable light, the end result is an efficient and crisp light. Contact: 571-436-4076, Barbara Spyridakis, www.LampeinLaboratories.com.

Magnetek, Inc. Magnetek’s Quattro® Elevator Drives are the green solution for buildings worldwide. Quattro drives can improve energy efficiency and may help your projects qualify for utility rebates. Available in AC or DC, Quattro drives provide lower installation costs and superior ride quality.Visit www.elevatordrives.com or call 800-236-1705.

• Upgrades on existing systems • Reprogramming to meet current needs • Design build of new systems • Energy Audits Please visit LCSAS.com; or contact Marty@LCSAS.com or call 205-902-5428.

NIXALITE of America, Inc. STOP PEST BIRDS! Keep your buildings and facilities clean and free of pest birds. Since 1950, NIXALITE of America has manufactured and supplied effective and humane pest bird and animal control products. To request your free catalog, please call 800-624-1189 or visit www.nixalite.com.

Permatron Corporation Are You Prepared for Cottonwood Season? PreVent® HVAC Air Intake Filters capture debris before it enters your HVAC system, clogging fins and coils. Easy to install and clean. Save on Energy n Save on Labor n Save on Repairs. Check Out Our Animated Video! Visit www.permatron.com. Call 800-882-8012.

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SUPPLIER Showcase of products & Services Special Advertising Section

LED Loading Dock Light

Modular LED Floodlight

The Phoenix Products Company, Inc. DLA 16W LED delivers 789 lumens in a 22 degree beam- ideal for truck trailer and loading docks. It provides an 89% energy savings compared to a 150W incandescent dock light. Call 800-438-1214 or 414-973-3300; fax 414-973-3210; or visit www.phoenixproducts.com.

The Phoenix Products Company, Inc. ModCom™ Series is an instant-on, surface-mounted modular LED fixture designed to replace high-wattage HID floodlights. The LED luminaire delivers up to 25,000 lumens and offers a 70% energy savings when compared to a 1000W HPS fixture. Call 800-438-1214 or 414-973-3300; fax 414-973-3210; or visit www.phoenixproducts.com.

Radiant Electric Duluth Infrared Radiant Heating from Radiant Electric Duluth: • Reduce heating costs 30-60% • ROI 2-3 years • Clean Room use • Zero emissions • Low operating temps • Reduced fire risk • Zoned individually or with building maintenance systems • 10-year no-maintenance guarantee • Allergy-free/sinus friendly • Portable, baseboard, wall, cove, suspended ceiling units Manufactured by Radiant Electric Heat. Call: Radiant Electric Duluth 218-525-5002.

Security Door Controls QUIET DUO™ LR100 Latch Retraction Kit Retrofits Major Brand Exit Devices: • UL Classified for field installation in Fire and Non-Fire rated devices • Simultaneous Electric Latch Retraction and Dogging • 450mA Inrush/180mA Continuous, 24VDC • Quiet Motorized Mechanical and Electric Operation • 1A supply powers 2 devices For more info, contact: service@sdcsecurity.com. SDC Security Door Controls, www.SDCsecurity.com.

FFIT Computer Floor FFIT Computer Floor: Move power and data locations as easily as rearranging the furniture. Pedestals each bear 50,000 lbs. To move locations, simply pick up carpet square, move outlets and bury cable back into floor. UL-approved power connections snap together: No electrician required. Learn more: www.smartdesks.com.

RoofConnect RoofConnect 24/7/365 Nationwide Service for All Your Roofing Needs. RoofConnect specializes in complete roof management services. Call us for your ANNUAL ROOF CHECKUP, emergency leak response, coordinated disaster planning and disaster response, re-roof/roof restoration and green energy solutions. One call offers peace of mind for your reactive roofing emergencies and proactive roof asset planning. Nationwide 24/7/365. Call 877-942-5613 or visit roofconnect.com.

Signmojo.com Angulate™ is just one of the stylish choices in our new Flexia™ line of signs. Choose from 58 faceplate colors, 23 backplate options and 12 graphic colors to complement any decor. As with all of our signs, you can select, customize and preview before buying it online. Telephone 800-348-1349; Fax 423-698-2864; Website www.signmojo.com.

SME Inc. of Seattle At SME, we believe in putting our customers first no matter what. As a company that has been around since 1972, we understand what it takes to meet our customers’ needs. We are the licensed commercial electricians of choice for Seattle and the surrounding area. No matter what the job is, you can guarantee that we will be there every step of the way. Phone 206-788-3824 or visit www.smeincofseattle.com.

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SUPPLIER Showcase of products & Services Special Advertising Section

Special Pathogens Laboratory Get Ready for Proposed ASHRAE Legionella Standard 188. Keep the water in your building safe with Special Pathogens Laboratory, The Legionella Experts. Laboratory services, risk assessment and outbreak consultation and the latest on detection, control and remediation of Legionella and other waterborne pathogens. A2LA and NELAP accredited; CDC-Elite certified. 877-775-7284 or www.specialpathogenslab.com.

SureSeal Manufacturing Stop floor drain odors before they start with waterless trap protection. SureSeal is the solution for replacing failed trap primers and easily solving odor problems associated with drains. SureSeal eliminates expensive trap primers and blocks noxious sewer gases from backing up into living/work areas. No Trap Primers! No Odors! No Bugs! No Problems! 253-564-0624 • 877-201-2663 • TheSureSeal.com.

T2 Site Amenities Tecta America

Upscale Recycling Bins, Benches and Planters ... Finally. Great looking recycling bins for lobbies, meeting spaces and offices. Extraordinary benches and planters. Huge array of styles, colors and materials. T2 Site Amenities. www.t2-sa.com. Call 847-579-9003. lori@t2-sa.com.

Total Door Systems Total Door Systems®: Not Just Another Pretty Door. Total Door Systems delivers: • Lower upfront costs • Durability 10 times greater than conventional doors • Lower maintenance costs • Unmatched security • Fast delivery • Free comprehensive maintenance and installation training • Quick installation—no assembly required • New, retrofit and custom • Manufactured in the United States Visit www.totaldoor.com; or contact sales@totaldoor.com or 800-852-6660.

Watco Manufacturing Company Watco Product Repairs Your Tub Drain: Tub drains looking bad? Not working? Repair them in minutes with Watco Nufit™. Remove the old stopper and install with the enclosed silicone adhesive. Watco Mfg. Co. Call 1-800-821-8576.

Tecta America is the largest commercial roofing contractor in the U.S., providing roofing solutions nationwide. Tecta offers the responsiveness of a local roofing contractor backed by the resources and stability that a national firm provides. With unsurpassed technical expertise and certification to work on any roofing system, Tecta America has the manpower and logistical infrastructure to handle any project complexity. Services include roof installation, roof replacement, new construction, disaster response, repair, restoration, maintenance, green roofing, solar photovoltaics, daylighting and full-service national roof asset management. For more information: www.tectaamerica.com; 1-847-581-3888.

Unisource Worldwide inc. Unisource’s ISSA-certified Green Cleaning Professionals will perform a complimentary review of your buildings and evaluate those results against LEED® standards. Proper cleaning products and procedures are key to the health and productivity of building occupants. Unisource emphasizes products that meet LEED-EB: O&M criteria, which makes going green good, practical business! 800-864-7687; www.UnisourceWorldwide.com.

Wausau Window and Wall Systems Wausau is an industry leader in building façades for commercial buildings. Products include energy-efficient aluminum windows, custom curtainwall systems, sun shades and light shelves. WWW.WAUSAUWINDOW.COM; Phone 877-678-2983; Fax 715-843-4350.

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EYE ON EDUCATION

2012 BOMA Conference Education Creating Success Through Inspiration By Liz Hazleton THE EDUCATION SESSIONS FEATURED at the 2012 Every Building Conference & Expo in Seattle, June 24-26, are designed to help you acquire key insights and practical know-how to bring tangible success to your buildings—all while enhancing your own competitive strengths. The conference line-up will feature nearly 50 sessions on portfolio-wide sustainability, asset management, leadership and operational strategies to improve ROI. Attendees will walk away from these sessions with inspiring new ideas and strategies for optimizing performance and creating value. Here’s a preview of what you can expect from BOMA’s conference education, track by track:

Maximizing Asset and Portfolio Performance In today’s challenging real estate markets, a finely tuned asset strategy is imperative—not just with physical assets, but with human ones, too. Discover new ways of driving real estate value with the Maximizing Asset and Portfolio Performance track of sessions. Designed to help you align and realign ownership’s asset strategies with operational strategies and available talent, this set of sessions is geared toward providing perspectives, guidance and insight to help property and portfolio managers hone their decisionmaking skills so that they invest effort in strategies that add value. One session, “Evaluating Leasing Transactions Like

An Asset Manager,” is a preview session of a new asset management curriculum being developed for property managers. The session will showcase key elements of a leasing transaction; highlight how asset managers evaluate terms and concessions to determine impacts on the asset’s and portfolio value; and focus on how to resuscitate a “dead” deal and ways that property management staff can add value to the leasing process.

High-Performance Leadership

Creating and Sustaining HighPerformance Buildings

With nearly 50 education sessions, the choice is not whether or not to attend; it’s deciding which sessions to attend:

Creating and managing high-performance buildings is no easy task—because the technologies and performance targets keep changing. Sessions in the Creating and Sustaining High-Performance Buildings track will include information on how to evaluate key performance indicators, assess technological innovations, redefine ROI and achieve ever greater performance benchmarks. Climate change is a term on everyone’s mind these days. Sunday’s program, “Portfolio Benchmarking and the Global Real Estate Sustainability Benchmark: Trend, Fad or New Paradigm?”, will offer insights into the implications and considerations of climate change and its effect on investors through insurability of properties, and the cost of capital. Learn the importance of portfolio benchmarking, global trends and initiatives and the opportunities and implications of increased market transparency.

Great leaders transform potential into performance. The sessions in the HighPerformance Leadership track will teach attendees tools to gain the respect of their team members, mentor their next protégé and communicate effectively, both vertically and horizontally across Continued on page 72

The Program

• Sunday, June 24: Education offerings commence Sunday morning with 75-minute sessions of learning, discussions, case studies and Q&A. • Monday, June 25: Monday is filled with 75-minute education blocks for all attendees. • Tuesday, June 26: The popular power sessions will return, bringing you 30-minute, back-to-back sessions. Don’t forget that all programs qualify for RPA, FMA, SMA, SMT, CPM and ARM renewal and continuing professional development credits. Some sessions also qualify for the continuing education credits required for real estate license renewal in many U.S. states and Canada. BOMA International is an approved GBCI Education Provider. Several sessions will qualify for GBCI CE hours towards the LEED Credential Maintenance Program (CMP).

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245 Park, New York, NY

Rosewood Court, Dallas, TX

Riverwood 100, Atlanta, GA

KEY RESULTS

BOMA 360 BUILDINGS

NON BOMA 360 BUILDINGS

Tenant reported “good” or “excellent” overall satisfaction

91%

88%

Tenants are satisfied with the value they receive for the amount paid

73%

66%

Tenants are happy with office security policies and procedures

90%

84%

THESE BUILDINGS HAVE AN EDGE – DOES YOURS? BOMA 360 Performance Program® designated buildings outperform comparable buildings, giving them a real edge in today’s competitive environment. A 2011 Kingsley Associates study found BOMA 360 buildings have higher tenant satisfaction scores in 47 out of 50 categories. KEY RESULTS

BOMA 360 BUILDINGS

OTHER BUILDINGS

Tenant reported “good” or “excellent” overall satisfaction

91%

88%

Tenants are satisfied with the value they receive for the amount paid

73%

66%

Tenants are happy with office security policies and procedures

90%

84%

The BOMA 360 designation demonstrates to owners, tenants and prospective tenants that your building is being managed to the highest standards of excellence. For more information, visit us at www.boma.org.

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The Power of Performance

BOM092 360 Print Ad 2011 | Full Page Size: Trim = 7.875” x 10.875” Bleeds = 0.125” all sides | Colors: 4c

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EYE ON EDUCATION the cost of additional staff. Discover practical, pragmatic strategies for creating operations plans that address evolving tenant workplace needs, operational performance goals and harnessing new technologies to capitalize on emerging opportunities. Operations efficiency is a must in today’s economy. With dwindling budgets and increasing workloads, Tuesday’s “Champagne Facilities on a Beer Budget,” is a must-attend for everyone. Learn how collaborative facility management can be leveraged by public agencies and non-profit organizations on limited budgets to maximize scarce resources. Discover how public agencies, schools, colleges, utilities and municipalities are making great things happen in the Northwest and Canada.

Operations: Innovation

Engineering Better Bottom Lines

The Operations: Innovation track will help attendees design an operations strategy to meet changing tenant needs and owners’ investment goals without adding

From energy management to tenant interface, building engineers and operators drive operational efficiencies that

save money and enhance asset value. The Engineering Better Bottom Lines track will focus on the latest best practices for enhancing energy performance, improving tenant satisfaction and operating assets more effectively to create value for owners. Tenant satisfaction is paramount to retention. Monday’s session, “Improve Hot and Cold Call Tenant Satisfaction,” will provide the number one troubleshooting success tip most frequently overlooked by building staff when addressing temperature calls. Since hot and cold calls top most lists of building occupant complaints, this vital session will help attendees learn how mechanical systems operate and interact to provide a comfortable space, so they can ask the right questions of engineers. Attendees will also discover the three questions that should be asked to simplify the diagnosis and resolution of most hot and cold calls. If you want to impact temperature calls in your building, you won’t want to miss this session. m BOMA

the organizational chart. Join other future leaders in “Lead, Follow or Get Out of the Way.” This session will prepare attendees to re-evaluate the way they think about human assets, which are just as significant as the brick-and-mortar assets they manage. Without properly utilized human assets, physical assets won’t perform to their maximum financial and physical capacities. This session will help attendees understand and effectively use sources of authority; accomplish the goals of the organization, while maintaining high employee morale; and offer practical tips for engaging team members to accept and share responsibility for increased productivity, while earning respect from team members by enhancing leadership style.

VISIT www.dkicommercial.com/boma TO REQUEST YOUR COMPLIMENTARY DISASTER PLANNING GUIDE

The BOMA Magazine May/June 2012

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ADVERTISING INDEX

Company

Page No.

AAON........................................................Cov 4 Advantage Building & Facility Services...........................................65 AGF Manufacturing........................................73 American Anchor....................................Cov 2 American Services Group............................65 Ameristar Fence Products...........................65 Angus Systems................................................50 Aquatherm Inc.-HQ......................................65 Asphalt Kingdom............................................65 Baltimore Aircoil Co. Inc...............................65 Bartlett Tree Experts.....................................24 Belco Pipe Restoration..........................Cov 3 Bird-B-Gone Inc..............................................65 Bird-X Inc.........................................................65 BITZER U.S. Inc...............................................66 The Blue Book...................................................17 BOMA International.................. 57, 63, 71, 77 BOMA Nevada................................................52 BOMA Phoenix...............................................48 Cardinal Wireless Inc.....................................78 Cisco Systems Inc...........................................21 Cleaning Services Group..............................66 CleanRiver........................................................13 Climatec............................................................28 COIT Carpet Cleaning & Restoration.....76 Connectrac......................................................58 Constellation Energy Group.........................9 Continental Control Systems.....................66 Covanta Energy Corporation.....................16 CPI Daylighting Inc.........................................76 Diversey............................................................18 DKI Commercial Solutions..........................72 Duro-Last Roofing.........................................12 Dynamic Air Quality Solutions...................66 Egan-Wagner Corporation..........................64 Excel Dryer Inc...............................................62 Fujitec America Inc.........................................54 Garlock Equipment Co.................................66 Gee Asphalt Systems Inc...............................66 General Elevator Parts..................................66 Grailey Materials LLC...................................67 Green Seal........................................................67 Hager Companies..........................................15 Hamilton Blake Safety...................................67 The Home Depot..........................................35 JP Obelisk.........................................................31 Kaba Access Control.......................................4 Keyscan Access Control Systems..............19 KONE Inc..........................................................49

Company

Page No.

L&T Health and Fitness................................76 Lampein Laboratories...................................67 Lighting Control Service and Sales-Beebe Commissioning.........................................67 Magnetek..........................................................67 Marvin Windows and Doors.........................5 NIXALITE of America...................................67 NVI-Oasis Brands Inc....................................11 Orbio Technologies-Tennant Co.................14 Permatron Corp..............................................67 Phoenix Products Co. Inc.............................68 Predictive Service...........................................47 PureChem Separation Inc............................72 Radiant Electric Duluth-Black Goose Chimney & Duct......................................68 REGUS..............................................................27 Reliable Paving.................................................60 RoofConnect...................................................68 RoofPoint............................................................3 S-5! Attachment Solutions...........................60 Salsbury Industries.........................................30 SaniGLAZE.......................................................52 SCA Tissue of North America....................43 SCIenergy Inc.-HQ..........................................6 Security Door Controls...............................68 SERVPRO Industries Inc................................29 Shortridge Instruments Inc..........................54 Siemens Industry Inc......................................55 SIGNARAMA..................................................23 Signmojo.com..................................................68 SMARTdesks/CBT Supply............................68 SME Inc. of Seattle..........................................68 Special Pathogens Laboratory.....................69 Staples...............................................................61 SureSeal Mfg.....................................................69 T2 Site Amenities...........................................69 Tecta America Corp.......................................69 ThyssenKrupp Elevator Americas..............59 Total Door.......................................................69 TouchSource-Directory Solutions.............66 Trane Company..............................................75 Trane Rental Services....................................20 Unisource Worldwide Inc.............................69 U.S. Green Building Council........................53 VP Buildings.....................................................56 VPS Vacant Property Specialists..................22 Waste Management.......................................51 Watco Manufacturing Co.............................69 Wausau Window & Wall Systems..............69 xpedx.................................................................25 Zeag Canada Ltd.............................................78

SPRINKLER SYSTEM MAINTENANCE COSTING YOU THOUSANDS EACH YEAR?

PATENT PENDING

COLLECTanDRaIn ANTI-TRIP DRUM DRIP Don’t pay for unnecessary repairs caused by acts of vandalism or forgotten water freezing in your dry and pre-action sprinkler systems. COLLECTanDRaIn™ features an Anti-Trip plate and integral water detector that alerts maintenance personnel when your drum drip requires draining, install a COLLECTanDRaIn™ and start saving thousands .

Use your smartphone to read more about COLLECTanDRaIn™

www.testandrain.com May/June 2012 The BOMA Magazine

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TRADE TOOLS [MECHANICAL SYSTEMS]

Turning 30 Never Felt so Good Energy Retrofit Case Study By Scott Lenger

A new chiller is lifted in via forklift.

The Challenge Even though building operators had performed regular preventive maintenance and made various system improvements over the years, most of the facility’s mechanical systems were 1980s-vintage. They were much less energy efficient than today’s heating, ventilating and air conditioning (HVAC) and other systems installed in newer buildings. As a result, energy costs were higher than in many competing buildings. Stream’s facilities staff was also concerned about reliability and the cost of

maintaining the older systems. “Cost of occupancy is one of the primary things prospective tenants consider,” Moebius said. “Obviously, we needed to reduce energy and operating costs to compete. But we were also committed to making this a world-class place for people to work by creating a safe, comfortable and efficient environment … a place where people would be proud to work.”

The Solution For help with an extensive energy retrofit, Moebius and his team turned to Trane, a leading global provider of indoor comfort systems and services and a brand of Ingersoll Rand. “We needed a partner that understood high-performance building technologies and practices,” Moebius explains. “But we also needed someone with the size, scope and experience to bundle all the pieces of a major project like this together in a seamless and cost-effective way.” Trane specialists developed a comprehensive building retrofit solution that included replacing the building’s three 30-year-old chillers with a highly efficient chilled water system that included two state-of-the art, 275-ton centrifugal water chillers equipped with adaptive frequency drives for added efficiency. Trane also recommended installing a new building automation and control system, lighting controls and other energy conservation measures as part of the retrofit solution. Work on the $794,000 project began in early 2011. Costs were offset by a $59,000 utility rebate that Trane secured for Stream.

The retrofit included upgrading to highly efficient centrifugal water chillers.

relatively smooth process for us, in part because of the building’s low occupancy rate at the time,” Moebius says. “Since the work was completed, overall functioning of the building is much better. The retrofit project has been essential in helping us position the building to compete effectively with much newer buildings.” Stream is successfully attracting tenants to the building. The occupancy rate has increased steadily over the last year, from the low teens in May 2011 to more than 50 percent today. In the same period, the company has been able to raise rental rates per square foot from the low-$20 range to the high-$20 range—due, in part, to the building’s improved energy performance. Energy consumption comparisons are difficult because of the wide variation in occupancy rates, but Moebius notes that the building’s ENERGY STAR® score has improved dramatically, from 50 to 85. A 50 rating on the scale indicates “average” performance; top-performing buildings receive scores of 75 or above. Stream is developing a BOMA 360® application for submission this year and is considering Leadership in Energy and Environmental Design (LEED®) certification later on. “These are natural steps in the progression of a high-performance building,” Moebius explains. “BOMA 360 is the only program that really covers all aspects of building management and operations in a holistic way. I think all quality buildings should have it.” BOMA

MAKING A THREE-DECADES-OLD OFFICE BUILDING COMPETITIVE with newer, more energy-efficient properties is no easy task. But that is exactly what Stream Realty Partners did with a 200,000-square-foot, Class AA building in Dallas. “We decided to reposition the building in 2010 when the tenant that occupied about 90 percent of the facility outgrew the space and decided to relocate,” says Bill Moebius, senior vice president and director of Energy and Sustainable Operations for Stream. “We took advantage of this period of low occupancy to refurbish the building, which included upgrading mechanical and lighting systems.”

Results The project was completed on budget and on time, with start-up of the new building systems in May 2011. And, work was completed without disrupting the normal routine for tenants. “It was a

About the Author: Scott Lenger is director of Commercial Markets for Trane, a leading global provider of indoor comfort systems and services and a brand of Ingersoll Rand. He has more than 25 years of experience in the commercial buildings industry. Learn more at www.trane.com.

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CMY

Meet with a Trane High Performance Building expert at Booth 424 of the BOMA 2012 Every Building Conference and Expo in Seattle June 24-26, 2012 to discover how we can help you realize your business mission.

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Buyers’ guide

Buyers’ Guide to Building Products and Services PRODUCT

DETAILS ThyssenKrupp’s Solution for Existing Geared Elevators Cost-effective and sustainable, ThyssenKrupp’s Geared to Gearless system allows existing geared elevators to be upgraded with gearless technology. The modernized result is elevators with increased energy efficiency and improved ride quality. In addition to helping an existing elevator achieve up to 95 percent in machine efficiency, the Geared to Gearless package includes a regenerative drive that captures waste energy and feeds it back into a building’s power grid.

For more information, visit www.thyssenkruppelevator.com

TPO Roofing Membrane from GAF Offers Enhanced Protection GAF’s EverGuard Extreme TPO is ideal for any roof, especially in an application where a property owner is looking to meet sustainability guidelines and earn LEED credits. System is also ideal when looking for a solution that can be adapted to future solar installations. Since roof surface temperatures as high as 190 degrees F can result due to a membrane’s close proximity to roof-mounted solar panels, EverGuard Extreme TPO can provide enhanced UV and heat protection packages so the membrane won’t fail under this added heat.

For more information, visit www.gaf.com

Rubbermaid’s Soap Dispenser Eliminates Waste, Overuse OneShot Foam—a high-capacity, counter-mounted, touch-free soap dispenser from Rubbermaid Commercial Products—delivers a controlled amount of foam soap, eliminating waste from overuse. It also helps reduce chemicals in the waste stream. System warns operators with visual clues when the soap level is low, prompting a quick replacement with a recyclable sealed refill container, available in two Green Seal-certified types of foam hand soaps. OneShot Foam’s battery can last through up to 90,000 hand washes.

For more information, visit www.rcpworksmarter.com Continued on page 78

WHEN DISASTER STRIKES Coit Cleaning & Restoration Services can respond within one hour to reduce further property damage.

Retrofit Translucent Skylights • Design-build Economical Solution • Significant Energy Savings • Soft Diffused Light, No Glare • Durable, Proven System Longevity • No Maintenance

We Provide: • Emergency water removal & flood damage restoration • Fire/Smoke damage restoration & odor control • Structural & contents cleaning & drying. Restoration of carpet, upholstery, draperies, blinds, area rugs & HVAC systems • Asbestos & lead abatement

Call or click today...

1 - 8 0 0 - F OR-C OI T 1-8 1 - 8 0 0 - 3 6 7 - 2 6 4 8 For special offers:

AFTER s Translucent Quadwall BEFORE Translucent Fiberglass

To Learn more about our comprehensive programs and services, contact Ken at k.viglio@LTwell.com or 703-204-1355 x30

• Mold Remediation

Louisiana State University Science Complex

Onsite Wellness Programs & Fitness Center Management to Keep Your Tenants Healthy and Happy

DAYLIGHTING Phone (800) 759-6985

www.cpidaylighting.com

     . 

The BOMA Magazine May/June 2012

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Creating Success Through

COLLABORAT ON What innovative products and technology solutions will help you improve your building’s performance this year? Source your answers at the 2012 Every Building Conference & Expo, where you’ll have the opportunity to connect and collaborate with the best resources and expertise available to CRE professisonals. Take three high-yield days in Seattle to find new vendors, do business with leading suppliers, and learn smart new ways to add efficiencies, save money and increase NOI.

REGISTER TODAY. For complete information about the 2012 Conference, “Achieving High Performance Through Innovation,” and TO REGISTER, visit: www.EveryBuildingConference.org.

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Buyers’ guide

PRODUCT

DETAILS EV Charging Stations from Schneider Support Multiple Locations Schneider Electric’s EVlink Outdoor Electric Vehicle Charging Stations come with two charging circuits integrated into one pedestal, which makes them ideal for supporting multiple parking stall locations. Available in wall or pedestal mounts and in dual or single units, the UL-listed EVlink detects ground faults and provides protection from power outages and lost connectivity. An RFID card scan ensures that only approved users can access the station. SAE J1772 compliance ensures compatibility with all electric vehicles.

For more information, visit www.schneider-electric.com

OSRAM SYLVANIA’s LED Kits Offer Energy-Saving Results SYLVANIA ULTRA RT4/RT6 LED Downlight Kits, from OSRAM SYLVANIA, are energy-saving retrofits for fouror six-inch IC- or non-IC-rated LED recessed downlights that typically use R20- or BR30-shaped lamps. Both kits offer up to 35,000 hours of light output; the nine-watt version delivers 550 lumens, while the 11-watt model provides 625 lumens. Both are available in 2700K and 3000K color temperatures and come with a convenient medium base socket adapter.

For more information, visit www.sylvania.com

Zero-VOC Paint from Sherwin-Williams The Sherwin-Williams Company’s ProMar 400 Zero VOC Interior Latex Paint is an ideal option for jobs with strict VOC-compliance requirements. Available in a wide variety of colors in flat, low sheen, eg-shel and semi-gloss, ProMar 400 applies quickly and delivers good hide and touch-up characteristics. The paint is GREENGUARD certified and suitable for drywall, masonry, plaster, metal, wood and concrete.

For more information, visit www.sherwin-williams.com

SIGNAL RANGER Our call box system offers economical wireless emergency functions using dependable UHF 2-way wireless communication. Push button activation contacts your security, identifies call box location and initiates a 2-way conversation.

Innovative Parking Management Solutions

Call today for more information:

800-332-3268

www.cardinal-wireless.com communications that work

2 WAY RADIOS 3 YEAR WARRANTY Radios Meet Military Specifications for Dubability We specialize in designing wireless systems that include radios, call boxes, repeaters and remote monitoring equipment.

Staying competitive means delivering innovative customer service reliably. Zeag’s comprehensive range of proven automated parking control solutions enable our clients to be competitive while focusing on their customer needs. We are the nation’s leading parking systems integrator: • • • •

System Consultation Customized System Design Project Management Technical Support

Zeag Canada Ltd. Telephone: 905.813.1966

Toll Free: 1.877.791.1121

The BOMA Magazine May/June 2012

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We asked our engineering department to design a commercial 2-6 ton HVAC unit that has:

❧❧ A❧high❧efficiency,❧long❧life,❧belt-free❧fan ❧❧ A❧durable,❧variable❧capacity❧compressor Complete❧hinged❧door❧access❧with❧double-wall,❧R-13❧ ❧❧ ❧❧ insulated❧cabinet❧that❧can❧last❧40❧years❧or❧more ❧❧ ❧The❧ability❧to❧obsolete❧all❧constant❧volume❧units❧by❧ operating❧as❧a❧single❧zone❧VAV❧unit.

Locate AAON representative

Learn about Single Zone VAV

They did it in a unit that operates up to

SEER

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er QS

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Contact❧your❧local❧AAON❧representative❧to❧find❧out❧more❧about❧other❧ products❧we’ve❧engineered❧for❧you. Rooftop Units • Outdoor Mechanical Rooms • Chillers • Boilers • Condensing Units • Air Handling Units • Geothermal Units

AAON - Premium HVAC equipment • www.AAON.com

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