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Marc Intermaggio Enters His Fourth Decade of Service to BOMA... See Page 3

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Fall 2012

BOMA SF Foundation Addresses Looming CRE Workplace Issues one of the few in the country to train Faced with the most serious humanstudents to step into CRE jobs. The resources challenge to the commercial foundation is also working with other real estate industry in decades, BOMA schools, like the San Francisco’s University of leadership creSan Francisco, ated a foundato strengthen tion that is its coursework already proin our field. ducing results. And the In August, the foundation first students will provide in a BOMA scholarships San Francisco for students, Foundationencourage supported internships in program began Bay Area CRE their CRE David G. Hysinger welcomes students to his class offices, act as studies at San in commercial real estate at San Francisco State. mentors to new Francisco State professionals and work to attract University. young people and career-changers to Absent BOMA’s work with SF the industry. State, and through its offerings of its David G. Hysinger, who is teaching own educational programs and collabthe Fundamentals in Real Estate class oration with other institutions of highthis fall, says there is a need for more er learning, tenants in San Francisco higher education in commercial real faced the possibility of running their estate. He says, “We’re integrating companies in buildings that were inadthe financial, regulatory, economic equately staffed by professional propand social subjects into a single course erty managers, as Baby Boomers begin of study which prepares students to retiring soon. work as managers, investors, develAt SF State, the new BOMA opers, regulators and other real estate Foundation is helping fund classes professionals.” that can lead to a B.S. in Business Hysinger explains, “People Administration with a Concentration choosing a career path are (underin Finance and Emphasis in Commerstandably) attracted to popular fields cial Real Estate, making that school (Continued on page 10)

What’s Inside Views...     

Leadership Perspective • Page 2 Members on the Move • Page 5 Meet BOMA Members • Page 6–7 City Hall Status Report • Page 8 National Issues • Page 9

Celebrating BOMA-SF-PAC... Page 9


2 Q&A

With Meade Boutwell, BOMA San Francisco President address the impact they will have on maintenance and operations (i.e., HVAC, elevators, restrooms, etc.). One area is power usage and ‘net of electrical’ leases. Let’s give tenants the incentive to conserve by allowing them to monitor their electrical use and benefit directly from energy savings.

President Meade Boutwell with San Francisco Mayor Ed Lee.

What has BOMA done for you as a broker? And do you see BOMA as a good organization for other commercial brokers?

BOMA has given me greater insight into what is involved in the asset management world. As brokers, our main focus tends to be on completing lease transactions. BOMA has helped me gain a better understanding of issues that arise after the lease is signed and has changed my focus to include operational issues of the lease in addition to the business points. What three take-aways will you keep as your career moves forward?

1. Having an excellent board benefits the entire organization and allows for change to happen. 2. San Francisco is a leader in innovation in terms of operations and sustainability, and we need to stay ahead of that curve. 3. Working with committees and volunteers is essential to leveraging the strength of the organization. How will BOMA San Francisco meet its 21st century challenges?

As the density of tenants continues to increase, we need to

Why has San Francisco's office scene continued to attract so many tenants when other major metro areas are still struggling?

If innovation had a capital, it would be the Bay Area. If I was a young engineer or techie, I would choose the city over the suburbs any day for both work and play. We are very lucky to have energy, money and talent coming our way. As long as tech keeps moving forward, whether it's clean tech, biotech, social media, gaming, etc., we want San Francisco to be the hub. If you're running a company that is looking to move its technology forward, the Bay Area is the best place to be. Have recent changes in attitudes toward business at City Hall improved San Francisco's competitiveness as a place to do business?

The mere fact that the city government has reached out to business is a big deal. The city is the most business friendly in my 25 years of living here. Are we more competitive? Yes and no. On a regional basis I think San Francisco is a location that must be considered for any firm looking to grow and hire the best talent. When we look outside of the Bay Area, comparing the cost of housing and other factors, we are not the cheapest by a long shot, but that is not news.

Thanks to BOMA San Francisco’s 2012 Corporate Sponsors Platinum Sponsor

Able Services Gold Sponsor

ABM Family of Services Pacific Gas and Electric Company Recology Golden Gate

Silver Sponsors Alliance Roofing Company, Inc. CAC Real Estate Management Co., Inc. Cypress Security Equity Office Properties Hines Kilroy Realty Corporation McMillan Electric Companies Metropolitan Electrical Construction, Inc. Paramount Group, Inc. ProTech Security Services, Inc.

Bronze Sponsors Biagini Waste Reduction Systems, Inc. CTC-California Technical Contracting, Inc. Georgia-Pacific Hanson Bridgett LLP Hathaway Dinwiddie Construction Co. Hudson Pacific Properties, LLC Imperial Parking (US) LLC – Impark Marble West NRG Energy Center San Francisco RREEF Real Estate San Francisco Electrical Contractors Assn., Inc. Securitas Security Services USA, Inc. Shorenstein Realty Services The Swig Company, LLC ThyssenKrupp Elevator Corporation Unique Elevator Interiors Inc. Universal Protection Service

Friends of BOMA Boston Properties CBRE C & C RiverRock Charles Pankow Builders, Ltd. Cole Supply Cushman & Wakefield GCI Inc. ISS Facility Services Inc. LAZ Parking MJM Management Group Nor-Cal Moving Services Richlen Construction R.N. Field Construction, Inc. Sky Rider Equipment Co., Inc. The Lawson Roofing Co. Inc. The Mohawk Group Waxie Sanitary Supply Young Electric Company. For sponsorship opportunities, please contact Tory Brubaker at toryb@BOMA.com


3 Intermaggio Marks 30 Years of Service to BOMA SF ost people who have served their organization for 30 years can be forgiven if they coast a bit, particularly if they have already tacked up a wall of accomplishments. So why did Executive Vice President Marc Intermaggio take on what has become a virtual second job as he enters his fourth decade of service to BOMA San Francisco by launching its new 501- c-3 educational foundation? “It’s important work that needs to be done,” said Marc, “and it’s a great forward-looking focus for us, providing new opportunities to young folks while meeting the needs of our industry.” People who know him aren’t surprised. They know Marc likes to keep life interesting by innovating. He’s been doing it since he first joined BOMA International in Washington D.C. as its editor in 1978, then becoming its first government affairs manager, initiating its modern lobbying program while also becoming Washington editor of Buildings magazine. Intermaggio’s multi-hat predilection also emerged when, after getting promoted to executive vice president of BOMA SF in 1984 after two years of service under Elmer Johnson, he co-launched BOMA California and helped run it for a decade. Twenty-five years ago, he created BOMA SF’s political action committee to put teeth in BOMA’s government relations program, a move that has saved hundreds of millions of dollars for building owners and operators through successful campaigns against bad laws. He computerized BOMA and brought its business systems into alignment with the industry it serves. And he recruited two top government relations professionals to advocate for member interests, an experienced member services executive to keep member programs strong, and hired educational specialists to keep members abreast of best practices.

M

Leadership Throughout the BOMA International Federation BOMA International Chairman Joe Markling calls Intermaggio “a treasured resource” and a “great

With charm – and determination–Marc has worked for 30 years to strengthen San Francisco’s office building industry.

ambassador” for his industry on a national level. But he has also worked to help other BOMAs around the country achieve excellence. Echoing the sentiments of many BOMA executives, Melanie Schrul, who heads BOMA Ft. Lauderdale/Palm Beaches, says, “Marc's dedication, professionalism and knowledge make me want to be a better exec for BOMA!” BOMA Chicago’s Executive Vice President Michael Cornicelli says Intermaggio “is the gold standard in association management.” Said BOMA International President Henry Chamberlain, “Marc is the ultimate colleague. He brings a terrific knowledge base and network of people together to do meaningful, impactful work. His 30 years of service to BOMA San Francisco and more with BOMA International have helped shape today’s most influential real estate association.”

Orchestra Conductor Proudly Leads Great Players Intermaggio’s leadership style can be likened to an orchestra conductor whose pride of accomplishment is the music produced by his musicians – in his case, the BOMA board, staff and active committee participants. He has expanded BOMA SF’s committee system, recruited members, empowered them and takes pleasure in their enthusiasm. Tempted with other job offers over the years, he has remained in his adopted Bay Area for a variety of reasons beyond the satisfaction he takes at the office. He loves working in The City, hiking in Marin and wine-tasting in Sonoma County, pleasures hard to match in Chicago, New York or Washington. Three decades of service and going strong. The big question is: What will Marc take on next?


4 San Francisco Ferry: The Best Way to Cross the Bay Ferry service on San Francisco Bay is a critical component of the Bay Area’s economy, carrying thousands of commuters to and from work annually. The ferry network is also a vital part of the region’s emergency response plan, should an earthquake or other natural disaster disrupt traffic on the bridges that connect the major communities and employment centers of the Bay Area. Over the last few years, the Water Emergency Transportation Authority (WETA) – operator of the San Francisco Bay Ferry – has worked to create a truly integrated water transit system, with better connections, safer and faster ferries, more room for bicycles, and a focus on supporting development along transit hubs. Toward this effort, San Francisco Bay Ferry launched commuter service between Oakland-Alameda and South San Francisco in June, marking the first new water transit route on the Bay in nearly 20 years. Weekday service to and from the Peninsula’s biotech hub is aboard sleek, modern vessels equipped with free WiFi and a host of other passenger amenities.

The San Francisco Bay Ferry Gemini Clipper crosses the bay (above). Ferry terminal at Jack London Square in Oakland (right).

“This service takes cars off the road, helps the region meet its greenhouse reduction goals, and will encourage further biotech expansion in the area – a trifecta of smart regional transit planning that helps both the environment and the economy.” – Kevin Mullin, City Council member, Metropolitan Transportation Commissioner, South San Francisco, on the opening of San Francisco Bay Ferry’s East Bay-South San Francisco route, the first new ferry service on the Bay in 20 years.

With the addition of service to South San Francisco, San Francisco Bay Ferry now serves Bay Area commuters from terminals in Oakland, Alameda, San Francisco and Vallejo, with seasonal service to Angel Island and AT&T Park. Working with community, civic and transit partners, WETA is also actively evaluating new services to communities including Richmond, Berkeley, Treasure Island, Redwood City, Hercules, Martinez and Antioch.

For more information on the San Francisco Bay Ferry and its commuter network, please visit www.sanfranciscobayferry.com.


5 Members on the Move Boston Properties has promoted Michael Choung to Assistant Property Manager for One and Two Embarcadero Center. Michael started at Boston Properties as a Property Management Coordinator. He holds a LEED Green Associate accreditation. Nicole DuBee joined Westfield LLC as Assistant General Manager for the San Francisco Properties. She previously worked at Cushman & Wakefield as Retail Portfolio Manager, focusing on Crocker Galleria and the Fillmore Center. Nicole is involved with BOMA’s Careers in Real Estate Committee.

direct research for the Silicon Valley and Sacramento office markets and lead industrial research for the Northern California region. In her new role, Julia will direct research and analysis of the San Francisco and East Bay office markets. Gardeners’ Guild Inc., an employee-owned landscape management firm, was recently recognized by the California Landscape Contractors Association (CLCA) North Coast Chapter for its work. Gardeners’ Guild earned the organization’s First Place award for Sustainable Landscape Management. It recognized the landscaper’s work for the Drakes Landing Homeowners’ Association in Greenbrae. (Photo of the winning project below.)

Skyline Construction has hired Jim Dublin as Director of Business Development, San Francisco. He is responsible for identifying new opportunities, developing relationships and ensuring the seamless implementation of construction projects. Prior to joining Skyline, he was Vice President of two predominant brokerage firms in San Francisco. Kilroy Realty welcomed two new employees to 303 Second Street. Nicole Marquesa joined the property as Assistant Property Manager. Nicole has 7 years’ experience in property management that includes Class A and R&D office buildings on the San Francisco Peninsula. Prior to coming to 303 Second Street, she was part of the property management team at University Circle in East Palo Alto. Amanda Marr joined as the Property Coordinator. Amanda previously worked for Boston Properties as a Property Coordinator at Embarcadero Center. Preston Richards joined Cushman & Wakefield as Property Manager for 650 Townsend Street. Preston was previously Assistant Property Manager for One and Two Embarcadero Center with Boston Properties. He serves as vice chair of BOMA’s Codes and Regulations Committee and chaired the BOMA Young Professionals committee in 2008 and 2009. Jones Lang LaSalle announced the promotions of Amber Schiada and Julia Georgules as Research Directors in Northern California. Both Amber and Julia were previously Senior Research Analysts. In her new role, Amber will

ABM, in conjunction with the City of San Francisco and the San Francisco Giants, recently unveiled four new electric vehicle (EV) charging stations at AT&T Park that were installed by ABM’s Energy group. The stadium is the first ballpark in California to offer public access to Level 2 electric vehicle charging stations, a next-generation technology that can charge an EV in four hours, or about the length of a baseball game. For availability or to locate other charging stations, go to www.chargepoint.com.


6 Boyle, CPM, LEED AP Principal Member Profile Sandra Director, Investor Services, Cushman & Wakefield There are very few people in the commercial real estate industry with better credentials than Sandra Boyle, so when she offers young professionals advice, they should whip out their handheld devices and start thumbing in her comments. Advising the next generation of CRE professionals is one of her passions and one of the main reasons she is the chair and co-founder of the new BOMA San Francisco Foundation, whose goal is to help educate the next generation of industry leaders. Boyle’s resumé is long and distinguished, but suffice it to say that she is this year’s chair of BOMA California, a former BOMA SF president and has served on numerous boards, task forces and committees at the local and national level. So what advice does she have for the post-Boomer generation? “Gen Xers and Millennials build portable careers and job-changing is in their DNA. The success for young professionals will depend on loyalty and staying power intertwined with self-organization, leadership, education, interaction with people and – above Sandra Boyle likes to create all – aligning with a mentor in the industry.” Italian feasts for her friends As a part of the CRE industry, we face daunting challenges as explained by Boyle, “The and family. legislative and regulatory environment, coupled with the demands of energy efficiency and sustainable practices, has become a quagmire of complicated national and state proposed bills, laws and regulations that continue to plague our industry.” She adds, “To be successful in this industry we need to train our teams to serve as a processing center for the owner’s investment criteria on their commercial real estate. This is important whether you work directly for an owner or a service provider.” To relax, Boyle enjoys time with her family, golfing and preparing an Italian feast of antipasti, Bolognese and seafood served with Chianti and Napa wines, a tribute to her Italian heritage.

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7 Associate Member Profile

Fred West, General Manager Marble West

If you’ve ever attended a BOMA San Francisco social event, chances are you’ve encountered a gigantic smile with a big Aussie behind it. That would be Fred West, General Manager of Marble West and for many years one of people who help make BOMA’s networking events such an enjoyable experience. Says Marc Intermaggio, “Fred has devoted an immense amount of personal time this year and over many years to organizing, administering and managing a great many of our social events, which have become ‘must attend’ functions for networking, knowledge-sharing and seeding business development opportunities.” The Associate Committee veteran’s philosophy: “Networking in a social environment will allow you to put ‘business’ aside and, one-on-one, build a relationship which makes both parties more comfortable. It helps build a trust and a confidence as to reliability, integrity and the ability to perform both as a customer and a provider.” West adds, “To me though, the networking extends just beyond a customer/ supplier relationship as it also benefits me by knowing other vendors and what they Fred West enjoys spending time with do, as well as build a healthy respectful relationship with my competitors. Often a his sons and grandsons on the water. customer may call me looking for a resource for something outside of my scope, and by knowing other vendors I am able to provide such information either directly or by a few phone calls outside the BOMA network. Did I get any business? No. Did I serve my customer? Definitely.” West’s advice to BOMA newcomers: “What you get out of any organization is directly proportional to what you put in to it. So get involved.”

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8 San Francisco Status Report BOMA-Led Drills Help Prepare for Emergencies Drills conducted at 275 Battery Street in August were successful, thanks to the San Francisco Fire Department and the building management team at 275 Battery Street. Says BOMA Manager of Government and Public Affairs John Bozeman, “Communication between stakeholders is the most vital component to an effective joint response. To understand the importance of communication, as well as other issues, between a building manager/ owner and the public sector emergency responder, it is important to test a building’s emergency response plan frequently.”

For updates, visit www.bomasf.org/advocate and www.bomasanfrancisco.blogspot.com

State Issues Elevator “Goes Down” CAL OSHA dropped its Circular Letter governing work on building conveyances. After receiving more information from elevator companies and hearing protests from a coalition of industry trade groups, the state decided that clarifications are more appropriately addressed through a formal rule-making process. BOMA applauds this wisdom and will follow and participate with the state, the elevator industry, and other affected groups when this regulatory review process is initiated. ADA Reforms Enacted Governor Jerry Brown signed ADA reform legislation that was supported by BOMA California. Known as ADA reform measure, SBN 1186, this measure will curb lawsuit abuse arising from the Americans with Disabilities Act (ADA), while promoting increased compliance with disabled accessibility building codes. It is the culmination of a multi-year, bipartisan effort that got significant support from U.S. Senator Dianne Feinstein.

For more information, visit www.bomacal.org.

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9 BOMA-SF-PAC Celebrates 25 Years BOMA-SF-PAC celebrated its 25th Anniversary by honoring its co-founders Jerry Cahill, CALFOX, Inc. and Tom Gille, CAC Real Estate Management Co., Inc. at a reception on September 18. The PAC has saved our members hundreds of millions of

dollars, and those accomplishments are highlighted in a new brochure mailed to members and available at www.bomasf.org. Present-day challenges are greater than ever – and members’ financial support is needed.

Left to right: Jim Christian, Drew Gordon, Susan Court, Michelle Donnelly, Sheila Murphy, Kathy Mattes, Jerry Cahill, Bill Whitfield, Tom Gille, Nancy Gille, Bruce Schilling, Margot Crosman, Warren Mead, Rod Collings, Mike Freeman, Frank Fudem, Marc Gille, Nick Dutto, Tom Hart, Ken Cleaveland, Marc Intermaggio, Jim Collins, Howard Fish.

National Issues Tax Deduction for Energy Efficiency Retrofits Introduced A bill to extend and improve the 179D tax deduction for energy-efficient commercial building upgrades was introduced in the Senate, with the backing of Sen. Dianne Feinstein (D-Cal.) “The Commercial Building Modernization Act” (S. 3591) would increase the maximum available deduction for new construction from $1.80 to $3.00/sf, and up to $4.00/sf for retrofits to existing buildings. This bill allows for energy savings to be calculated based on the building’s own pre-retrofit baseline, instead of comparing it to a reference building that meets the ASHRAE 90.1 Standard. S. 3591 would also extend the deduction through the end of 2016 (without congressional action it expires at the end of 2013). This change to the tax code could prove to be a huge victory for commercial real estate owners and managers.

For more information, visit www.BOMA.org.

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10 About BOMA VIEWS BOMA VIEWS is published by BOMA San Francisco. Associate Publisher: Tory Brubaker Editor: Henry Eason Ad & Art Director: Ellen Eason Eason Communications LLC

To advertise, contact: Ellen Eason at 415.596.9466 or ellen@easoncom.com For advertising information, visit www.bomasf.org (Media Kit on the home page). You may view the current and archived issues on the website.

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BOMA Foundation Launch (Continued from page 1) like high-tech or social media. A lot of people (rightly) see those fields as having good employment potential into the future. But even Facebook and Hulu need office space. So there will always be a commercial real estate market, as long as three things exist: land, people, and money. Commercial real estate requires a working knowledge of all three together.” Caran Colvin, Associate Dean, at SF State’s College of Business, says, “Commercial real estate is a sophisticated and complex profession. Knowledge about the economy and local and global markets is key to a successful career. San Francisco has a high number of global clients who expect their real estate professionals to have in-depth knowledge about finance, economics, accounting and management. In addition, the demographics indicate that nearly half of the current members of the CRE workforce will retire in the next five years. What better time to educate professionals to succeed in the CRE global marketplace?” BOMA San Francisco Executive Vice President Marc Intermaggio, one of the architects of the BOMA-SF State alliance, says, “Half of the senior CRE execs and others who help run commercial buildings will soon retire. The objective of the newly created BOMA San Francisco Foundation is to help ensure that no building will lack skilled and well-trained personnel as many experienced individuals leave our industry.” BOMA San Francisco Foundation Chair Sandra Boyle, CPM, LEED AP, said “I’m proud of our initiative, which will profoundly benefit students by opening new doors to fantastic career opportunities. But our program to strengthen, diversify and sustain our workforce requires financial support, so we are launching a campaign to generate funding needed to keep our industry apace of the dramatic tenant growth we are experiencing.” For more information about the foundation and how you can help make it a success, please contact Marc Intermaggio at mli@boma.com or 415-362-2662 x117.


11 Mixing & Mingling

Young Professionals Boat Cruise The BOMA YP 5th Annual Boat Cruise provided a fun networking opportunity on the Bay.

Elmer Johnson Golf Tournament BOMA members and their guests enjoyed a day of golf, followed by cocktails and dinner at the Elmer Johnson Golf Tournament on September 10.

Top photo: Elizabeth Trowbridge (LBA), Richard Leppington (ABM), Lisa Clark (LBA), Sue Rinetti (ABM) and Cannon Fasse (ABM). Middle photo: Steve Ring (Cushman & Wakefield). Lower photo: Rennie Ediger (Perfection Sweeping), Karen Braun (Jones Lang LaSalle), Melody Thebeau (LBA) and Deanna Drake-Copelan (CBRE).

Photos from top down: Madeline Updegraff, Whitney Jorgenson, and Laura McIellan, all from Cushman & Wakefield. Monique Scott (Cushman & Wakefield) and Jennifer Grunebach (RiverRock Real Estate Group). Jake Warburton (Schindler Elevator), Ryan Mahoney (McMillan Electric) and Brian Schafer (Schindler Elevator). Ryan Rusler (Har-Bro Restoration Contractors). Michelle Funkhouser (Hines), Julie Meredith (Waxie Sanitary Supply, Jason Goldstone, (Georgia Pacific) and Francisco Miranda (Waxie Sanitary Supply).


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The Last Word: Tory Brubaker Maximize Your Membership ROI (For New and Long-Standing Members!) BOMA San Francisco provides opportunities for members to expand business relationships exponentially while providing opportunities to strengthen relationships on a more intimate level. Members – both new and longstanding – can maximize their membership investment by following a simple set of tips that I guarantee will produce results. Smile & Shake Hands: The best thing you can do upon entering a room is smile and greet those you do not know. Take it upon yourself to reach out to others. If you are new, don’t wait to be approached, and if you are a long-standing member, introduce yourself to people you don’t know at every event. You will make a profound impression. Engage & Inquire: Take every opportunity to find out why and how members are involved. Ask them where they have found the most value and why. If someone has a ribbon attached to their nametag denoting a special affiliation within the Association – corporate sponsor, board or committee member, new member or prospective member – make that a talking point. These people can help you navigate the Association and offer personal testimonials about the benefits they derive. New members are eager for useful advice from veterans. Be a Resource: Whether you are a Principal (Building) member or an Associate (Vendor) member, share what you have learned from BOMA with others. Make colleagues, customers and service partners aware of ongoing or

upcoming programs and events that could impact their bottom line or their operational efficiencies. From property manager to engineer, administrative assistant to service provider, a personal recommendation to attend an educational or social event can make a difference in their daily operations and strengthen your business relationship. Participate in a Committee: Whether you want to share your expertise or strengthen your understanding of subject matter, active committee participation is the best way to accomplish both. Committee work encapsulates the power of a 1000+ member association and shrinks it to fit around a conference table. In this intimate setting, volunteers are able to directly promote the Association’s mission and deepen their personal relationships. Introduce Yourself to Staff: Take the opportunity to introduce yourself to BOMA Staff. We want to meet our members and help you achieve your objectives. Approach us at events, email us or call us. Ask questions to find out how best to navigate the Association or where your skillset may be best put to use. Involve Your Staff: All employees of a dues-paying company are members of the Association. Make sure that everyone on staff, from young professionals (those with 0-7 years of industry experience) to your most seasoned employees is on our email distribution list and is kept current on Association activities. BOMA provides numerous training and leadership opportunities which complement your inhouse training and employee development programs. Maximize Company Exposure: BOMA offers a variety of opportunities for company recognition – ranging from annual corporate sponsorship, advertising in BOMA Views and our website, print and online directories, and social or event sponsorships. Work with BOMA to customize a plan that complements your goals and incorporates your workforce. Tory Brubaker, CAE, is Member Services Director for BOMA San Francisco. She may be reached at toryb@boma.com.


BOMA SF VIEWS 2012 Fall Edition