The BOMA Magazine - July/August 2011

July/August 2011

Achieving High Performance Through Innovation

Plus:Emergency Preparedness a Decade After 9/11

TOBY® Regional Winners

The Complexities of Gauging MOB Demand

BOMA 2011:Highlights

from the BOMA

Conference

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

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

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

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

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

• The finest quality fall prevention equipment in the country

• Stainless steel and hot dipped galvanized construction

• Inspections and Certifications of existing systems

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

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

Corporate Office • 71 Elm Street, Suite 3 • Foxboro, MA 02035Tel. 800-371-8221 • Fax 508-543-9199 • Email: [email protected]

www.american-anchor.com

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

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

• FREE engineered design overview and layout of required system

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

• Custom-made anchors for ANY roof

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

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

OSHA regulations and ANSI guidelines for fall-protection.

American Anchor knows the importance of roof anchor systems so

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

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

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

requirement questions… come to us, American Anchor!

Work safe. Stay anchored.

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

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


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



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

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

the country

Regional Offices located in: Albany 845-249-7841 • Houston 713-956-7521 • Newark 800-370-0087

Washington, D.C. 703-971-3373 • Salt Lake City 617-839-0962 • Las Vegas 602-421-5836

Chicago 312-498-6613 • Phoenix 602-421-5836


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

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

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

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

• The finest quality fall prevention equipment in the country

• Stainless steel and hot dipped galvanized construction

• Inspections and Certifications of existing systems

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

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



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

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

• FREE engineered design overview and layout of required system

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

• Custom-made anchors for ANY roof

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

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

OSHA regulations and ANSI guidelines for fall-protection.

American Anchor knows the importance of roof anchor systems so

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

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

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

requirement questions… come to us, American Anchor!

Work safe. Stay anchored.

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

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


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



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

Products made in the USA using recycled materials with lifetime warranty

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

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

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July/August 2011 The BOMA Magazine 5

July/August 2011 Volume 7, No. 4

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

DEPARTMENTS

Volume 7, No. 4 The BOMA Magazine July/August 2011, (ISSN 1532-4346), Copyright 2011. 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 202-326-6300; 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.

Connect with BOMA

Join BOMA on Facebook

Join BOMA on LinkedIn-Join the new EER Users Group

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

Follow BOMA on Twitter:

BOMA President Henry Chamberlain @ HenryBOMA

BOMA Vice President Lisa Prats @ LisaPratsBOMA

3428

BOMA Conference HighlightsLaura HorsleyBOMA 2011 draws attendees from across the United States and abroad for CRE’s most important education and networking event.

10 YearsLaura Horsley and Jason ToddEvaluating emergency preparedness a decade after 9/11.

TOBY® Award Regional WinnersThese winning buildings are raising the bar in building management and operations.

On the Cover: Fox Plaza, Los Angeles, Calif., managed and owned by Irvine Company, was selected as 2011 TOBY® winner in the “500,000-1 Million sq ft” category.

6 MESSAgE FROM ThE ChAiRAddressing Tomorrow’s Workforce Today.

8 LEgiSLATivE UPDATERevised BOMA policies, new leasehold depreciation legislation, the latest on FASB, news from the NAC Conference and more.

14 STATE & LOCAL UPDATESeattle Kilowatt Crackdown winners announced, a full agenda at BOMA California’s Advocacy Day.

18 CODES & STANDARDS UPDATENews from the ICC Green Building Code Hearings, ASHRAE Standards under revision, Mixed-Use Standard released.

22 LEADiNg ThE WAyWade Lange—education enthusiast, movie buff.

24 AROUND ThE iNDUSTRySAPOA Conference highlights, the place where real estate meets, on the scene in D.C.

38

26 ‘A TEAM’ COLLABORATiONSBOMA International and the REISAC: CRE’s gateway to the war on terror.

40 TRENDS TRACkERPredicting demand for MOBs proves complicated.

42 RESEARCh CORNER2011 EER shows strong asset management balancing dips in income levels.

44 EyE ON EDUCATiONBOMA’s MOB Conference takes on healthcare reform, capital constraints and regulatory challenges.

50 TRADE TOOLSKurt Roeper and April Dalton-Noblitt7 tips for containing smoke and saving lives.

52 BUyERS’ gUiDECutting-edge products and solutions from The Every Building Show®.

6 The BOMA Magazine July/August 2011

Message froM the Chair

Publisher: Lisa M. Prats, CAE

editor: Laura Horsley

associate editor: Lindsay Tiffany

Contributing editors: Karen W. Penafiel, CAE, Ronald Burton, James Cox, Jason Todd, Henry Chamberlain, APR, FASAE, CAE, Laurel Schwehr, Tanner Johnston

Designer: Amy Belice

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

BOMA International OfficersChair and Chief elected officer Boyd R. Zoccola Hokanson Companies, Inc. Indianapolis, Ind.

Chair-elect Joseph W. Markling CB Richard Ellis, Inc. 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, CAE, FASAE, APR BOMA International Washington, D.C.

The cost for The BOMA Magazine is $75 a year for subscribers and $50 a year for BOMA International members.

Publication of advertising should not be deemed as endorsement by BOMA International. The publisher reserves the right in its sole and absolute discretion to reject any advertisement at any time submitted by any party. Material contained herein does not neces-sarily reflect the opinion of BOMA International, its members or its staff.

Boyd R. Zoccola

Chair and Chief Elected Officer

Call for Nominations: Vice Chair and Executive Committee MembersBOMA International’s Nominating Committee is seeking candidates for the position of vice chair and for five principal members and one associ-ate member of the Executive Com-mittee to the Board of Governors. For further information, contact Ann Coslett at [email protected].

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We still have a long way to go before

we approach the market conditions we

enjoyed four years ago, and broad recov-

ery will not happen until we have sus-

tained job growth, but we are on the way.

The strategies and takeaways from the

BOMA Conference have armed us with

the innovative tools we need to discover

opportunities and carve out our own

paths to recovery.

For many of us, our optimism is tied to

the future of commercial real estate and

insuring that we are attracting talented

young professionals. We heard keynote

speaker David Gergen and BOMA Presi-

dent Henry Chamberlain speak about

the important role young professionals

and millennials will play in the growth

of our industry and the economy. And

we were thrilled to see more than 50

students and faculty participating in

our second annual Student Day at the

conference, a program sponsored by the

BOMA Foundation.

A core part of the mission of the BOMA

Foundation is to encourage education

and future workforce development to

advance commercial real estate and the

profession. The future of our industry’s

workforce is on the minds of many. A

recent survey of BOMA local leadership

found that BOMA’s aging membership

and the recruitment and retention of

young professionals are among the top

concerns.

BOMA and the BOMA Foundation

are addressing this challenge head on.

Last November, the BOMA Foundation

held a symposium at Georgetown Uni-

versity on the future of commercial real

estate, attracting college students from

Addressing Tomorrow’s Workforce Today

Optimism was in the air at BOMA 2011. There was a sense from attendees that, although we’re working through a slow recovery, we are finally starting to see things happen—deals are starting to get done, leasing activity is starting to pick up, financing is starting to come back.

Georgetown and other local universities to

attend and learn more about our industry.

This fall, we hold our second annual sym-

posium at Georgetown, where the program

will look ahead to the workforce of 2025. In

addition, the BOMA Foundation has pro-

vided a scholarship to the Commercial Real

Estate program in the Georgetown Univer-

sity School of Continuing Studies.

I’m privileged to take the helm as BOMA

International chair as we address work-

force issues and communicate the ben-

efits of a career in commercial real estate. It

might seem odd to talk about recruitment

when so many organizations have come

to accept hiring freezes and layoffs as an

unpleasant but sometimes unavoidable

part of the current work environment. But

now is exactly the time for us to be look-

ing forward and crafting a blueprint for

how commercial real estate will leverage

the opportunities and resources before

us today for an even stronger industry

tomorrow. And it is one more way that we

will achieve high performance through

innovation.

I look forward to the year ahead. Thank

you for supporting our great industry!

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legislative UPDate

Continued on page 10

AT BOMA INTERNATIONAL’S ANNUAL CONFERENCE and The Every Build-ing Show®, BOMA’s Board of Governors approved revisions to two policy posi-tions: one on tax incentives for roofing systems, and the second on tax incen-tives for fire sprinklers.

BOMA’s position on tax incentives for roof systems is as follows: BOMA Inter-national fully supports tax incentives to promote the installation of new roof systems in existing buildings. BOMA also supports a reduced depreciation sched-ule for the installation of new roof sys-tems in existing commercial buildings.

BOMA’s position on tax incentives for fire sprinklers reads as follows: BOMA International fully supports tax incen-tives to promote the installation of fire sprinklers in existing buildings. BOMA also supports a reduced depreciation schedule for the installation of these systems.

Congress Introduces Leasehold Depreciation Legislation

Legislation that would permanently reduce the timeline for depreciating leasehold improvements to 15 years has been introduced in the 112th Congress. In the House, H.R. 1265 is sponsored by two members of the Committee on Ways and Means, Reps. Jim Gerlach (R-Pa.) and Richard Neal (D-Mass.). In the Senate, S. 687 is sponsored by Sens. Kent Con-rad (D-N.D.) and John Cornyn (R-Texas).

BOMA continues to work with the Depreciation Fairness Coalition to obtain additional co-sponsors for both bills. In today’s uncertain political and economic climate, it is necessary to demonstrate significant support for a permanent reduction to even be con-sidered by congressional leaders. Absent congressional action before year’s end, the 15-year depreciation schedule that is currently in place will revert to 39 years on Jan. 1, 2012.

BOMA Supports Legislation to Assist Small Banks and CRE

This spring, Reps. Earl Perlmutter

(D-Colo.), Mike Coffman (R-Colo.) and Scott Tipton (R-Colo.) introduced the “Capital Access for Main Street (CAMS) Act”(H.R. 1356), which would help lend-ers and borrowers work out loans, avoid large sums of commercial foreclosures and free up credit that can be used more constructively. The bill temporar-ily allows small banks with under $10 billion in assets to amortize losses on commercial real estate over a seven-year period, freeing up capital to make new loans to small businesses. BOMA International signed on to a letter with others from the commercial real estate and banking industries in support of this important bill and will work to move it forward during the 112th Congress.

FASB and IASB Reverse Lease Accounting Standard Changes

The leaders of both the Financial Accounting Standards Board (FASB) and the International Accounting Stan-dards Board (IASB) said earlier this year that they would take “a few additional months” beyond the initial June dead-line to release their decision on how they plan to revise the lease accounting standard and, at the time of publication, continue to review the standard.

In April, the Boards took the more than 700 comment letters into account and made changes BOMA International and its coalition partners felt resulted in a much improved leasing standard. The Boards reconsidered the appropri-ateness of maintaining the existing allo-cation and presentation of lease costs for the former operating leases, sim-plified the accounting for short-term leases and limited the accounting defi-nition for renewals and variable rents to include payments that more closely meet the definition of a liability. These decisions reduced the complexity and cost of compliance, made the proposed rules more practical and operational and gave the majority of users the informa-tion they said was most useful to make lending and investing decisions. In May, however, the Boards reversed some of these changes, specifically the decision on lessee’s accounting for costs of leases

formerly classified as operating leases (rental contracts).

In a June letter, BOMA International, along with its coalition partners, voiced its disappointment to the Boards about these changes, concerns over the proc-ess and reiterated the need to field test the standard.

Broad Coalition Supports Changes to Energy Tax Incentives

On May 5, BOMA International joined a group of more than 85 real estate owners, builders, contractors, building managers, energy service companies, building efficiency manufacturers and suppliers, energy-efficiency financing sources, environmental and efficiency advocates, architects and engineers and other stakeholders to call on Congress to make improvements to the Energy Effi-cient Commercial Buildings Deduction (Section 179D of the Internal Revenue Code).

Under current law, building owners may qualify for a tax deduction of up to $1.80/square foot for energy-efficient upgrades that achieve a 50-percent reduction in annual energy costs to the user, compared to a base building defined by the ASHRAE/IESNA 90.1-2001 Standard. Partial credit is also avail-able for the three major subsystems of the building (lighting, envelope and HVAC and hot water systems). BOMA International lobbied hard for this tax incentive, but, in practice, the bar has been set so high that it is extremely dif-ficult to achieve, especially for existing buildings.

Chair of BOMA’s Government Affairs Committee Judith Purviance-Anderson announces two new policy posi-tions at the Board of Governors Meeting.

BOMA Board of Governors Revises Two Tax Policies


legislative UPDate

In February, President Obama an-nounced his Better Buildings Initiative and one of the major planks of this effort was to call on Congress to modify 179D. The May 5 letter to key Senate leaders included ideas for restructuring the deduction to make it more useful and beneficial to the commercial real estate industry and, in turn, promote energy-efficiency retrofits.

Senate Energy Bill Introduced

On May 16, Sens. Jeanne Shaheen (D-N.H.) and Rob Portman (R-Ohio) introduced S. 1000, the “Energy Sav-ings and Industrial Competitiveness Act of 2011.” Though the bill’s spon-sors believe it will promote energy sav-ings in buildings, utilities, industry and

transportation, BOMA International has concerns that its approach in regard to commercial buildings will lead to build-ing codes that are not cost effective and leave the door open for the Department of Energy (DOE) to produce a national model building code, an outcome that BOMA vehemently opposes.

For the better part of the past decade, BOMA International has been working to educate Congress that overly aggressive and arbitrary energy-efficiency targets in building codes are an ineffective way to legislate energy efficiency.

Fire Sprinkler Legislation Introduced

Legislation has been introduced in both the Senate and the House that would allow for quicker depreciation or expensing of the installation of fire sprinklers in existing buildings. Sens. Tom Carper (D-Del.), Frank Lautenberg (D-N.J.) and Susan Collins (R-Maine) recently introduced S. 1035, a compan-ion bill to H.R. 1792, which was intro-duced by Reps. Aaron Schock (R-Ill.) and James Langevin (D-R.I.). The legis-lation would permit buildings to choose whether or not to classify certain sprin-kler systems as Section 179 property, which allows for the sprinkler installa-tion cost to be expensed in the year the system is placed in service, or to depreci-ate it over 15 years. The Small Business Jobs Act (SBJA) of 2010 allows a business to expense up to $500,000 of Section 179 property for tax years beginning in 2010 and 2011.

BOMAPAC Pearls of Wisdom

At BOMA Interna-tional’s Annual Con-ference and The Every Building Show®, BOMA’s local associ-ation in Washington, D.C.—BOMA/Metro-

politan Washington (AOBA)—sponsored a raffle for eight pieces of pearl jewelry to raise money for BOMA International’s political action committee, BOMAPAC. We’re pleased to say that this fund-rais-ing effort yielded more than $10,500 to support incumbents in the U.S. House and Senate who support real estate’s issues.

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NAC Members Address Trends, Recruitment, FASB 13 and Utilization of SpaceBy Karen W. Penafiel, CAE

On April 28-29, BOMA International’s National Advisory Council convened in Miami to discuss industry trends, what corporate clients want, how to attract and retain the best and the brightest and what FASB 13 bodes for the future. Great presenters, strong attendance of industry leaders, very interactive group discussions and a great venue for busi-ness networking made it one of the best NAC events ever.

Following the CloudThe meeting kicked off with author

and columnist Gene Marks, who chal-lenged the gathering to follow five trends:

1. Follow the money—keep track of key markets, including wireless, rail, healthcare, energy, education and information technology and watch where government funding is going.

2. Accept inflation—lock in supplier contracts, employees and make the buy and get financing now.

3. Watch what is happening in Washing-ton (“Watch C-SPAN”).

4. Follow the numbers and experts—zero in on websites, blogs and other sources of trend information, such as the Consumer Confidence Index, Dow Jones Economic Sentiment Indicator and Aruoba-Diebold-Scotti Business Conditions Index.

5. Adapt to the “cloud”—the virtual office is the business model of the future.

The Employee TrapThroughout this past recession, most

BOMA member companies have been grappling with talent recruitment and retention issues. Years of forgone raises and bonuses (for the lucky) and pay cuts or pink slips for the less fortunate have taken their toll on the industry. As the economy recovers, can we expect

to see increased turnover as “trapped” employees with bad managers find new opportunities? Lynn Hood, president of Blakely, Hood & Associates, Inc.; David LeVrier, Hines’ senior vice president and chief administrative officer; and Andy May, vice president of human resources for Wells Real Estate Funds, led a lively panel discussion on how to

attract, reward and retain the best and the brightest.

What do Corporate Execs Really Want?

NAC’s corporate real estate panel fea-tured Stan Gibson, senior vice president of Wells Fargo, and Trex Morris, global head of corporate real estate for Ernst

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legislative UPDate

& Young. For the past few years, Ameri-can corporations have seen intense pressure to reduce operating costs and that is expected to continue for at least a couple more years as investors continue to raise the bar on profitability. Depend-ing on the facility location, Ernst & Young is trying to keep operating costs to two to eight percent of overall costs and is pushing for 100 square feet per worker (smaller spaces, hoteling, working from client locations, etc.). In terms of operat-ing costs, both companies cited people as their No. 1 expense, followed by tech-nology and then real estate. Universally, they are planning for people to be more mobile and are trying to increase flex-ibility by leveraging technology.

It’s Not Just for CPAs and CFOs …

So what exactly is going on with the new draft accounting rules (FASB 13) and how will they affect the way we do business? A panel of experts included Steve Harding, CFO for Transwestern, and Margo McConnell, CPA, director of global transaction consulting for

Cushman & Wakefield of Florida, Inc., and was moderated by BOMA Interna-tional’s CFO Brian Green. Among the issues addressed by the panel were how leases will be treated on balance sheets, how tenant renewal options will be reported and what impact these report-ing changes could have on asset values, tenant abilities to take on lease liabilities and the length of leases.

See you Next Time?The National Advisory Council,

chaired by John Oliver, managing direc-tor, Wells Real Estate Funds, is made up of senior executives from the nation’s largest companies that own and man-age commercial real estate. The NAC Fall Conference is being planned for Octo-ber 13-14, 2011, at the St. Regis Monarch Bay in Orange County, Calif. For more information about membership in NAC, contact Karen Penafiel at (202) 326-6323 or [email protected]. To see meeting presentations and materials, go to www.boma.org/membership/nac.

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state & local update

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In June, BOMA/SeAttle KIng COunty announced the winners of the 2011 Kilowatt Crackdown compe-tition, with the grand Prize Winner of the Kilowatt Cup, a unique sculpture made of recycled materials, awarded to Wright, Runstad & Company. A jury awarded the company the prize for saving 30-percent more energy than its closest competitor and for having the largest participating portfolio of any company in the competition. the Climate leader Award, recognizing the building that made significant strides in tracking and managing its carbon footprint (as measured by the City of Seattle’s Carbon Footprint calculator), was awarded to the 4th & Madison building, managed by Hines. the 4th & Madison building has also achieved the BOMA 360 Performance Program® designation.

“the Kilowatt Crackdown is widely acclaimed as a successful example

of a voluntary and effective campaign to implement energy-efficiency mea-sures in commercial real estate,” says Rod Kauffman, president of BOMA/Seattle King County. “BOMA/Seattle King County, in partnership with the northwest energy efficiency Alliance’s (neeA) BetterBricks initiative, pioneered the Kilowatt Crackdown, which has not only engaged several hundred building management professionals and owners in improving energy use in their Puget Sound area portfolios, but has now been implemented in several other u.S. cities.”

Sponsored by BOMA/Seattle King County, several Puget Sound utilities and the BetterBricks initiative, the Kilowatt Crackdown is a two-year competition that challenges property managers and building owners to demonstrate their leadership in energy-efficient building operations. Participants assess their 1201 Third Avenue, Wright, Runstad & Company, Grand

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state & local update

facilities’ energy performance using eneRgy StAR® Portfolio Manager and work to improve that score over a two-year period. this year’s winners were selected from 71 eligible buildings rep-resenting more than 21 million square feet of office space. the projected annual electrical savings for these facilities is more than 24 million kWh, or about six percent of their entire energy use. the second phase of the competition, to be

completed in May 2012, will select win-ners from 138 eligible facilities located in 17 cities across the region. these addi-tional participants represent more than 30 percent of the region’s entire office market.

Commenting on the success of this year’s competition, Jack Davis, senior manager, JDM Associates, who adminis-ters the competition on behalf of neeA, says, “the Kilowatt Crackdown has

exceeded our wildest expectations. By tapping into the competitive spirit of the real estate industry, these voluntary cam-paigns focus and accelerate energy and cost savings in local buildings. It’s a win-win for business and the environment.”

BOMA California Advocacy DayIn late June, advocates from all BOMA

local associations in California convened in Sacramento for the California Com-mercial Real estate Summit. More than 90 industry leaders, representing the commercial, industrial and retail sec-tors, joined forces for this two-day event to strategize on how to defeat measures targeting the real estate industry, includ-ing split-roll property taxes. Attendees met with legislators and governor Jerry Brown’s staff and learned more about issues impacting commercial real estate in California.

Among the list of issues dominating the coalition’s agenda this legislative ses-sion is its opposition to Assembly Bill 350, a measure requiring that select building employees (security guards, landscap-ers, window washers, food service work-ers and a catchall of “building services”) be protected from employment disrup-tion anytime a service contract changes from one company to another. BOMA California and its industry partners also actively opposed Senate Bill 469, which would use environmental laws to restrict certain kinds of retail development and diminish local government control over such planning decisions. Finally, BOMA representatives opposed Senate Bill 474, which would eliminate a general con-tractor’s and property owner’s ability to seek indemnity and defense from sub-contractors in non-residential construc-tion. If passed, this legislation would shift all liabilities for lawsuits to owners and general contractors, shielding even neg-ligent subcontractors.

“the Commercial Real estate Sum-mit brings together industry leaders for a comprehensive legislative review and gives us an opportunity to honor legisla-tors who have made positive impacts on California’s real estate industry, as well as visit with our local representatives to make them aware of vital industry issues,” says Ray Magnussen, president of BOMA California. “In a time when we are all struggling to preserve the health of the state’s commercial real estate indus-try, we need to communicate and edu-cate our lawmakers on the significance of pending legislation and the impact to the overall economy of California.”

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Codes & standards Update


BOMA wAs successful on many of its objectives representing the interests of BOMA members and the commer-cial real estate industry during the first round of hearings for the International Green construction code (Igcc) held this past May in Dallas. The Igcc is designed as an “overlay” to existing Icc building codes and covers all buildings except low-rise residential.

Over seven days of hearings in Dal-las, Igcc code development committees on two tracks (energy/water and Gen-eral Provisions) heard more than 1,350 proposals to modify the second draft of the Igcc. committee recommendations, along with successful floor motions, will be balloted by Icc voting members during final Action Hearings scheduled for November 1-6 in Phoenix. The first consensus edition of the Igcc is then

ICC Green Building Code Hearings

scheduled to be published early in 2012.Major successes for BOMA during the

Dallas hearings included committee dis-approval of the following proposals:

• Post-occupancy commissioningcompliance via five-percent perfor-mance bond, 10-percent property tax penalties and 10-percent utility rate penalties.

• Additional10-percentinsulationlevelon all roof replacements.

• Numerousproposalsbytheconcrete/masonry industry to mandate disaster mitigation measures in all buildings.

• EPAproposaltolimiton-sitedieselengine emissions.

• Extensiverodentproofingandchemi-cal management requirements.

• Onerous IAQ measures duringconstruction.

• Eliminationofplenumconstruction.

• Eliminationofoptionforpurchasedrenewable energy credits to satisfy renewable energy requirements.

• Increaseinthe“servicelife”ofbuild-ings to 75 years.

• Inclusionofextremelyonerousbuild-ing envelope insulation levels.

• Extensiveenergymeteringandtenantdisclosure of energy usage.

• DeletionofoptionforuseofASHRAEstandard 189.1 as an approved path for compliance with the Igcc.

BOMA also secured floor motions to successfully overturn negative commit-tee actions on BOMA proposals to:

• Deletethemandateforbuildingownereducation manuals to remain in the building throughout the life of the structure.

• Delete requirements for a 14-day“flush-out” period for the HVAc sys-tem prior to occupancy, while main-taining comfortable interior tem-perature and a maximum 60-percent humidity level.

• Eliminate“nosmoking”signageatthefront of all buildings.

comments and challenges on the results of the Dallas hearings are due August 12. BOMA intends to challenge

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Codes & standards Update

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committee disapproval of BOMA pro-posals to:

• Eliminate provisions for existingbuildings, existing building site devel-opment and all sections dealing with acoustics.

• Deleteallpost-occupancycommis-sioning requirements.

• Delete100-year“designlife”period.

• Reference theBOMAsuiteoffloormeasurement standards in the Igcc.

• GivetheownerthesolediscretionontheuseofASHRAE189.1asanalterna-tive compliance path.

BOMA also intends to challenge com-mittee approval of restrictions on sale of properties that do not comply with the Igcc.

Measurement Standard Now Available

Mixed-Use Properties: Standard Meth-ods of Measurement (2011) is now avail-able in BOMA’s Online store (http://shop.boma.org). This standard provides a uniform methodology for computing, communicating and comparing the measurement of mixed-use properties, a standard designed to meet the needs of architects, appraisers, space planners, interior designers, engineers, property owners and managers, leasing profes-sionals, asset managers and others asso-ciated with mixed-use properties.

ASHRAE Standards Under Revision

ASHRAEStandard100(EnergyCon-servation in existing Buildings) and standard 188 (Prevention of legionel-losis Associated with Building water systems) are both being revised. Proj-ect committees for these standards are directing the revision process, with BOMA International keenly interested in protecting the interests of BOMA members and the larger commercial real estate industry as these efforts pro-ceed. BOMA has submitted comments for the second public review of standard 188, which closed on July 25, and will work with the committee to address our concerns. An “advisory” public review was conducted for standard 100, and BOMA expects to submit comments for the first formal public review of the proposed revisions to the standard once the committee finalizes their propos-als. watch this space, as well as BOMA’s e-News, for further updates as the revi-sion process goes forward.

Participants Needed: Research on Reduced Water Flows

experiencing blockages in your drain lines that could be attributed to reduced flows from the retrofit of water-saving plumbing fixtures? The Plumbing effi-ciencyResearchCoalition(PERC)iscon-ducting a research program to determine the implications of reduced water flows in building drains and evaluate the use of higher-volume discharges at inter-mittent intervals as a potential way to effectively clear those lines. If you have experiencedsuchproblems,contactRonBurton [email protected] for further information on participation in this research project.


leading the way

WADE LANGE, FMA, RPA, CPM IS VICE PRESIDENT OF PROPERTY MANAGE-MENT with Ashforth Pacific, Inc. in Port-land, Ore. He served as the president of BOMA/Portland in 2006, where he is cur-rently the board liaison to the Sustain-ability Committee. On the international level, he has served on the Local Asso-ciation Services Committee, the State Government Affairs Advisory Council and the Education Committee. Lange is currently serving as co-chair of the Edu-cation Advisory Council and the Sustain-able Operation Series Task Force, and is a member of BOMA International’s Executive Committee.

looking at your involvement with BOMa, education seems to be your passion. how did you get started?

I started as a building engineer and, in 1978, I started taking some of the SMA courses through the local BOMA office in Portland. During that first exposure to BOMA, I really found the value in the people that I met and used them as a resource. I have been a member ever since and, wherever I went in my career, BOMA was always right there with me and, in some cases, helped me grow in my career and find opportunities. Edu-cation was my introduction to BOMA and I felt it was an important part of what BOMA offers its members. Being involved locally led me to the national Education Advisory Council that I’ve been on for a number of years now. The people that you meet there are extraor-dinary and are always a resource. Edu-cation is still a very large part of what BOMA does.

Wade Langeeducation enthusiast, Movie Buff

what are some emerging issues property professionals need in training to succeed in today’s market?

Property managers are now being viewed more as asset managers. They are being handed more responsibility for the financial performance of their assets at a level I don’t think they have been asked before. That means that a stronger understanding of the asset’s total finan-cial performance is critical for property managers. They need to be able to talk the language of the asset managers.

The other important issue is technol-ogy. As new buildings come up and as codes require, technology is leading the way in a lot of these buildings—not only in building operations, but also in the way that we as professionals communi-cate and get work done day to day. Those are the two prime areas where property managers should be focused.

you helped develop BOMa international’s Sustainable Operation Series (SOS). how important will sustainability be in the future for commercial real estate?

It’s going to be part of what we do to the extent that we won’t even think about it. Managing a building as sustain-ably as possible is going to be as com-monplace as having elevators in a high-rise. I envision a time when you go to a BOMA conference and you don’t have segments talking about sustainability.Instead, it will be integrated throughout everything you see because it will be so mainstream.

how do you get the most out of your BOMa membership?

I think back to that first SMA course I took in Portland in the late ’70s, and there are a few people from that class that I am still in touch with. That, in a nutshell, is really the power of BOMA. First, last and always, BOMA is about the people. We have an incredible network at all levels within the real estate industry. As I’ve grown on the international side of BOMA, I’ve come into contact with more and more people around the country. I’m learning that everybody deals with the same issues and problems. There are stories to tell and lessons to learn across the country from everybody who is engaged in real estate. BOMA opens up those doors for you so that you can pick up the phone and talk to anybody and you have a relationship with those peo-ple because you are BOMA members.

what is something that most people don’t know about you?

Back in the mid-’70s I was accepted into the UCLA School of Film and turned it down. I love film and I read a lot about it. Years ago, I’d probably see 10 or 12 films a week—and this was all in the the-ater. Now, I still love it but watch mostly on DVD. Maybe someday, when I grow up, I’ll do something with film.


Around the industry

BOMA InternAtIOnAl ChAIr rAy MACkey And BOMA PreSIdent henry ChAMBerlAIn recently attended the South African Property Owners Association (SAPOA) Confer-ence in Capetown and presented “Is this a great recession or will the recession make us great?” the SAPOA conference was a huge success and provided a great venue for networking and education.

South Africa’s GdP growth is projected at approximately 12 percent this year, but unemployment is 25 percent and the

BOMA International Chair Ray Mackey and Presi-dent Henry Chamberlain during the SAPOA Conference.

economy is just getting by. Similar to the United States, they see the recovery tak-ing hold in the second half of next year.

Look for it: A full recap of the SAPOA Conference will run in the Sept./Oct. 2011 issue of The BOMA Magazine.

Where Real Estate MeetsOn June 3, BOMA International

hosted the real estate Associations executive Summit. leaders from major real estate associations discussed several key issues, such as membership growth and conference attendance, leverag-ing social media, changes in education delivery, changes in the ratio of dues and non-dues revenues and collaborating on careers in real estate.

Association participants included: AFIre, AhlA, AI, AIA, ASId, BOMI, CCIM, Corenet Global, CreFC, CreW, CSI, ICSC, IFMA, IreM, nAIOP, nAreIt, nMhC, realtors (Commercial and land Institute), rer, rICS, SIOr and UlI.

On the Scene in D.C. BOMA President henry Chamberlain

participated in BOMA/Metropolitan Washington’s (AOBA’s) annual tOBy® Awards luncheon in June. tOBy winners included 1250 24th Street, managed by Cassidy turley, in the earth category and 1625 eye Street, managed by Brookfield, in the grand winner category. keynote speaker GSA regional Commissioner Cathy kronopolus told attendees that GSA is modernizing its headquarters building to provide more green, flex space to meet the demands of a more mobile workforce.

SAPOA Conference Highlights Technology, Human Capital Challenges

From left: GSA Regional Commissioner Cathy Kronopolus, BOMA Metropolitan/Washington EVP Peggy Jeffers, BOMA President Henry Chamber-lain and BOMA/Metropolitan Washington President Ben Comm.

Stay on Top of Fire Codes to Keep Your Building Safe

Fire safety, as it relates to the signage industry, is the ability to assist facility occupants with exiting the building as quickly as possible in the event of a fire or other hazard through effective signage. Exit signs should be placed near doors that provide the quickest and safest way out of a building. The exit signage should also be able to operate in the case of a power outage.

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Pictured Left: A sign marks a fire zone area outside a commercial building. Such signs are among the safety signs required by law.

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Signage can also help reduce the damage caused by fires by supporting the responding firefighters’ efforts through the identification of fire detection, suppression or control elements such as sprinklers, risers and valves, hoses, etc.

Fire codes vary from state to state and even by city. For the most accurate assessment, contact your local fire department and request a fire safety evaluation. Not only will they be able to tell you where signage is needed, they can inform you of other policy measures that need to be taken in order to get up to code.

Safety signs are essential to any business’s signage package.Fire safety should be a top concern for property managers and owners. One of the easiest ways to ensure the safety of your employees and patrons is with compliant signage. And, while you likely had the property inspected before opening the doors, it is a good business practice to regularly revisit your safety signage to ensure you are still compliant with the latest fire codes and regulations. Ph

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‘A TEAM’ COLLABORATIONS

THE SEPTEMBER 11, 2011, ATTACKS on the World Trade Center and Penta-gon forever changed the way all Ameri-cans viewed terrorism, especially those involved in the office building industry. BOMA International and other indus-try organizations have worked with gov-ernment officials to prevent, detect and respond to terrorist threats and mali-cious incidents. What resulted was the creation of a not-for-profit organiza-tion called the Real Estate Information Sharing and Analysis Center (REISAC). Established in 2003, the REISAC, of which BOMA International is a founding member, is a public-private partnership between the U.S. real estate industry and federal homeland security officials that helps facilitate information sharing on terrorist threats, warnings, incidents, vulnerabilities and response planning to counter-terrorism and protect build-ings and the people who occupy and use them.

Members of the REISAC include the American Hotel & Lodging Association; American Resort Development Associa-tion; BOMA International; Institute of Real Estate Management; International Council of Shopping Centers; National Apartment Association; NAIOP, the Commercial Real Estate Development Association; National Association of Real Estate Investment Trusts; National Association of Realtors®; Real Estate Board of New York; and The Real Estate Roundtable.

It is important to note that other industries operate ISACs in partnership with the federal government as well. These include the financial services, electric power, oil and gas, water, tele-communications, information tech-nology, chemical and food sectors.

BOMA International and the REISAC: CRE’s Gateway to the War on TerrorBy Jason Todd

The framework for all ISACs to protect America’s “critical infrastructures” from terrorist and other malicious attacks was initially established prior to 9/11 through a Presidential Decision Direc-tive signed in 1998 and an Executive Order issued by President George W. Bush that strengthened it.

It is critical to the nation’s security that BOMA International and its members work with the REISAC to achieve objec-tives that no single industry organiza-tion could accomplish alone by bringing together industry representatives and the government to aggregate, share and assess information on terrorism. Spe-cifically, the REISAC serves three roles:

• Todisseminateinformationfromthefederal government, including ter-rorist alerts and advisories, to BOMA International members and the other real estate industry participants, and bring government officials and build-ing owners and operators together to assess and evaluate information so it’s more useful and actionable for real estate. With timely and vali-dated intelligence, BOMA Interna-tional members are better prepared to develop and activate their own counter-terrorism activities, includ-ing steps to protect their buildings and tenants.

• To facilitate real estate’s reportingto government authorities of cred-ible threats to real estate assets, and enable analysis of the information to detect patterns or trends, and to develop potentially coordinated action steps.

• Tobringprivate-andpublic-sectorexperts together to share useful infor-mation and discuss and develop best practices and solutions on specific issues affecting sub-sectors (such as retail or office property owners) or to discuss issues such as risk assess-ment, asset fortification, building security and emergency response planning.

Of these three roles, the REISAC most frequently provides its members alerts and other informational bulletins on

a variety of threats. This information can originate within the Department of Homeland Security (DHS) or from a REI-SAC member. To ensure reports are rel-evant and appropriate, security experts have developed a standard protocol for reporting threats and incidents against real estate assets. The reports of all inci-dents must meet the “Basic Criteria” and meet a minimum threshold.

Once it is determined that the event meets the Basic Criteria, the report must also meet one or more criteria or thresh-olds. The thresholds include: intelligence gathering, terror/bomb threats, unau-thorized access, public health/HVAC incidents, thwarted terrorist attacks, suspicious mail or delivered package contamination, extended service out-age, official threat warning, suspected arson and discovery of suspicious bomb-making materials. BOMA International members can submit a report and access REISAC bulletins housed on REISAC.org by first logging into BOMA.org, then vis-iting the “Security and Emergency Pre-paredness” portion of the site and finally clicking on “Security Alerts.” This will take you to the REISAC website. When a report is considered by DHS to be more significant or critical to the industry, an Alert is pushed out to the entire REISAC membership.

To date, the REISAC, in coordination with the DHS, has issued more than 250 alerts and bulletins to its members. Through this partnership, BOMA Inter-national provides its members an ave-nue through which they can be active participants in the war on terror and receive timely and accurate informa-tion to protect buildings and tenants.

Learn more about REISAC by visiting www.reisac.org.

About the Author: Jason Todd is director of Federal Affairs at BOMA International. He can be reached at [email protected].

BOMA International and its members work with the REISAC to achieve objectives that no single industry organization could accomplish alone.

Online education to maximize your building’s performance while reducing operational costs.

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Register for both series today and save $500!

Series 1

Creating a Baseline and Plan for Sustainable Initiatives

Sustainability: The New Frontier for the Built Environment

Sustainable Toolbox

Ready, Set, Go: Define Your Baseline

Empowering Your Sustainable Team

Strategic Planning for the Green Economy

The Dollars and Sense of Sustainability

Case Study Featuring Real-World Situations

Series 2

Best Practices for Sustainable Implementation

Project Management for Sustainable Initiatives

Energy Management: Approaching Net-Zero

Water Conservation: The Future of Sustainable Operations

The Sustainable Supply Chain

IEQ: Clearing the Air

Sustainable Operations: How to Green Day-to-Day

A New Day, A New Baseline

Case Study Featuring Real-World Situations

BOMA 2011 Draws Attendees from Across the United States and Abroad for CRE’s Most Important Education and Networking Event

Traveling from as far away as South Africa and China to as close as Baltimore and New York, attendees took part in the industry’s best education, gained insight from world-class experts and speakers, learned about cutting-edge solutions from premier serv-ice providers and exchanged ideas and knowledge within the industry’s most impor-tant business network at the 2011 BOMA International Conference and The Every Building Show®, June 26-28, in Washington, D.C.

BOMA Conference Highlights

By Laura Horsley

Keynote speaker David Gergen.

Speaker Insights

BOMA President Henry Chamberlain discusses real estate resets during the State of the Industry address.

BOMA President Henry Chamberlain delivered the annual State of the Industry

address during the Monday General Session sponsored by Yardi. Chamberlain

discussed the key resets that need to take place to make commercial real estate

in the United States more competitive in the global marketplace, including a

greater focus on emerging technologies, green solutions, alternative workplace

environments and bringing young professionals into the industry.

During the Sunday General Session spon-

sored by the AOBA Alliance and Constellation

Energy, keynote speaker and political analyst

David Gergen gave attendees an insider’s look

at the 2012 political landscape and discussed

core issues elected officials and voters are grap-

pling with, including the sluggish recovery, the

growing national debt and the unwillingness of

politicians on both sides of the aisle to make

tough choices. “The politicians don’t want to do

what’s hard; they’re just kicking the can down

the road,” said Gergen.

Dynamic Dialogue: Peter Linneman (left) and Michael Fascitelli.

Also during the Monday General Ses-

sion, keynote speakers Michael Fascitelli, president and CEO of Vornado Realty Trust,

and renowned economist Peter Linneman, Ph.D. took part in a lively dialogue on key

issues affecting both commercial real estate

and the overall economy, such as inflation,

investment concerns and the success of

gateway markets like New York, D.C. and

Texas compared to the greater U.S. mar-

ketplace. Speaking on global issues, the duo

also discussed the global debt problem, not-

ing that the United Kingdom is one of the

few countries taking on the “hard answers.”


The Every Building ShowAt The Every Building Show®, pro-

duced by BOMA International and

Buildings magazine, more than 460

exhibits of innovative solutions bene-

fiting all types of buildings were show-

cased in an impressive learning labora-

tory. Attendees met with leading suppli-

ers to learn how to increase operational

efficiencies, enhance property values

and reduce costs, and experienced

state-of-the-art products, services and

technologies targeted to their needs.

Richard King, senior property manager

with Colliers Arnold, noted, “I’m meet-

ing lots of vendors and getting lots of

deals done. This is definitely BOMA

International at its best.”

BOMA 360 Designees Take the Stage

The latest BOMA 360 designees take the stage.

BOMA 360 Council Chair Dan Chancey honored the latest and the largest class

of BOMA 360 designees during the Monday General Session. Since the BOMA 360

Performance Program® began two years ago, more than 300 buildings have received

the BOMA 360 designation. “More designees are telling us that BOMA 360 is helping

differentiate their buildings in a competitive marketplace,” said Chancey.

Premier Education

It was standing room only at BOMA education sessions.

Attendees participated in more than 40 education sessions across five subject

tracks. Led by sought-after industry practitioners and subject matter experts, attend-

ees came away with best practices and solutions to help them achieve operational

excellence, retain tenants and hone leadership skills. Packed education sessions

focused on a variety of topics, from meeting the demands of regulations and man-

dates to sustaining high-performance buildings to leveraging smart technology for

better operational performance.



During the TOBY Awards Banquet, BOMA Interna-

tional Chair Ray H. Mackey, Jr. presented the annual

Chair’s Award to retiring Executive Vice President of

BOMA/Dallas Joe Marchant. Said Mackey, “Joe has

been an inspiration to so many of us throughout the

association. His thoughtful insights, friendly encour-

agement and artful persuasion have propelled all of

us to achieve greater things.”

Three Outstanding Members of the Year from three

BOMA regions were also honored:

Middle Atlantic Region—James R. Kleeman, RPA,

general manager of Time Warner Center, Related

Management Company, LP, BOMA/New York.

Southern Region—Angel Miller, RPA, property man-

ager, Highwoods Properties, BOMA/Raleigh-Durham.

Southwestern Region—Dan Yates, RPA, regional

manager, Gaedeke Group, LLC, BOMA/Dallas.

Boyd R. Zoccola, executive vice presi-

dent, Hokanson Companies Inc., was

formally sworn in as the 2011-2012

chair and chief elected officer of BOMA

International during the ceremony. In

his acceptance speech, Zoccola told

BOMA members, “I look forward to the

year ahead. Together we will ‘Achieve

High Performance through Innovation’!”

The TOBY Awards Reception was

sponsored by Scientific Conservation

and the TOBY Awards and Banquet was

sponsored by Kimberly-Clark Profes-

sional*, program sponsor through 2014.

Excellence Honored During TOBY Awards

TOBY winners in the Corporate Facility category represent the Hearst Tower in New York City.

The stars of the commercial real estate industry came out during the TOBY® Awards Reception and Banquet. The Outstanding Building of the Year® (TOBY) Awards are the

most prestigious and comprehensive program of their kind in the commercial real

estate industry, recognizing quality in office buildings and rewarding excellence in

office building management. Winners were chosen in 14 categories. See the regional

TOBY winners on pages 38-39 and see the complete list of international TOBY win-

ners in the September/October issue or at www.boma.org.

Other HighlightsBOMA 2011 featured the second annual Student Day, sponsored

by the BOMA Foundation. More than 50 students and faculty from

nine different real estate programs attended the conference to

learn and network. Local host BOMA/Metropolitan Washington

(AOBA) helped raised more than 10,000 for BOMAPAC during the

Pearls of Wisdom fund-raiser.

BOMA Chair Ray Mackey, Jr. presents the Chair’s Award to Joe Marchant.

Former BOMA President Stephen P. Hokanson (1991-93) swears in Boyd Zoccola as 2011-2012 BOMA chair.

College students enrolled in real estate curriculum are all smiles during the Monday General Session.



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\

Town HallMembership retention and recruitment and strat-

egies for growing non-dues revenue were key top-ics during the Town Hall Meeting led by BOMA Chair Ray H. Mackey, Jr. and BOMA President Henry H. Chamberlain. Results of a recent Local Leadership survey were discussed, which showed that top con-cerns facing local associations include the economy/budgets, finding time to participate and recruiting young professionals into the industry. In fact, 82 per-cent of survey respondents indicated that, although member retention was going well, they were having difficulty attracting new members, particularly young professionals. Survey results also found that 72 per-cent of respondents indicated that BOMA member-ship has a better return on investment vs. competing associations.

Town Hall attendees participated in small group brainstorming workshops that focused on strategies to build membership, ideas for generating more non-dues revenue and how BOMA International can help provide resources and services. Participants came up with several ideas, including:

• Workcloserwithcolleges/universitieswithrealestate programs to market the industry.

• Includemoreyoungprofessionalsonlocalboardsand committees.

• Hostvendor-sponsored“asktheexpert”seminarsto generate revenue.

• ProvidefurtherWebsupporttoBOMAlocalsbyBOMA International and create more templates of policies, procedures, RFPs and best practices.

Board of Governors HighlightsBOMA Chair and Chief Elected Officer Ray H.

Mackey, Jr. presented BOMA/Dallas Executive Vice President Joe Marchant with the Distinguished Serv-ice Award.

Taking Care of Business

BOMA Secretary/Treasurer Kent C. Gibson, CPM gave the 2011 Financial Update, reporting that membership is pro-jecting slightly better than budgeted, and that several BOMA programs, includ-ing the Partnership Program, the Medi-cal Office Buildings (MOB) and Healthcare Facilities Conference, the BOMA 360 Performance Program® and the Preventive Maintenance Guidebook and Retail Standard publications, are all performing well and many are exceeding budget predictions.

A bylaw amendment was unanimously approved to add a voting seat on the Executive Committee for a BOMA Associate member.

BOMA Conference Highlights

BOMA Secretary/Treasurer Kent Gib-son gives the Financial Update.

Executive Vice President of BOMA/Metropolitan Washington Peggy Jeffers accepts the BOMA 360 Local Association Award.

BOMA 360 Council Chair Dan Chancey presented BOMA 360 Local Association Awards to:• BOMA/Houstoninthe300MembersorMorecat-

egory with 38 buildings.


o BOMA/Dallas received an honorable mention in this category with 31 buildings.

• BOMA/OrangeCountyinthe150to300Memberscategory with 10 buildings.

• BOMA/WisconsinintheLessthan150Memberscategory with seven buildings.

• BOMA/MetropolitanWashingtonintheMostCor-porate Submissions category with 18 submissions from Brookfield Properties.

Chancey also announced the kick-off of the BOMA 360 Ambassadors Program, which helps vendors and suppliers to commercial real estate connect with cus-tomers by serving as a valuable resource to BOMA and to BOMA 360 applicants and designees.

BOMA Chair-Elect Boyd Zoccola reported that the 2011 Medical Office Buildings (MOB) and Health-care Facilities Conference saw a 20-percent increase in attendance with 650 attendees and exceeded sponsor-ship goals by more than 20 percent. Read more about what happened at the MOB Conference in “Trends Tracker” on pages 40-41 and “Eye on Education” on page 44.

The Board of Governors passed two new policy positions on Roof Tax Incentives and Fire Sprinkler Tax Incentives. See page 8 for more on these policy positions.

Chair of the IDF Oversight Committee Cary Frons-tin announced the approval of IDF requests for Lead Paint Regulatory Effort, Stormwater Regulatory Effort and Broadband Plan Implementation.

Guest speaker Bob Peck, commissioner, Public Buildings Serv-ice (PBS), U.S. General Services Administration (GSA), addressed Board of Governor delegates on the latest news and trends from the public building sector, includ-ing recovery act spend-ing, smart security, transit-oriented development and sustainability. Peck noted that GSA views its real estate portfolio as a “proving ground” to test and evaluate innovative technologies and practices.

Other guest speakers included Chair of BOMA Can-ada Wendy Cardell and Kevin Roman, president of the South African Property Owners Association.

Chair of the Building Codes & Voluntary Standards Committee Bill Moebius reported that BOMA’s appeal of the 2010 Final Action Hearings for the International Energy Conservation Code helped secure the recent approval of changes to the ICC process recommended by ICC’s Code Development Process Committee. Read more about the Codes Hearing in “Codes & Standards Update,” pages 18-20. Moebius also reported that BOMA is actively involved in the development of the next edition of ASHRAE’s Green Commercial Building Standard 189.1 scheduled for release later this year.

Zoccola reported that BOMA International mem-bership is up 0.75 percent after declines in 2009 and 2010; BOMA/Central Pennsylvania was added as the 93rd BOMA local association in January; and National Associate Member (NAM) membership is up almost 10 percent.

Zoccola also announced the 2011 Best Practice Award Winners:• Marketing Communications

category: BOMA/Atlanta for its GREEN Real Estate Summit.

• CommunicationsManagementcategory: BOMA/Atlanta for its partnership with HomeAid and the Genesis Shelter Project.

• Electronic & Interactive Com-munications category: BOMA/San Francisco for its videos docu-menting best sustainable operat-ing practices.

• MediaRelations/IssuesCrisisManagementcat-egory: BOMA/Austin for its “2010 in Review” public relations effort.

BAE Council Chair Pat Schwarze reported that the BAE meetings addressed the important topic of managing shrinking or stagnant resources, improving education programs and providing new networking opportunities.

BOMA International’s new vice chair and 2011-2013 Executive Committee members were approved dur-ing the meeting:

Vice Chair: Richard W. Greninger, CPM, managing director, Carr Properties, BOMA/Metropolitan Washington (AOBA).

2011-2013 Executive Committee members:

• Steven J. Hrbek, RPA, senior real estate manager, CB Richard Ellis, BOMA/Suburban Chicago.

• Scott O. Jones, PE, manager of projects, princi-pal, Jacobs Engineering Group-Global Buildings, BOMA/Fort Worth.

• Katya Naman, senior vice president, Lowe Enter-prises, BOMA/Metropolitan Washington (AOBA).

• Laura T. Ragans, RPA, property manager, Manulife Financial, BOMA/Orlando.

• John K. Scott, RPA, director, corporate occupier & investor services, Cushman & Wakefield of Flor-ida, Inc., BOMA/Miami-Dade.

Bob Peck, commissioner, Public Buildings Service, GSA.

BOMA/Atlanta receives Best Practice Awards in two categories.

BOMA officers and Execu-tive Committee members are sworn into office.


“America has changed forever” was a phrase reiterated in

one form or another by newscasters and journalists shortly

after the tragic events of September 11, 2001. Owners and

managers of commercial properties knew that commercial

real estate would play a central role in the national shift in how

we think about and address safety and secu-

rity and how we apply that to preparedness

in office buildings. Emergency preparedness

plans were dusted off and updated, build-

ing security measures were enhanced and,

perhaps most important of all to this shift,

communication and outreach ramped up

to unprecedented levels.

“In several cities I visited prior to 9/11,

first responders knew very little about the

properties in their jurisdiction,” notes Mike

Coleman, vice president, Commercial Real

Estate, AlliedBarton Security Services. “Now,

there are active lists, communication links

and evacuation staging being coordinated

with government agencies.”

Following 9/11, property profession-

als were thirsty for as much information

and tools as they could get their hands on.

Coleman was a speaker in a BOMA-hosted

teleconference on preparedness shortly

after 9/11 that had approximately 5,000

Evaluating Emergency Preparedness a Decade After 9/11

By Laura Horsley

10 Years

participants. “The result of this conference call was the for-

mation of the BOMA Preparedness Committee, which has

taken us light years in our communication, planning and

relationship with government agencies like the Department

of Homeland Security (DHS),” he says.

Joe Donovan, senior vice president with

Beacon Capital Partners LLC and current

chair of BOMA’s Preparedness Committee,

notes that, while there was some pain early

on when DHS was cobbled together from

other groups, the foundation blocks are

now in place as the business model grows.

“We’re starting to see a much more active

networking program start to take hold so

information sharing can be performed

more efficiently and effectively,” explains

Donovan. “The infrastructure protection

group within DHS has shown very posi-

tive signs in their willingness to work and

participate with the private sector.”

Other government agencies, including

the Federal Bureau of Investigation and

Federal Emergency Management Agency,

have also gone through a renaissance in

recent years, enhancing outreach with the

private sector.

“The infrastructure protection group within DHS has shown very positive signs in their willingness to work and participate with the private sector.”—Joe Donovan, Senior Vice President, Beacon Capital Partners LLC, and Chair of BOMA’s Preparedness Committee


The Big Picture of Preparedness

Advancements in building security and technology have

kept pace with the expansion of communication and out-

reach, making the office environment a much safer place.

Using remote video and other technologies allows building

personnel to capture, track and trend incidents to help build

a better security program. Notes Coleman, “The advance-

ments have really helped us be better prepared, and user-

friendly technologies are being utilized to enhance security

in general. Remote video, the ability to be notified of an inci-

dent electronically, the dispatch of personnel and additional

resources—all are critical.”

Improved security certainly gives tenants more peace of

mind in regards to terrorist threats or other dangerous or life-

threatening occurrences, but enhancements are also cutting

back on incidents of other criminal activity. Coleman recalls a

recent rash of laptop thefts in the Philadelphia region that was

quickly resolved because of policies and procedures already

instituted. “Through the programs initiated by the Prepared-

ness and Safety and Security Committee and the broad com-

munication network, the local building personnel were able

to catch the perpetrator quickly,” he says.

The best preparedness plans are adaptable, as well as com-

prehensive. On the morning of 9/11, Ed Fallon, vice president

of operations, New York Region, Brookfield Office Proper-

ties, was in charge of operations for the World Financial Cen-

ter complex and One Liberty Plaza, properties adjacent to

the World Trade Center. Having an updated preparedness

plan in place helped ensure that these properties had swift

and orderly evacuations, even though the plan in place was

focused on a much different type of disaster. “Our prepared-

ness plans really weren’t geared for terrorism at the time, but

more geared for a hurricane,” says Fallon. “It made the situ-

ation a little less chaotic knowing we had a plan in place to

handle large numbers of people going in the same direction.”

A Local Perspective and an Ever-Shifting Threat

The ramp up in security and preparedness has made com-

mercial buildings and tenants safer as the “threat” zone has

expanded beyond the iconic cities and structures traditionally

thought to be at greater risk.

New York City is, not surprisingly, ahead of the game on

preparedness, where each building is mandated under Local

Law 26 to have an Emergency Action Plan and an Emergency

Action Plan Director, but other cities are quickly developing

a preparedness infrastructure to deal with different threats.

“We’re really trying to make people aware that there are 50

states and many things can and will go wrong,” remarks Dono-

van. “We have encouraged BOMA local associations across

the country to organize preparedness committees and now

there are many, many more preparedness committees than

How Far We’ve Come—Preparedness and Security 10 Years Later By Jason Todd

• In certain U.S. cities (New York City, Los Angeles, San Fran-cisco, Chicago, Boston), office buildings now rely on elec-tronic barriers/optical turnstiles, individual identification, bomb dog services and outside monitoring more than ever for security. In other U.S. cities (Seattle, Washington, D.C., etc.), manned security continues to be present, although limited use of electronic barriers/optical turnstiles, etc. have been installed.

• Security firms have sought and received DHS Safety Act Certification/Designation for security programs throughout portfolios to provide the greatest amount of protection to clients and accounts.

• For some properties, X-ray machines, metal detectors and other security devices can be deployed/scaled up should the threat indicate that a change in operations is required. Out-side private security services are able to push out informa-tion in short order to support operational considerations.

• Large urban areas have rewritten fire evacuation laws to mitigate potential loss of life and injuries from a similar event to 9/11 requiring, at a minimum, annual evacuations.

• Smart video software is being utilized to track specific activ-ities, such as packages left in one place for a specific period of time or for suspicious behavior around the building or in parking garages.

• BOMA International and its industry partners have teamed up to form the Real Estate Information Sharing and Analy-sis Center (REISAC), which provides bulletins on terrorist threats and activities. (Read more on REISAC, page 26).

• Public-sector groups have reached out to forge working relationships with the private sector to ask for feedback on information and training needs.

• Many buildings now include elevator lockouts, which only allow riders to exit at a specified floor.

• BOMA local associations and the BOMA Preparedness Committee have worked diligently to represent the indus-try to assure BOMA’s interests are being considered within exercises and when events dictate with local, regional and national groups.

• Building management and first responders in many major cities, such as San Francisco, Washington, D.C. and New York City, have built relationships, where before there was little communication.

• Buildings are beginning to communicate better with their neighbors, tenants and the authorities regarding their emer-gency preparedness plans. Real estate managers are using table-top sessions to identify potential risks and coordina-tion of responses.



10 years ago. In the past year alone, we

have seen committees stand up in Stam-

ford, Conn., D.C. and Portland, Ore., and

Jacksonville, Fla., St. Louis and San Diego

are on the horizon.”

Donovan explains that the need is

ever present for people to be vigilant

and to stay connected, whether they

are in a large city like Chicago, New York

City or Boston or in smaller markets like

Portland, Ore. or Springfield, Ill. “The ter-

rorists have redefined what success will

be,” says Donovan. “There have been

more terrorism arrests in the United

States in the last 18 months than there

were the prior six years, and all of those

arrests can be categorized as ‘lone wolf’

operators.”

In 2009, authorities arrested a man

who was plotting to blow up a federal

courthouse in Springfield, Ill. In the

same year, a man was arrested in Dallas

for attempting to blow up a skyscraper

with a car bomb. During a 2010 sting

operation in Portland, Ore., authori-

ties arrested a man who was plotting to

blow up a Christmas tree lighting cer-

emony. Perhaps the most well-known

“lone wolf” plot was the Times Square

car bomb attempt of May 2010. “The

Times Square event was actually a suc-

cess, for us, because it reinforced the

need for the intelligence community

to understand the value of the private

sector to identify suspicious behavior,”

says Donovan. “This was reinforced

with the arrest of a college student

attempting to buy chemicals from

South Carolina for explosive devices

being assembled in Texas a few months

ago.”

BOMA local associations across the

United States are adapting their busi-

ness models to be prepared for vari-

ous scenarios, be it terrorism, natural

disasters or air-borne virus. BOMA/

Denver Metro is working with DHS

and the Denver Urban Area Security

Initiative on the Wide Area Recovery &

Resiliency Program (WAARP), a collab-

orative program of preparing for recov-

ery following a catastrophic chemical,

biological or radiological incident. And

when the Howard Hanson Dam outside

of Seattle showed signs of being under-

mined and damaging up to 100 million

square feet of office space in the Kent

Valley, BOMA/Seattle worked closely

with the business and commercial real

estate community and the Army Corp

of Engineers to get the word out, hold-

ing a seminar attended by more than

480 people on how to prepare business

for the potential flood.

Preparedness today may seem radi-

cally different than it did 10 years ago,

but ultimately it comes down to hav-

ing a fluid plan that covers various

scenarios and knowing that the next

attack, flood or outbreak can happen

anywhere. Preparing for the big threat

makes us all safer from every threat.

Volume Discounts Available! • Call us for a free quote or catalog!

Tel: 1-800-624-5269 • Fax: 1-800-624-5299


2010-2011 Regional TOBY® Award Winners/Nominees

Corporate FacilityHearst TowerNew York, N.Y.Managed by: Tishman Speyer PropertiesOwned by: Hearst Corporation

Hunt Corporate HeadquartersDallas, TexasManaged by: Hunt Office ManagementOwned by: Hunt Consolidated, Inc.

Maple Leaf FoodsMississauga, OntarioManaged by: Bentall Kennedy (Canada) LPOwned by: 2725312 Canada Inc.

McDonald’s Campus Office BuildingOak Brook, Ill.Managed by: Jones Lang LaSalleOwned by: McDonald’s Corporation

Roofing Concepts UnlimitedCoral Springs, Fla.Managed and Owned by: Giacobazzi Partners LLC

Wells Fargo Home Mortgage CampusMinneapolis, Minn.Managed by: Cushman & WakefieldOwned by: Wells Fargo

EarthFirst City TowerHouston, TexasManaged by: CB Richard EllisOwned by: FC Tower Property Partners, LP

Fourth & MadisonSeattle, Wash.Managed by: HinesOwned by: TIAA-CREF

701 BrickellMiami, Fla.Managed by: Jones Lang LaSalleOwned by: TIAA-CREF

FBI Chicago Regional OfficeChicago, Ill.Managed by: USAA Real Estate CompanyOwned by: FBI Chicago Partners LLC

Federal Reserve PlazaBoston, Mass.Managed and Owned by: Federal Reserve Bank of Boston

The Orrick Building—405 Howard StreetSan Francisco, Calif.Managed by: Ashforth PacificOwned by: 405 Howard, LLC

Queen’s Quay TerminalToronto, OntarioManaged by: Brookfield Properties Management CorporationOwned by: Brookfield Office Properties

Government BuildingOne Stone RoadGuelph, OntarioManaged by: Ontario Realty Corporation and CB Richard Ellis Ltd.Owned by: Ontario Government; Represented by Infrastructure Ontario

Jacob K. Javits Federal Building/James L. Watson U.S. Court of International TradeNew York, N.Y.Managed by: U.S. GSA and LCOR Inc.Owned by: U.S. General Services Administration

The Metropolitan Water District of Southern CaliforniaLos Angeles, Calif.Managed and Owned by: The Metropolitan Water District of Southern California

Ralph H. Metcalfe Federal BuildingChicago, Ill.Managed and Owned by: General Services Administration

Warren E. Burger Federal Building and United States CourthouseSt. Paul, Minn.Managed and Owned by: U.S. General Services Administration

Wayne Lyman Morse United States CourthouseEugene, Ore.Managed and Owned by: General Services Administration

Historical BuildingBAC Colonnade—RotundaCoral Gables, Fla.Managed by: Cushman & Wakefield of FloridaOwned by: Deka USA Colonnade LLP

Choctaw Building/Sturgis HallLittle Rock, Ark.Managed and Owned by: William J. Clinton Foundation

Empire State BuildingNew York, N.Y.Managed by: Empire State Building Company LLCOwned by: Empire State Building Company LLC; Supervised by Malkin Holdings LLC

Kearns BuildingSalt Lake City, UtahManaged by: HinesOwned by: Kearns Building Joint Venture

Ontario Government BuildingNorth Bay, OntarioManaged by: CB Richard Ellis Ltd.Owned by: Ontario Government; Represented by Infrastructure Ontario

Pioneer CourthousePortland, Ore.Managed by: Public Buildings ServiceOwned by: General Services Administration

Theodore Levin U.S. CourthouseDetroit, Mich.Managed and Owned by: U.S. General Services Administration

Industrial Office ParkMillcreek Business ParkMississauga, OntarioManaged by: GWL Realty Advisors Inc.Owned by: The Great-West Life Assurance Company/801611 Ontario Ltd.

Perth Amboy Industrial ParkPerth Amboy, N.J.Managed by: Matrix Realty, Inc.Owned by: Matrix Perth Amboy Industrial, LLC

Turnpike Distribution CenterDallas, TexasManaged by: Holt Lunsford Commercial, Inc.Owned by: Principal Real Estate Investors, LLC

World Park @ Union CentreWest Chester, OhioManaged and Owned by: Duke Realty Corporation

Medical Office BuildingCentennial Professional PlazaNashville, Tenn.Managed by: Cassidy Turley Midwest, Inc.Owned by: HCA Health Services of Tennessee, dba Centennial Medical Center

Group Health Bellevue Medical CenterBellevue, Wash.Managed by: CB Richard EllisOwned by: Group Health Cooperative

Memorial Hermann Medical PlazaHouston, TexasManaged by: Mischer InvestmentsOwned by: Memorial Hermann Medical Plaza, LP

Physicians Medical Center of San DiegoSan Diego, Calif.Managed by: Cambridge Healthcare Management Corp.Owned by: Rady Children’s Hospital-San Diego

Renovated BuildingTwo Forest PlazaDallas, TexasManaged by: Parmenter Realty PartnersOwned by: Parmenter Two Forest Plaza, LP


99 High StreetBoston, Mass.Managed by: Jones Lang LaSalleOwned by: TIAA-CREF

250 Albert StreetOttawa, OntarioManaged by: Morguard Investments LimitedOwned by: Pensionfund Realty Limited

580 BuildingCincinnati, OhioManaged by: Cassidy TurleyOwned by: BPG Properties, Ltd.

8383 WilshireBeverly Hills, Calif.Managed by: Douglas Emmett Management, LLCOwned by: Douglas Emmett 2008, LLC

Esperanté Corporate CenterWest Palm Beach, Fla.Managed by: CB Richard Ellis, Inc.Owned by: CB Richard Ellis Investors, LLC

Metropoint 600 BuildingSt. Louis Park, Minn.Managed by: Cushman & WakefieldOwned by: BPG Properties, Ltd.

Suburban Office Park Low-RiseDelmar GardensChesterfield, Mo.Managed by: Cassidy Turley Real Estate Management ServicesOwned by: Delmar Gardens at Conway Ridge, LLC

Parkway North CenterDeerfield, Ill.Managed by: The John Buck CompanyOwned by: JBC Funds Parkway North, LLC

Pleasanton Corporate CommonsPleasanton, Calif.Managed by: HinesOwned by: 6200 Stoneridge Mall Road Investors, LLC

Venture CenterRaleigh, N.C.Managed by: Portfolio Property Management GlobalOwned by: Mayfield Gentry Realty Advisors

The Wellesley Office ParkWellesley, Mass.Managed and Owned by: Equity Office

Suburban Office Park Mid-Rise200 & 400 Bridgewater CrossingBridgewater, N.J.Managed by: Wells Real EstateOwned by: Piedmont Office Realty Trust

GlenLake Office ParkRaleigh, N.C.Managed and Owned by: Highwoods Properties

Howard Hughes CenterLos Angeles, Calif.Managed and Owned by: Equity Office

Mid America PlazaOakbrook Terrace, Ill.Managed by: CB Richard EllisOwned by: TR Mid America Plaza Corp.

Under 100,000 sq ft500 New JerseyWashington, D.C.Managed by: Cassidy TurleyOwned by: National Association of Realtors®

1235 North Service Road WestOakville, OntarioManaged by: Bentall Kennedy (Canada) LPOwned by: Realpool 2748355 Canada Inc.

3600 Glenwood AvenueRaleigh, N.C.Managed by: Highwoods PropertiesOwned by: Highwoods Realty LLP

21900 Burbank BoulevardWoodland Hills, Calif.Managed by: PM Realty GroupOwned by: Woodland Burbank Corporation, another project by American Realty Advisors

Central Park Square IChesterfield, Mo.Managed and Owned by: Sachs Properties

Rochelle ParkIrving, TexasManaged by: Parmenter Realty PartnersOwned by: Parmenter Rochelle Park LP

100,000-249,999 sq ftOne Chestnut PlaceWorcester, Mass.Managed by: CBRE-NEOwned by: IPC Louisville Properties LLC

5th and BellSeattle, Wash.Managed by: HinesOwned by: Hines REIT 5th and Bell LLC

25 Northwest PointElk Grove Village, Ill.Managed by: The John Buck CompanyOwned by: JBC Funds Northwest Point LLC

925 L Street, Inc.Sacramento, Calif.Managed by: Jones Lang LaSalle Americas, Inc.Owned by: PenSERS

3381 Steeles Avenue EastToronto, OntarioManaged by: Bentall Kennedy (Canada) LPOwned by: BTC Properties II Ltd., SteelesTech Properties I Inc. and SteelesTech Properties II Inc.

Creve Coeur Center IVCreve Coeur, Mo.Managed by: Cassidy Turley Real Estate Management ServicesOwned by: I&G Direct Real Estate 18, LP

Gwinnett Commerce CenterDuluth, Ga.Managed and Owned by: Parmenter Realty Partners

Interchange Office CenterDallas, TexasManaged by: CB Richard EllisOwned by: CB Richard Ellis Investors

250,000-499,999 sq ft300 Capitol MallSacramento, Calif.Managed by: HinesOwned by: 300 Capitol Associates NF LP

303 West MadisonChicago, Ill.Managed by: CB Richard Ellis, Inc.Owned by: 303 Madison Chicago, LLC

Metropolitan CenterEast Rutherford, N.J.Managed by: CB Richard EllisOwned by: CB Richard Ellis Investors

Northland CenterBloomington, Minn.Managed by: NorthMarqOwned by: United Properties

The Point at Las ColinasIrving, TexasManaged by: CB Richard EllisOwned by: CB Richard Ellis Investors

Resurgens PlazaAtlanta, Ga.Managed and Owned by: Behringer Harvard

Yonge Richmond CentreToronto, OntarioManaged by: Brookfield Properties Management CorporationOwned by: YRC (MCEG) Ltd., BPO (Ontario Core) Ltd. and Crehoy Inc.

500,000-1 Million sq ftOne Century PlaceNashville, Tenn.Managed by: Wells Real EstateOwned by: Wells REIT II-One Century Place, LLC

Four Penn CenterPhiladelphia, Pa.Managed by: Carter & Associates Asset ManagementOwned by: Four Penn Center Owner, LLC

Campbell Mithun TowerMinneapolis, Minn.Managed by: NorthMarq Real Estate ServicesOwned by: 222 South Ninth Street, LLC

Fox PlazaLos Angeles, Calif.Managed and Owned by: Irvine Company

Kimberly-Clark Professional* is the Official Sponsor of BOMA International’s TOBY® Awards and Banquet through 2014.

The United BuildingChicago, Ill.Managed by: Jones Lang LaSalleOwned by: 77 West Wacker Drive, LLC

The Urban TowersIrving, TexasManaged by: CB Richard EllisOwned by: CBREI Strategic Partners

World Exchange PlazaOttawa, OntarioManaged by: Bentall Kennedy (Canada) LPOwned by: bcIMC Realty Corporation

Over 1 Million sq ftOne Comcast CenterPhiladelphia, Pa.Managed by: Liberty Property TrustOwned by: Liberty/Commerz 1701 JFK Boulevard, LP

1201 Third AvenueSeattle, Wash.Managed by: Wright Runstad & CompanyOwned by: Third and University Limited Partnership

Aon Center at 707 WilshireLos Angeles, Calif.Managed by: Means Knaus Partners, LPOwned by: Beacon Capital Partners

IDS CenterMinneapolis, Minn.Managed by: InlandAmerican Office Management LLCOwned by: MB Minneapolis 8th Street LLC

Schaumburg Corporate CenterSchaumburg, Ill.Managed and Owned by: Manulife Financial

TELUS PlazaEdmonton, AlbertaManaged by: Tonko Realty Advisors Ltd.Owned by: HOOPP Realty Inc./Les Immeubles HOOPP Inc.

Wells Fargo PlazaHouston, TexasManaged by: CB Richard EllisOwned by: Metropolitan Life Insurance Company and Metropolitan Tower Realty Company, Inc.


trends tracker

IN THE WAKE OF THE PASSAGE of the Affordable Care Act last year, predictions that as much as 64 million square feet of new medical office building (MOB) space would be required to meet the demand of the newly insured were prevalent. But, at BOMA’s 2011 Medical Office Buildings and Healthcare Facilities Confer-ence, held May 5-7 in Dallas, most experts acknowledged that gauging the demand for new MOB space will be more compli-cated and that the actual demand for new MOB space will be much less.

A Shift in UseIn the general session, “Anatomy of a Trend: Assessing Future

Demand for In and Outpatient Facilities,” Dr. Connie Curran, RN, Ed.D., FAAN, president, Curran Associates, noted a marked shift in the use of hospitals. “We may have experienced the last generation to be born and die in hospitals,” she said, citing the advent of birthing centers and hospice care. “In time, the hospital could evolve to be used for little more than emergency and critical care and major surgery.” All other procedures, she

noted, likely will occur in outpatient facilities like Ambulatory Surgery Centers and MOBs. Other types of facilities, such as Skilled Nursing Facilities and Long-Term Acute Care hospitals, will address chronically/critically ill patients and provide care in a lower-cost setting than a traditional hospital.

P.J. Camp, managing director, Morgan Keegan, discussed the rise in off-campus outpatient facilities. “Destinations and retail locations will be increasingly important to delivering healthcare. The name of the game will be effectiveness and efficiency,” he noted. As an example, he cited a project by Vanderbilt University Medical Center, which recently converted the top floor of Thou-sand Oaks Shopping Mall into an off-campus facility to great success. Camp noted that off-campus facilities are convenient for patients—they often are closer to where they live, there is plenty of parking and they can avoid traveling to a downtown hospital campus. Other speakers noted that building out existing space is often less expensive than developing new space, and the soft leasing market for retail space is creating opportunities for healthcare systems that are exploring these venues.

Predicting Demand for MOBs Proves ComplicatedBy Lindsay Tiffany Experts share their predictions for the future of healthcare reform in the session, “Imple-

menting Healthcare Reform: Next Steps.”

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Paying for CareMost speakers acknowledged that one

of the most significant changes that will emerge from healthcare reform is the way procedures are paid for. Medicare and Medicaid reimbursements will shift from a pay-for-volume system to a pay-for-quality system. A main component of the new model is the establishment of Accountable Care Organizations (ACOs), networks of doctors and hospitals that would collaborate and are incentivized to keep Medicare patients healthier. While the details of ACOs are being ironed out by the healthcare industry and the Obama Administration, some health systems are already readying their doctors—and shifting the way they use space—to reflect the changes prescribed by healthcare reform.

Karen Kennedy, P.A., CEO, Impel Man-agement Services, and chief adminis-trative officer, Medical Clinic of North Texas, explained how her clinics have implemented a “medical home” model, which focuses on patient-centered care. “We are redesigning medical offices to

facilitate a team approach to primary care, which includes psychologists, social workers, health coaches and phar-macists,” said Kennedy. “To eliminate personnel costs, we have implemented online appointment scheduling, pre-scription refill requests, test results reporting and payment kiosks.” She also explained that her practice’s facili-ties have colored markings on the carpet and additional signage so patients can navigate the clinic without the help of additional personnel, as well as larger nursing stations and a conference room with teleconference technology.

The Requirements of ReformDuring “Implementing Healthcare

Reform: Next Steps,” experts from a for-profit healthcare system, a large not-for-profit system and a smaller, rural com-munity hospital shared their perspec-tives on the steps they’re taking now to address the requirements of reform. The panelists included Howard T. Wall, III, senior vice president, general counsel and secretary, Capella Healthcare, Inc.;

Fred T. Brown, Jr., FACHE, group vice president for Eastern Division, Caroli-nas Medical Center; and David Frum, president and CEO, Bridgton Hospital in Maine.

Not surprisingly, their implementa-tion plans varied considerably, partic-ularly with respect to becoming ACOs. All agreed, however, that healthcare reform has laid the groundwork for them to deploy their real estate (both inpatient, critical care sites, as well as outpatient facilities) far more strategi-cally perhaps than they have used it in the past. Whether to address capital con-straints, create or protect market share or achieve their quality goals, all agreed that real estate is a vital element in these plans. The panelists also noted there will continue to be opportunities as long as real estate professionals understand the shifting dynamics and emerging trends in healthcare.

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research corner

2011 EER Shows Strong Asset Management Balancing Dips in Income LevelsBy Laurel Schwehr and Tanner Johnston

The privaTe secTor of The U.s. commercial real esTaTe indUsTry saw a 1.8-percent drop in rental income levels and a 1.2-percent decrease in total income, according to the 2011 Experience Exchange Report® (EER), which was recently released by Boma international in collaboration with Kingsley associates. This modest decrease in income likely reflects the continuing challenges and uncertainties in the overall economic market. Tempering the negative effects of this dip in income on overall asset financial performance were notable decreases in utility expenses (-5.5%) and fixed expenses (-9.2%), suggest-ing that property managers and owners are closely managing their assets and carefully monitoring expenses. many property professionals are employing low- and no-cost energy reduction strategies to reduce utility expenses, which help offset increases in energy costs, and are making successful appeals of real estate tax bills that don’t always reflect the current market value of commercial buildings. Together, fixed expenses and utilities comprise some of the most significant expense outlays in com-mercial office buildings.

The EER is the industry standard for benchmarking income and expense data in commercial building data, providing valu-able analytic insight into the performance and efficiency of individual buildings compared to other individual buildings and markets in the United states and canada. This year, the EER database included more than 6,500 buildings (a 46% increase from 2010) from 278 different markets and more than 140 cities. The report includes trends analysis and city-market level reports, as well as reports for such special-use facilities as medical office buildings, corporate facilities, financial buildings, agency man-aged and all electric buildings.

Private-Sector Office Building Income Trendsprivate buildings in the United states saw a 1.2-percent

decrease in total income between 2009 and 2010, from $26.91 per square foot (psf) to $26.60 psf. This trend is reflected in the decrease of average office rent, from $26.09 psf to $25.44 psf (-2.5%), as well as in the decrease in retail rent, which went from $21.23 psf to $19.78 psf (-6.8%).

private suburban buildings also saw a decrease in both total income and rental income, with a 3.1-percent decrease in total (from $24.69 psf to $23.95 psf) and a 5.1-percent drop (from $23.67 psf to $22.52 psf) in rental from the previous year.

only private downtown buildings showed a year-to-year increase in income, with a 0.55-percent increase in rental income (from $27.10 psf. to $27.25 psf), despite a 1.16-percent decrease in total income, from $26.91 psf last year to $26.60 psf this year. The overall decrease in income among private buildings appears to be attributable to the decreases in office and retail income.

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Private-Sector Office Building Expense Trendsprivate buildings saw the most significant changes in fixed and utility expenses between

2009 and 2010, with an 8.5-percent decrease in fixed expenses (from $4.49 psf to $4.11 psf) and a 5.5-percent decrease in utilities (from $2.36 psf to $2.23 psf).

The effect of fixed expenses can be seen in the combination of fixed and total operating costs, which decreased from $11.79 psf in 2009 to $11.66 psf in 2010. although combined fixed and total operating expenses saw a 1.1-percent decrease in 2010, total operating costs saw a 1.0-percent increase (from $7.66 psf to $7.74 psf) from the prior year.

private suburban buildings in particular saw a 2.63-percent decrease in cleaning (from $1.17 psf to $1.1.4 psf) and a 2.13-percent decrease in security expenses (from $0.48 psf to $0.47 psf), which contrasts with the 0.71-percent increase (from $1.40 psf to $1.41 psf) in cleaning expenses and the 1.43-percent increase in security expenses (from $0.69 psf to $0.70 psf) for downtown buildings.

Now in its 91st year, the EER continues to be the single most detailed and most reputable source of benchmarking data representing the office building industry across North America. In 2009, the EER transitioned to a new online format through the collaboration with commercial real estate research firm Kingsley Associates. The online format allows users to query data by market, submarket, building size, build-ing type, age of the building, ownership type and more. The data can be exported into charts, PDFs and Excel files, allowing users to expedite analysis, build budgets faster and easily create presentations.

The 2011 EER encompasses income and expenses from 2010, reported voluntarily from industry practitioners, and is available now at www.bomaeer.com.

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EYE ON EDUCATION

MORE THAN 650 HEALTHCARE EXECU-TIVES and owners, developers and man-agers of healthcare real estate gathered in Dallas in May for BOMA’s 2011 Medi-cal Office Buildings and Healthcare Facil-ities Conference. Attendees networked, shared insight and heard from a wide range of experts on such diverse issues as healthcare reform, physician employ-ment trends, the capital markets and regulatory compliance.

The program started with a tour of Baylor University Medical Center’s Charles A. Sammons Cancer Center, giving attendees a firsthand look at how healthcare developer Duke Realty worked with Baylor through complex strategic, financial, operational and regulatory issues to create a state-of-the-art cancer treatment center that was designed to be a center of excellence. The 10-story, 460,000-square-foot out-patient building is part of a $154 mil-lion expansion at Baylor and features four linear accelerators, MRI, PET and CT equipment, a rehabilitation center, a women’s breast care center, a dedicated chemotherapy area, a specialized phar-macy and areas to provide such services as high-dose radiation treatments, clini-cal trials and transplant patient review.

Healthcare reform was at the heart of the discussion in most sessions as industry leaders tried to predict how the implementation of the 2010 Affordable Care Act will affect real estate strategies. Most speakers agreed that healthcare reform is here to stay in one form or another and will generate demand for outpatient facilities like medical office

buildings and ambulatory care centers, though precisely how much new space would be required remains unseen. For more about how healthcare reform may affect demand for healthcare real estate, see “Trends Tracker” on pages 40-41.

Physician employment models are also being affected by healthcare reform, making hospital employment more attractive than private practice for many doctors. With changes like the establishment of Accountable Care Organizations, increasingly complicated regulations, insurance complexities, the technology infrastructure required to implement and support electronic health records and the personal debt required to start a private practice, some experts predicted a decrease in privately employed physicians.

With a rise in demand for healthcare services and an increase in the number of baby boomer doctors retiring, the industry will likely face physician short-ages, experts predicted. The healthcare reform bill did not include incentives to increase the number of physicians, and many experts noted that the short-ages may be more severe than predicted because many new doctors want to work shorter hours. Dr. Stephen Mansfield, Ph.D., FACHE, president and CEO, Meth-odist Dallas Medical Center, predicted a big cultural shift in how physicians prac-tice medicine: “The future of the Ameri-can healthcare system will be ensuring that our physicians are performing to the peak of their training and licensure.” He added that mid-level practitioners, such as physician assistants and nurse

practitioners, will increasingly diagnose and treat common ailments like sore throats—noting that those mid-level practitioners will help to address and resolve the physician shortages.

Regulatory compliance was addressed in the session, “STARK Compliance: New Developments and Common Issues Generated by Healthcare Reform,” where healthcare law experts briefed attendees on the challenges of owning and manag-ing healthcare real estate under the new regulations. STARK laws and the Medi-care/Medicaid Anti-Kickback Statutes regulate physician self-referral under Medicare and Medicaid and underscore the need for highly professional prop-erty management staff that can ensure compliance. The regulatory environ-ment—and the steep fines that accom-pany non-compliance—often make the use of third-party developers even more attractive for hospitals. As hospi-tals consider monetizing their real estate assets to focus on their core mission of providing care, regulatory compliance concerns can also be addressed.

The recent uptick in mergers and acquisitions (M&A) in the healthcare real estate industry was also the subject of much discussion. Mergers and acqui-sitions activity among healthcare REITs increased in 2010 to the highest level since the peak of the market in 2006. Jim Maloney, managing director and head of Real Estate, co-head of Mergers and Acquisitions, Cain Brothers and Com-pany, LLC, noted that healthcare reform and stabilizing economic conditions are the reason for the uptick: “Healthcare reform is a catalyst for M&A activity and hospitals are concerned about whether they’ll be successful in the long-term. The economic meltdown meant that capital was sidelined, but now that money is getting back in the mix.” Many experts expect to see an uptick in merger and acquisitions activity among hospital healthcare systems.

The implications of healthcare reform, the establishment of Accountable Care Organizations and ongoing capital con-straints are expected to remain top-of-mind issues for healthcare executives and their real estate partners. The 2012 Medical Office Buildings and Health-care Facilities Conference is scheduled for May 2-4, 2012, in Atlanta.

BOMA’s MOB Conference Takes on Healthcare Reform, Capital Constraints and Regulatory ChallengesBy Lindsay Ti!any

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R2 hINGE cuts door Repair costs in 1/2 with fully adjustable vaRYX continuous hingeField proven in the retrofit market, R2’s adjustable VARYX™ hinge restores high-traffic entrance-ways at a fraction of the cost of replacement. Error-free, fast, one-man installation minimizes

carpentry labor and VARYX sets new benchmarks for performance and durability. Visit www.r2hinge.com for more information, including How to Buy. Or, call 713-647-8000 or e-mail R2 at [email protected].

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

Safety chairs: Evacuation chairs and Safety devicesSafety Chairs emergency evacuation chairs are the best value in the evacuation chair industry. Our emergency evacuation chairs have the highest weight capacity, are lightweight and are the only devices designed to move evacuees safely down AND

up stairs. They are also the only emergency evacuation chairs on the market that are ergonomically designed for the safety of all parties involved. Are you prepared in the event of an evacuation or emergency? Manufactured in U.S.A. and the company is U.S. veteran owned. Learn more at www.safetychairs.net.

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

Upscale Recycling Bins, Benches and Planters from t2 Site amenitiesFinally. 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. E-mail [email protected].

In-floor active chilled Beams from tate access floorsTate’s In-floor Active Chilled Beams provide the energy savings and capacity of an overhead chilled beam while eliminating the concern over leaks and condensation. Water is distributed under a raised floor to condition the perimeter of a building, maintaining the benefits of underfloor air distribution. www.tateaccessfloors.com. 877-999-8283. [email protected].

telgian corporation’s fire Protection and Life Safety ServicesIn-house expertise for engineering, inspections and installation for fire alarms, suppression systems, security and life safety programs ensures comprehensive solutions for simplified building maintenance and compliance. [email protected] for consultation; www.telgian.com.

a ‘total door’ SolutionTotal Door™ is the ONLY comprehensive door system. Engineered to minimize moving parts and service components. Results in reduced maintenance costs, simpler installation, unbeatable reliability, unmatched security and lower up-front costs. Visit www.Totaldoor.com or contact 800-852-6660.


trade tools [fire protection]

APPROXIMATELY 75 PERCENT OF FIRE VICTIMS die due to the toxic effects of smoke as it migrates throughout a build-ing—oftentimes in areas far removed from the area of fire origin. Depen-dence on automatic fire sprinklers, without providing effective smoke con-trol along paths of emergency egress, exposes occupants to unnecessary dan-ger. Smoke-sealed stairwells and hall-ways solve this problem; however, even smoke-sealed stairwells and hallways won’t do their jobs if not maintained. Here are seven things building manag-ers must do to maintain tenant safety during a fire evacuation.

7 Tips for Containing Smoke and Saving LivesBy Kurt Roeper and April Dalton-Noblitt

1. Keep openings and egress paths clear. Some-times, a stopgap solution to storage of excess supplies is to place them next to a door and stock them later. Safety can be affected since this may allow the spread of smoke and fire.

2. Replace or repair broken or worn door hard-ware. Loose exits that could fail, corroded hinges that could snap or worn levers that can catch on clothing should be replaced or repaired.

3. Ensure proper fire rating on doors. Where necessary, replace damaged doors with doors that have proper fire ratings and never close out a project without an inspec-tion and commissioning process.

4. Replace broken door seals. A door that might close but not seal properly may allow smoke and fire to penetrate an opening much quicker.

5. Maintain doors so they close properly. A door that doesn’t close or that can’t be latched will not prevent the spread of smoke. Fixing a broken door can involve replac-ing a broken latch and adjusting hinges or could require closer repair or replacement.

6. Ensure designated fire exits are clearly marked. If not, lives could be threatened, particularly in smoke-filled hallways.

7. Conduct regular audits and inspections. The smallest infraction can endanger the safety of your occupants. An annual fire door and means of egress door inspection schedule is recommended.

About the Authors: Kurt Roeper, director of Codes, Standards & Building Regulations at Inger-soll Rand Security Technologies, is the company’s representative on numerous code and standard-writing bodies and is an active speaker and advocate on issues pertaining to life safety in the built environment. April Dalton-Noblitt is director, Commercial Real Estate Vertical Market, for Ingersoll Rand Security Technologies. For more information, visit www.securitytechnologies.ingersollrand.com.

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DATE COURSE

EDUCATIONAL COURSE SCHEDULE 2011Location: Las Vegas, Hilton

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

August 15-17 Technologies for Facilities Management

September 12-14 Asset Management

October 17-19 Law & Risk Management

November 14-16 Managing the Organization

December 5-7 Design, Operations and Maintenance I

Floor measurements in mixed–use properties often presents challenges to developers, property managers, design professionals and others in the real estate industry, creating a clear need for a measurement standard to address the complexities of mixed-use properties. BOMA’s new Mixed-Use Properties: Standard Methods of Measurement (2011) meets that need.

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PRODUCT DETAILS

Waste Management’s Bagster Bag Takes on Jobsite DebrisWaste Management’s new Bagster Dumpster in a Bag® service can take on up to 3,300 pounds of waste and debris, making it a quick and easy solution for disposing of jobsite debris. The Bagster Bag is ideal for renovations and remodeling, roofing, landscaping and more. You can buy the bag whenever you need it and schedule and pay for pick up at your convenience.

For more information, visit www.thebagster.com

Improve Indoor Air Quality with Rubbermaid’s HEPA Backpack VacuumRubbermaid’s 10-Quart Capacity HEPA Backpack Vacuum improves indoor air quality and makes cleaning easy. Equipped with a lightweight, harness design, its narrow profile allows the wearer unrestricted mobility. It has a four-stage filtration system with an integrated HEPA filter and closed bag design for cleaner air. It also includes a flexible hose, crevice tool, floor tool, aluminum wands, dusting brush and upholstery tool.

For more information, visit www.rubbermaidcommercial.com

AlliedBarton Security Services Launches Strategic Partnership ProgramAlliedBarton Security Services, a premier provider of highly trained security personnel, has launched a strategic partnership program that offers clients access to best-in-class security-related products and services. Through its national support network, the company has identified, researched and vetted security-related companies that can add value to a company’s overall physical security program. Members of the program encompass a broad range of supplemental security solutions, such as guard tour systems, canine services, international security and more.

For more information, visit www.alliedbarton.com

buyers’ guide

Buyers’ Guide to Building Products and Services

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The Every Building Show® at the 2011 BOMA International Conference featured hundreds of vendors and suppliers with innovative solu-tions to solve the operational challenges property professionals are facing today. Here are just a few of the offerings that were on hand.

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PRODUCT DETAILS

ValleyCrest Hosts New Blog on Water Management Best PracticesValleyCrest is leading the way in water sustainability by launching ValleyCrest Takes On: Water Management, a blog focused on water management best practices, innovations and trends. The blog aims to create awareness about the importance of water management on real estate properties, as well as teach customers how to set and achieve their water management goals. In addition to information on new solutions, technology and trends, the site allows industry experts to share ideas and ask questions.

For more information, visit www.ValleyCrestTakesOn.com

Prevent Flies and Falls with Orkin Actizyme Floor and Drain CleanerMade for use in commercial establishments, Orkin Actizyme™ Floor and Drain Cleaner is a professional cleaning solution that uses naturally occurring enzymes and beneficial bacteria to break down even the toughest grease and grime. As these bacteria and enzymes safely dissolve greasy buildup in pipes, cracks and crevices, Orkin Actizyme cleans deeply and helps prevent pests. It even works on odors around trash cans, garbage disposals and other areas.

For more information, visit www.orkin.com

Acuity Brands Debuts acculamp Brand of LED LampsAcuity Brands, Inc., a market leader in innovative energy-efficient lighting and control solutions, has announced the introduction of the acculamp™ product line, its first-ever offering of LED lamps. The new product line consists of a broad range of LED lamps for commercial and institutional applications. While providing the long service life and overall energy efficiency of LED light sources, each product in the specification-grade acculamp S-Series provides excellent high center beam candela power, high-color rendering index and overall quality of light.

For more information, visit www.acculamp.com

buyers’ guide

ADVERTISING INDEX

ComPANy PAGE No. ComPANy PAGE No. ComPANy PAGE No.

AAON.............................................................Cov 4Alpolic ................................................................... 23American Anchor ........................................Cov 2Ameristar Fence Products ............................... 46Angus Systems ................................................... 12AP&G Co. Inc.-Catchmaster .......................... 36Aquatherm Inc. ................................................... 46ARKEMA Inc. (Kynar 500) ............................. 46Baltimore Aircoil Co. Inc.-Cooling Tower World................................................... 46Bartlett Tree Experts .......................................... 41Bird Barrier America Inc. ................................. 46BOMA Atlanta .................................................... 52BOMA International ................................. 51, 53BOMA Nevada ................................................... 50BOMI Institute .................................................... 27Ciralight Global Inc. ........................................... 46Cleaning Services Group .................................. 46Coast to Coast Direct ...................................... 46COIT Restoration Services .............................. 41Concept Development Associates Inc.- Safety Chairs ................................................... 49Cooper Notification ......................................... 13Digitexx.................................................................... 4Directory Solutions Inc.-TouchSource......... 47Easy Lobby ........................................................... 16Electrodyn Systems Ltd. ................................... 47

Energetic Lighting ............................................... 21Flexim .................................................................... 11FLIR Systems-InfraMation........................ 10, 47Garlock Equipment Co. ................................... 47Garvin Industries ................................................ 40Gee Asphalt Systems Inc.................................. 47General Elevator Parts Inc. .............................. 47Georgia-Pacific North American Commercial Business ................................... 47Grainger ................................................................... 3Griswold Controls .............................................. 18Huguenot Laboratories .................................... 47IFMA ...................................................................... 19Institute of Real Estate Management (IREM) ............................................................... 45Jessup-GloBrite Photoluminescent Systems ............................................................. 48Johnson Controls Inc. .......................................... 9Kemna Restoration & Construction ............. 48Keyscan Access Control Systems .................. 31LEDtronics Inc. ................................................... 48Magnetek .............................................................. 48Maxton Manufacturing..................................... 48Meltdown Glass Art & Design ....................... 48Nexus Valve ......................................................... 48Nixalite of America ........................................... 48Oasis Brands Inc. ................................................... 7

Pro-Bel .................................................................. 24Quadlogic Controls Corp. ............................... 49R2 Hinge LLC ..................................................... 49Redi Controls Inc. .............................................. 49Safety Technology International Inc.- STI ...................................................................... 43SageWater ......................................................Cov 3Salsbury Industries .............................................. 37SERVPRO Industries Inc. .................................. 15Sheffield Metals................................................... 40Shortridge Instruments Inc. ............................. 52SIGNARAMA ...................................................... 25SignValue ............................................................... 49SimonsVoss Technologies ................................ 42Spot Coolers ....................................................... 17T2 Site Amenities ............................................... 49Tate Access Floors ............................................. 49Telgian .................................................................... 49Total Door ........................................................... 49Trane Company .................................................. 14Watco Manufacturing Co. .............................. 20Zeag Canada Ltd................................................. 50

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Hydronic • Waste & Vent • Supply Piping

High Efficiency

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and added one more:

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

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

www.aaon.com

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

Durability, Serviceability

(AC) = Air Cooled(EC) = Evaporative CooledR89580

Locate AAON representative

askedHighEff_BOMA with QRCode.indd 1 5/4/11 3:18 PM

The BOMA Magazine - July/August 2011

Documents

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n c h o r s r o o f

n c h o r sh o r i z

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n c h o r swork safe

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