The BOMA Magazine - November/December 2010

Conflict Resolution

November/December 2010

Leading the Future

Plus:Women in CRE: Closing the Compensation Gap

Strategies for Energy-Efficient Elevators

BOMA Leaders Share Best Practices ‘Down Under’

Strengthen Relationships with Your Team, Tenants and Vendors

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

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November/December 2010 The BOMA Magazine 5

November/December 2010 Volume 6, No. 6

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

22

DEPARTMENTS

Volume 6, No. 6 The BOMA Magazine November/December 2010, (ISSN 1532-4346), Copyright 2010. The BOMA Magazine is published bimonthly in January/February; March/April; May/June; July/August; Septem-ber/October; and November/December by the Building Owners and Managers Asso-ciation (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 Chair Ray Mackey @ rhmackey

BOMA President Henry Chamberlain @ HenryBOMA

BOMA Vice President Lisa Prats @ LisaPratsBOMA

2826

6 MESSAGE FROM THE CHAIRA Self-Regulating Success Story.

8 LEGISLATIVE UPDATECongress adjourns, leaving unfinished business behind; EPA stormwater questionnaires hit the street. Plus, notes from NAC.

12 STATE & LOCAL UPDATEBOMA local associations continue to embrace energy-efficiency challenges.

14 CODES & STANDARDS UPDATEBOMA develops a new floor measurement standard for mixed-use buildings; codes victories save the industry billions.

16 LEADING THE WAYJohn Oliver—NAC chair, spoils ’em rotten granddad.

18 AROUND THE INDUSTRYSAPOA execs visit BOMA headquarters. Are there bed bugs in your building? Beyond the Restroom—where the germs are hiding.

32 TRENDS TRACKERDiana Osler-ZorteaRecovery slam dunk in the Canadian market.

30

Conflict Resolution: Building the Bridge to AccordNatalie BrecherMake your team more effective and improve relationships with tenants and vendors. Also: findings from the 2010 SelectLeaders/Cornell Job Barometer Report.

Cracking the Glass Ceiling?Kristin BlountCREW study findings: There are more women in CRE, but are they making more money?

Making Your Elevator Work for YouSasha BaileyTips for increasing efficiency and reducing the cost of your elevators.

Commercial Real Estate ‘Down Under’Henry Chamberlain and Ray Mackey, Jr.BOMA leaders visit Australia and New Zealand to network and share best practices.

34 GREEN SCENEJohn HoekstraLocal governments eye commercial buildings to cut energy and carbon. Are you ready?

35 RESEARCH CORNERBest practices for bidding service contracts.

36 EYE ON EDUCATIONBOMA’s new webinar series offers solutions for achieving a high-performance building.

38 TRADE TOOLSBecky WerraHow McHenry County’s facilities management department is balancing the budget through energy-efficiency retrofits.

40 BUYERS’ GUIDECheck out the latest products and services.

42 CONFERENCE CONNECTIONThree prominent thought leaders to discuss politics, real estate and the economy at the 2011 BOMA International Conference.

6 The BOMA Magazine November/December 2010

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, Henry Chamberlain, CAE, APR, Lorie Damon, Ph.D., Kristin Bowling, Tracy Glink

Designer: Amy Belice

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

BOMA International OfficersChair and Chief elected officer Ray H. Mackey, Jr., RPA, CPM, CCIMStream Realty Partners, LP Dallas, Texas

Chair-electBoyd R. Zoccola Hokanson Companies, Inc. Indianapolis, Ind.

Vice Chair Joseph W. Markling CB Richard Ellis, Inc. Los Angeles, Calif.

secretary/treasurer Kent Gibson, CPMProperty Reserve Inc. Salt Lake City, Utah

President and Chief operating officer Henry H. Chamberlain, CAE, APRBOMA 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.

Ray Mackey, Jr., RPA, CPM, CCIM

Chair and Chief Elected Officer

Call for Nominations: Vice Chair, Secretary/Treasurer and Executive Committee MembersBOMA International’s Nominating Committee is seeking candidates for the positions of vice chair, sec-retary/treasurer and for five mem-bers of the Executive Committee to the Board of Governors. For further information, contact Ann Coslett at [email protected].

A Self-Regulating Success StoryAnyone who knows me knows that I think commercial real

estate, and the business community in general, cannot thrive when choked by heavy regulation. As I mentioned in the last issue, costly regulations derail job growth and economic recov-ery. But that doesn’t mean we live in the “Wild West.” The best way to succeed in today’s market is through prudent self-regulation.

No place is this approach

more effective than with

energy efficiency, where

BOMA members have found

success for years. Whether using no- and

low-cost strategies to reduce energy con-

sumption or signing onto BOMA’s 7-Point

Challenge to reduce energy consump-

tion by 30 percent by 2012, we have taken

significant steps to reduce consumption

and greenhouse gas emissions. Our most

recent EER data proves that it’s working,

as utility expenses are declining in many

markets at a time when utility rates keep

going up.

Now it’s time to take it to the next

level. One of the goals for 7-Point Chal-

lenge endorsers is to benchmark energy

performance through ENERGY STAR®

Portfolio Manager. Many of you have

accepted this challenge, but we need

more of you to both benchmark your

energy usage and share that data with

BOMA International. This is the best way

to elevate the voice of commercial real

estate before lawmakers and show them

that voluntary marketplace transformation

not only works, but is the clear option if we

want to reduce consumption and add jobs

to spur recovery.

Another reason to benchmark and

share is to stay competitive in markets

where local governments are beginning

to require commercial buildings to report

energy information. It’s happening in New

York City, Washington, D.C. and across

California (see “Uncle Sam Wants … Your

Energy Data”, page 34), as well as in inter-

national markets. I just returned from a trip

to Australia with BOMA President Henry

Chamberlain (see feature story, pages

30-31) where, at press time, a commer-

cial building disclosure scheme was set to

commence on November 1. The mandate

requires owners and lessors of commercial

office space to disclose energy-efficiency

information to prospective buyers and ten-

ants in buildings with a rentable area of

2,000 square meters (21,528 square feet)

or more.

The good news for BOMA members is

that the resources and tools we have in

place—education, advocacy, networking—

have propelled us to the position of energy-

efficiency leaders. Our efforts are working

and making a difference, but those efforts

are only half fulfilled if they are not quan-

tified. Take the next step and benchmark

your building through Portfolio Manager.

We measure to manage and we measure to

improve, but, just as importantly, we mea-

sure to prove that a self-regulating market

makes the business case as well as the sus-

tainability case. Plus, it’s a success story we

should all be proud to share.

Thank you for supporting this great

industry!

Benchmark and shareEstablish a user account in ENERGY STAR® Portfolio Manager

Go to www.energystar.gov/benchmark and log in to Portfolio Manager. If you do not already have a user account, click the New User link on the log in page and follow the instructions. Enter your building(s) informa-tion and begin tracking energy performance.

Share your facilities with BOMA International

From the My Portfolio page, choose “Share Facilities.” From the drop-down menu labeled “Select a Portfolio Man-ager Master Account,” look for BOMA International-BOMABEEP.

For step-by-step instructions and tips, visit the education page at BOMA.org and click on BEEP, Share Your Data with BOMA.


legislative UPDate

Continued on page 10

CONGRESS HAS ADJOURNED—tempo-rarily—to return to their home districts to prepare for the November 2 elections; however, they will return on Nov. 15 for the first of two anticipated “lame duck” sessions. On the long list of unfinished business are some important commer-cial real estate issues. Below is a brief summary of BOMA’s pending agenda.

Capital Gains: Unless Congress acts soon, the capital gains tax rate will revert back to 20 percent from the current 15 percent on Jan. 1, 2011. This was origi-nally lowered as part of the “Bush tax cuts.”

Leasehold Depreciation: Congress also failed to address the extension of the 15-year timeline for leasehold improve-ments, which expired at the end of 2009 and is a part of the tax “extenders” that was packaged with a tax increase on car-ried interest. BOMA supports extend-ing the 15-year depreciation period for leasehold improvements, but opposes using a permanent increase on carried interest to offset the cost.

Covered Bond Legislation: In late July, the House Financial Services Commit-tee approved H.R. 5823, legislation that would encourage the development of a covered bond market in the United States. Covered bonds are securities whose underlying assets are typically a pool of commercial or residential mort-gage or public-sector loans. Already in use in Europe and Canada, they repre-sent a potential complementary fund-ing source in the U.S. housing finan-cial system, as well as an alternative to securitization that could help address ongoing refinancing challenges in the commercial real estate sector. BOMA International joined an industry letter supporting the bill, which has a chance to be considered by the full House and Senate before the end of the year.

Commercial Real Estate Stabiliza-tion Act: Rep. Walter Minnick (D-Idaho) introduced The Commercial Real Estate Stabilization Act, which would establish a temporary five-year program, man-aged by the U.S. Treasury Department, to provide federal loan guarantees of up to 75 percent of the current market value of viable commercial properties. At this time, BOMA International is unsure of how effective or appropriate the creation of another new government program, similar to the Term Asset-Backed Securi-ties Loan Facility, would be in assisting the commercial real estate market.

Energy/Climate Change: While the House passed a comprehensive climate change bill last year, which included several energy provisions of concern to BOMA members, the Senate has not followed. Majority Leader Harry Reid (D-Nev.) hopes to pass a much narrower “non-controversial” energy bill during the lame duck session.

The future of all these provisions is unclear and will largely depend on the outcome of the election.

Bonus Depreciation Signed by President

Before adjourning, Congress did take action on one measure of importance to BOMA members: Both the House and the Senate passed legislation that extends, through the end of 2010, 50-percent bonus depreciation for quali-fying property purchased and placed in service in 2010. President Obama has signed it into law. The provision was enacted in both 2008 and 2009 and applies to certain qualified leasehold improvement property.

Congress Adjourns, Lame Duck(s) to ComeStormwater Surveys Hit the Street

In early September, about 3,000 real estate owners and developers were sent surveys on stormwater manage-ment practices. The responses to these surveys could be used by the U.S. Envi-ronmental Protection Agency (EPA) to develop regulations for post-construc-tion stormwater runoff. Every company that receives a survey has a legal require-ment to complete it.

Help is on the way! If your company has received a survey, please contact BOMA International’s advocacy staff as soon as possible. Our coalition has developed guidance materials to assist you in completing the survey. The guid-ance document, which was partially funded by BOMA’s Industry Defense Fund, is intended to help clarify the intent of EPA’s questions, suggest consid-erations regarding issues raised in those questions and explain how the informa-tion provided by respondents may be used by EPA in future rulemaking efforts.

GAO Issues New Report on Federal Building Security Standards

Earlier this year, the U.S. Interagency Security Committee (ISC) issued new building security standards for federal facilities, also known as the Physical Security Criteria for Federal Facilities. On a directive from Congress, the Gov-ernment Accountability Office (GAO) reviewed the standards for leased space and released a report in September that identifies challenges to protecting leased space and examines how the new stan-dards address these challenges. The GAO study ultimately recommends that ISC establish a working group to determine guidance for working with lessors and incorporate that guidance into a future ISC standard. BOMA International will provide comments to the working group and keep members up-to-date on its findings.

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legislative UPDate

Talent Retention and an Anticipated Return to Optimism Top NAC/ROC Fall Agenda

BOMA International’s National Advi-sory Council (NAC) and Regional Own-ers Council (ROC) convened in Sonoma, Calif., on Sept. 23-24 to converse with experts, share thoughts on marketplace trends and celebrate that the worst is likely over with industry colleagues and peers.

that we’re not in for a speedy recovery are supported by the fragility of the con-sumer-sector recovery (due, in part, to increased savings rates of Americans), the high deficit and the level of our national debt as a percent of GDP.

“The commercial real estate mar-ket will return to ‘normalcy,’ but not quickly …,” predicted Vandell. We are in the middle stages of a serious com-mercial market recession, which started in mid-2007 and has been primarily systemic, not regional, with all sectors affected. Keep in mind, he cautioned, that in recovery, new space demand will come first from “shadow vacancy,” then from “excess vacancy” and only then from new construction. Keep in mind also that the length and depth of the CRE recession is dependent on the rest of the economy. Employment drives the demand for commercial space. If employment growth of only 100,000 per month is maintained and each worker requires 200 square feet of space, 20 mil-lion square feet of additional space will be required per month, or 240 million square feet per year.

Blame It on the BoomersChris Lee, CEL & Associates, reiterated

Vandell’s views on the economy, and fur-ther pointed to the fact that baby boom-ers (whose retirement savings are now diminished) are putting off retirement, blocking the way for the up and com-ers, to further exacerbate the current and future problems of attracting and retain-ing talent in the industry. Rewarding and keeping key staff was a topic we kept cir-cling back to throughout the meeting, and Lee pointed out that now was a good time to shed the underperformers.

Lee also focused on “12 strategies” for doing the right thing, at the right time and with the right people:

1. Reset Your Priorities.

2. Re-Examine Your Business Model.

3. Protect Your Most Valuable Asset … Your People.

4. Strengthen Your Brand.

5. Become Customer Centric.

6. Improve Internal Systems and Processes.

7. Take Advantage of Competitor Difficulties.

8. Recognize Opportunities.

9. Expand Your Service Lines and Specialization.

10. Understand Your Risks.

11. Strengthen Your Capital.

12. Grow Personally.

“If you’re not making money in this economy, you’re doing something wrong,” was the summation of Lee’s remarks.

Seeing GreenScott Muldavin, from the Green Build-

ing Finance Consortium, discussed val-uation of green assets. BOMA Interna-tional was one of the founding members of the Green Building Finance Consor-tium, which it helped fund through the BOMA Industry Defense Fund.

Not in My Backyard!Patrick Slevin, with Hill & Knowlton,

discussed developing strategies to com-bat “NIMBYism.”

Discussion included how to get involved quickly to prevent the vocal minority from slowing or halting a proj-ect, as well as tips to evaluate when the anticipated NIMBY sentiment would just be too great and too costly to success-fully combat. Slevin, from Tallahassee, Fla., also addressed Florida’s Amend-ment 4 ballot initiative as an example of a loud and well-organized—but small—constituency that is threatening to halt economic development in that state.

Everything from Social Media to Healthcare Reform

At the end of the meeting, an open discussion on topics ranging from employee and tenant retention, to social media policies/strategies and preparing for healthcare reform made for a lively exchange.

For more information about mem-bership in NAC or ROC, contact Karen Penafiel or Pat Areno at (202) 408-2662.

NAC Chair John Oliver kicked off the NAC/ROC Meeting.

Cautious OptimismProfessor Kerry Vandell of The Paul

Merage School of Business at UC-Irvine kicked off the meeting. Vandell was cau-tiously optimistic that the recession is, in fact, over (from the perspective of GDP growth), corporate profits are increasing and fears of inflation are fading. Also, productivity is soaring, and unem-ployment concerns are abating with the unemployment rate beginning to trickle down. He reconfirmed, however, that it will be years before we see any real catching up in job creation, and, therefore, years before we see new con-struction. In addition, other indicators

Kerry Vandell gave the good news/bad news eco-nomic forecast.

Chris Lee delivered 12 strategies for success today.

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state & local update

BOMA MEMBERS ARE RECOGNIZED as industry leaders in taking proactive steps to reduce energy costs and green-house gas emissions. These goals coin-cide with those of local governments, which include conservation as a cen-terpiece of their public policy agenda. Across the country, BOMA local associa-tions have launched their own energy challenges or joined with other groups in such contests to engage the commer-cial real estate industry in taking energy conservation to the next level.

Kilowatt Crackdowns Get Cranking

BOMA/Greater Minneapolis and BOMA/St. Paul, in partnership with Xcel Energy, recently launched Kilowatt Crackdowns, energy conservation ini-tiatives that challenge the commercial real estate industry to improve energy

efficiency, in their cities. Since energy represents the single largest operat-ing expense for commercial buildings, efforts to reduce energy usage make good business sense as well as good environmental sense.

“Kilowatt Crackdowns not only improve a business’ economic com-petitiveness, they also help expand the existing energy conservation industry by creating new ‘green jobs’ and a national center of expertise,” says Kent Warden, RPA, BOMA/Greater Minneapolis’ exec-utive director. “They also help reduce the use of fossil fuels along with the associ-ated pollution and greenhouse gas emis-sions.” In addition to these new energy competitions, BOMA/Louisville, BOMA/Portland and BOMA/Seattle have also launched successful challenges.

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feet. BOMA and Xcel Energy will provide participants with free assistance by help-ing benchmark buildings through the EPA’s ENERGY STAR® Portfolio Manager tool. They are also working together to locate stimulus funding and utility rebates to offset the cost of improve-ments. Improvements can be made throughout 2011, providing participants with time to adequately budget, sched-ule and implement efficiency plans. Top performers will be awarded in the spring of 2012. Awards are based on three cat-egories: highest performing buildings, most improved performance and most valuable tenant. As tenant engagement is also an important component of any energy competition, an award for the tenant who has shown the most leader-ship and enthusiasm for reducing energy also has been established.

Houston BOMA Takes the Green Office Challenge

In September, the city of Houston launched the Green Office Challenge. Houston BOMA was one of its first

supporters and consulted with the city on the awards process and benchmark-ing. They have also joined in a partner-ship to drive BOMA member participa-tion with the ultimate goal of 100-per-cent participation. Property managers and owners that participate in the Hous-ton Green Office Challenge must dem-onstrate achievements in four primary areas: energy, waste, water and tenant engagement. Buildings will receive rec-ognition for accomplishing “base” or “stretch” goals in each of these catego-ries. The competition also challenges commercial office tenants in the city’s business districts to increase their envi-ronmental and economic performance in the areas of outreach, energy conser-vation, waste reduction, cleaner trans-portation choices and property manage-ment engagement.

Commenting on the association’s participation in the challenge, Tammy Betancourt, executive vice president, Houston BOMA, notes: “Working with city leaders on the Green Office Chal-lenge offered BOMA a unique opportu-nity to increase our members’ sphere of

exposure and influence citywide, while making a positive impact on greening the built environment.”

BOMA International recognized early on the need to make commercial buildings more energy efficient and has rolled out several programs to help members achieve this goal. One of its biggest efforts, the BOMA International 7-Point Challenge, urges the industry to reduce energy consumption in commer-cial buildings by 30 percent by 2012. A critical step in the 7-Point Challenge is benchmarking your commercial build-ing’s energy performance using EPA ENERGY STAR’s Portfolio Manager and sharing your building’s data with BOMA International. BOMA International encourages all members participat-ing in energy challenges to benchmark their building’s energy consumption and share their data. By sharing your energy management progress and leadership with BOMA, you will help highlight the industry’s dedication to reducing green-house gas emissions.

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Codes & standards Update

Mixed-Use Floor Measurement Standard in the WorksA TASK GROUP OF BOMA’s Standard Method of Floor Measurement Com-mittee is currently working on the first draft of a new mixed-use floor measure-ment standard to complement BOMA’s standards for office, retail, industrial and multi-unit residential buildings. These four standards assume that each build-ing is a single-use building under single ownership, and none have any provi-sions for measuring buildings that con-tain more than one use, more than one building or buildings that are legally divided and owned by different enti-ties. BOMA’s Gross Area Measurement Standard, while occupancy neutral, also assumes a single building under single ownership. The need for a mixed-use standard has become necessary as more and more buildings are designed, built and altered to accommodate multiple uses.

The new BOMA mixed-use standard will address properties that contain mul-tiple uses, including:

• Uses for which BOMA has produced standards (office, retail, industrial and multi-unit residential).

• Uses for which BOMA has not pub-lished measurement standards.

• Mixed-use common areas that serve two or more uses.

• Parking components, or parking that is shared by multiple uses and is not used exclusively by and included in a use.

A final draft of the new standard is scheduled to be completed in the third quarter of 2011.

BOMA’s Codes and Standards Advocacy Continues to Pay Dividends

BOMA continues to be a major force in the development of national model codes and standards and is the only commercial real estate trade associa-tion with an aggressive advocacy pro-gram targeting these critical regulatory activities. BOMA’s code advocacy team is the first line of defense in preserving safe and affordable building codes and standards against the growing influence of powerful lobbying groups. Each year, BOMA members save billions of dollars in direct costs and long-term revenues with the elimination or modification of overly stringent and costly require-ments impacting fire protection, occu-pant accessibility and egress, structural integrity, plumbing and mechanical sys-tems and a host of other areas impacting new construction and existing buildings alike.

Recent efforts in the ongoing develop-ment of the family of codes produced by the International Code Council resulted in significant savings for U.S. office buildings, including:

• $2.58 per square foot (psf) savings in additional annual construction costs by defeating overly stringent energy code requirements.

• $10.50 psf in additional annual con-struction costs with the disapproval of redundant passive fire protection measures providing no significant life-safety benefits.

• $2.62 psf saved in annual lost income avoided with BOMA’s defeat of propos-als for additional structural strength and emergency exit requirements.

This is but one of the host of codes and standards development forums

where BOMA plays a major role. Other recent successes in the development of ASHRAE energy and green building standards resulted in more workable and cost-effective provisions, trade-offs for renewable energy and other require-ments and consideration of project costs and basic business investment principles.

DOE Stokes Site vs. Source Energy Debate

The U.S. Department of Energy (DOE) is proposing to change how it estimates the likely impacts of energy conservation standards for commercial and industrial equipment. DOE proposes to use full-fuel-cycle measures of energy and green-house gas emissions, rather than the pri-mary energy measures currently in use. At this time, energy cost calculations for determining the requirements in codes and standards, such as ASHRAE Stan-dard 90.1 (commercial building energy), are based on site energy, primarily because it is more visible to building owners through utility meter readings.

DOE’s move stokes the long-smolder-ing debate between the powerful elec-tric utility and gas interests. Each energy supplier group believes that measuring energy use should be done in a way that most benefits their respective industry—site for electric utilities and source for gas utilities—because of the inefficien-cies associated with the conversion of thermal energy to electrical energy.

BOMA Codes Expert Scores Industry Accolade

BOMA’s Director of Codes and Stan-dards, David P. Tyree, P.E., C.B.O., was named “Industry Person of the Year” by the County Building Officials of Cali-fornia (CBOAC). Dave has been a mem-ber of CBOAC for 20 years, served on the Board of Directors for four terms and assisted in the development of its national code development efforts. The award presentation highlighted Dave’s time and commitment in helping to get the International Codes adopted in California, as well as his influence in the code adoption process. Dave continues his involvement with CBOAC, represent-ing BOMA’s Codes, Standards & Regula-tory Affairs advocacy program.

WWW.USGBC.ORG /LEED

OF $160 BILLION*

IN ENERGY SAVINGS.

REALIZE THE POTENTIAL

*Potential energy ef�ciency savings of building sector by 2030.McKinsey & Company (2007). Reducing U.S. Greenhouse

Gas Emissions: How Much at What Cost?

WWW.USGBC.ORG /LEED

OF $160 BILLION*

IN ENERGY SAVINGS.

REALIZE THE POTENTIAL

*Potential energy ef�ciency savings of building sector by 2030.McKinsey & Company (2007). Reducing U.S. Greenhouse

Gas Emissions: How Much at What Cost?


leading the way

John Oliver, CPMnaC Chair, Spoils ’em Rotten granddad

JOHN OLIVER IS MANAGING DIREC-TOR with Wells Real Estate Funds, where he is responsible for national business development. Wells Real Estate Funds has invested more than $12 billion in core, mainly Class A, real estate, and has a tenant base that represents the “Who’s Who of Corporate America.” Oliver has been an active BOMA member on the local, regional and international levels for more than 25 years, and is the current chair of BOMA International’s National Advisory Council, a group of senior exec-utives from the nation’s largest compa-nies that own or manage commercial real estate.

what do you see as the important issue/concern currently facing commercial real estate?

The faltering economy is still the big-gest concern with the huge unemploy-ment and under employment that it has created. Companies have had to reduce staffing and headcount over the last two years, which consequently created unre-ported vacancies in many office build-ings. Even when the economy turns, those “seats” have to be filled first before there is new demand for office space.

We’re all looking for job growth; when will it start and at what pace? We read that businesses are sitting on large cap-ital reserves. Companies appear to be unsure of the long-term effects of the new government initiatives (healthcare and taxes, to name two), and it appears that many are waiting to see the final rules written before they commit to longer-term strategies.

what was the most important takeaway from the naC meeting this past September?

BOMA’s NAC meeting is always a won-derful opportunity to come up for air and to compare notes with other senior executives within the real estate indus-try. We had a great turnout for the meet-ing and covered topics ranging from the economy and what’s happening with our tenants to the proposed changes to FASB and healthcare. We also compared notes on employee retention in this tough time when everyone is doing more with less. I think the consensus was that we need to remain vigilant and flexible. It appears to be a slow road to recovery.

you work with several corporate clients. what is the biggest impact the recession has had on those clients? how is 2011 looking?

Cost containment is a trend we have noticed with our clients during the reces-sion. It touches all areas of their busi-ness, but people and real estate costs are significant areas. Not all companies have been severely strained by this economy, but very few have come through with-out some impact. Much attention has been paid to staffing levels and taking advantage of the soft market by renew-ing and extending leases at significant savings. Another trend is the buildup of cash by large investment-grade firms. Some have already made purchases of other firms, and there appears to be a lot of “dry powder” for the right acquisi-tions. With these acquisitions or mergers will come opportunities to consolidate business units into more efficient space.

Landlords with cash and the ability to work strategically with these tenants will help solve these issues.

what do you get most from your BOMa membership?

My more than 25 years of active involvement can be summed up in one word: PEOPLE. The people I have met and the opportunities to network and exchange experience have been invalu-able to my career and the companies I have worked for. My advice to people in this business is to get involved in BOMA. I don’t care if you’re young and new to the business or an “old hand” like me. Get out of your comfort zone. Meet some new people. Quit thinking you’re too busy to be involved. You and your company will benefit.

we heard from BOMa sleuths that you are a very proud granddad. tell us about the joy you get from your grandkids.

Maybe we should have made this interview solely on this topic! My wife, Karen, and I have two grandchildren: Oliver (yes, because of the name, I will pay his Notre Dame tuition), who is two years old, and our beautiful Kate, who is 10 months old. We have four children so we hope to be avalanched with grand-kids! There is magic in grandchildren; we had no idea how much it would impact our lives. Thankfully, all of my children are still here in Atlanta so we will con-tinue our new tradition of spoiling the grandkids rotten, obeying none of the “rules” from our well-meaning children and returning them exhausted and cranky. It’s a rite of passage!!

1 Source: Free Health Inc. 2005 Study

®/* Trademarks of Kimberly-Clark Worldwide, Inc. or its affiliates. Marques déposées de Kimberly-Clark Worldwide, Inc. ou de ses filiales. © 2010 KCWW. K02043 K5216-10-01

Every year your tenants pay about $1320 PER EMPLOYEE for absenteeism.1

Do the math. It can really add up.

But you can help them save that money with the Healthy Workplace Project from KIMBErly-ClarK ProFESSIonal*.

an innovative approach to hand hygiene that goes beyond the restroom.

That engages your tenants’ employees to stay healthier. Saving your tenants money.

Call your KIMBErly-ClarK ProFESSIonal* representative or visit www.healthyworkplaceproject.com to find out how you can implement it today.


Around the industry

SAPOA Execs Visit BOMA HeadquartersTHE SOUTH AFRICAN PROPERTY OWNERS ASSOCIATION (SAPOA) President Samuel Ogbu, CEO of Liberty Properties, and Chief Executive Officer Neil Gopal visited BOMA International’s offices in October to share information, exchange ideas and explore ways the two organizations can work together. In addition to meetings with BOMA staff, SAPOA’s representatives also met with executives from the National Association of Real Estate Investment Trusts, the Urban Land Institute and the National Multi Housing Council.

SAPOA’s mission is to actively and responsibly represent, promote and protect the interests of their members’ commercial activities within the property industry in South Africa. Visit BOMA’s YouTube channel (www.YouTube.com/BOMAInternational) to watch an interview with SAPOA’s Neil Gopal and Samuel Ogbu, where they discuss advocacy issues, the economy and the impact of the 2010 World Cup.

Protect Workers— Break the Germ Transmission ChainResearch shows that the nine areas listed below harbor the greatest num-ber of germs. Educating and encour-aging employees to Wipe, Wash and Sanitize can help reduce the risk of transmission. And it’s also where KIMBERLY-CLARK PROFESSIONAL* has focused the efforts of the Healthy Workplace Project. Please go to www.healthyworkplaceproject.com for more information.

• Stair railings;• Elevator buttons;• Conference tables;• Lobby areas;• Reception areas;• ATM in lobby;• Water cooler/kitchen space;• Copy stations;• Doors.


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Around the industry

By Ron Harrison, Ph.D.

Office workers may find that unwanted bloodsuckers are joining them on their commute to work. Bed bugs have long been vacationing in hotels and motels, and the problem is rapidly migrating into other industries. The insects have made themselves at home in apartments and single-family residences, which has led to an emerging new trend—bed bugs in office properties.

In a recent Orkin Commercial Services survey of BOMA members, respondents indicated they are largely unaware that bed bugs are a growing concern in office buildings. While you might not have expe-rienced bed bugs at your property, you’ve certainly heard of the commercial spaces where they’ve already made appear-ances. The Fox News Manhattan news-room, CNN, Bill Clinton’s offices, Penguin Publishers, Broadway, the Denver Public Library—quite a lineup for a pest no big-ger than an apple seed.

While the majority of BOMA members indicated that bed bugs pose “little to no threat” or a “minor threat” to the com-mercial real estate industry, one statis-tic might convince them otherwise. The survey found one in 10 respondents has dealt with bed bugs at a property. Ten per-cent might not seem like much, but for an environment without beds—long thought to be a necessary element for a bed bug infestation—this is a startling number. What’s more, Orkin saw its commercial bed bug treatments more than triple from 2008 to 2009.

Bed bugs are nocturnal and feed exclu-sively on blood, giving them a reddish

brown color. A bite can cause itchy red welts or no reaction at all, but the one thing bed bugs all share (luckily) is that they have not been known to transmit dis-ease. The problem with bed bugs is they multiply, growing from just two insects to hundreds in a matter of months. Besides the negative social stigma bed bugs elicit, an entirely new set of problems come with this pest. Infestations can ruin company reputations and spark litigation from their victims.

So now you’re probably asking, “What can I do to prevent them in my property?” First, understand how they’re getting in the building. Bed bugs are hitchhiking on the belongings of someone who has a problem at home, a frequent business traveler bringing luggage into work or, in rare cases, in product shipments that arrive at your building. Second, seek out their hiding spots. Bed bugs prefer to be close to a feeding source—you, your staff or other building occupants. Since there aren’t any beds, look for these pests in other soft furniture, such as lobby furni-ture, plush chairs in conference rooms and fabric cubicle dividers. Bed bugs can also hide in electrical outlets, bundled com-puter wiring and behind framed artwork. In addition to bed bugs, check for the inky or rust-colored stains they leave after feed-ing and the cast-off skins they shed on the fabric of chairs and couches or behind pic-ture frames and furniture.

Bed bugs are resilient—capable of living up to 12 months without a blood meal—and can be tough to spot, so enlist the help of your staff to prevent these pests from taking over your office space. With

the problem growing, the time to take ACTION is now:

Awareness. Knowing that bed bugs can be a problem in commercial real estate is the first step.

Communication. Inform and educate your tenants about bed bugs in the office. Include the information in tenant newslet-ters or on building bulletin boards.

Training. Ask your pest management provider to train tenants, maintenance professionals, cleaning crews and other building staff about bed bug basics.

Inspection. Encourage routine inspec-tions in typical bed bugs office hot spots for signs of bed bug presence.

Openness. Be transparent and truth-ful with your tenants about bed bugs. Establish a reporting protocol so you can address any problems early.

Notification. In the event that bed bugs are found, notify management and your pest management provider immediately. Do not move any items from the infested area.

A strong pest management partnership and proactive approach to bed bugs can help keep these pests from becoming your property’s worst nightmare.

Ron Harrison, entomologist, Ph.D., is director of technical services for Orkin and an acknowl-edged leader in the field of pest management. Contact Dr. Harrison at [email protected] or visit www.orkincommercial.com for more information.

Get additional facts about bed bugs and tips on how to prevent them by visiting Orkin University Online’s Property Management resource center on orkincommercial.com.

What are You Bringing to Work?A Recent Study Reveals It’s More Than Just a Briefcase

360 BuzzMore than 150 buildings have now received the BOMA 360 Performance Program designa-tion, demonstrating that their properties are achieving excel-lence in all aspects of building management and operations. How does the designation give properties an edge? Here is what people are saying:

“When prospective and current

tenants see the plaque, they

want to know what it means.

We then get the opportunity to

communicate the value that

we are bringing to them by the

things we do at the buildings,

with third-party credibility

from BOMA.”

—Steve Harrison, Vice President of Facilities, Parmenter Realty Partners

“We strive to be the best at

all times, but during a down

economy, you can’t afford to

be less than your best. The

BOMA 360 designation is

proof that we excel at all

aspects of property man-

agement and operations.”

—Edward Fallon, RPA, Vice President of Operations for the New York Region, Brookfield PropertiesBank of America Plaza,

Jacksonville, Fla.

300 Madison Avenue, New York City

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CONNECT YOUR COMPANY WITH MORE THAN17.500 BOMA INTERNATIONAL MEMBERSAvailable 24 hours a day, 365 days a year, the BOMA International Online Buyers’ Guide is the internet’s most comprehensive resource for products and services in the commercial real estate industry. Our members spend more than $104 billion a year on offi ce-related purchases, and they refer to our offi cial Online Buyers’ Guide when they are looking to buy. Make sure your company has a presence!

Categories include:· Building Services· Cleaning· Design· Management Services· Mechanical· Restoration· Waste Management And many more!

Reach the people you want to do business with at the moment they are making their purchasing decisions. Reserve your space on the BOMA International Online Buyers’ Guide today!

For information about advertisingon the BOMA International Online Buyers’ Guide,

contact Melissa Zawada at 800-369-6220, ext. 3407 or [email protected]

BOMO0011_Filler.indd 1 10/5/10 10:48 AM


Conflict is a normal occurrence,

yet people fear it and take precious

energy and efforts to avoid it, in turn,

sometimes exacerbating the situa-

tion. When conflict resolution skills are

strong, the organization will be more

effective, the company—and the prop-

erty professionals—will have more of

their needs met and stress levels will be

considerably reduced.

Not fearing conflict is energizing:

To eagerly jump into the resolution

process, knowing that having the dif-

ficult conversations now will result in

higher satisfaction to all parties involved

sooner, is a liberating sensation.

What is Conflict?Assuming that disagreement is con-

flict can produce conflict itself. People

can disagree, yet not have conflict.

For example, the manager who keeps

38 folders to locate e-mails and the

employee who has five folders and uses

the search index proficiently can agree

to disagree without any side effects.

People can also have conflict in spite

of agreeing: Two engineers want to help

with a new project but the daily mainte-

nance work must continue so it seems

neither will be able to meet his or her

needs. Conflict exists when what we

want appears incompatible with what

the other party wants. The key term is

“appears.” Sometimes what appears as

an unsolvable conflict is not.

Uncover Causes to Find Agreement

Almost anything can be the source of

conflict. What’s amazing is not that there

are so many grounds for disagreement,

but that we don’t have more. We give and

take in relationships every day—so often

and so automatically, in fact, that we are

often unaware of it. Watch out for these

six key grounds for conflict:

Creating a Bridge to Accord Takes Conflict Resolution Skills

By Natalie Brecher


1. Facts/Data: When facts aren’t straight

or everyone is not aware of the same

data, problems can surface. A book-

keeper recalls the report as due on the

15th; the boss remembers it as the 5th

and thinks it’s late.

2. Goals/Objectives: Unexpressed

(or not agreed to) expectations are

essentially unilateral, and when it’s

assumed there is agreement, a wedge

is created for understanding and

agreement. A salesperson thinks 20

sales are an exceptional goal; another

thinks 30, so believes the other is a

poor performer.

3. Methods: Believing the proverb

“What’s good for the goose …”

applies in all situations can raise

many an issue. One person’s skills

aren’t strong and it takes three hours

to do the work; another person thinks

it should take two, so perceives the

other as slow.

4. Structural: Hierarchy and author-

ity are big issues in the workplace. A

co-worker has greater approval limits

than another and believes that indi-

cates complete authority; the other is

jealous.

5. Relationships: Personal connec-

tions, likes and political agendas can

be deadly. One employee is given the

choice assignments, so other employ-

ees don’t like him or her.

6. Personal Inference and Values:

These are the most difficult to

uncover, define, rectify and often

even to discuss. It’s normal to see

the world through personal filters

and hard to recognize, making them

all the more dangerous. Individuals’

emotions, senses, desire for authority

and control, interpretation of right

and wrong and the like all contribute

to the cause of the conflict as well as

how resolution should take place to

be successful.

Before resolution efforts can make

progress, the underlying causes must

be fleshed out and carefully planned

discussions (sometimes using a mod-

erator) are the only reliable vehicle to do

so. In one such discussion, for example,

one employee gave another a birthday

gift. Unwrapping the gift, the recipient

found it was something she had. “Thank

you, but I have one,” she said, and the

gift giver was offended, resulting in the

two’s discord harming the entire office.

Using private discussions, it was first

uncovered that the gift exchange started

the conflict. More in-depth investiga-

tion revealed the recipient’s culture

taught her it would be an insult to take

something she already had. In her mind,

keeping it would have been the insult-

ing thing to do. With the personal infer-

ence and values discovered, and after an

emotionally charged mediated conver-

sation, the two walked away as friends

again and the office got its productivity

back.

Use an Interest Base of Reference

Once the basis for the conflict is

uncovered, the parties’ requests are next

for investigation. What is presented as

the solution may not necessarily be the

answer. Anytime a person’s requests are

filled, yet he or she remains dissatisfied

with the results, it’s a sure sign that what

was wanted was not the accurate solu-

tion to achieve satisfaction. The inter-

ests under the surface request need to

be addressed for solutions to stick.

Conflict exists when

what we want

appears

incompatible with

what the other

party wants.



Recent headlines have stated that the United States is eight million jobs short of the pre-recession peak and that it could be at least seven to nine years before employ-ment levels return to their 2007 peak … if ever. During the next 10 years, unemploy-ment will likely remain high by historical standards, while the number of would-be workers continues to grow. “An Assess-ment of the Job Market in Commercial Real Estate,” SelectLeaders/Cornell Job Barometer Report’s fourth quarter 2010 update for the BOMA Career Center, takes a look at how commercial real estate is being affected and how property profes-sionals will weather the storm.

Cap rates across property types have begun to stabilize and prices are now 4.7 percent above their October 2009 trough, according to the Moody’s/Real Commer-cial Property Index. During the course of the recession, commercial real estate found itself in the midst of a liquidity trap, where falling asset prices and a low infla-tionary environment caused investors with capital to remain on the sidelines. More-over, many investors took a wait-and-see approach, hoping to re-enter the market

when distress levels forced over-leveraged owners to sell properties for pennies on the dollar. Now, though distress levels remain elevated, there are signs that the market may be on the mend.

However, hiring is still lagging. The U.S. Department of Labor recently reported that nonfarm payrolls (jobs) decreased by 54,000 in August—the third consecutive decline. The current job market has suf-fered losses that are more than triple as much as what occurs at the lows of the average recession/job loss cycle.

Job Postings by SectorMulti-family dominated the job market early in the recession, then fell off the charts by September 2009. Not unexpect-edly, banking, responding to the stimu-lus, overtook multi-family for the highest number of jobs of any sector from Sep-tember 2009 to September 2010. Retail showed a modest upturn since May 2010, as consumers and businesses adjust to the new economy, with back-to-school shop-ping moving retail to the top in job post-ings heading into September 2010.

Where are the Jobs? The Commercial Real Estate Employment Outlook from the 2010 SelectLeaders/Cornell Job Barometer Report

People present their “positions”—how

they want the conflict resolved—as their

solution. However, that position isn’t

the whole story. There are “interests”

(why people want what they want and

the reasons they feel the way they feel)

behind the position they present. Inter-

ests tell why something is important.

Interests are often not disclosed without

prompting; some people have trouble

identifying (and admitting) them to

themselves. Thus, the skills of the per-

son working on resolution are crucial to

success. Violating people’s interests are

reasons for conflict. Addressing those

interests provides fixes that work.

For instance, a maintenance engineer

working in a tenant space rushes off to

handle an emergency, leaving a mess in

the tenant space in the process. What

the tenant says he wants seems appar-

ent to both parties and is expressed

clearly: His solution (position) is that

someone clean the mess immediately

and that it never occur again. His inter-

ests, however, are deeper.

The questions to ask for a satisfac-

tory solution to this incident are these:

Would the tenant be happy if only the

space was cleaned? What are the ten-

ant’s interests? Why does he want what

he wants and how does he feel? The

answers expose the true essence of the

conflict. He feels taken advantage of—

that the business, people’s time, etc.,

are not being respected. Perhaps, using

time to resolve this, he was late to his

daughter’s soccer game and felt he had

disappointed her; now his self-image as

a father is involved.

The position is presented as “clean up

the mess,” but the interests are “prove to

me you respect me and my business and

know this has been an inconvenience.”

If there is only

one position,

it’s not collaborating

or negotiating;

it’s demanding.

Job Postings by Sector


Job Postings by Business FieldThe decline in development jobs is daunt-ing. Finance, similarly to banking, took the lead in September 2009, as companies analyzed their holdings (see chart, below).

Job Postings by StateCalifornia continues to be on top, with 16 percent of total U.S. jobs posted thus far in 2010. However, combining New York (12 percent) and New Jersey (four per-cent), the West and East Coasts are neck

and neck, with postings in the Northeast due, in part, to the increase in banking and finance jobs. Texas holds steady at 10 percent, followed by Florida with six percent and Illinois with five percent of the jobs posted.

Jobs by Gender and AgeEarlier this year, women became the majority in the workforce for the first time in U.S. history. Unemployment figures show that, starting as early as third-quarter

2008, the rate of unemployment for men surpassed women, reaching two- to three-percent higher levels for men by second-quarter 2009.

Yet, the single factor that could most greatly impact our industry for years to come is the loss of entry-level jobs. By the third quarter of 2009, unemployment was 20-percent higher for job seekers 24 and under, compared to those over age 25. Even internship postings diminished—despite the fact that anyone can post an internship for free on BOMA Career Cen-ter or any partner site in the SelectLeaders Job Network.

Visit the BOMA Career Center for the full update at http://boma.selectleaders.com.

The SelectLeaders/Cornell Job Barometer Re-port, “An Assessment of the Job Market in Commercial Real Estate,” is written and pub-lished by Dr. David Funk, director, Cornell Uni-versity Program in Real Estate. Special thanks to Sung Won Suh and the entire Cornell Gradu-ate School team. BOMA Career Center excerpt by Susan Phillips-LoPinto, CEO, SelectLeaders Real Estate Job Network.

When those interests are addressed, the

resolution will last.

Work for Flexible Solutions

Addressing the interests instead of the

position has an added benefit. It allows

for alternative solutions. If there is only

one position, it’s not collaborating or

negotiating; it’s demanding.

For the tenant with the messy office,

yes, his position of cleaning the space

must be addressed, but knowing the

principal interests opens up more

solutions. Whether it is a direct, sincere

statement acknowledging the tenant’s

value, a basket of sweets presented to

the office or a gift card for his daughter,

treating the interests will result in last-

ing satisfaction.

Polish Your Skills The ability to resolve conflicts is a

learned skill, and one that all property

professionals can use to their advantage

throughout their career. Whether work-

ing with employees, contractors, tenants

or supervisors, imagine the stress that

will be avoided when conflict is not a

scary monster kept out in the hall. Invite

the monster in, satisfy its interests and

the results will be worth it.

About the Author: ©Natalie D. Brecher, CPM ([email protected]) is the Management-Mentor™, an accomplished authority who helps organizations improve workforce performance and managers develop and improve leadership and professional skills. She provides consulting, coaching, training and keynote speeches to fortify positive, lasting change. Visit www.BrecherAssociates.com for more information.

Job Postings by Business Field


Women continue to make progress in the field

of commercial real estate, but challenges remain,

according to a new report from the Commercial

Real Estate Women (CREW) Network, Women in

Commercial Real Estate: 2010. The study, under-

written by CB Richard Ellis, Prudential and Kutak

Rock LLP, and independently researched by Cornell

University Program in Real Estate, is a follow up to

the CREW Network report in 2005, which was the

industry’s first ever in-depth look into women and

commercial real estate.

The survey was conducted among nearly 3,000

professionals from all areas of the industry. The

good news is that respondents to the survey

reported a seven-percent increase in women in

their organizations since 2005, and it was the expe-

rienced (more than 20 years of experience) industry

veterans and the new entrants with less than five

years of work experience that fueled that growth.

Both men and women with six to 20 years of

industry experience declined significantly as a per-

centage, raising the question of whether the cur-

rent recession will see the mid-level professional

leave the industry, as happened during the early

1990s real estate downturn. Market conditions have

undeniably impacted men, as 70 percent of men

who experienced a work absence of greater than

three months were involuntarily laid off, compared

to 52 percent of women. The question remains as

to whether this trend offers women an opportu-

nity to secure a higher position on the ladder or be

reminiscent of the “Rosie the Riveter” phenomenon

during World War II, with men regaining these posi-

tions when the market returns.

The survey showed that women had modest

gains in compensation, as higher percentages of

women moved into the $100,000 through $250,000

annual compensation levels since 2005. Whereas

only eight percent of women surveyed in 2005

were at the $250,000 level, by 2010 that figure had

increased to 11 percent (the percentage of men in

the same compensation category had decreased

from 34 to 31 percent).

These findings regarding the narrowing of the

compensation gap in commercial real estate mirror

recent Census data indicating that women earned

82.8 percent of the median weekly wage of men

in 2009, which is the highest ever recorded—up

from 76.1 percent just a decade earlier. While it is

positive to observe these compensation gains for

women, one still wonders why equality remains

an issue in 2010.

Compensation Imbalance?Some have theorized that men may be losing

their jobs at a higher rate because their compensa-

tion is higher; women, with lower salaries, are more

economical to retain. It is also possible that the

By Kristin Blount

Cracking the Glass Ceiling?How Women in Commercial Real Estate are Faring Today

The survey reported a seven-percent increase in women in their organizations since 2005,

and it was the experienced (more than 20 years of experience) industry veterans and the new entrants with less than five years of

work experience that fueled that growth.


positions of men have been cut in greater numbers

and their salaries have diminished. Particularly at

the higher levels, a greater portion of men’s com-

pensation draws from various forms of variable

compensation, such as bonuses, commission and

profit sharing—all of which have been affected

adversely in the downturn.

Despite women’s relative compensation gains,

however, three times the number of men as women

respondents are represented at the $250,000 com-

pensation level in 2010. Moreover, when compensa-

tion is analyzed considering both years of experi-

ence and age, a clear and troubling trend emerges:

Women with the same amount of experience as

men are not represented equally in the highest pay

levels, thus increasing the chance that this trend will

continue unless employers make a concerted effort

to address the issue of equity. Dramatic increases

in the sources of income occurred from 2005 to

the present, as annual base salaries went from 58

percent to 67 percent of the total, while long-term

incentive compensation declined from eight per-

cent to two percent.

Success and Satisfaction in Commercial Real Estate

Women in Commercial Real Estate: 2010 also

surveyed both perceptions of career success and

levels of satisfaction. Despite declines in the last

five years, 62 percent of men and 54 percent of

women reported feeling “very successful” in their

commercial real estate careers and less than two

percent of all respondents said they felt “not at all

successful” in their careers.

Overall levels of satisfaction increased with years

of experience and differed among areas of spe-

cialization, with women in asset/property/facili-

ties management with 20-plus years of experience

reporting the highest levels of career satisfaction.

Notably, only 27 percent of women with less than

five years of experience reported feeling “very

satisfied” with their level of career success and

women, in general, lagged behind their male coun-

terparts in career satisfaction among those with

less than 10 years’ work experience. Women catch

up on career satisfaction with increasing years of

experience, indicating that the larger challenges in

terms of commercial real estate career satisfaction

exist for women entering or early in their careers.

Success and satisfaction come together when

plotting job characteristics, according to those that

generate the greatest satisfaction and are perceived

to be of greatest importance. Not surprisingly, men

and women share the opinion that “co-worker

respect” and “a challenging job” are very important,

and that “job enjoyment” is key to satisfaction at

work. Real gender differences emerge, however,

when areas of high importance but low satisfaction

are identified. “Maximize earnings potential” and

“disposable income” topped the list for men, while

“level of decision-making” and “job enjoyment”

came first for women.

Both men and women reported feeling slightly

less satisfied with their work/life balance in 2010

than five years earlier; however, 92 percent still

reported feeling “somewhat successful” or “very

successful” in achieving a work/life balance. Those

reporting to be most satisfied with their work/life

balance were in brokerage/sales/leasing, while

professionals in financial/professional services

reported feeling least satisfied.

Overall levels of satisfaction increased with years of experience and differed among areas of specialization, with women in asset/property/facilities management with 20-plus years of experience reporting the highest levels of career satisfaction.

Management Dynamics in the Workplace

While women constitute just a third of the com-

mercial real estate industry, the report found inter-

esting management and reporting dynamics when

looking at gender relationships within commercial

real estate organizations. Even though men sig-

nificantly outnumber women in the industry, a

remarkable 62 percent of female managers’ direct

reports were women, whereas only 45 percent of

direct reports to male managers were women.

Looking behind the numbers, it is clear that a much

higher percentage of men work autonomously

without direct reports.

We are happy with the progress that women are

making in commercial real estate, which some

may argue is one of the last of the traditional

“good ole boys” networks. Women are joining the

field in greater numbers and expressing long-term

satisfaction. Parity issues remain between men

and women, however, particularly at the highest

levels.

About the Author: Kristin Blount is 2010 President, Com-mercial Real Estate Women (CREW) Network (www.crewnetwork.org). Blount is also partner and vice presi-dent, brokerage, at Colliers Meredith & Grew in Boston.


As green initiatives become an essential part of many build-

ing projects, elevator companies are creating plans to execute

and maintain long-term visions toward a goal of sustainability.

Some elevator manufacturers have committed to evaluate and

quantify the current environmental impact of their products

through life cycle assessments (LCA). These analyses cover

the product’s life, from the impact of procuring resources to

the manufacturing processes to shipping, installation, service

maintenance, repair and modernization improvements. The

process takes into account energy utilized in both manufactur-

ing and shipping, as well as the product’s use phase. The assess-

ment also reviews information on resultant waste generated

and its disposal or recycling. An internationally recognized tool

often used to guide LCA projects is International Organization

for Standardization (ISO) 14040, Environmental Management:

Lifecycle Assessment—Principles and Framework.

The majority of an elevator’s environmental impact over a

lifetime is during the equipment’s use phase. Leading com-

panies are focusing on reductions in energy use via research

and development on newly manufactured products, but are

looking for ways to increase elevator efficiency and reduce

energy consumption by monitoring, upgrading and installing

new equipment on existing products as well.

Elevators and EnergyAll elevators use energy. Although levels of energy effi-

ciency may vary among them, most new elevators make up a

very small percentage—generally three to five percent—of a

building’s overall energy consumption. In the past, however,

elevators with less efficient technology utilized a much larger

footprint of a building’s energy use. Motor generators were

necessary until a few decades ago in order to take AC power

and convert it into usable DC power to run the machine, which

moved the elevator. DC machines were required to control

the precision of the lift for leveling, acceleration, deceleration

and positioning. Advances in AC technology allow elevators

to control the same parameters with even greater accuracy,

thereby eliminating the additional step of converting AC power

to DC power.

Currently in the United States, it is estimated that 200,000

motor generator drives are being used to power elevators.

These older drives consume approximately 40,000 kWh of elec-

tricity annually, approximately 72-percent more than modern

drives available on the market today. As a point of reference,

the amount of energy used by these outdated drives is enough

to power 80,000 homes annually.

In addition to a reduction in the energy needed to run motor

generator equipment, the decrease in associated machine

room cooling is significant. Upgrading to current technology

results in a 45-percent reduction in associated BTUs in the

elevator machine room. Over the building’s lifetime, the sav-

ings in cooling cost is quite substantial.

The move away from old MG sets also eliminates potential

indoor air quality (IAQ) issues associated with carbon dust

created by using carbon brushes in the machines themselves.

Typical DC generators require multiple carbon brushes to oper-

ate. It is estimated that a single brush can emit 272.16 grams

of carbon dust monthly or 7.2 pounds annually per generator

(based on 16 brushes per generator). In a large building with

multiple elevators, the amount of dust per pound and the

coinciding number of filters needed to keep that dust out of

the air is considerable when multiplied over multiple units

and multiple years of service.

Using light-emitting diodes (LEDs) for illumination and

programming the controller to shut off the fan and lights when

the unit is not in use are two simple, cost-effective practices to

further enhance energy efficiency in both existing buildings

and new construction projects. Traditionally, elevators of past

generations were not programmed to turn off the lights when

the unit was not in service. The impact of lights running con-

tinuously in a single elevator over a 25-year life is significant.

Now, consider 200,000 MG units with nine incandescent bulbs

each running for 25 years. By installing automatic light shutoff,

enough energy to power almost another 80,000 homes for a

year could be saved.

Strategies for Increasing Efficiency

and Lowering CostsBy Sasha Bailey, LEED AP BD+C

Making Your Elevator Work for You


Whether modernizing existing elevators or installing new

ones, the reduction of operating costs through green upgrades

can outweigh capital costs in a reasonable timeframe. Expenses

associated with creating a sustainable elevator system range

from minor upgrades, such as lighting improvements, to a

complete energy-efficient system design and installation.

Once simple elevator upgrades like LED lighting are installed,

a building’s energy consumption decreases, helping building

owners save money on a yearly basis. These upgrades also

benefit building owners through improved tenant retention

and attraction.

Service and ModernizationElevators running at their peak performance use less energy,

create a more pleasant riding experience and improve air qual-

ity. To maximize the performance and safety of elevator prod-

ucts, a code-compliant preventive maintenance program is

important.

Historically, 80 percent of all elevator trouble calls are related

to doors and door operation. A typical elevator door opens 1.75

million times over 10 years. Closed loop technology, accom-

panied by a digital control system, allows for settings to over-

come changes in atmospheric conditions, minor obstacles in

the door track and other door-related problems. Upgrading to

closed loop door operator technology can significantly reduce

callbacks.

Partnering with a reliable service provider can ensure equip-

ment is maintained to the highest industry standards, pro-

viding safe service to meet the elevators’ expected life cycle.

Remote monitoring options are available to keep property

managers up-to-date on a building’s elevator systems. By

detecting possible problems early, these monitoring sys-

tems are an efficient way to reduce unnecessary emergency

callbacks and eliminate unneeded paperwork. As the systems

can be enabled and viewed from anywhere in the world, build-

ing management has real-time data at its fingertips, anytime

from anyplace.

Selecting a Service ProviderConsider the following when selecting a service provider:

• Experience. It is essential that service professionals are

knowledgeable about all new products and technology,

industry standards and, most importantly, safety precau-

tions. Training programs that include field and local ses-

sions, as well as regular factory seminars, are crucial. Field

engineers should also be available at any time.

• Service. Even after an elevator’s warranty expires, it is impor-

tant it receives preventive maintenance to ensure optimum

and safe performance. This maintenance should involve

fast, reliable service and trained technicians. Most compa-

nies offer programs that can be customized to fit a building

owner’s specific needs.

• Parts. It is essential that service parts be available as needed.

When selecting a provider, it is important to ensure they

have access to an extensive inventory of spare parts, as well

as an efficient parts distribution system for getting equip-

ment out quickly.

• Compliance with regulations. The Americans with Dis-

abilities Act (ADA) stipulates buildings must comply with

new requirements that make elevators easier to operate by

people with special needs. If an elevator is deemed as non-

compliant with current regulations, the service provider

should be able to provide a quick, cost-effective solution.

• Modernization. Elevator modernizations can update an

elevator’s performance, reduce energy consumption and

decrease impact on IAQ. Cab and lobby upgrades can offer

a new updated look, compared to older styles. Experienced

technicians and engineers can customize modernization

packages that are both time- and cost-efficient.

About the Author: Sasha Bailey, LEED AP BD+C, is a corporate sustain-ability manager in ThyssenKrupp Elevator’s Americas Business Unit. She can be contacted at [email protected].

Hydraulic life cycle analysis studies help manufacturers quantify and evaluate the environmental impact of their products.

One of the many benefits of modernizing an elevator system with new drives, controllers and machines is a machine room environment that is cleaner, cooler and safer.

This is an update to an article that appeared in the November/December 2008 issue of The BOMA Magazine.


BOMA Chair Ray Mackey, Jr. and BOMA

President Henry Chamberlain traveled

to Australia and New Zealand in Sep-

tember for meetings with two important

affiliates of BOMA International. In the

case of the Property Council of Australia,

the visit combined business meetings in

Sydney and participation in the annual

congress in the Gold Coast region. Two

days of business meetings with the

Property Council New Zealand took

place in Auckland after original plans

to participate in its annual conference

were thwarted by a major earthquake in

Christchurch.

Property Council of Australia: The Voice of Leadership

Headquartered in Sydney, the Prop-

erty Council is comprised of a staff of 90

people managing a $25 million annual

budget heavily focused on advocacy,

with issues ranging from taxes, nation

building (infrastructure, land use and

sustainable growth), regulation reform,

greening the built environment and

liquidity. The council’s mission is to

champion the interests of the property

sector.

During the annual congress, National

President Daniel Grollo (Grocon Party

Ltd.) launched a new five-year initia-

tive titled Powerhouse 3D, “…a decisive,

member-focused strategy to leverage

industry and community prosperity. It

builds on the Property Council’s solu-

tions-based advocacy and will turbo-

charge our programs to deliver member

value.” Its five goal areas are:

1. Foster a more attractive asset class.

2. Secure economic growth leveraged by

long-term nation-building programs.

3. Create a more competitive business

environment by reforming taxes and

business regulation.

4. Promote a positive image for the

property industry that reflects its

critical community role.

5. Deliver high-value member services.

Sydney is a terrific, vibrant financial

center with a recovering economy and

high property values. The setting is spec-

tacular by the harbor with the city center

a combination of historic architecture

and very modern Green Star buildings—

their “LEED” program.

Macquarie’s Peter Merrett and 1 Shelley Street— Green Star 6

We toured 1 Shelley Street, a striking

property featuring an external “diagrid”

steel frame, open floor plates and spec-

tacular interior design, with Interna-

tional Region Committee Co-Vice Chair

Peter Merrett. Peter recently relocated

from Tower 42 (a 2009 International

TOBY winner) in London to join the

Macquarie Group (a leading provider of

banking, financial, advisory, investment

and funds management services, with

more than 70 offices in 28 countries) in

Sydney. Among the factors leading to the

top Green Star rating are a chilled beam

HVAC system, natural daylighting and

automatic adjustable lighting systems,

a double-glazed façade and easy access

to mass transit.

“Re-ignite-Renew-Reshape”: Property Council of Australia Congress 2010 Highlights

The BOMA duo traveled just south

of Brisbane to the beautiful Gold Coast

area for the Property Council’s congress

of over 500 mainly senior real estate

executives from all over the country. We

were saluted and welcomed very warmly

from the podium at the opening general

session by Chief Executive Peter Verwer,

who touted BOMA as the “geniuses of

asset management.”

There was an orchestrated debate

here about how much development

should take place over the next 40

years—Big Australia? There are 22 mil-

lion residents now and the estimate is

Dialoguing with the Property Councils of Australia and New ZealandBy Ray Mackey, Jr. and Henry Chamberlain

G’day!Sydney, Australia (top), and Auckland, New Zea-land (lower left), were the sites of business meet-ings between BOMA Inter-national leadership and the Property Council of Austra-lia and Property Council New Zealand.


the population could double by 2050.

Much of the growth is coming from

trade with Asian nations, particularly

China. The resistance comes from those

who want to preserve wild Australia and

do not feel they have the water to sup-

port a large population, among other

sustainability issues. The dilemma is

that, with the baby boomers retiring,

they have to grow the economy or risk

large deficits to pay for entitlement pro-

grams. Both commercial and residential

real estate prices are high and there is

concern over how sustainable the prices

and quality of life (much larger homes

than in the United States) are long term.

The programming was very strong

and included a CEO Roundtable, which

Ray participated in. Oxford Univer-

sity Professor Linda Yueh reinforced

the strong and growing relationship

between Australia and China in areas

like real estate investments, mining and

tourism. We also had a terrific technol-

ogy presentation by Peter Williams, CEO

of Deloitte Digital, during which he

exhorted the crowd to embrace mobile

technologies and integrate them into

buildings. New high-tech, sustainable

developments were featured in case

studies, including the ultra-modern

Songdo, Korea, the world’s first new sus-

tainable city designed to be an interna-

tional business district. We heard from

Gale International Executive Vice Presi-

dent Tom Murcott via Cisco’s Telepres-

ence system about the project. We also

heard about three major urban devel-

opments in Sydney, Melbourne and

outside Brisbane that are reshaping

their communities in terms of residen-

tial development, retail and enhanced

educational systems. All of these proj-

ects are about creating sustainable

communities.

There was also a panel focusing on

the existing building stock in which

Henry participated. Wrapping up the

programming was a general session

titled “Nation Building in 21st Century

Australia,” which returned to the theme

about how the country can handle its

future growth. The discussion centered

on supporting all Australians, both

poor and rich, in creating a sustainable

country with the right infrastructure in

energy, transportation and broadband,

which will allow them to be a key player

in Asia.

Property Council New Zealand

In lieu of participating in the Prop-

erty Council’s rescheduled conference,

November 17-19 in Christchurch, we

flew to Auckland for meetings. Our first

stop was the Property Council’s offices

and a meeting with Executive Director

Connal Townsend and his impressive

staff team. There are 10 staff members:

seven in Auckland and three staffing

branch offices around the country. The

Property Council represents commer-

cial, industrial, retail, property funds

and multi-unit residential property

owners, managers and investors. Its

vision is to create a quality, vibrant New

Zealand commercial property sector.

We share a lot in common with them

on advocacy issues from taxation,

investment, compliance, sustainability

and energy efficiency. They work with

the Green Building Council and have

endorsed the Green Star program (Aus-

tralia and South Africa as well), but are

open to other programs and liked our

menu approach of promoting alterna-

tives in the green arena.

We also met with National President

Chris Gudgeon, chief executive of the

country’s largest REIT, the $2 billion

Kiwi Income Property Trust. The econ-

omy in New Zealand resembles that of

the United States, with the nation work-

ing its way out of the global recession.

For more information on the Property Council of Australia, visit www.propertyoz.com.au

For more information about the Property Council New Zealand, visit www.propertynz.co.nz

At a Property Council Board meet-

ing, Chris complimented us for being

there, for laying out what we are doing

and for pointing out numerous places

we could collaborate. Among the new

business were topics including foreign

investment in real estate, and we plan

to share FIRPTA information, along with

a new Auckland spatial plan and work

they need to do on performance bench-

marking to meet market standards. The

meeting adjourned and its Senior Mem-

ber Council, similar to BOMA Interna-

tional’s National Advisory Council, met

and decided to hold a supercharged

two-day meeting in November, blend-

ing the program that was scheduled with

an emphasis on the earthquakes and

lessons learned.

Long-Standing RelationshipsFor the BOMA historians in our ranks,

both Property Councils were originally

called BOMAs and, as they broadened

their scopes to include all asset classes,

they rebranded themselves. We have

long-standing relationships with both

groups and these visits reinforced how

we can collaborate on a variety of issues

and learn from each other as we advance

commercial real estate. The depth and

breadth of expertise they both represent

are impressive.

BOMA Chair Ray Mackey, Jr. (far left) and wife, Cami, take in the sights of Sydney with BOMA President Henry Chamberlain and wife, Lisa.


trends tracker

THE PROPERTY MANAGEMENT INDUSTRY IN CANADA has endured the last few turbulent years, weathering the storm of uncertainty in the financial markets and is now poised to navigate somewhat calmer waters. Many of the hot-button issues facing Canadian prop-erty management were front and cen-ter at BOMA Canada’s annual BOMEX®

National Conference and Exhibition. Some of the new developments dis-cussed included an increase in foreign investors looking for marquee proper-ties at competitive prices and an overall greening of Canadian commercial prop-erties led by the BOMA BESt™ program.

What’s in Store for Canadian Commercial Properties?

BOMA Canada sought the insight of the brightest minds in the industry dur-ing BOMEX and asked them to take part in a National Advisory Council forum to give their perspective on how Canada’s economy is performing. Gluskin Sheff Chief Economist and BOMEX keynote presenter David Rosenberg engaged in a spirited dialogue about longer-term strategies to guard the commercial real estate industry against future instability.

During the hour-long roundtable, Rosenberg was both animated and frank in his assessment of the current state of the global economy and its impact on the North American real estate indus-try. He said that the immediate forecast for the Canadian commercial real estate sector appears favorable, with a recovery in the domestic retail real estate market powered largely by big-name foreign brands migrating to Canada in search of prime mall and main-street spaces—and shoppers ready to buy.

The appeal of Canada for foreign retailers is due, in large part, to a rela-tively robust economy in comparison to that of the United States and much of Europe. A diverse array of retail real estate opportunities is available, as well as bargain-priced rents, providing a major draw for big brands that are seek-ing everything from urban street front to suburban big-box configurations.

According to a recent article appear-ing in the Oct. 13, 2010, issue of The Globe and Mail Newspaper, Canada’s two priciest high streets by cost per square foot—Sainte-Catherine in Montreal and Bloor in Toronto—rank 32nd and 33rd in the world, respectively, compared to other premium retail corridors around

the world. Those who want to set up shop on the Champs Élysées or Fifth Avenue can expect to shell out a whop-ping $1,250 (U.S.) per square foot, while prime space in Montreal or Toronto, in contrast, costs a mere $294.12 (U.S.) per square foot.

Green Takes Center StageEnvironmental and sustainability

initiatives were prominent again this year at BOMEX, with featured sessions on BOMA Canada’s new eEnergy train-ing program, rooftop solar installations, energy incentive programs, energy man-agement, building information model-ing and the BOMA BESt program.

BOMA BESt is widely used in Cana-dian commercial real estate. When asked whether the program is getting real envi-ronmental results, Nada Sutic, BOMA Canada, and Andres Bernal, national director of sustainability and energy management for GWL Realty Advisors (GWLRA), presented two perspectives.

Taking a national view, Sutic explained that BOMA BESt is achieving environ-mental results by moving buildings into a continuous improvement cycle and achieving better energy performance. BOMA BESt achieves those results for more than 2,000 buildings that have been involved in the program. Reaching a critical mass in uptake, BOMA BESt has quickly become part of the vernacular of how the industry operates buildings.

In GWLRA’s experience, BOMA BESt has become a standard tool, help-ing move the portfolio towards better energy and environmental practices—an increasingly common experience throughout the Canadian market. BOMA BESt has also helped support tenant engagement initiatives in several case studies GWLRA presented.

David Rosenberg, chief economist and strategist, Gluskin Sheff + Associates Inc., briefed the crowd on how the economy is affecting the commercial real estate industry.

Canadian Commercial Real Estate Market Sees Signs of RecoveryBy Diana Osler-Zortea, President of BOMA Canada

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Green Scene

HUNDREDS OF THOUSANDS OF COMMERCIAL BUILDINGS are now required to report energy information to the U.S. gov-ernment. Recent legislation in New York City, California and Washington D.C. mandates that buildings over a specific square footage track energy and water consumption using the U.S. Environmental Protection Agency’s (EPA) ENERGY STAR® Port-folio Manager.

These regulations don’t just apply to the biggest building on the block either. Most hotels, office buildings and shopping malls will easily exceed the square-footage thresholds. In fact, in California, size doesn’t even matter: All buildings, regardless of square footage, must track their energy data.

The recent flurry of legislation has sent building owners and managers scrambling to collect the data they need to comply. Building managers must pull electricity, natural gas and even water consumption data from paper invoices, and then enter this information into the online ENERGY STAR Portfolio Man-ager. For the property to gain an official ENERGY STAR label, a registered professional engineer must review and sign off on the data to confirm that the building gained a score of 75 or greater.

Coming to a City Near YouIf you think you’re in the clear because your building isn’t in

one of these three places, think again. If California, NYC or D.C. can prove that these recent regulations have caused a decline in carbon emissions and energy use, odds are that similar guide-lines will spread to cities and states across the nation.

According to figures from the EPA, buildings account for 40 percent of total energy use nationwide. And, wherever you find energy, you’ll find carbon, too. According to a recent press release by the New York City government, “Approximately 80 percent of New York City’s carbon footprint comes from build-ings’ energy use.”

Local governments eye commercial buildings to cut energy and carbon.

As cities and states look for ways to improve their “green” profile, decision-makers will look to commercial real estate companies to help achieve their targets.

The Legislation Low Down• New York CiTY passed a Benchmarking Bill that requires

private buildings over 50,000 square feet to use the U.S. ENERGY STAR tool beginning May 2011.

• wAshiNgToN, D.C. approved the Clean and Affordable Energy Act, which put into place graduated requirements for private buildings greater than 50,000 square feet. Building owners started tracking energy use in January 2010.

• CALiforNiA adopted Assembly Bill 1103, which goes into effect January 2011. When a building is sold, leased or refinanced, building owners must provide energy bench-marking data.

As cities and states look for ways to improve their “green” profile, decision-makers will look to commercial real estate com-panies to help achieve their targets. Both the state of California and New York City have explicitly cited their recent benchmark-ing regulations as key tools for meeting carbon reduction goals.

Buyers and tenants may also start calling for more legisla-tion around energy benchmarking. The New York City govern-ment claims the benchmarking legislation it recently introduced could “save consumers $700 million annually in energy costs.” In effect, cities and states are hoping to bring about a world in which tenants and buyers can compare energy efficiency as easily as square footage.

Pain or Profit?Collecting, entering and verifying data about electricity and

natural gas usage is a time-consuming and involved process, but some property managers have found that engaging profes-sionals to manage the entire ENERGY STAR process can both cut their resource commitment and ensure an accurate rating.

Those who measure the way their buildings consume energy often find multiple ways to bring savings and improve efficiency. In fact, the ENERGY STAR website states, “Energy represents 30 percent of the typical office building’s costs and is a property’s single largest operating expense.” With electricity and natural gas accounting for such a large portion of a building’s overall budget, cutting energy costs can boost the bottom line in a serious way.

About the Author: John Hoekstra is the director of sustainability at Summit Energy, a consulting firm specializing in energy and sustainabil-ity services. Contact John at [email protected] or visit www.summitenergy.com.

Uncle Sam Wants…Your Energy Data

By John Hoekstra


reSearch corner

CONTRACTING FOR GOODS AND SERVICES is one of the most important jobs in property management. The pri-mary goal of the bidding process is to ensure excellent service from each ven-dor at market competitive rates. The contracting process is one full of risk and potential liability; contract disputes are one of the most common forms of litiga-tion for property managers. Good con-tracting practices, however, can resolve most typical disputes—long before the parties enter a courtroom.

Regular bidding of contracts is a key element of a property manager’s fidu-ciary responsibility. Management agree-ments often stipulate the frequency of the bidding process and many may require an annual bid. One of the most important ways to minimize liability and assure professionalism in the bid proc-ess is to follow these steps:

1. Create a bid list. Pre-qualify ven-dors to prove they have the experience, financial wherewithal and capability to do work on your property.

2. Issue a Request for Information (RFI). Invite contractors to submit infor-mation about their firms; no proposal or bid is included. The RFI is often used to reduce the number of bidders to a rea-sonable number.

3. Issue a Request for Proposal (RFP). A comprehensive bid package or docu-ment that includes all of the details of the bid being solicited—scope of work, job specification, scheduling require-ments, bid form requirements, a pricing matrix and a copy of the service agree-ment vendors will be expected to sign.

4. Host pre-bid meetings. These meet-ings not only enable the property man-ager to meet prospective service con-tracts, but also enable all bidders to hear and see the same information, at the same time.

5. Evaluate bids. The evaluation process is lengthy and includes many phases. It involves comparing costs and service levels among bids, ascertaining the con-tractor’s ability to do the job, ensuring bid compliance and conducting inter-views. All bids should be reviewed by the property owner. The entire process should be documented.

6. Select contract. Notify the service contract that the firm has been selected.

One important tool property manag-ers can use to determine if a bid is com-petitively priced is BOMA’s Experience Exchange Report (EER). The EER tracks actual expense information for most building services, including cleaning/janitorial, repairs/maintenance, secu-rity and roads and grounds. Within each of those major categories, the EER also tracks specific line item expenses. For instance, cleaning/janitorial tracks not only routine contract cleaning services, but also window washing and waste removal.

It is important to bear in mind that the EER is published annually based on the prior year’s actual building expenses. Many property managers apply a cost of living adjustment, appropriate for the market at hand, to EER data to get cur-rent year rates. A sample table from the 2009 EER (below) illustrates how the line item data is presented. Note that the EER presents average, median and mid-range highs and lows for both total rentable area (the column on the left) and total office rentable area (the column on the right).

While the EER can be a powerful tool, it has its limits. The EER only captures costs; it doesn’t capture service levels. In some cases, examining the mid-range high and low data can be helpful, as those statistics reflect the broadest range of what buildings that reported to the EER are paying for a given service. The mid ranges exclude the highest and lowest quarter—25 percent—of the data reported by submitters.

Before recommending any change to the scope of services, be sure to evalu-ate the implications for tenant service and satisfaction. Will a change in service levels increase tenant complaints? Do any leases stipulate specific service lev-els? If the building uses a tenant council, involving the tenants in any decision to change service levels may help to head off complaints or dissatisfaction, or war-rant retaining higher service levels, even if they cost more.

For more information about BOMA’s EER, go to www.bomaeer.com. For more information on bidding service contracts, visit BOMA’s Knowledge Por-tal at www.boma.org. Click on “Educa-tion,” then “Knowledge Portal.” Search for “Best Practices for Bidding Service Contracts” to purchase the on-demand webinar on the subject.

Best Practices for Bidding and evaluating service Contracts

Expense, Cleaning

Payroll, Taxes, Routine Contracts 0.61 0.66 0.54 0.72 0.61 0.66 0.54 0.72

Window Washing 0.02 0.02 0.02 0.03 0.02 0.02 0.02 0.03

Other Specialized Contracts 0.01 0.01 0.00 0.02 0.01 0.01 0.00 0.02

Supplies/Materials 0.12 0.12 0.09 0.14 0.12 0.12 0.09 0.14

Trash Removal/ Recycling 0.04 0.04 0.03 0.06 0.04 0.04 0.03 0.06

Misc./Other 0.08 0.02 0.01 0.12 0.08 0.02 0.01 0.12

SOURCE: 2009 EER

income and expense Detail – Trend Data 2008

Total Building rentable Area Total office rentable Area

Dollars/S.F. Mid Range Dollars/S.F. Mid Range

Avg. Median Low High Avg. Median Low High

By Tracy Glink


EYE ON EDUCATION

BY NOW, SUSTAINABILITY HAS BECOME more than just a buzzword. Property professionals have embraced sustainable and energy-efficient opera-tional practices, so much so that “going green” is now a universal concept. Still, the information in the marketplace can be overwhelming and sometimes con-fusing, leaving many scratching their heads and wondering if they are doing enough. Sure, you might have set up a recycling program in your building, but are you enhancing indoor environmen-tal quality for your tenants and using environmentally friendly materials? Have you benchmarked your building and learned how to reduce greenhouse gas emissions? The biggest concern now for many is how to implement green strategies without breaking the bank—especially in today’s economy.

BOMA’s new three-part webinar series, Strategies for Supporting Sus-tainable Building Operations, is designed to help property profession-als adopt green operational practices to effectively enhance the bottom line, improve occupant satisfaction and com-fort and benefit the environment. The new courses offer solutions to help you bring your building to a new level of sus-tainability and feature practical strate-gies and case studies of buildings that have executed various sustainable build-ing operations. Whether you’re looking to implement a few new cost-saving measures or preparing to achieve an all-around high-performance building, BOMA’s new webinar series is an impor-tant tool to help you achieve your goals.

dividends. Participants will closely fol-low a building through these processes and discover how goals are established and decisions are made regarding the triple bottom line. Whatever the goal, obstacles will undoubtedly arise and Course 2 will cover how to prepare for and overcome them. Participants will also learn to measure the full range of benefits of sustainability—from impacts on NOI and asset value to ten-ant satisfaction—and explore tools that are available for tracking the range of performance.

Course 3 will focus on how to main-tain a high-performance building and will challenge participants to reach even higher standards. It will cover how to identify opportunities to continuously improve the building’s performance and look to the future to discover the next frontier of critical sustainable initiatives. Additionally, participants will learn how to work effectively with owners, tenants and other building service contractors to implement sustainable strategies and will learn best practices for marketing the value of a high-performance building to potential tenants and the community.

Strategies for Supporting Sustainable Building Operations will be offered live in 2010 beginning in early November. Registration fees are $125 for BOMA members and $175 for non-members. These programs provide timely informa-tion, best practices and live Q & A with expert speakers. There is no more cost-effective way to gather the most critical industry intelligence. Better yet, all webi-nars qualify for continuing professional development credits for the renewal of industry designations, including RPA, FMA, CPM, ARM, SIOR and SMA/SMT.

Visit BOMA’s Knowledge Portal, www.bomaeducation.com, for webinar infor-mation or to register, or e-mail web [email protected].

Strategies for Supporting Sustainable Building OperationsBOMA’s New Webinar Series Offers Solutions for Achieving a High-Performance BuildingBy Kristin Bowling

The new series consists of three 90-min-ute webinars:

Course 1 focuses on looking at the range of high-performance initia-tives that are out there. It identifies and explains all of the major elements that play a role in sustainable building operations. Participants will learn the key steps in the roadmap to sustainabil-ity—benchmarking, setting performance goals, building strategies and measure-ment and reporting. The course will demonstrate how to identify opportu-nities for change in order to establish goals that are viable and obtainable and will offer no- and low-cost strategies for achieving these goals. Participants will understand how buildings can adapt from non-sustainable operating prac-tices and protocols to sustainable ones—even if a certification, such as LEED-EB, isn’t an objective.

In Course 2 sustainable building operations are taken to the next level. This course will offer higher stakes investments—things that may cost you up front, but eventually pay back in

Participants will learn to measure the full range of benefits of sustainability—from impacts on NOI and asset value to tenant satisfaction—and explore tools that are available for tracking the range of performance.

Give your building an edge

qThe market has never been more demanding. You need an edge. That’s where the BOMA 360 Performance Program®

comes in. It can help distinguish your property in today’s competitive environment. It’s designed to recognize

commercial properties that demonstrate best practices in all major areas of building operations and management.

The benefit is clear. The BOMA 360 Performance Program designation demonstrates to owners, tenants

and prospective tenants that your building is being managed to the highest standards of excellence. That’s the kind

of edge that enhances asset value in any kind of market. For more information, visit us at www.boma.org.

Marathon Oil Tower, Houston, TXOwner: Hanover Real Estate PartnersManagement Company: TranswesternDesignated a BOMA 360 Performance Building in December 2009

The Power ofPerformance


trade tools [energy ManageMent]

AFTER ADDITIONS AND NEW BUILD-ING PROJECTS, the McHenry County, Ill., building portfolio was growing, but the county’s Facilities Manage-ment department’s budget was not. As a result of outdated systems and ad hoc additions, many buildings in the coun-ty’s 706,944-square-foot portfolio were inefficient. Half of the county’s Facili-ties Management budget is allocated for utilities and the county wanted to dramatically reduce this expenditure by increasing energy efficiency.

By partnering with Siemens Indus-try, Inc. on a performance contract, the county could pay for building systems to be retrofitted or replaced via low-cost financing and by the energy savings gen-erated over a decade. Siemens engineers performed an audit to identify energy conservation measures (ECMs) and the guaranteed savings resulting from their implementation. The work would

be completed as part of a $3.9 million, three-phase, 10-year performance con-tract with a total of $1.3 million in energy savings.

The first phase entailed replacing a single-pass boiler and cross-connect-ing new high-efficiency boilers to help gain efficiencies, achieving an estimated $402,026 in savings over 10 years. During the second phase, inefficient T12 lamps were replaced with T8s, with a projected savings of $179,188 over 10 years.

For the third phase, the County Board authorized the Facilities Management department to spend $2.4 million from an American Reinvestment and Recovery Act (ARRA) grant on ECMs, and selected 16 measures to be completed, including: daylighting technology; occupancy sen-sors; exterior lighting upgrades to high-efficiency LEDs; a DDC building controls upgrade, demand control ventilation, in-row cooling in the IT server room and

upgrade to high-efficiency motors with variable frequency drives; window film installation and new thermal windows; and a 15-kilowatt photovoltaic system.

In one example, the Department of Transportation facility saw a 15-per-cent reduction in electric usage since the installation of the ECMs, a projected $720,195 in savings over 10 years.

Despite the county’s growth, the total energy savings will keep the Facilities Management budget flat. John Had-ley, director of facilities management, McHenry County, notes, “Had we not utilized this vehicle, I would have to go to the director of finance with budget increase requests. This has pretty much created a budget-neutral situation.”

About the Author: Becky Werra, LEED-AP, is an account executive for Energy and Envi-ronmental Solutions at Siemens Industry, Inc. She can be reached at [email protected].

A Case Study in Energy-Efficiency Retrofits in McHenry County, Ill.By Becky Werra

The McHenry County Administration Building is part of the $3.9 million, three-phase, 10-year performance contract, which will result in $1.3 million in energy savings.

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PRODUCT DETAILS

Bacharach Introduces PCA®3 Portable Combustion AnalyzerBacharach Inc., a world leader in testing and measurement instrumentation for the HVAC/R industry, has introduced the PCA3 Portable Combustion Analyzer. The PCA3 is the industry’s first advanced portable combustion analyzer with a full-color graphic display for superior visibility and user-friendly interface. In addition to the included sensors for oxygen and carbon monoxide, the PCA3 can be ordered to include sensors for nitric oxide, nitrogen dioxide and sulfur dioxide.

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OMG Roofing’s PipeGuard Provides Reliable Pipe SupportOMG Roofing has introduced the Height-Adjustable Strut Model PipeGuard for applications requiring support for multiple small pipes in one location. Diverse and flexible, the PipeGuard can be used for a wide range of small rooftop pipe applications, including gas and refrigeration lines, electrical and solar conduit, as well as HVAC lines. The system is compatible with PVC, copper, cast iron and most other pipe materials, and is adjustable to heights from five to 10 inches, with custom heights available.

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Sloan Valve Offers Efficient Dual-Flush Toilet BowlsSloan Valve Company’s commercial dual-flush toilet bowls have been listed and certified by the International Association of Plumbing and Mechanical Officials (IAPMO®). These water closet bowls have been specifically engineered for water-efficient dual-flush operation and optimal performance. High-efficiency toilets with dual-flush Flushometers reduce water usage by about 30 to 65 percent compared to standard toilets, which annually saves hundreds or thousands of gallons of water.

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Swegon’s Compact Chilled Beam Module Ranks High in ComfortSwegon AB, one of Europe’s market leaders in the ventilation and air conditioning sectors, has launched Parasol Evo2, a compact chilled beam comfort module for commercial and industrial use, in the United States. Designed for the control of air quality and temperature in rooms, Parasol Evo2 offers low-energy running and maintenance costs, coupled with the benefits of chilled beam technology. Parasol’s compact design makes it compatible with competing fan coil unit sizes.

For more information, visit www.swegon.com

Kee Safety Provides Safe Walkways on Roof SurfacesKee Safety, Inc., has introduced its new Kee® Walk, a slip-resistant walkway for workers accessing a roof during construction or maintenance. Contrasting with the roof’s surface, it provides a clear demarcation route that protects the roof from unnecessary damage and uniformly distributes the pedestrian load across its surface. Easy to install with pre-assembled standard lengths supplied from stock, Kee Walk is designed for modern roofs.

For more information, visit www.keesafety.com

Chief Makes Displaying TVs in Commercial Buildings EasierChief, a leader in professional AV solutions, has debuted the new Thinstall™ low-profile swing arm wall mounts. Designed for use with all types of flat panel TVs, the slim, ruggedly constructed mounts have an ultra-slim 1.5-inch profile, are easy to install, extend up to 25 inches for viewing from any angle and support as much as 125 pounds. High-strength, forged steel arms are used in the Thinstall design for maximum rigidity and support.

For more information, visit www.chiefmfg.com

buyers’ guide

Buyers’ Guide to Building Products and Services

For rates and information about advertising in The BOMA Magazine, contact Paul Hagen at Stamats Business Media 866-965-4205.


ADVERTISING INDEX

ComPANy PAGE No.

360Facility ........................................................... 13

American Anchor ........................................Cov 2

ASSA ABLOY Door Security Solutions .......... 9

Bartlett Tree Experts .......................................... 38

BOMA International ......................... 33, 37, 39

BOMA Nevada ................................................... 18

Creative Flooring Concepts Inc.—

Proform ............................................................ 38

E-Mon LLC .......................................................... 41

FLIR Systems .......................................................... 4

General Elevator Parts ...................................... 41

Global Vision Inc. ............................................... 41

Johnson Controls Inc. .......................................... 7

JP Obelisk ............................................................. 12

Kimberly-Clark Professional* .......................... 17

KONE Inc................................................................ 3

Naylor Publications ........................................... 21

Pro-Bel ............................................................Cov 4

Scientific Conservation .................................... 11

Shortridge Instruments Inc. ............................. 18

Southern Elevator and Electric Supply......... 19

U.S. Green Building Council—USGBC ....... 15

Yaskawa Electric America ..........................Cov 3

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conference connection

A White House adviser, journalist and teacher over the past 40 years, David Gergen worked in the administrations of Presidents Nixon and Ford and was director of communications for Presi-dent Reagan. He also served as counselor to President Clinton on both foreign pol-icy and domestic affairs. He is a senior political analyst for CNN, a professor of public service at the Harvard Kennedy School and the director of its Center for Public Leadership.

Gergen began a career in journal-ism in 1985. He was the moderator of World @ Large, a 13-part PBS discus-sion series for two seasons, and for five years teamed up with Mark Shields on the MacNeil/Lehrer NewsHour for widely acclaimed Friday night political discus-sions. Today, he contributes to CNN as a senior political analyst, Parade Magazine and U.S. News & World Report as editor-at-large. He holds 19 honorary degrees and sits on many boards, including Teach for America, the Aspen Institute and Duke University.

Sam Zell is chairman of Equity Group Investments LLC, the private, entre-preneurial investment firm he founded more than 40 years ago. Zell’s invest-ments span industries and continents and include interests in real estate, energy, logistics, transportation, media and healthcare. He is recognized as a founding father of today’s public real estate industry after creating three of the largest real estate investment trusts (REITs) in history. Previously, he served as chairman for Equity Office Properties Trust, which was sold in February 2007 to The Blackstone Group for $39 billion in the largest private-equity transaction in history at the time.

Zell serves on the JPMorgan National Advisory Board; the President’s Advisory Board at the University of Michigan; the Visitor’s Committee at the University of Michigan Law School; and, with the combined efforts of the University of Michigan Business School, established the Zell-Lurie Entrepreneurial Center. He is a long-standing supporter of the University of Pennsylvania Wharton Real Estate Center, and has endowed the Samuel Zell-Robert Lurie Real Estate Center at Wharton. He has also endowed the Northwestern University Center for Risk Management.

Three Thought Leaders Forecast the Future at BOMA 2011

EXPERTS DAVID GERGEN, Sam Zell and Peter Linneman will headline the 2011 BOMA International Conference, June 26-28 in Washington, D.C., providing BOMA conference attendees with an insider look at the forces shaping commercial real estate and the economy. Gergen, revered journalist and White House advisor, will present the Sunday Keynote Address, sponsored by Constellation

Dr. Peter Linneman is the principal of Linneman Associates and also serves as the Albert Sussman Professor of Real Estate, Finance and Public Policy at the Wharton School of Business, the Uni-versity of Pennsylvania. A member of Wharton’s faculty since 1979, he served as the founding chairman of Wharton’s Real Estate Department and was the director of Wharton’s Zell-Lurie Real Estate Center for 13 years. He is the founding co-editor of The Wharton Real Estate Review. His teaching and research focuses on real estate and investment strategies. He has published over 80 articles during his career.

Linneman is widely recognized as one of the leading strategic thinkers in the real estate industry. He was cited as one of the 25 most influential people in real estate by Realtor Magazine and was named one of the 100 most power-ful people in New York real estate by The New York Observer. He is also a co-coor-dinator/sponsor/moderator, with Sam Zell, of the prestigious industry round-table, The Marshall Bennett Classic.

Energy and AOBA Alliance, Inc. Real estate icon Sam Zell and world-class economist Dr. Peter Linneman will debate the state of commercial real estate in the United States and around the globe in a lively dialogue during the Monday General Session, sponsored by Yardi.

By Lindsay Tiffany

Gergen, Zell and Linneman to Discuss Politics, Real Estate and the Economy

For more information about the

2011 BOMA International Conference

and The Every Building Show®, visit

www.bomaconvention.org.

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The BOMA Magazine - November/December 2010

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Transcript of The BOMA Magazine - November/December 2010