www.hinesmanagementservices.com

Unique Problem : Unique Solution

2929 Briarpark - Houston

BackgroundThis building is owned by a national corporation.

Hines Management Services, via Mr. Hines’ presence on their Board of Directors, was asked to assume management.

The property possessed a significant structural flaw that had never been corrected.

The owner, over a several-year period (early 90’s to 2002), addressed the flaw’s aesthetic impact & placed the building on the market.

The structural issue (subsidence), owing to its significance, reduced offering prices.

Finally, the owner asked Hines Management Services to harness the strengths of the full Hines organization & solve the problem.

The Problem: The subsidence placed pressure on the curtain wall, as seen in these photos. Major cracks in the slab also appeared.

What we did:

Hines assembled a team of in-house personnel (project manager, building engineer, construction manager, property manager) and outside firms (architect, structural engineer, geotechnical engineer and general contractor).

The solution consisted of the following steps:

Restacked building tenants to empty the ground floor.

“Removed” the first floor in its entirety, including the slab.

Kept levels 2 through 6 accessible and operational.

Drilled 3 to 5 mini-piles around each of the 34 building columns & transferred the building load off the original column piers.

Detached the columns from the existing bell piers. Over 3 weekends, with the building unoccupied, jacked up each column until the building was level.

Poured a new post-tension slab, installed a new curtain wall, rebuilt the first floor and allowed tenants to reoccupy.

Bottom line: The owner, because Hines Management Services is their management company, had access to the strengths of the entire Hines organization and was able to solve a $4,000,000 problem, thus allowing them to readdress their property disposition goal and be assured of getting market price for their asset.

2929 Briarpark - Houston

050905 www.hinesmanagementservices.com