FDmVi

NOVEMBER | DECEMBER 2014
MAXIMIZE ESCALATION INCOME
Enhance Your Building’s Cash Flow
Magazine
LOW-RISE ELEVATORS
Choosing the Best Option for Your Property
CREATING A BETTER WORKPLACE
Well-Designed Offices Can Improve Well-Being
IG
ATA
Big Data Is Changing the Way
Commercial Properties Operate

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NOVEMBER | DECEMBER 2014
24
BIG DATA, BIG REWARDS
Phil Mobley
Analytics are changing the way
commercial properties operate,
but the end goal of tenant
satisfaction remains the same.
32
LOW-RISE ELEVATORS: MYTH &
REALITY
Sasha Bailey, LEED AP BD+C
How do you choose the best
elevator for low-rise applications
30
MAXIMIZE YOUR ESCALATION
INCOME
William H. Brownfield, CRE, CCIM, and
Lawrence M. Mayerhofer, CPA
Understand these four key
concepts to enhance your
building’s cash flow.
34
CREATING A BETTER WORKPLACE
Jessica Bates
Companies are realizing the
impact of a well-designed office
on their employees.
6 FROM THE CHAIR
A global resource for industry knowledge.
8 ON THE HILL
Important issues saved for lame-duck session;
the EPA expands ENERGY STAR ® opportunities.
14 IN THE STATES
Building re-tuning training sessions offered;
new mandatory sick leave legislation signed in
California.
16 UP TO CODE
ICC and ASHRAE to consolidate green code
efforts; North Carolina considers codecompliance
alternative; BOMA’s Codes Toolkit
offers resources for state and local code-adoption
process.
18 GET TO KNOW…
Lacey Willard—Executive Committee member,
work-life integration enthusiast.
20 NEWS & NOTES
REITs outperform in pension funds; survey finds
tenants have little tolerance for pests; BOMA
mourns the passing of Henry Palm.
22 LEGAL-EASE
Complying with the employer mandate under the
Affordable Care Act.
40 TRENDS, STATS & FACTS
Highlights from BOMA Canada’s BOMEX ® 2014.
45 GREEN SCENE
Four tips for maintaining a successful recycling
system.
46 HEALTHCARE PULSE
Non-traditional tenants find a place in medical
office buildings.
48 MARKETPLACE
Check out the latest products and services.
50 EYE ON EDUCATION
On-demand webinar highlights successful lease
negotiation tactics.
The cost for BOMA Magazine is $75 a year for subscribers and $50 a year for BOMA
International members.
Publication of advertising should not be deemed as endorsement by BOMA International. The
publisher reserves the right in its sole and absolute discretion to reject any advertisement at
any time submitted by any party. Material contained herein does not necessarily reflect the
opinion of BOMA International, its members or its staff.
Volume 10, Number 6 The BOMA Magazine November/December 2014, (ISSN 1532-4346),
Copyright 2014. The BOMA Magazine is published bimonthly in January/February; March/
April; May/June; July/August; September/October; and November/December by the Building
Owners and Managers Association (BOMA) International, 1101 15th St., NW, Suite 800,
Washington, D.C. 20005; Telephone 202-408-2662; Fax 202-326-6377; www.boma.org.
Periodicals Postage paid at Washington, D.C. and additional mailing offices.
For advertising rates and information, contact Paul Hagen at Stamats Buildings Media 866-965-4205.
On the Cover: Cover design by Elisa Geneser, Art Director.
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.
BOMA MAGAZINE 5

FROM THE CHAIR
CREATE YOUR OWN SUCCESS
Magazine
Lisa M. Prats, CAE, Publisher
Courtney C. McKay, Editor
Jessica Bates, Associate Editor
A GLOBAL RESOURCE FOR
INDUSTRY KNOWLEDGE
Commercial real estate has always been an industry
driven by relationships—and these relationships are
becoming even more important as our industry expands
around the globe. I saw this firsthand during my recent
travels representing BOMA International at BOMEX ® , BOMA
Canada’s annual conference, in Winnipeg (see page 40 for
a recap) and at BOMA China’s second annual conference
in Shanghai. Whether you’re in Canada, China or any of the
other countries that are home to a BOMA International affiliate,
you will find property professionals who are interested
in helping each other succeed, advancing the industry and
learning best practices through thoughtful dialogues.
BOMA International has an important role to play in facilitating these dialogues and the
exchange of ideas. Emphasizing the “International” in BOMA International has long been
a priority, but it’s not enough to simply place another marker on a world map. Instead, we
must strive to be a global resource for industry knowledge through world-class education,
measurement standards, networking opportunities, research and guidebooks that will
enable property professionals around the world to achieve excellence in their buildings or
portfolios. Why Because we continue to find that working together to share our insights
and resources across global markets not only makes each individual market stronger, but
also makes the commercial real estate industry stronger as a whole.
China is in the midst of extraordinary commercial real estate growth, and with this growth
comes an increased focus on preserving asset value and prolonging building life. To address
this need, BOMA International worked with BOMA China to develop a Mandarin-language
version of BOMA’s Preventive Maintenance Guidebook, which was unveiled during the recent
conference. This publication will help establish key operational best practices in a market
that continues to develop at a rapid pace, and it follows the footsteps of BOMA’s Guide to
Developing a Standard Operating Procedure Manual, which was translated into Mandarin
a year ago and has seen widespread use since that time.
The exchange of ideas does flow both ways, though, and there is much to learn from
beyond our own borders. With international investments on the rise and companies competing
in a worldwide economy, it is more important than ever to understand global trends and
what other markets are doing better—in fact, it’s a smart business strategy. What’s the best
way to gain these insights Reach out to your counterparts in other countries to compare
notes, which will help you CREate your own success for your career and your company.
Relationships matter—and BOMA International is working to build stronger ones with
our colleagues worldwide as we continue to expand BOMA’s global outreach. I encourage
you to cultivate broader business relationships, too.
Contributing Editors: Ronald Burton;
Amy Chisholm, CAE, CMP; Marissa Mitzner,
LEED Green Associate; Scott A. Morris;
Emily Naden, LEED Green Associate;
Karen W. Penafiel, CAE
Elisa Geneser, Art Director
Kristi Kidd, Graphic Artist
Published by: Building Owners and Managers
Association (BOMA) International
BOMA International Officers
Chair and Chief Elected Officer
John G. Oliver, BOMA Fellow
Oliver & Company
Atlanta, Georgia
Chair-Elect
Kent C. Gibson, CPM, BOMA Fellow
Capstone Property Management, L.C.
Salt Lake City, Utah
Vice Chair
Brian M. Harnetiaux
McCarthy Cook
Costa Mesa, California
Secretary/Treasurer
Daniel W. Chancey, RPA
Commercial Advisors Asset Services, LLC
Memphis, Tennessee
President and Chief Operating Officer
Henry H. Chamberlain, APR, FASAE, CAE
BOMA International
Washington, D.C.
Call for Nominations:
Vice Chair and Executive
Committee Members
BOMA International’s Nominating Committee
is seeking candidates for the position of vice
chair and for five principal members and one
associate member of the Executive Committee
to the Board of Governors. For further information,
contact Ann Coslett at acoslett@boma.org.
Connect with BOMA
Join BOMA on Facebook
Join BOMA on LinkedIn
Join the EER and BOMA 360 User Groups
See BOMA on YouTube:
www.youtube.com/bomainternational
John G. Oliver, BOMA Fellow
Chair and Chief Elected Officer
Follow BOMA on Twitter:
BOMA Magazine @BOMAmagazine
BOMA President Henry Chamberlain @HenryBOMA
BOMA Vice President Lisa Prats @LisaPratsBOMA
6 BOMA MAGAZINE NOVEMBER | DECEMBER 2014

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Trust the Team with the White Truck

ON THE HILL
BY EMILY NADEN, LEED GREEN ASSOCIATE
U.S. CONGRESS LEAVES LOOSE ENDS FOR
LAME-DUCK SESSION
Prior to the mid-term elections, no
one on Capitol Hill was feeling very
cooperative. During its two weeks in
session in September, Congress passed
only a continuing resolution (CR) to fund
the government through December 11,
2014. The CR also includes funding for
a U.S. response to the Ebola outbreak,
authorizes support for Syrian rebels
fighting ISIL and extends the Internet Tax
Freedom Act. Everything else was left for
a lame-duck session scheduled to begin,
at press time, on November 12.
Issues saved for the lame-duck session, which will likely
be kept short, include finalizing funding of the federal
government for fiscal year 2015, immigration reform
and, potentially, an attorney general nomination. BOMA
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ON THE HILL
International also hopes to see Congress
tackle some of commercial real
estate’s top-tier issues: extending the
Terrorism Risk Insurance Act (TRIA)
and retroactively extending the 15-year
depreciation period for leasehold
improvements, which may be included
in the tax extenders package. Both of
BOMA’s key issues are expected to
receive serious consideration during
the lame-duck session of Congress,
as they have already gained significant
traction in both chambers, but the
outlook is uncertain. What is certain is
that BOMA will continue to work with
coalition partners to push lawmakers to
reauthorize TRIA before its December
31 expiration.
BOMA International will also continue
to work with its partners in the
Invest in America coalition during
the lame-duck session to convince
the House of Representatives to take
up legislation reforming the Foreign
Investment in Real Property Tax Act
(FIRPTA). FIRPTA was first introduced
during the American farm crisis more
than 30 years ago to discourage overseas
investors from buying American
cropland. However, when it became law
in 1980, FIRPTA imposed a 35 percent
capital gains tax on international investors
with an interest in any type of U.S.
commercial property. This punitive tax
remains a significant barrier to new
investments that could help America
grow. Today, no other asset class or
industry is singled out for such negative
tax treatment.
When it became law,
FIRPTA imposed a 35
percent capital gains
tax on international investors
with an interest in any type
of U.S. commercial property.
This punitive tax remains
a significant barrier to new
investments that could help
America grow.
The primary change currently being
sought would be to increase the ownership
stake a foreign investor may
have in a publicly traded real estate
investment trust (REIT) without being
subjected to FIRPTA from five to 10
percent. Similar legislation passed
the House in 2010 by a vote of 402-11.
Efforts are under way to urge leadership
to have the House consider the
bill under the suspension of the rules,
which is typically reserved for noncontroversial
measures. Debate on a
bill brought up under suspension of the
rules is limited to 40 minutes, amendments
typically are not permitted and
it takes a two-thirds vote for passage.
BOMA International is hopeful that
Congress once again will consider
FIRPTA reform during the current
lame-duck session.
10 THE BOMA MAGAZINE NOVEMBER | DECEMBER 2014

ON THE HILL
NEWS FROM ENERGY STAR ®
Two big announcements came out of
the U.S. Environmental Protection
Agency’s (EPA’s) ENERGY STAR® program
office this fall. First, in celebration
of 15 years of the ENERGY STAR
certification for buildings, the EPA is
offering special one-time recognition
to organizations that certify five, 15, 50
Belco was founded to restore previously inaccessible piping
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The major benefit of Belco Pipe Restoration is the ability
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to your specific piping issue. Our state of the art green
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made of a wide variety of piping materials and within
systems with varying service needs including but not
limited to domestic water, HVAC, drains, etc.
Belco products are solutions for:
Corrosion
Pin-holing
Leaching of lead
Water quality deterioration
Chronic scaling
Flow deterioration
Joint leaks
Pipe Encrusting or rust
or 150-plus buildings in 2014. The EPA
has extended the deadline to apply
for certification to December 12, 2014,
so applicants have more time to earn
this recognition. BOMA International,
a seven-time ENERGY STAR award
winner, encourages all BOMA buildings
to benchmark their data using
the ENERGY STAR Portfolio Manager.
Buildings that achieve a score of 75 or
before
cleaned
higher within Portfolio Manager can
become ENERGY STAR certified. More
information at
www.energystar.gov/
CertificationNation.
The EPA also
announced that
the ENERGY
STAR program
has expanded. For
years, office buildings
have been
able to receive
ENERGY STAR
scores—now multifamily properties
can, too. The EPA has unveiled a 1-100
ENERGY STAR scoring system for
multifamily housing properties, which
provides a simple metric to understand
the energy performance of a multifamily
housing property compared to
similar properties nationwide. Using
the ENERGY STAR score, owners and
managers of multifamily buildings can
The U.S. Environmental Protection
Agency has unveiled
a 1-100 ENERGY STAR
scoring system for multifamily
housing properties,
which provides a simple
metric to understand
the energy performance
of a multifamily
housing property
compared to similar
properties nationwide.
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Full life-cycle quality control and project management
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Post-installation testing and routine inspection procedures
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Ability to withstand prolonged exposure to heat, chemical
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quickly understand how their portfolios
are performing and which properties
to target for cost-saving improvements.
Just as with office buildings, a
score of 50 is median, and a score of 75
or higher means a property is among
the top quartile of energy performers
and may be eligible for ENERGY STAR
certification. The ENERGY STAR score
for multifamily housing is based on
data compiled through the Fannie Mae
Multifamily Energy and Water Market
Research Survey. At press time, the EPA
planned to recognize the first group
of existing ENERGY STAR-certified
multifamily properties with a national
press release this fall. B
12 THE BOMA MAGAZINE NOVEMBER | DECEMBER 2014

NOT ONLY DOES A TRANE ® WATER-COOLED VRF SYSTEM WORK MORE EFFICIENTLY USING LESS ENERGY, it also plays nice with Mother Nature.
Using water as the energy exchange medium, the system may utilize stable ground temperatures to provide simultaneous heating and
cooling with outstanding precision. Units can be combined for optimal performance as well as connected to a traditional cooling tower.
High-performance, variable-speed compressors deliver industry-leading efficiency ratings of up to 30.1 IEER and 27.4 SCHE while providing
up to 48 tons of capacity. Innovative VRF design improves reliability and increases system longevity. It’s all part of a growing portfolio of
ductless solutions, giving you a comprehensive offering of equipment, controls, and expertise from a name you know and trust.
Ready to boost your efficiency Scan the code or visit Trane.com/VRF to see more.
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is a world leader in creating and sustaining safe, comfortable and effi cient environments. © 2014 Ingersoll-Rand Company.

IN THE STATES
BY SCOTT A. MORRIS
PILOT BUILDING RE-TUNING TRAINING
SESSIONS OFFERED
In partnership with the U.S. Department
of Energy and the Consortium of
Building Energy Innovation (CBEI), BOMA
International has created
two free pilot training
sessions on building
re-tuning, a no- to lowcapital
cost systematic
approach to identifying
and correcting building
operational problems
that lead to energy
waste. The process includes
small repairs, such as replacing
faulty sensors or caulking openings
in the building envelope, as well
as such adjustments as timing
thermostats for actual occupancy
patterns, which can lead to a
reduction of five to 20 percent
in a building’s overall energy
consumption. Rather than retrocommissioning
a building every
few years, a building operator can
re-tune the building regularly
throughout the year, reducing
“drift” of the building and
maintaining ongoing energy
savings.
The first pilot session was held
in Milwaukee on October 29-30 in
Rather than
retro-commissioning
a building
every few
years, a building
operator can retune
the building regularly
throughout the
year, reducing “drift”
of the building and
maintaining ongoing
energy savings.
partnership with BOMA/Wisconsin, and the second two-day
session is scheduled to be held in partnership with BOMA/
San Diego in late February 2015. Each training session is
Introducing a new line of
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For more information:
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14 BOMA MAGAZINE NOVEMBER | DECEMBER 2014

designed to be an in-depth technical
course ideally suited for individuals
directly responsible for the ongoing
and hands-on operation of a building
or portfolio of properties. The sessions
have been planned as “train-thetrainer”
programs, meaning many session
attendees not only will be able to
utilize the skills and knowledge learned
in their own buildings, but they also
will be able to conduct their own training
sessions on building re-tuning.
BOMA International’s hope is
that, once both pilot sessions are
completed and the curriculum
is fine-tuned and finalized, this
program can be deployed through
BOMA’s network of local associations
across the country. For more
information, contact BOMA International’s
Director of State and
Local Affairs Scott Morris at
smorris@boma.org.
nd ½ wide by
height.
CALIFORNIA GOVERNOR
SIGNS MANDATORY SICK
LEAVE LEGISLATION
In September, Governor Jerry
Brown of California signed Assembly
Bill 1522, also known as the
“Healthy Workplaces, Healthy
Families Act of 2014.” The bill
requires nearly all California
employers to provide a minimum
of three paid sick days per year to
workers who meet certain requirements.
The bill goes into effect on
July 1, 2015, and
The new
statewide
sick leave
guarantee
affects nearly
40 percent
of California’s
workforce,
roughly 6.5
million people
who currently
are not paid if
they stay home
when sick.
it will be the
nation’s largest
expansion of
this employee
benefit.
California is
the second state
in the nation,
following Connecticut,
to
enact a statewide
sick leave
guarantee.
The new law
affects nearly
40 percent of
California’s workforce, roughly 6.5 million
people who currently are not paid
if they stay home when sick.
BOMA California opposed this bill,
stating that “it would add to the already
growing number of costs for California
businesses by requiring both small
and large employers to provide their
employees with mandatory, protected,
paid sick leave.” BOMA California
added that the expansion of sick leave
to all employees—including temporary,
seasonal and part-time employees—
will create a huge burden on employers
in the commercial real estate industry.
BOMA California joined the California
Chamber of Commerce, the
California State Council of the Society
of Human Resources Management and
many other business groups in unsuccessfully,
but very diligently, opposing
this legislation. B
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BOMA MAGAZINE 15

Carrier
10:34 AM
UP TO CODE
BY RON BURTON
CONSOLIDATION
OF GREEN CODE
DEVELOPMENT
The International Code Council (ICC)
and ASHRAE (formerly the American
Society of Heating, Refrigerating and
Air Conditioning Engineers), developers
of the two current national model green
building codes and standards for commercial
buildings, have announced they
will cooperate in developing a single
document in the future.
BOMA International, which had urged both organizations
to merge their efforts on green codes for some time,
congratulates ICC and ASHRAE, as well as the other organizations
that were a part of the effort to reach this agreement:
the U.S. Green Building Council (USGBC), the American
Institute of Architects (AIA) and the Illuminating Engineering
Society of North America (IESNA). Details of this
cooperative agreement will be finalized soon, but the intent
is for ICC to continue developing the administrative provisions
in the joint code with ASHRAE, taking responsibility
for the development of the technical content spearheaded by
the Standard 189.1 development committee.
BOMA International holds an organizational voting membership
on the ASHRAE 189.1 committee and will continue
its efforts to ensure the concerns of the commercial real
estate industry are addressed. The USGBC also intends to
recognize the joint document as part of the base requirements
in the development of the LEED program. It is anticipated
that the joint code will roll out as the 2018 edition of
the International Green Construction Code (IgCC).
1
1
Carrier
10:34 AM
TENANT REQUESTS
All Properties
HVAC
9550 Warner Ave
East Tower - 01
1329765 | DUE Sept 15, 2014 04:26 PM
HVAC
9550 Warner Ave
East Tower - 01 - 101
1509163 | DUE Sept 24, 2014 12:52 PM
Date
Mobilize Your Property Management Team
Mobile and paperless maintenance management
Responsive, efficient, service delivery
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TENANT REQUESTS
5
3
1
Electrical
1800 Commerce Court
South Building - Main Lobby
1535269 | DUE Sept 17, 2014 09:21 AM
HVAC
9550 Warner Ave
East Tower - 01 - Men’s Washroom
1329765 | DUE Sept 17, 2014 12:26 PM
Locks
1800 Commerce Court
South Building - Main Lobby
37177314 | DUE Sept 18, 2014
3
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Access Card - Activation
650 Fifth Ave
General Building - Inside
37457663 | DUE SEPT 15, 2014
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650 Fifth Ave
01 South - 165
37534107 | DUE SEPT 15, 2014
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650 Fifth Ave
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3758885 | DUE SEPT 18, 2014
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650 Fifth Ave
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37457663 | DUE SEPT 18, 2014
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1800 Commerce Court
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Induction CPM
9550 Warner Ave
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Equipment
Name
Induction Unit
System HVAC
Make
Worthington
Model W-438944
Asset/Tag # A19384
Serial
FSB36LRFABSAAA1
Details Static Pressure at
Nozzle: .5” : 92
UNITS EACH
FLOOR 2-49
EXCEPT MACHINE
FLOORS
10:34 AM 3G
Work Order # 1022 Top of page
HVAC - Too Hot
Bottom of page
Rosseau Park Place Task 1
Rosseau Park North Accept
02
Reject
202
Travel
Rock Networking Inc
Work Started
Tommy Tutone
416 867 5309
Delayed
Scheduled Date: 09/18/2014 Message 11:55
Priority: 5
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NORTH CAROLINA ENERGY
CODE LEGISLATION
REFLECTS TREND
Recently introduced legislation in the
North Carolina General Assembly
would allow for an alternate path for
energy-conservation code compliance
for alterations and additions to
commercial buildings. This alternative
would allow the use of the 2009
North Carolina Energy Conservation
Code, in lieu of the current 2012 edition,
and would apply to buildings
that received a certificate of occupancy
prior to January 1, 2012. The
legislation reflects concerns that
the imposition of the much more
stringent 2012 code requirements
can be prohibitively expensive for
projects in many existing buildings—
sentiments that have been echoed
in a number of major jurisdictions
throughout the country. This also
parallels concerns expressed by
numerous municipalities and states
in the development of national
model energy codes by the International
Code Council (the International
Energy Conservation Code
[IECC]) and ASHRAE (Standard
90.1) that these codes increasingly
represent a set of “stretch” requirements
that are more akin to what is
being considered for green building
and other above-code programs.
an online resource to assist its local
associations and members in becoming
active in the state and local code-adoption
process—the Codes Development
and Adoption Toolkit, which is available
at www.boma.org/CodesToolkit.
The toolkit includes a wealth of materials
to assist with building professionals’
efforts to effectively represent the
interests of the commercial real estate
industry in their specific areas, including
information on understanding
the adoption process, how to organize
efforts, a list of key code officials in
the area and suggested amendments
to deal with problem areas in the new
codes. Publications outlining the major
changes in the 2012 and 2015 codes
also are available from ICC at
shop.iccsafe.org.
For any questions, please contact
BOMA International’s Director of
Codes and Standards Kevin Fry at
kfry@boma.org. B
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STATE AND LOCAL
ADOPTION OF 2015
ICC CODES
A number of municipalities and states
have begun the process of adopting
the latest edition of the International
Codes, the 2015 family of ICC
model codes. While some jurisdictions
adopted the 2012 codes, most
currently utilize the 2009 editions,
so consideration of the 2015 editions
will involve changes spanning
two code-development cycles
in most areas. Virtually all state and
local adoption procedures incorporate
modifications to the model
codes through an adoption process
that is open to public comment and
participation.
BOMA International has developed
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BOMA MAGAZINE 17

GET TO KNOW...
LACEY H.C. WILLARD, ESQ., RPA
Lacey Willard is a director in CBRE’s
Strategic Accounts division and is
based out of Tampa, Florida. She recently
completed a term as president of BOMA/Greater Tampa Bay
and currently serves as president of BOMA Florida and on
the Board of Directors for the BOMA Southern Region. Willard
also has served as vice chair of BOMA International’s
State Government Affairs Committee and co-chair of BOMA
International’s annual conference
Career Day. She was elected
to BOMA International’s Executive
Committee in June. Prior to working
at CBRE, Willard served as contracting
officer and senior property
manager for the U.S. General Services
Administration (GSA).
How did you get your start
in commercial real estate
When I was an undergraduate
student at Purdue University,
I majored in political science and
psychology, and I was very involved
in student government. The dean
EXECUTIVE COMMITTEE MEMBER,
who supervised the student government
program received a call
WORK-LIFE INTEGRATION
ENTHUSIAST
from a GSA recruiter, and he sent
my résumé along. As someone
interested in government, a job with the agency that makes
all of the real estate space decisions for the federal government
seemed like the perfect fit.
During your time with the GSA, you won an
International TOBY ® Award, right
Yes! While at the GSA, I managed eight U.S. courthouses
in addition to overseeing federal government leases. In
2006, one of these courthouses, the U.S. Courthouse in Fort
Myers, Florida, won an International TOBY Award in the
Government Building category. There’s a wonderful story
behind the win. When the TOBY Awards judges visited the
courthouse for the official tour, our tour guide was a U.S.
Marshal with a great sense of humor who decided he would
lock all of the TOBY judges in the courthouse holding cells.
I thought to myself, “Well, there goes any chance we have of
winning,” but the tour must have made quite an impression
because we did take home the TOBY Award in the end!
After working for the GSA, you joined the
team at CBRE. Tell us about that.
For the past several years, I had coordinated the receivership
and distressed asset portfolio management program
for CBRE in Florida. I had just graduated from Stetson
University’s joint law degree and MBA program in the
midst of the market crash and CBRE needed someone who
understood both commercial real estate operations and
the legal side of things. It just so happened that my skillset
matched this very niche area. However, I always knew there
was a limited shelf life for this particular program, which
coincided with improving market fundamentals to the point
where instances of foreclosures decreased. Recently, CBRE
picked up a unique national assignment—a 41.2 millionsquare-foot
portfolio that is one of the largest third-party
property management assignments in the U.S. commercial
real estate industry. I’ve been thrilled to transition into a
new role at CBRE within our Strategic Accounts division
working on this national assignment.
You’ve been involved with BOMA International’s
State Government Affairs Committee
for many years. What is the biggest legislative
issue facing Florida right now
We currently are fighting a $2 billion sales tax on commercial
leases here. Florida is the only state to impose this
tax, but I learned that Arizona had phased out a similar
sales tax about 10 years ago. Through BOMA connections,
I was able to get in touch with the former head of the
Arizona Department of Revenue, who just so happened to
be a BOMA member, and we were able to have a very valuable
conversation with him that really has helped inform
our efforts here in Florida. This collaboration through the
BOMA network has just been so beneficial, and there’s
definitely a camaraderie among advocacy folks. It has been
great to be able to reach out to my counterparts in other
BOMA state and local advocacy groups on these issues
because we know the impact these issues have—not just on
bottom lines, but on the viability of the entire commercial
real estate industry.
What is something most people don’t know
about you
Well, attendees at recent BOMA conferences may already
know this, but I have two little girls—a two-year-old and
a four-year-old—and they travel with me to almost every
BOMA event I attend. In fact, I flew with my youngest
daughter all the way to Hawaii for the 2013 Winter Business
Meeting when she was only a few months old. I’m a
big believer in the concept of work-life integration, not the
typical notion of work-life balance. My daughters have a lot
of fun tagging along with me to the different meetings—and
they just might end up becoming the industry’s youngest
property managers! B
18 BOMA MAGAZINE NOVEMBER | DECEMBER 2014

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Solutions
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NEWS & NOTES
REITS OUTPERFORM
IN PENSION FUNDS
A
new study that analyzed data from
more than 300 pension funds found
listed equity real estate investment trusts
(REITs) to be the top-performing asset
class overall. While private equity had a
higher gross return, on average, than
listed REITs, the high fees associated
with private equity gave REITs a greater
realized net return.
The study was conducted by CEM Benchmarking Inc. and
Runs in:
analyzed the period between 1998
and 2011. During that time, listed
equity REITs delivered higher
net total returns than any other
alternative asset class, driven by
high and stable dividend payouts,
long-term capital appreciation
and a significantly lower
fee structure compared to
private equity and private real
estate funds.
Pension plans included in the
study increased their investments
Mar/Apr, July/Aug, Nov/Dec
During the study’s
time frame, listed
equity REITs
delivered higher
net total returns
Boma
than any other
Salsbury alternative Industries asset
class.
in alternative assets, including real estate, by nearly 400
percent, on average, over the study’s time frame. Despite this,
the study concluded that further increasing the allocations
to long-duration fixed income, listed equity REITs and other
real assets would have had the largest positive impacts on
plan performance.
The complete study can be found on www.reit.com.
20 BOMA MAGAZINE NOVEMBER | DECEMBER 2014
1/2 Page Horizontal

SURVEY SAYS TENANTS HAVE LOW
TOLERANCE FOR PESTS
Half of all
tenants will start
looking for a new
space after
multiple pest
sightings.
Pests are a common issue in offices and
a source of anxiety for office managers,
according to survey findings released by pest
control leader Orkin and BOMA International.
The survey,
which polled office,
building and facility
managers in a
variety of property
types, revealed that
89 percent of office
tenants have seen
at least one pest in
the past 12 months. When it comes to reporting
pest sightings, almost one-half of office tenants
will notify building management after a single
pest sighting, and that number jumps up to 83
percent by the time the second sighting occurs.
Although it is likely that office tenants expect to
see pests on occasion, the study shows that half
will start looking for a new space after multiple
pest sightings.
Read the full report at bit.ly/1w5LzuS.
BOMA MOURNS PASSING
OF HENRY PALM
It is with sadness that we note the peaceful passing of BOMA Life
Member Henry “Hank” Palm, RPA, on September 1, 2014.
Hank became a founding member of BOMA/
Greater Hartford while working as the director of the
Real Estate Division of Travelers Insurance Company,
where he enjoyed a 32-year career until his retirement.
He was an early member of BOMA International’s
National Advisory Council, and he also was active on
many BOMA committees centered on advocacy and
building and facility management.
Hank joined the BOMI International (then known as the Building
Owners and Managers Institute International) Board of Trustees in
1982, was elected secretary/treasurer in 1984 and progressed to vice
chairman in 1986. He was elected chairman in June 1988 for a twoyear
term. Following his chairmanship, he led the Nominating Committee.
The BOMI Board of Trustees honored his 10-year tenure with
a “Life Director” title following his retirement from the Board.
Prior to joining Travelers, Hank had a 20-year career as a U.S.
Naval civil engineer in various domestic and overseas locations, and
he retired with the rank of Lieutenant Commander. B
BOMA MAGAZINE 21

LEGAL-EASE
BY KURT R. ANDERSON, ESQ., AND EDWARD I. LEEDS, ESQ.
COMPLYING WITH
THE EMPLOYER
MANDATE UNDER
THE AFFORDABLE
CARE ACT
Beginning in 2015, many employers,
including many commercial real
estate ownership and management
companies, will need to comply with
one of the most significant healthcare
reforms introduced by the Affordable
Care Act (ACA): the employer mandate.
Generally speaking, the employer
mandate requires “large employers”
to offer adequate, affordable group
health coverage to full-time employees
or pay an assessment under the
Internal Revenue Code. While this
new requirement can be complicated,
employers will need to address certain
basic questions, as follow.
Does the employer mandate apply to my
company
The employer mandate applies to “large” employers that
employ 50 [1] full-time employees. Closely related companies
will typically be treated as a single employer.
An employee is full time if he or she worked, on average,
at least 30 hours per week during the preceding calendar
year. Solely for determining whether an employer is subject
to the mandate, the hours worked by part-time employees
are converted to “full-time equivalent employees.”
Which employees must be offered
coverage
To determine who must be offered group health coverage at
your company, consider that:
• Only full-time employees must be offered coverage. The
mandate does not apply to part-time employees (those
working, on average, fewer than 30 hours per week).
• The mandate requires coverage for “common-law employees.”
There is no definitive test for determining if an
individual is a common-law employee or independent
contractor, but you should evaluate the degree of control
your company exercises over the individual’s activities.
• If your company uses a temp agency, professional
employer organization or other staffing firm to engage
workers, it may be difficult to determine whether those
workers are your company’s common-law employees. As
described in the regulations, you may address this situation
by introducing appropriate terms into your company’s
staffing firm contracts.
• Beginning in 2016, coverage also must be offered to
dependents of full-time employees. Your company is
not required to pay any portion of the cost of dependent
coverage.
What must my company do to avoid paying
an assessment
If your company is large, there are two different tests it must
meet to avoid paying an assessment.
• Under the first test, your company must offer at least 95
22 BOMA MAGAZINE NOVEMBER | DECEMBER 2014

percent of its full-time employees the opportunity to enroll in
“minimum essential coverage.” [2] Most insured and all selffunded
group health coverage will qualify as minimum essential
health coverage.
• Under the second test, your company must offer each of its
full-time employees coverage that meets certain standards for
value and affordability. Coverage will be deemed “affordable”
if an employee contributes no more than 9.5 percent of his or
her household income toward the cost of coverage. Regulations
provide special rules and certain safe harbors for determining
affordability.
SPOT-ON
HEAT
What if my company fails to meet the tests under
the employer mandate
The assessment imposed depends on whether your company fails
the first test or the second.
• For 2015, the assessment for failing the first test can be severe
because it is based on the total number of your company’s fulltime
employees, whether or not they are offered coverage. The
penalty is determined each month and will equal $173.33 times
the number of full-time employees (minus 30). The penalty
applies only if at least one of your full-time employees gets
government-subsidized individual coverage through an ACA
marketplace. An employee who is not offered medical coverage
will often qualify for a subsidy.
• For 2015, the monthly assessment for failing the second test
is based on the number of full-time employees who are not
offered affordable coverage of appropriate value and who actually
obtain subsidized coverage through an ACA marketplace
times $260.
How does my company notify the government
about its compliance
In a process designed to be similar to the process for reporting
income on IRS Form W-2, employers must provide information
about their compliance with the employer mandate. If your
company employs more than 50 full-time employees or full-time
equivalents, it will need to distribute IRS Form 1095-C to employees
and then provide that information, with a transmittal form
(IRS Form 1094-C), to the IRS. The first of these forms must be
filed in early 2016 to report on the 2015 year. You should consider
how to capture information needed to meet the reporting requirements
well in advance. B
ABOUT THE AUTHORS: Kurt R. Anderson and Edward I. Leeds
are employee benefits lawyers in the Philadelphia office of Ballard
Spahr LLP. Learn more at www.ballardspahr.com.
800.367.8675
RENTALS & SALES
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[1]
For 2015, employers with at least 50 but fewer than 100 full-time employees may obtain
an exemption from the mandate.
[2]
For 2015 only, this percentage is reduced to 70 percent of your company’s full-time
employees.
PORTABLE AIR CONDITIONING & HEATING
www.spot-coolers.com

IG
IG
ATA
REWARDS
BY PHIL MOBLEY
Using Analytics
to Change the
Way Commercial
Properties Operate
Big data is here, and it is only getting bigger. According to a recent
report from commercial real estate giant JLL, entitled Data-centric
CRE: A competitive imperative, the total amount of available digital
data is expected to grow tenfold by 2020. Within the realm of commercial
real estate, data collection is advancing on multiple fronts, creating weighty
implications for building owners and managers in their quest to deliver an excellent
working environment.
It is not only the volume of data that is transforming commercial real estate. The
increasing immediacy and accessibility of data—not to mention the changing definition
of what information constitutes “data” in the first place—has contributed to the
aura of its expansiveness. This might seem overwhelming, but harnessed properly, the
data explosion can help property management teams perform better and property
systems operate more efficiently. It can even change the way buildings are used.
BLOCKING BETTER, TACKLING FASTER
As senior vice president and leader of Cushman & Wakefield | Thalhimer’s threestate
property management operation, Curtis Mummau is focused on a differentiated
24 BOMA MAGAZINE NOVEMBER | DECEMBER 2014

service offering. “The vision I’ve always
had, from pagers and bag phones to
smartphones and tablets, is to escape
commoditization,” says Mummau, when
explaining his viewpoint of digital information
management. His latest initiative
is real-time, two-way data access for his
teams in the field. “We’re going to be rolling
out tablets to our teams later this year.
We aren’t trying to take our people out of
the process; on the contrary, we want to
make them more efficient.”
Mummau’s team relies on a platform
built by Building Engines, a provider of
web- and mobile-based property management
software solutions. The software
can capture and link data in four main
categories: tenant service (work orders,
resource scheduling, handbooks and
documents); equipment (maintenance
manuals, service records and projecttracking
documentation); risk management
(visitor access, fire and life safety,
incident tracking and insurance information);
and communications (emergency
bulletins and building status). “There
has been a progression, even in the last
year, in terms of the amount of data and
the ability of our people to access it in
real-time,” explains Mummau. “A building
engineer can glance at a tablet and
know everything he or she needs to know
before a meeting.”
The ability to view and analyze data in
the field is only the beginning of better
building operations. Mummau views his
property teams as crucially valuable for
the data they produce at the properties,
and a mobile application facilitates their
ability to capitalize on this data immediately.
As an example, Mummau describes
a basic app-based inspection form with a
series of “yes/no” questions for a property
manager or engineer: “Does the front
entrance look presentable” “Is the lobby
area clean” “Are the elevators in working
order” If the answer is “yes,” then the
team has a status report with minimal
effort. If it is “no,” the app is programmed
to ask a series of follow-up questions
that, depending on the answer, can automatically
generate a work order, contact
a vendor or escalate an issue to an owner
or asset manager. The linked, mobileaccessible
platform enables a consistent
timeliness that would have been impossible
even a few years ago. For his part,
Mummau also envisions eventually
granting tenants a level of access to selfreport
issues from a mobile platform.
THE NEW BENCHMARKING
The utility of mobile-enabled data entry
does not end at the property. The bigger
the data set, the more valuable it is as
an entity unto itself. For Scott Sidman,
senior vice president at Building Engines,
unlocking this value is a strategic
initiative.
Sidman emphasizes something
familiar to many real estate practitioners:
benchmarking. He recommends
that clients take a three-pronged
approach to benchmarking operational
performance. First is the internal target
or standard that management and
engineering teams are taught. Second is
an intra-portfolio comparison of property
and team performance. Third—
and most critically from a competitive
standpoint—is a benchmark to similar
buildings in the marketplace by using
resources like BOMA International’s
annual Experience Exchange Report®
(EER) for expenses (eer.boma.org) or
digital platforms like the one offered
by Building Engines for operational
efficiency.
Building Engines is also investing in a
newer, less traditional approach to data
mining. Inputs, such as response times,
completion times and customer satisfaction
ratings, are what Sidman calls
“structured” data. They are predefined
concepts and can be captured and stored
in a standardized format. “Unstructured”
data, on the other hand, is everything
else: text comments, for example, or the
soup of operational metrics spit out by
networked systems and devices (the
so-called “Internet of Things,” as referenced
in JLL’s report). “Without some
high-level analytics, this information
is just noise,” says Sidman. “It’s a little
overwhelming to a lot of real estate firms
right now. Deriving meaning from the
patterns in unstructured data requires
developing hypotheses and testing theories.”
Though not easy to analyze, Sidman
argues that it is worthwhile: “This
ONCE A
MAINTENANCE
TEAM
UNDERSTANDS
THAT ANALYTICS
ALLOW THEM TO
THINK IN TERMS
OF ROOT CAUSES
AND IDENTIFY
SOLUTIONS
USING
PROGRAMMING,
SEQUENCING
AND CONTROLS,
IT IS NOT
UNCOMMON
TO REALIZE
OPERATIONAL
SAVINGS OF UP
TO 30 PERCENT.
BOMA MAGAZINE 25

is how you know if your tenants are really satisfied or if
your building is really operating optimally.” Armed with
this degree of understanding from data, management
teams can offer better service.
OPTIMIZING TO THE RIGHT DRIVER
“There’s a huge gap between saying ‘We’re going to save
20 percent in operating expenses by the year 2020!’, and
actually developing an action plan to get there.” So says
Jim Meacham, principal at Altura Associates, an energy
management and sustainability consultancy. His firm
helps real estate organizations “get there” by using data
they may not even realize they have. “To drive savings
here, commercial real estate companies don’t necessarily
need more data. They instead need better ways to make
decisions with the data that already exists.”
There’s No Room for Guesswork...
As the rise in industry “big data” shows, there’s no room for guesswork in any
facet of commercial real estate. This is doubly true, however, when it comes
to understanding the critical wants, needs and expectations of your office tenants.
But how can you really know what they want
Based on the results of a global survey of office tenants, BOMA
International’s What Office Tenants Want contains valuable, quantifiable
data about what tenants truly value most in a property and what their
collective feedback means for future trends in commercial real estate.
Covering issues from sustainability and maintenance practices to
building amenities and services, this comprehensive research report takes
the guesswork out of the equation with the information you need to foster
tenant relationships today—and position your property for tenant-driven
success in the future.
Order your copy now at store.boma.org.
Used well, modern building automation systems offer
the data necessary to isolate, diagnose and repair quickly
the kinds of problems that only recently would have
confounded even the best engineers for months. “The
opportunity is huge,” Meacham says, “but there are so
many different levels to these systems. It really requires an
analytics platform to sort through it all.”
Meacham walks through a simple example involving
one of the highest-profile organs in a building: the
chiller plant. “A chiller plant doesn’t have a lot of moving
parts, so optimizing it at the plant level is fairly simple,”
explains Meacham. “In the past, that is how everyone did
it. The problem is that it may be serving several hundred
individual zones, and that is what is generating demand.”
Sifting through data on hundreds of climate control zones
is next to impossible for a building engineer, but advanced
analytics render it feasible.
Suppose, suggests Meacham, that one of the zones is
starved for air because of a malfunctioning damper. As
a result, the tenants in that zone adjust the thermostat,
making the “optimized” system work harder than it needs
to. This is obviously inefficient, and the double whammy
is that the tenants are still uncomfortable. “That damper
issue is really hard for an engineer to find,” comments
Meacham. “But the data is there, and analytics can find it.
Then the real, underlying issue can be addressed.”
According to Meacham, the payoff is immediate.
“It’s usually not about equipment upgrades; it’s usually
about controls,” he says. Once the maintenance team
understands that analytics allow them to think in terms
of root causes and identify solutions using programming,
sequencing and controls, it is not uncommon to realize
operational savings of up to 30 percent. And, since it is
increasingly rare that building systems lack the datatracking
capability necessary for this process, the value is
particularly high for Class B and C buildings that may not
have the largest management teams or operating budgets.
Not only is “big data” here, it has been democratized.
REPROGRAMMING SPACE USE
As occupiers shift their thinking about real estate from
efficiency to effectiveness, data analysis can have a profound
impact on how building owners and managers serve
them. “Office space densification was an exercise in cost
savings, but there were crimes committed against productivity
in the process,” notes Bernice Boucher, managing
director and head of Workplace Strategy in the Americas
for JLL. “The tenants that owners and managers want to
attract are looking for better ways to engage their space.”
This means looking at real estate not just as a cost, but as
a facilitator of employee attraction, retention, collaboration
and innovation.
Addressing this need properly requires more than just a
26 22 BOMA MAGAZINE NOVEMBER JULY | AUGUST | DECEMBER 2013 2014

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DATA IS
GROWING,
FROM ITS
COLLECTION
SOURCES
TO ITS
APPLICATIONS.
BUT THE END
GOAL OF
IMPROVING
THE CUSTOMER
EXPERIENCE IS
THE CONSTANT.
few interviews with corporate real estate
executives. The right solution depends on
figuring out how individual workers actually
use space every day. “We talk about
three metrics in an office space,” explains
Boucher. “‘Capacity’ is the number of seats.
‘Occupancy’ is the number assigned. The
key metric, though, is ‘utilization,’ or what
space is being used right now.”
Data from the Internet of Things now
offers an unprecedented ability to focus
on this third metric. Keycards capture
the number of workers in a suite, and
motion detectors can determine when
they are at their desks. Heat indicators
can approximate how many people are in
a conference room at a given time. One
of Boucher’s colleagues has even seen a
carpet with embedded sensors that capture
foot traffic. Individually, these items
offer convenience and the efficiency of
fast-reacting light switches and thermostats.
But their collective potential is far
more when combined with a robust data
warehouse—and advanced analytics.
Whether through hiring, outsourcing
or creating alliances, companies like JLL
are scrambling to plug the analytics gap
in their capabilities, competing for the
best and brightest data scientists with the
likes of hedge funds, technology firms
and pharmaceutical companies. Only
then can they take full advantage of the
data, answering more detailed questions
about the space they serve: How much of
each different type of space do tenants
really need When and where exactly
do they need it With enough data history,
they can build predictive models of
utilization and program building systems
accordingly. For example, the HVAC system
can control the climate of a conference
room better if it “knows” there will
be 25 people in the room every second
Tuesday of the month at noon.
Gathering and analyzing individualized
data on such a scale is powerful, but
it also raises privacy concerns for some
workers. Boucher stresses that utilization
data, while highly detailed and personalized,
is also anonymous from the moment
of its collection. “We don’t need to know
which bodies are moving around to track
utilization,” she explains. Thus, personal
identifiers are either scrubbed or not collected
in the first place. In many cases,
workers can also opt out of some data
collection initiatives, though they are
encouraged to participate, since the end
goal is to improve the professional ecosystem
in which they work.
ALL ABOUT THE CUSTOMER
Data is growing, from its collection sources
to its applications, but the end goal of
improving the customer experience is the
constant. As Sidman says, “You can measure
response time and completion time
directly, and you can benchmark that. But
the ultimate measure of quality is the tenant’s
satisfaction.”
Meacham agrees. “Saving $50,000 on
expenses is great, but a satisfied tenant is
worth 10 times that amount.” One of his
favorite stories is of a tenant who finally
experienced relief from a too-hot office
after analytics revealed the real problem.
“They were so happy that they actually
held a ‘Turning Off the Fan’ ceremony in
the suite,” he recalls.
Without “big data,” perhaps this tenant
would have defected after years of
living with a band-aid solution. In this
situation and thousands like it, building
owners and managers now have another
tool to deploy in satisfying their customers.
The challenges are real, but the
rewards will be as big as the data that
produced them. B
ABOUT THE AUTHOR: Phil Mobley is
a frequent contributor to BOMA Magazine.
As a vice president at Kingsley Associates,
he co-managed BOMA International’s
Experience Exchange Report® (EER) for
five years and led BOMA International’s
2013 global office tenant survey, What
Office Tenants Want. He is now principal of
Koine Communications, a content strategy
and development firm that serves the
commercial real estate industry. He can be
reached at phil@koinecommunications.com.
28 22 BOMA MAGAZINE NOVEMBER JULY | AUGUST | DECEMBER 2013 2014

There is nothing so strong
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40
MAXIMIZE
YOUR
ESCALATION
INCOME
BY WILLIAM H. BROWNFIELD, CRE, CCIM, AND LAWRENCE M. MAYERHOFER, CPA
FIGURE 1
Operating expense escalations are often treated
like a departmental hot potato by office building
executives and owners. Fortunately, property
managers can educate owners and other
executives about the importance of escalations
by explaining that expense recoveries are usually the second largest
income source for most office buildings, lagging only base rent.
Review the four important concepts outlined below to maximize
escalation income due from your tenants. The escalation processes
you establish should both help you bill tenants and help you monitor
any leakage that might occur. The content and concepts that
follow relate to typical multi-tenant office buildings.
Expense Ratio & Potential
Escalation Income
60+
(NNN Lease, Up to 40%)
40%
60%
n Potential Escalation Income
n Base Rent & Other Income
1ESCALATION INCOME IS 10 TO 50
PERCENT OF REVENUE
With a Base Year lease structure and an average term
of five years, escalation income will amount to approximately
10 to 15 percent of gross revenues, depending on
local inflation in labor costs, operating
costs, property taxes and so on.
Base Year leases are designed to shift
operational cost increases (inflation)
to the tenants receiving those
services, so that the landlord’s net
income agreed to during lease negotiations
is preserved. What is your
escalation income as a share of total
income If you are billing escalations
properly, you might be surprised at
how high the percentage is.
With triple net (NNN) leases, the
mutual intent is for the tenants to
collectively reimburse the landlord
for all operating expenses and
taxes and approved capital expenditures
(assuming a fully occupied
building), starting at the beginning of each lease term and continuing
until each lease expires. Take a look at your property’s annual
budget and divide the expenses by total income (excluding escalation
reimbursements). The product of that calculation is known as the
“expense ratio,” and expense ratios for stabilized office buildings in
most markets are often 40 to 50 percent of total income. That’s a huge
portion of a building’s income and value (see Figure 1, below, left).
2MOST ESCALATION INVOICES HAVE
ERRORS
Why Because the methodology and formulas used
for billings are often inconsistent with what the
lease requires. Having looked at escalation billings
for several thousand buildings over the years, the authors have seen
that most billings had errors—some small and some large, some
which benefited the landlord and others that benefitted the tenants.
If you’re with a small company, these comments might resonate
strongly, because smaller property management and accounting
staffs are frequently stuck with homegrown Excel schedules that
haven’t been tested for years and can have corrupted formulas.
But even large national real estate investment trusts (REITs) can
and do have problems with errors, because the escalation modules
included in popular accounting software packages are not flexible
enough to accommodate every type of lease provision. Grossup
methodology, expense caps and combined-versus-separated
expenses and property provisions don’t always match up well with
standard off-the-shelf software capabilities.
So, what should you do about these problems Talk to your software
provider about making enhancements and improvements. If
that doesn’t work, look for better software, because it’s out there.
3LANDLORDS NEVER RECOVER 100
PERCENT OF OPERATING EXPENSES
Vacancies, lease expirations, type of lease, rollovers,
expense stops and caps will prevent a multi-tenant
building’s landlord from recovering all escalatable
30 BOMA MAGAZINE NOVEMBER | DECEMBER 2014

A Guide to Understanding, Preparing and
Grossing Up Expense Escalations
THird EdiTiOn
William H. Brownfield, CRE, CCIM
Lawrence Mayerhofer, CPA
FIGURE 2
Base Year Components
50+30+20=
n CapEx Amortization
n Base Year Taxes
n Base Year Expenses
If the CapEx Amortization expires before tenant
leases expire, their Base Years will have been
temporarily inflated and future expenses could
be below their Base Year amounts, thereby
reducing a landlord’s recovery of expenses.
operating costs, especially as
Base Years get changed for
existing tenants. Are there ways
to mitigate the leakage Yes.
Stagger lease expirations when
appropriate, create a schedule
that shows when each lease
rolls and then lengthen leases
currently under negotiation
by several months or a year
to push them into less volatile
years. Just because most leases
are usually three-year or fiveyear
terms doesn’t mean that
tenants are locked in to those
time frames. Think of ways to
incentivize them to add time to
the lease term.
Do the math for your buildings.
Calculate the percentage
of ex penses you actually
recover each year, and track it
to see if the techniques mentioned
above help to increase
your recovery percentages.
Finally, avoid creating “Base
Year Inflation” that will erode
your recoveries (see Figure 2, above). A common error made in most
office lease documents is to combine approved capital amortizations
within a tenant’s Base Year and inflate that amount temporarily
until the capital expenditures (CapEx) amortization burns off,
resulting in no future recoveries by the landlord. This can lead to a
massive hidden leakage of expense recoveries. The lease’s definition
of escalatable capital expenditures should be done in a separate,
freestanding section, so that it does not get merged into how
Base Years for operating expenses are. A simple workaround is also
available: Treat your cost-saving CapEx like your code-required
CapEx; and for Base Year leases, only escalate those jobs which
are placed in service after lease commencement. This topic is more
fully discussed in BOMA International’s newly revised publication
The Escalation Handbook for Office Buildings (available at
store.boma.org).
4LANDLORDS MAKE TWO BIG
MISTAKES WITH CAPITAL
AMORTIZATIONS
First, landlords often assume they’ll recover 100
percent of capital expenditures and don’t question
if that’s true. Landlords generally approve cost-saving capital costs
because most leases say this type of capital expenditure is recoverable
by amortizing it over a payback period. However, capital amortizations
can and do have the same leakage as operating expenses,
and for the same reasons. An analysis presented in The Escalation
Handbook for Office Buildings (Chapter Six, Exhibit 6-3) shows that
a hypothetical 100 percent leased building with 20 percent of leases
expiring each year only recovers 40 percent of each dollar spent on a
capital expenditure amortized over five years (see Figure 3, below).
Such a low recovery should limit capital expenditures considerably.
Second, landlords rarely charge interest on escalatable capital
expenditures, even though most leases permit it. Why Because
most property managers and accountants don’t pick up on this
obscure, minor point found deep in the lease. They miss the opportunity
to earn a return on newly invested capital. How much Over
five years, a seven percent rate compounds to 18.8 percent of the
original investment.
FIGURE 3
100+16+12+8+4
$1.00
$0.80
$0.60
$0.40
$0.20
$
Tenants benefit when they incentivize landlords to reduce
operating costs by agreeing to pay interest on new capital dollars
invested. Most cost-saving CapEx jobs are big-ticket items either
financed or paid for upfront as a capital investment by the landlord.
With a financing charge included, the landlord wins by getting a
return on newly invested capital. Once the amortization is complete,
the tenant wins due to reduced operating expenses.
Understand these escalation concepts to enhance your building’s
cash flow. Use the information above to answer two important
questions when budgeting and/or reconciling last year’s escalation
billings:
• What is the percentage of annual total expenses that are actually
reimbursed by tenants
• What is the corresponding leakage that is not reimbursed, and
how can I reduce it B
The Escalation Handbook
for Office Buildings
$1.00
CapEx Recoveries
n For Each $1.00 of CapEx Spent
n CapEx Recovered = ~ $0.40 Max
0.16
0.12
0.08
0.04
0 0 0 0
Base Year Year 2 Year 3 Year 4 Year 5
ABOUT THE AUTHORS: Brownfield & Mayerhofer,
Inc., provides solutions for operating expense escalations
and offers consulting, training, software and dispute
resolution services. Bill Brownfield and Larry Mayerhofer
are the authors of The Escalation Handbook for
Office Buildings (Third Edition), published by BOMA
International and available at store.boma.org, and ALPHA Office
Escalations (AOE) software, available at www.EscalationAdvisors.com.
AOE automatically will calculate and prepare tenant billings for your
buildings and determine reimbursement and leakage percentages.
BOMA MAGAZINE 31

LOW-RISE
ELEVATORS:
Myth and Reality
BY SASHA BAILEY, LEED AP BD+C
Elevators in low-rise buildings have become
more prevalent as the commercial real
estate industry has adapted to comply with
building codes under the Americans with
Disabilities Act (ADA). For a century, the
hydraulic elevator’s reliability and longevity made it the
workhorse of the vertical transportation industry, especially
for low-rise applications. Hydraulic elevators move weight
efficiently through the simple
displacement of fluid and have
few moving parts. They are easy
to maintain, and their major
components can run for years
without needing to be replaced.
However, as the green building
movement gained popularity
in the commercial real estate
industry, the hydraulic elevator
fell out of favor, due to high
energy usage and its reliance
on petroleum-based hydraulic
fluid. As a result, traction elevators,
once reserved for high-rise
buildings, are now being installed
in buildings where they only
need to travel a few feet.
IMAGE: COURTESY OF THYSSENKRUPP ELEVATOR AMERICAS
Traction elevators can offer a number of benefits, including
improved ride quality and, in some cases, regenerative-drive
technology that offers energy savings. Some traction elevators
also do not even require a separate machine room to house the
elevator mechanics that operate the equipment, adding to their
popularity. The machine room-less (MRL) option appeals to
architects who can use the extra space in the building footprint
design. When using a machine room-less elevator, contractors
don’t need to feed power, HVAC or ventilation to a separate
elevator space; building owners also do not have to pay to heat
and cool that same space. In addition, they offer an alternative
to using the petroleum-based hydraulic fluid to operate.
Before selecting elevator equipment for a low-rise application,
however, it is important to understand the differences in
maintenance needs of both traction and hydraulic elevators and
take into consideration the total costs of installing, operating
and maintaining each elevator type over its lifetime. Maintaining
certain traction elevator models can cost almost as much as
the initial purchase and installation. A three-stop traction MRL
elevators requires an average of $173,000 in maintenance over
25 years, compared to $91,000 to maintain the same hydraulic
MRL elevator. This difference is easily overlooked in the initial
cost comparison.
Moreover, surprisingly, even older models of low-rise hydraulic
elevators do not require significantly more energy than
similar traction units in low-rise buildings. Neither traction nor
32 BOMA MAGAZINE NOVEMBER | DECEMBER 2014

hydraulic elevators require much energy when traveling only a
few stories. A 2,500-pound elevator traveling a single floor (12
feet) at 100 feet per minute that operates 100 runs a day does not
even use $600 worth of energy in an entire year. Assuming the
hydraulic uses more energy than traction, there may be a differential
of perhaps just $150 a year in energy cost. That extra $150
a year would not even cover one month of maintenance on most
traction MRL elevators. At low heights, the difference between
the energy consumption of the two types of two- to three-stop
elevators is negligible.
Furthermore, in response to the growing demand for green
products, there are now hydraulic elevators specifically designed
for low-rise applications that use canola-based hydraulic fluid
that is both recyclable and biodegradable in place of petroleumbased
fluid. Testing on elevators that use this fluid has shown an
improvement in elevator performance and the ability for operation
over a broader temperature range than those hydraulic elevators
using traditional petroleum fluid, making these models a
more attractive and cost-effective option than they once were.
As the green building movement has expanded, so have
expectations for manufacturers to provide data on the true cost
and impact of their products. Savvy property professionals can
investigate whether manufacturers have performed life-cycle
analysis and life-cycle costing (LCC) studies on low-rise elevators
to help customers understand their economic and environmental
impacts. A life-cycle assessment (LCA) is a scientific
method for measuring the environmental footprint of materials,
products and services over their entire lifetime. An environmental
product declaration (EPD) is third-party-verified
information, based on life-cycle analysis data from studies
according to the ISO 14040, a family of standards related to
environmental management. Life-cycle costing takes that LCA
one step further to look at the direct monetary costs involved
with a product or service over its entire lifetime.
Elevators have a long life span and are a major financial
investment. In order to make an educated decision about
purchasing the right elevator for the right project, property
professionals can use a manufacturer’s LCA and LCC documentation
that makes the long-term costs and environmental
advantages transparent. The LCA illustrates the impact that
extraction, manufacturing, installing, servicing, modernizing
and end-of-life disposal or re-use have on the environment.
The EPD is also helpful for anyone striving to meet the
requirements of green building rating systems, like the U.S.
Green Building Council’s Leadership in Energy and Environmental
Design (LEED). Responsible manufacturers work to
help consumers make the most informed decision possible
by providing transparent information on their products and
objective data on their long-term costs.
When making a decision about what type of elevator to
install in a low-rise building, consider the total costs of installing,
operating and maintaining an elevator over the long term.
With the availability of plant-based hydraulic fluid and energy
consumption relatively even with traction elevators, hydraulic
elevators are a greener option than they once were. And,
when it comes to maintenance costs, the hydraulic elevator can
be the best choice for low-rise projects. It is possible to meet
ADA requirements, achieve your energy goals and serve your
tenants well, while still
choosing a cost-efficient
option. B
Before selecting an
elevator type for a
low-rise application,
it is important to understand
the differences in maintenance
needs of both traction and
hydraulic elevators and take
into consideration the total
costs of installing, operating
and maintaining each elevator
type over its lifetime.
ABOUT THE
AUTHOR: Sasha
Bailey, LEED AP BD+C,
is strategic communications
manager for
the Business Unit of
ThyssenKrupp Elevator
Americas. Contact her at
Sasha.Bailey
@thyssenkrupp.com.
Visit www.thyssen
kruppelevator.com/
sustain.asp for more
information about
ThyssenKrupp’s sustainable
design solutions.
BOMA MAGAZINE 33

CREATING A BETTER
Workplace
Mars Drinks global headquarters in West Chester, Pennsylvania.
BY JESSICA BATES
Just as building owners and managers continually
strive to keep their tenants satisfied, tenants themselves
constantly are looking for innovative ways
to foster employee satisfaction while increasing
productivity. More and more companies are finding
that the physical spaces in which their employees
work can have a dramatic effect on everything from their creativity
to their health.
“It is a travesty how often people don’t feel happy or have a
sense of well-being at work,” says Tracy Brower, PhD, author of
Bring Work to Life by Bringing Life to Work and the director of
Human Dynamics of Work for office furniture supplier Herman
Miller. “When companies support and engage employees, these
companies see more employee productivity, higher employee
retention rates and a whole host of other benefits.” Design experts
have begun exploring how our surroundings can affect our behavior,
and office spaces are no exception. According to Brower, companies
can reap dramatic results by creating office layouts that
encourage innovation and engagement.
One such company is Mars Drinks, a segment of Mars, Incorporated,
that offers coffee and other hot beverage solutions to
workplaces worldwide. Recently, the
Mars Drinks global headquarters in
West Chester, Pennsylvania, were redesigned
with the help of Herman Miller
to inspire happier and more productive
employees. The new space includes a
variety of work areas to meet different
employee needs. Much of the office
space has been kept open to promote
communication between workers, but
when employees need time for quiet work or private conversations,
special “huddle rooms” are available. Dynamic coffee lounges and
so-called “social kitchens” have been designed to allow coworkers
and company leaders alike to recharge and converse. By creating
inviting break areas, Mars Drinks encourages its employees to stay
on-site for coffee breaks and lunch, thereby creating more opportunities
for collaboration and connection.
Frank LaRusso, vice president of Business Development for Mars
Drinks, says the decision to focus on company culture was a simple
one. “When companies look at the value of employee health and
well-being, they should be inspired to do something.” As our
society becomes increasingly aware of the negative impacts that
poor office culture and even sitting for long periods of time can
have on our health, LaRusso believes it is important for employers
to take proactive measures to mitigate these effects. “An office
space should be highly energetic and highly inspirational, helping
companies create more innovation, better health and greater
happiness for their employees.”
However, companies need not knock down every wall and
construct entirely open office spaces in order to create what Herman
Miller terms a “Living Office”—a workplace that continuously
evolves for greater prosperity. In fact, Brower points out that some
companies have over-compensated, creating more open spaces and
collaboration at the expense of privacy and contemplative time. The
most successful workplaces accommodate a variety of work activities
and characters, a concept reflected in the redesigned offices of Mars
Drinks. “No matter our style, work preferences or job function, there
will be times when we need to connect with others and there will be
times when we need to work in a more solitary space. The key is for
companies to provide options,” Brower explains.
Both Brower and LaRusso believe that well-designed offices
will become more prevalent as the benefits become better known.
As pioneering employers realize increasing economic benefits from
happier and healthier employees, others will follow similar workplace
strategies.
But the best employers will always see room for improvement.
“Companies should be continuously striving to improve office spaces,
rather than just modernizing once every 10 or 20 years and wiping
their brow,” says Brower. “Work and workers are always changing, so
companies should always be listening to what employees need.”
Brower’s advice for companies looking to improve their space
“Start by identifying the purpose that your organization is trying to
fulfill, then really look at the work activities that need to be supported,”
says Brower. “Finally, think about the settings that will best
encourage these activities and create workplace landscapes accordingly.”
Building owners and managers also should keep this advice in
mind as they continue to look for ways to attract and retain tenants.
As seasoned property professionals know, an office space truly isn’t
just a place to work. B
34 BOMA MAGAZINE NOVEMBER | DECEMBER 2014

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building directories. Unlimited listings that can
be updated in seconds from your office. Wide
variety of features and directory styles.
Visit www.TouchSource.com
or call 800-704-3458
Visit www.abm.com, or call 800-874-0780
AUTOMATIC BUILDING CONTROLS LLC
• Established 1976
• BACnet and Tridium
Temperature Control Systems
• Improve Tenant Comfort
• Lighting Integrations
• VFD Installs and Integration
• Re and Retro Commissioning
• Pneumatic to DDC Upgrades
• Computer Maintenance Management Systems
• Affordable Advanced Energy Saving Strategies
• Alerton Platinum Dealer 2010 & 2013
• Distech Rookie Dealer of the Year 2012
ARCHITECTURAL BIRD CONTROL
PRODUCTS FROM NIXALITE
Nixalite of America offers humane and effective
bird control products for any level of infestation.
Proven effective, our product lines range from
bird spikes and netting to industrial strength
foggers. Matched with our 63 years of industry
experience, Nixalite is sure to have the answer to
your bird control needs.
Give us a call at
800-624-1189
or visit www.nixalite.com
Contact Brian Wheeland 847-296-4000
BOMA MAGAZINE 37

SPECIAL ADVERTISING SECTION
SUPPLIER SHOWCASE PRODUCTS & SERVICES
REDUCE POWER
COSTS BY
UPGRADING
YOUR HVAC
COMPRESSORS
Your HVAC system is typically an energy
hog, and replacing the entire system may not be an option in today’s economy. BITZER’s
compressor retrofit program enables your HVAC contractor to replace aging and inefficient
compressors with high-efficiency Screw Compressors. These models can replace virtually
any brand of Screw or Reciprocating Compressors, thereby maximizing your building’s fulland
part-load system efficiency.
Phone: 770-503-9226
Website: www.bitzerus.com
E-mail: marketing@bitzerus.com
POTTER NITROGEN
GENERATORS
Displacing Oxygen with pure Nitrogen
using a Potter Nitrogen Generator can
dramatically reduce corrosion rates and
prolong the life of your dry or pre-action
fire sprinkler system by up to 5x longer
than with standard compressed air.
For more information on how to protect
your sprinkler system, please visit
www.potternitrogen.com
LIGHT EFFICIENT DESIGN
For TRUE Efficiency with LED
Retrofit Lamps, bypassing the
ballast is the best way to ensure
long-term optimal performance.
Maximize energy savings, reduce
maintenance costs and eliminate
future ballast failures with Light
Efficient Design’s LED for HID
Retrofit Lamps.
www.LED-LLC.com
HIGH EFFICIENCY
INDUSTRIAL/
COMMERCIAL HTHV
SPACE HEATER
Cambridge Engineering brings all the advantages
of their market leading S-Series space
heaters into a compact design for commercial
and industrial spaces, including the industry’s
best efficiency—92%/100%, built-in ventilation
and superior Indoor Air Quality.
WWW.CAMBRIDGE-ENG.COM
ENERGY PROFILES LIMITED
EPL is a full-service energy engineering and software services firm focused on driving
down energy, water and GHG emissions intensity in portfolios of large buildings (commercial
office; large retail and enclosed mall; and multi-family).
EPL is an ENERGY STAR Partner and approved ENERGY STAR Automated Benchmarking
Service (ABS) provider.
T8 LED RETROFIT MAINTAINS KEY
LISTINGS IN SEALED LUMINAIRES
Kenall’s T8 LED Retrofit Kit: Your ONLY option
to guarantee performance when retrofitting
sealed luminaires.
• Maintains critical IP rating and Wet
Location listing
• First industry five-year combined lamp/
driver warranty based on 24/7 operation in
sealed luminaires
Call 1-800-4-Kenall, e-mail info@kenall.com or visit
www.kenall.com
www.energyprofiles.com
BUSINESS
CREDENTIALING
SERVICES
Business Credentialing Services (BCS)
protects organizations by collecting and
correcting vendor and tenant insurance
certificates and other self-reported data.
Top real estate services companies
have switched to BCS from their outside
service providers or in-house programs
for our unbeatable accuracy, reliability and
customer service. Visit us online to learn more.
SPOT COOLERS
The ConvertibleAire is a highly versatile portable heat
pump that can warm the coldest of spaces. Available
in sizes from 1-5 Tons, the ConvertibleAire Portable
Heat Pump allows you to make any office space more
comfortable. Contact Spot Coolers to find out more
about this Deluxe Portable Heat Pump.
1-800-367-8675
spotcoolerinfo@spot-coolers.com
www.spot-coolers.com/heat
www.bcsaudit.com
38 BOMA MAGAZINE NOVEMBER | DECEMBER 2014

The 2014 Experience Exchange Report® (EER®) is commercial real estate’s
premier income and expense benchmarking tool with three times more
usable data than any other comparable source. Use the EER to compare
your energy costs, operating expenses, taxes and more to drive a more
profitable bottom line.
EER data and analysis tools allow you to evaluate operational performance and manage your
properties for maximum results. Get essential information to help you analyze your budget,
assess new markets, identify cost savings, refine operating strategies and much more.
The best-performing properties rely on BOMA’s EER. Is your property among them
Subscribe to the 2014 EER at eer.boma.org

TRENDS, STATS & FACTS
BOMEX ® 2014:
HIGHLIGHTS FROM
WINNIPEG
Members of the commercial real estate
industry gathered in Winnipeg, Manitoba,
from September 9-11, 2014, to attend
BOMEX ® 2014, BOMA Canada’s national
commercial real estate conference. Among
the attendees were BOMA International Chair John Oliver
and President Henry Chamberlain, who were hosted by
BOMA Canada Chair Mike Bishop and President & CEO
Benjamin Shinewald.
BOMEX 2014 began with the BOMEX Golf Classic at the
Pine Ridge Golf Course, while non-golfers enjoyed an alternative
excursion to Winnipeg’s Assiniboine Park for a tour of
its “Journey to Churchill” arctic exhibition at the Assiniboine
Park Zoo. Delegates gathered that evening to officially kick
BOMA International President Henry Chamberlain (left) and Chair John
Oliver with a winner from BOMA Canada’s TOBY ® Awards.
off the conference with a welcome reception at Manitoba
Hydro Place, headquarters of electric power and natural gas
utility Manitoba Hydro and the only office tower in Canada
to receive the LEED Platinum rating.
True to the conference theme of “Unlock Your Potential,”
BOMEX offered three educational tracks with sessions on
building operations, property management and, for the first
HUB Parking Technology aims to meet
every markets expectation by offering a
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Reliable, efficient, flexible, and open to
customizations/expansions.
Exceptional durability, robust, scalable
and always backwards compatible.
www.hubparking.com
Toll Free: 1.877.791.1121
40 BOMA MAGAZINE NOVEMBER | DECEMBER 2014

Avigilon saw a
2014-Mar-14 03:04:52.196 AM
attempting to
2014-Mar-14 03:04:52.196 AM
at warehouse
2014-Mar-14 03:04:52.196 AM
while analog saw
CAM1 2014-MAR-14 3:04:52 AM
Only our high-definition surveillance solutions give you the full story.
Get the image detail you need to reduce break-ins and keep inventory secure
with an Avigilon end-to-end solution. Our broad range of cameras lets you
monitor multiple interior and exterior environments to provide you maximum
coverage even in the absence of security personnel. Learn more about the
benefits of Avigilon’s end-to-end solutions at avigilon.com/endtoend

TRENDS, STATS & FACTS
BOMEX 2014’s
charitable
partner, Habitat
for Humanity
Manitoba, was the
beneficiary of more
than $6,000.
time, wellness and human resources. The BOMEX 2014
trade show, presented in partnership with the Manitoba
Building Expo, boasted more than 170 exhibitors showcasing
the latest products and technologies for commercial
properties and offered a terrific networking opportunity
for property professionals. The two-day conference also
featured a number of excellent speakers, beginning with
an inspiring presentation by Gail Asper of the Canadian
Museum for Human Rights, which opened in downtown
Winnipeg this year.
Delegates and guests were treated to their own private
concert on Wednesday night with rock ‘n’ roll superstar
Randy Bachman of Bachman-Turner Overdrive fame during
“A Night in Manitoba.” Food stations and live music from the
Justin Lacroix Band set the stage for the legendary rocker,
whose energy had RBC Convention Centre Winnipeg
visitors singing and dancing the night away.
Funds were raised throughout the night in support
of BOMEX 2014 charitable partner Habitat
for Humanity Manitoba, which was the beneficiary
of the more than $6,000 collected.
The grand finale of the conference was the
National Awards Gala, held in the historic Fort
Gary Hotel on Thursday night, where BOMA
Canada’s The Outstanding Building of the Year®
(TOBY®), Pinnacle, Earth and Chairman’s Awards were
presented during a James Bond-themed black tie affair.
The evening’s most prestigious honor, the BOMA Canada
Chairman’s Award, was bestowed upon Keith Major, senior
vice president of Property Management for Bentall Kennedy
(Canada) LP and a member of BOMA International’s
Executive Committee. Major was recognized for his leadership
and outstanding contributions
to the success of BOMA
Canada and the commercial real
estate industry at large. Attendees
of the gala also took time
to acknowledge the upcoming
retirement of Bill Partridge,
chief staff officer (CSO) of
BOMA/Calgary and the driving
force behind many major
industry initiatives over the past
34 years, for his dedication and
Keith Major accepts the
prestigious Chairman’s Award.
service.
BOMEX 2015 will take place
September 15-17, 2015, in Quebec
City and will mark the 25th
anniversary of the annual conference and exposition. Learn
more at www.bomex.ca. B
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For special offers:
42 BOMA MAGAZINE NOVEMBER | DECEMBER 2014
AdvancedEgress_Ad.indd 1
10/24/14 10:25 AM

THIS REMOVES THIS FROM THIS
EVERY
You’re In Control
With Trane Horizon TM Dedicated Outdoor Air System (DOAS)
Defaulting intake air to the outdoor dew point can have costly
results. Inviting the moisture naturally present in humid air into
your air supply is like continuously pouring water into the structure.
Integrating a Trane Horizon DOAS with your comfort system
provides the moisture control you need while advanced unit
controls offer independent operations that tie seamlessly into
your building automation.
Control Moisture
Dehumidify ventilation air and cut off the water at its source.
Control Supply Air
Fine tune room supply air with customizable dew point, set point and
discharge air temperature.
Control Loads
Low dew point supply air lightens latent loads, allowing for smaller capacity
terminal units and curbing energy use.
Take control of the water entering your building.
Visit Trane.com/Horizon to learn how.
TRANE HORIZON OUTDOOR AIR SOLUTIONS
Dedicated Outdoor Air Units | Make-Up Air Units

As an Orkin Man, I can tell you why the fifth floor
has a German cockroach problem but your other
floors don’t. That’s because my Orkin career started
in a classroom, studying everything from bug
behavior to building blueprints.
I know every office building is different, so I’ll start
with a comprehensive inspection. Then I’ll put our
scientific solutions to work for you with an Office
Precision Protection plan built to suit your needs.
Call 866-884-0058 for a free inspection and pest
control plan, and let us help keep pests out and
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boma.orkin.com

GREEN SCENE
BY KATIE ABBOTT
MAINTAINING AN EFFECTIVE
RECYCLING SYSTEM
A well-developed recycling
system can help increase
tenant satisfaction and
cultivate tenant retention,
which are always high priorities
for property managers.
In fact, according to BOMA
International’s recent office tenant
survey What Office Tenants Want, 66
percent of tenants surveyed indicated
that environmentally sustainable building
operations are either “Important”
or “Very Important” to them. However,
once implemented, how can you ensure
that a recycling system is effectively
maintained over time
Following are four simple tips for
sustaining a successful recycling program
in your building.
1. EDUCATE. Posters and labels that
clearly identify the waste and recycling
streams are key.
• Ensure each receptacle throughout
the building includes a visual clue,
like a label or poster. This will help
tenants understand what can and
cannot be tossed into each container.
Replace peeling or ripped labels
periodically to maintain a high-end
aesthetic within your building.
• Make sure every tenant has reference
sheets that outline the recycling
program. These can be helpful to
new employees or guests.
• Host a meeting to provide tenants with
recycling tips. This will keep recycling
top of mind and provide a forum for
face-to-face tenant interaction.
2. TRAIN. The janitorial staff in
your building is critical to a successful
recycling program.
• Ensure the janitorial staff has the
right equipment for transporting
multiple waste streams throughout
the building in an efficient manner.
• Provide the janitorial staff with
the same educational tools as the
tenants to explain the reasoning
behind the implementation of a
recycling program.
3. MEASURE. Waste audits are
helpful in understanding the current
recycling rate.
• Conduct a waste audit once per
quarter to maintain a consistent
measurement. By comparing the
results from quarter to quarter,
and then year to year, you will
have an accurate understanding of
building recycling performance.
• Encourage tenants to help with the
waste audit. This will again allow
face-to-face interaction with tenants
and help them take a more
active role in the recycling process.
4. REASSESS. Use the results of
the waste audits to pinpoint areas of
improvement.
• If the recycling rate for a particular
tenant or building floor is less
than stellar, host an individual
education session with the tenant
or tenants to reenergize their recycling
efforts.
• The waste audit may uncover a
common recycling mistake, like
recyclable paper in a landfill
receptacle. Send a reminder e-mail
to tenants informing them of the
focus area and what should be
tossed in the recycling bin.
• If your building’s recycling rate is
consistently over 50 percent, consider
taking your recycling system
to the next level and implementing
an organic waste recycling
program.
These tips not only will ensure that
your recycling program supports the
sustainability efforts in your building,
but they also will go a long way towards
keeping your tenants engaged. B
ABOUT THE AUTHOR: Katie
Abbott is brand manager, Recycling
for Rubbermaid Commercial Products
(www.rubbermaidcommercial.com),
manufacturers of BRUTE® and Slim
Jim® Refuse and Recycling Containers.
Stop
Replacing
the Auxiliary
Drains that
Freeze and
Break with
Auxiliary
Drains that
Freeze and
Break
*Actual photo of ice breaking the valve of an auxiliary drain taken in a parking garage
during the winter of 2014.
The COLLECTanDRAIN ® Model 5400A provides
a temperature controlled environment for the
sprinkler system auxiliary drain so freeze-ups
are a thing of the past. This winter stop the cycle
of replacing drains and install the only auxiliary
drain with superior freeze protection.
www.testandrain.com
B
BOMA MAGAZINE 45

HEALTHCARE PULSE
BY JOHN B. MUGFORD
Non-traditional
tenants are
especially
welcomed in
certain types
of facilities,
including
medical malls,
where primarycare
doctors,
a variety of
specialists, labs
and other health
services are
housed together
to allow patients
to take care of
several appointments
in one
visit.
NON-TRADITIONAL
TENANTS FIND
SPACE IN MEDICAL
OFFICE BUILDINGS
Even though medical office buildings (MOBs)
are one of the hottest real estate investments
in the country, filling every space in
every MOB is not always a slam dunk.
The fact is that, as many independent physicians and group
practices are being gobbled up by large health systems, the
pool of tenants that could potentially fill remaining MOB
spaces is dwindling. Perhaps this is why the U.S. national
vacancy rate for MOBs has languished above 12.25 percent
over the last three years, according to Colliers International.
So what’s a medical office building owner to do with vacant
spaces as the pool of traditional, potential users is shrinking
For some owners, the answer lies with “non-traditional”
MOB tenants, or those that do not provide
primary care; obstetrics; ear, nose and throat (ENT);
or any number of typical outpatient services. Most
landlords prefer non-traditional tenants that are
medical- or wellness-related and can create synergies
with traditional providers in their building. These
can include telemedicine firms, mental health clinics,
radiology reading centers, wellness clubs, bioscience
incubators, health food stores and eyeglass or medical
product retailers, among others.
While most non-traditional tenants cannot afford
the rents in newer and more expensive Class A MOBs,
some are landing spaces in buildings that are Class
B or lower, according to Robert J. King, president of
Florida medical brokerage firm RJ King Associates.
Non-traditional tenants are especially welcomed in
certain types of facilities, including medical malls,
where primary-care doctors, a variety of specialists,
labs and other health services are housed together
to allow patients to take care of several appointments
in one visit.
“These facilities need optometrists, health food stores and
pharmacies because they provide convenience,” says Megan
Sherwood, executive vice president of Brokerage Services for
Plaza Companies, a healthcare real estate firm in Arizona.
Plaza Companies has landed a few non-traditional tenants
over the years, including a telemedicine firm, Imaging Advantage,
at Paradise Valley Medical Plaza on the campus of Paradise
Valley Hospital in Phoenix. The firm staffs radiologists to
read images for smaller providers that cannot staff radiologists
around the clock.
As far as Seavest Healthcare Properties is concerned,
another good location for non-traditional MOB tenants is a
medical building that has been converted from a former big
box store or corporate headquarters. Portions of such adaptive
re-use projects can be redeveloped with higher-end finishes
needed by medical practices, while other spaces can be
built out for non-traditional users.
That’s exactly what Seavest and KIRCO Health Partners
did after acquiring a vacant three-story, 140,000-square-foot
office building in Dearborn, Michigan, in recent years. About
75,000 square feet is home to services of the Henry Ford
Health System, while other areas include an optometry and
ophthalmology clinic and retail store, a retail pharmacy and
a fitness center. “More and more health systems find they
can save costs, differentiate themselves in the market and
access a larger patient base by offering a full range of services
located in patients’ neighborhoods,” says Jonathan Winer,
senior managing director and CIO of Seavest.
As MOBs evolve in today’s highly technical environment, a
number of landlords are sure to start mixing medical research
with patient care in their buildings. The 340,000-square-foot
Conventus building currently under construction on the
Buffalo Niagara Medical Campus in Buffalo, New York, is a
prime example. Ciminelli Real Estate’s building will be home
to a 50,000-square-foot space occupied by Albany Molecular
Research Inc., as well as other potential medical research
firms. The building also will feature a new use for traditional
MOB space: an admissions and pre-operative area for the
surgery center next door in the John R. Oishei Children’s Hospital.
A skybridge will link the spaces.
“The tenant roster at Conventus evolved, in large part,
due to the project’s location on and connectivity to the
Buffalo Niagara Medical Campus,” explains Jay Miele,
managing director with Hammond Hanlon Camp in New
York, which landed Seavest as a financial partner in the
project. The building’s proximity to several hospitals,
research institutes and a new medical school is why the
tenant roster is much more wide-ranging than “your classic
medical office building,” Miele says. B
ABOUT THE AUTHOR: John B. Mugford is editor of
Healthcare Real Estate Insights magazine at Wolf Marketing &
Media LLC. Visit www.wolfmediausa.com.
46 BOMA MAGAZINE NOVEMBER | DECEMBER 2014

2014 MeMbership Directory
enhancing Value in coMMercial real estate through
AdvocAcy • EducAtion • nEtworking
700 S. Flower Street, Suite 1408
Los Angeles, CA 90017
Phone: (213) 629-2662 Fax: (213) 624-1031
www.bomagla.org
turns to
Naylor for its association media
BOMA Georgia
BOMA San Francisco
BOMA Oakland/East Bay
Annual Membership Directory
Insight: The Commercial Real Estate
Journal magazine
BOMA Views newsletter
Apartment & Office
Building Association of
Metro Washington
Annual Membership Directory
Online Buyers’ Guide
Website Sales (www.bomasf.org)
BOMA New York
Annual Membership Directory
Developments magazine
Website Sales (www.bomaoeb.org)
BOMA Greater Los Angeles
Annual Membership Directory
Online Directory & Buyers' Guide
Annual Membership Directory
Online Buyers’ Guide
BOMA/NY Facts eNewsletter
Website Sales (www.bomany.org)
Annual Membership Directory
Online Buyers’ Guide
Website Sales (www.bomagla.org)
Houston BOMA
BOMA British Columbia
BOMA Orange County
BOMA Silicon Valley
Website Sales
(www.houstonboma.org)
Online Buyers’ Guide
Annual Membership Directory
Annual Membership Directory
BOMA Boston
BOMA Dallas
BOMA Oregon
BOMA Greater
Phoenix
BOMA
Philadelphia
Online Buyers’ Guide
Annual Membership Directory
BOMA Dallas Trade Show Guide
Annual Membership Directory
BOMA eNews eNewsletter
Membership Directory
Membership Directory
BOMA International
Online Buyers' Guide, Who's Who in the Commercial
Real Estate In dustry, BOMA TV
Interested in advertising in BOMA media
Contact: Robert Kramer
(770) 810-6981 or rkramer@naylor.com

MARKETPLACE BUILDING PRODUCTS & SERVICES
COMCAST BUSINESS OFFERS SOLUTIONS
TO MEETS THE NEEDS OF TODAY’S
COMMERCIAL TENANTS
Today’s tenants require—
and expect—fast, scalable
and secure connectivity to
things that matter: other
company locations, data
centers, the Internet and
more. Comcast Business’
Ethernet solutions provide
that reliable connectivity
with scalable Layer 2 services
up to 10 Gbps.
Comcast Business
Ethernet helps make your
tenants more effective by
enabling high-performance
access to the resources
and applications they
need to be competitive in
today’s digital environment.
It is offered with a 10 Mbps, 100 Mbps, 1 Gbps or 10 Gbps Ethernet port in
customer-selected bandwidth increments. Tenants pay for what they use, and scaling
up or down is as easy as making a phone call.
With its inherent capacity to identify and prioritize different traffic types, Ethernet
provides a dynamic platform that drives IT efficiency with the ability to converge
multiple applications—data, voice, video and Internet—on one network, having a
significant impact on operations and costs.
Enabling your facility with Comcast fiber-fed Ethernet services is a great way to
future-proof your building and to attract and retain tenants.
business.comcast.com/ethernet
TECHNOFORM GLASS INSULATION INTRODUCES
NEW WINDOW SPACER
Technoform Glass Insulation (TGI)
is now offering the TGI-Spacer M, a
high-performance window spacer with
an optimized profile geometry that
is ideal for larger window units. This
new spacer delivers easier handling
during window fabrication and visibly
improved sightlines for a range of
commercial building applications. The
TGI-Spacer M is offered in a wide variety of standard size configurations and color
selections, and it also is available in an array of custom sizes and colors through the
TGI customized solutions on-demand program.
www.glassinsulation.us
FINELITE ANNOUNCES NEW LED COLLECTION
Finelite has released the new High Performance
2-Inch Aperture (HP-2) LED Collection. This
product line expands the designer’s palette
with uniform, two-inch-wide illumination free
of socket shadows. HP-2 luminaires come in a
variety of models for recessed, direct pendent,
wall-mount and surface-mount lighting options.
The HP-2 LED Collection is a long-life, energyefficient
lighting solution for a variety of commercial uses that delivers 90 percent
of initial light output for 100,000 hours. Finelite offers a 10-year warranty on all components.
Ten-day shipping is available on all standard orders.
www.finelite.com
48 BOMA MAGAZINE NOVEMBER | DECEMBER 2014

ADVERTISING INDEX
COMPANY
PAGE NO.
AAON................................................................. Cov 4
ABM-OneSource...................................................... 37
Advanced Egress Solutions Inc. .............................. 42
AGF Manufacturing Inc. .......................................... 45
Allegion...................................................................... 4
American Anchor....................................................... 3
Angus Systems Group............................................. 16
Aquatherm............................................................... 49
Automatic Building Controls LLC.............................. 37
Avigilon Corp. ......................................................... 41
Bartlett Tree Experts................................................. 49
BCS-Business Credentialing Services....................... 38
Belco Pipe Restoration............................................. 12
BITZER US Inc. ....................................................... 38
Bluebeam Software Inc. .......................................... 35
BOMA International....................................... 39, Cov 3
BOMI International..................................................... 8
Building Engines Inc. ............................................... 36
Cambridge Engineering Inc. .................................... 38
Cambridge Sound Management............................... 36
Chem Link............................................................... 17
Chicago Faucets........................................................ 9
Cintas Corporation..................................................... 7
COIT Cleaning & Restoration Services...................... 42
Directory Solutions Inc.-TouchSource ...................... 37
EHC Global Handrail Co. ......................................... 36
Eklund’s Inc. ........................................................... 10
Energetic Lighting.................................................... 49
EPL Energy Profiles Ltd. .......................................... 38
Firestone Building Products...................................... 19
GeoPal Solutions..................................................... 36
Graybar Electric Co. ................................................ 36
HUB Zeag Canada Ltd. ........................................... 40
Huguenot Laboratories............................................ 37
IAPMO Hydronics Industry Alliance........................... 11
Kenall Manufacturing............................................... 38
KONE Inc. .............................................................. 21
Light Efficient Design...........................................27, 38
Naylor LLC.............................................................. 47
Nixalite of America................................................... 37
One Call Now.......................................................... 29
Onset Computer Corporation................................... 36
Orion Energy Systems.............................................. 14
Orkin Pest Control...................................Bellyband, 44
Potter Electric Signal Company LLC......................... 38
Reliable Paving........................................................ 40
Roland Engineering Services.................................... 42
Salsbury Industries................................................... 20
Sanitaire.................................................................. 37
SCA Tissue North America.................................. Cov 2
Security Door Controls............................................. 36
Shortridge Instruments Inc. ..................................... 48
Spot Coolers......................................................23, 38
Sunbelt Rentals........................................................ 37
Trane-VRF............................................................... 13
Trane Horizon ........................................................ 43
Vertical Assessment Associates............................... 37
VP Buildings............................................................ 15
Wooster Products Inc. ............................................ 36
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Aquatherm delivers the best
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It handles 180ºF water at 100 psi, yet doesn’t
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while recyclable, it’s got no scrap value.
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BOMA MAGAZINE 49

EYE ON EDUCATION
BY MARISSA MITZNER, LEED GREEN ASSOCIATE
• How an asset manager uses a 10-year discounted cash
flow to create a pro-forma, and how the asset manager is
then held accountable to achieve the returns that were
anticipated in the pro-forma; and
• The different lease structures (gross, net and hybrid).
ON-DEMAND
WEBINAR HIGHLIGHTS
SUCCESSFUL
LEASE NEGOTIATION
TACTICS
If the three most important things in real
estate are “location, location, location,”
then the three most important things in
asset management are “value, value,
value.” Asset managers are under increasing pressure
to maximize the value of the properties in their portfolios.
Creating asset value can be an uphill battle in a good market,
but when an asset manager has to contend with a sluggish
economic recovery, tenants who have been reluctant to
hire employees despite record profits, the rise in office
densification and an inability to increase rental rates in the
face of climbing operating expenses, lease negotiations can
be a real challenge.
One of BOMA International’s most recent live webinars—
now available for on-demand viewing—is based on its Lease
Analysis, Valuation, Negotiation and Approval course, the first
offering in BOMA’s new Asset Management Course Series.
Titled “You CAN Always Get What You Want: The Basics of
Lease Negotiation,” the webinar offers an overview of basic
leasing principles, examines how to effectively negotiate
a lease or lease renewal and presents ideas for creating
value for the owner of a commercial property. It is facilitated
by Marc Fischer, BOMA Fellow, CCIM, CPM, RPA, LEED
Green Associate, a long-time commercial real estate practitioner
and one of the authors of the Asset Management
Course Series.
The webinar is divided into three major sections:
1. AN OVERVIEW OF BASIC LEASING
PRINCIPLES, INCLUDING:
• How the economic concepts of scarcity, purchasing power,
utility and demand impact asset value;
• How economic, environmental, governmental and societal
forces can influence asset value;
2. AN INTRODUCTION TO THE FUNDAMENTAL
STRATEGIES OF NEGOTIATION, INCLUDING:
• The concepts of win-win, win-lose and lose-lose
situations;
• How to prepare for a negotiation by planning your position
and understanding what your counterpart’s position
is likely to be;
• How to set the stage for the negotiation to conclude in
your favor;
• Negotiating tactics to use, and how to spot and overcome
the same tactics from your counterpart; and
• How to follow through once the negotiation has ended.
3. A DISCUSSION OF LEASE CLAUSES THAT
ARE USUALLY SUBJECT TO NEGOTIATION,
WHICH INCLUDE:
• Occupancy costs, free rent, tenant improvements, building
improvements, leasing commissions, repair and maintenance
responsibilities, operating expense reconciliations,
insurance and indemnification.
This and other informative on-demand webinars are
now available online, providing property professionals the
opportunity to access industry knowledge any time from the
comfort of a computer or mobile device. BOMA’s on-demand
webinars cover a wide range of topics, including: building
operations and management; building codes and standards;
finance and asset management; leadership; medical office
buildings and healthcare facilities; industrial property management;
sustainability and energy management; and tenant
relations and retention. For more information, visit BOMA
International’s Webinar Portal, which can be accessed at
webinars.boma.org. B
Interested in taking your understanding of asset management
to the next level Lease Analysis, Valuation,
Negotiation and Approval, the first course in BOMA International’s
new Asset Management Course Series, is an indepth
look into the leasing and valuation aspects of asset
management. It is designed to help property managers
better understand the function of the asset manager in
order to be a more valuable member of the commercial
property team. The course is offered through BOMA’s
local associations and is taught in an interactive classroom
setting where participants engage with one another
and the instructor. To learn more about the course, visit
www.boma.org/education or contact BOMA International’s
Director of Education Catie Slye at cslye@boma.org.
50 BOMA MAGAZINE NOVEMBER | DECEMBER 2014

ESCALATIONS SEASON
IS COMING.
ARE YOU READY
Escalations are a fact of life for commercial real estate
professionals—and getting them right is critical to
maintaining the profitability of your building and solid
relationships with your tenants. BOMA International offers
the only step-by-step guide you need to better navigate the
gross-up process of your property expenses.
ORDER THE INDUSTRY’S DEFINITIVE GUIDE TO PREPARING
ESCALATION BILLINGS TODAY AT STORE.BOMA.ORG
ESCALATIONS
MADE EASY
BOMA’s newly released
third edition of The
Escalation Handbook for
Office Buildings cuts
through the complex
concepts to provide the
industry-accepted
methodology for preparing
escalation billings.
The new edition tackles
the latest issues facing
property managers with an
emphasis that escalations
are a partnership between
landlord and tenant. It
includes an informative
Q&A section, plus three
new chapters on expense
caps, managing an
escalation audit and
escalating building rating
system costs.

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