BOMA Phoenix ByLines August 2011

August 2011

ISSUE SPONSOR:

2 I BBYYLLIINNEESS AUGUST 2011

Greater Phoenix

BOMA of Greater Phoenix3200 N. Central Ave.,Suite 1230Phoenix, AZ 85012602-200-3898 phone602-200-3899 [email protected] DirectorMark Covington

BOMA GREATER PHOENIX 2011OFFICERS AND BOARDOF DIRECTORSPresidentMark Stromgren,RPA®, LEED AP®,NorthMarq Real EstateServices

Vice PresidentSandra Bryce, RPA®,Crown West Realty, LLC

Past President/GovernorMary Anne Lanoue, RPA®,Transwestern

Secretary/TreasurerSheryl C. Brisbin, RPA®,Pacific Office PropertiesTrust, Inc.

Associate ChairMeg McCabe, Otis ElevatorBoard of DirectorsAngela Carey,A.R.K. Pressure Washing

Marii Covington-Jones,RPA®, LEED AP®,CB Richard Ellis (2nd Year)

Shelly Cramer,GPE Commercial Advisors

Susan Engstrom, RPA®, FMA,ACP Property Services, LLC

Monica Greenman, RPA®,Hines GS (2nd Year)

Darwyn Harp,Hines (2nd Year)

Colleen LeBlanc,Universal Protection Service

Donna Ong, Esq.,Buchalter Nemer (2nd Year)

Greg Pender, RRO,Highland CommercialRoofing (2nd Year)

ON THE COVERBOMA Bingo & Derby Dash

Bylines is published byJENGO MEDIA. For advertising information,contact Brian Andersen [email protected] or801.796.5503.www.jengomedia.com

PRESIDENT’S MESSAGE

Marion Donaldson Quintessential BOMA Member

As many of you know, this is my second time around as president

of our local BOMA, and it is proving to be quite a different experience

than the first. I have had a good deal of time to observe the

organization from more of a global perspective rather than from in the

trenches.The Strategic Long Range Plan was the main focus of my

last presidency.This year, I have been able to observe the overall

workings of our group, and I have to say, I am incredibly pleased with

what I see.There are very dedicated committee members, both regular

members and associate members, working side by side to achieve

results far above my expectations.They hit the ground running this

year, and it’s just half over. I can’t wait to see what is yet to come.

Our BOMA office is staffed with two phenomenal people, Mark

and Sarah, and we have a board of directors filled with talented,

intelligent and motivated people. It is clear BOMA is in good hands,

and we have a wonderful and bright future ahead of us.

The YPG Committee (and all of the committees) is grooming

many strong young BOMA players for the future.They have one thing

in common – they all want to see the best for BOMA and our real

estate community.

In this newsletter, I would like to highlight one individual who

consistently shows this devotion to BOMA – Marion Donaldson.

Over a year ago, when we were struggling with our venues for lunch

and banquets due to cost and

availability, Marion brought the

current venue and a contact to

our attention. As you can see,

this has turned out to be a

marriage made in heaven as we

continue to experience all the

benefits of this great relationship

with the Wyndham. In this

economy, this relationship has

proven to be a huge benefit for

BOMA because we are

experiencing savings without

losing any quality.Thank you,

Marion.

One of our great challenges

is providing engaging speakers

for our monthly luncheon

meeting.The Speakers

Committee has done a

phenomenal job filling these

spots. One reason is due to

people like Marion. Most times,

and probably for good reason, we

don’t see our friends as potential

BOMA speakers. But Marion

has a personal friend, Kimber

Lanning, who Marion thought

would make a good speaker.

Marion passed her name on to

the Speakers Committee. If you

were fortunate enough to be at

that lunch, you were able to hear

Kimber speak about supporting

local business first and by doing

so, stimulating our downtown

revitalization. She was one of the

most compelling and memorable

speakers we have ever had.This

was from thinking a little

outside the box.Thank you,

again, Marion.

I also want to thank all of

the committee members who

work tirelessly, and many times

without recognition, behind the

scenes to make BOMA the

great organization we are.Thank

you.Thank you all.

Mark Stromgren,

RPA®, LEED-AP®

NorthMarq

BOMA President 2011

AUGUST 2011 BBYYLLIINNEESS I 3

MEMBERSHIP

MEMBER SPOTLIGHT DEVELOPING PROFESSIONAL SPOTLIGHT

Company/Buildings:CB Richard Ellis

Hope/concern for commercial real estate market in 2011:More leasing!

First job:Telemarketer as a teenager

Childhood ambition:To be a chef

Favorite place in the valley to unwind:Chili’s

Personal activities:Cooking, taking the dogs to the park

Favorite indulgence:Dark chocolate

A place you would like to visit someday:Spain

BOMA member since:2007

Why is BOMA important to you?BOMA gives me an opportunity to learn from others in ourindustry.

Favorite BOMA memory/event?My favorite event is the annual visit to the State Capitol with theGovernment Affairs Committee for Advocacy Day.

Company/Buildings:Evergreen Development

Ambition/challenges in the commercial real estate market:One of my biggest challenges is working with our recession-wearyretail tenants to monitor the financial health of their business toavoid potential vacancies.

First job:During high school I was an assistant at an advertising agency.

Childhood ambition:To be a veterinarian

Favorite place in the valley to unwind:At home with my husband and dog

Personal activities:I enjoy golfing, reading, shopping, hiking and traveling.

Favorite indulgence:Glass of wine

A place you would like to visit someday:Ireland

BOMA member since:April 2011

Why is BOMA important to you?I’m new to the management industry and look to BOMA as a greatresource for education and networking opportunities.

Favorite BOMA memory/event?I’m a bit new to have a great favorite memory, but hope to havemany soon.

JaniceSantiesteban

ErinSheehan

New Associate MembersChad BenhamVeterans Security

Danny EsparzaDMS Facility Services

Bruce LengyelC&D Crystal Cleaning, Inc.

Jeff Magann DMS Facility Services

Michael Quattrocchi APG Security

Hank RutanSun Valley Sealants, LLC

Karl ThompsonCommercial Air Inc.

New DevelopingProfessional Member

Robert Burnett

New Regular Members

Cynthia GarciaJones Lang La Salle

Valarie King Whitestone REIT

Sarah SearightCassidy Turley Commercial

Real Estate Services


EVENTS

Formerly known as Social Butterfly, this year’s Derby Dash

started off with a bang. A steady mix of associate members and

regular members gathered at Turf Paradise in Phoenix for the

second annual kick-off event this past May.

The purpose of the kick-off event was to encourage contestants

and participants to plan out their schedules and to further facilitate

everyone’s active participation throughout the duration of the

contest. In light of the Kentucky Derby, participants were able to

socialize with fellow Derby Dash contestants while scheduling

appointments for the year and placing their bets on the horse races.

“This year’s event was very successful,” said Chris Vetter with

Securitas Security Services. “I had a great time mingling with other

BOMA members, watching the horse races and setting up my

appointments with property managers.”

With about 50 people in attendance, participants had the

opportunity to meet with new BOMA members and continue to

build relationships with veteran members. Tiffany Lauchlan, with

The Muller Company, has begun to see a successful outcome from

the kick-off event.

“Already this year I have met some new associate members,

learned more about associate members who I already knew and

reduced some of my expenses due to these new relationships,” said

Lauchlan. “I encourage all property managers in BOMA to

participate in Derby Dash, and I assure you it will not be a waste of

your time.”

For more information on the 2011 Derby Dash, please visit

www.bomaphoenix.com to see how you can become a participant in

this year’s contest.

Derby Dash Kick-Off Event at Turf ParadiseBy Nicole Applegate, Western States Fire Protection


EVENTS


EVENTS

drinks.The most fun waswatching everyone really get intoit.There was some name calling,some yelling and of course,winning of really great prizes.Believe it or not, at some pointsduring the game, the room waseven silent. We had a blast.

Special thanks to all of oursponsors: Roofing Southwest,Harvard Clean, Enviro-LightEnergy Solutions &Maintenance, Care-TakersBuilding Maintenance, WasteManagement and HernandezCompany.Thanks also to ourcommittee chair, RJ Radobenko,all of our committee membersand most especially Sarah at theBOMA office. We couldn’t havedone it without her. Thankseveryone, and here’s to planningthe second annual BOMABingo event next year.

As part of the Special Events Committee, I find it is always fun toplan an event, especially when we try something new to BOMA. It wasentertaining, crazy and sometimes frustrating to plan our inauguralBeach Blanket Bingo Charity Event that was held on May 19. Wewanted it to be fun and relaxing, with snacks to eat and a great vibe forpeople to come out and have fun while networking and raising moneyfor a great charity, “Foundation for Education.”

We were nervous about the turn out, as it was something new anddifferent. We were wonderfully surprised when people started to arriveand really get into the spirit of B-I-N-G-O. More than 75 peopleattended. Our lovely host Moondoggie (a.k.a. RJ Radobenko ofRoofing Southwest) did a great job. We had lots of good food and

Beach Blanket B-I-N-G-O for CharityBy Betsy Ewbank, RPA, FMA, CPM, Inverness, LLC


EDUCATION

On June 9, 2011, Toni Covington of the BOMA Greater PhoenixCommunications Committee met with Monica Greenman andWilliam Femer of Hines to talk about the sustainability efforts Hinesused to bring One and Two Renaissance Square to LEED Gold status.

Q: Hines appears to have a specific company focus on sustainability. Howis that communicated to those of you in property managementpositions?

A: It is a way of life with Hines, a part of our company culture that hasdeveloped over 30 years. When we went for our LEEDCertification, we found we already met or exceeded many of therequirements.

Q: Which is more important to your company, profitability orsustainability?

A: We believe they go hand in hand. Our sustainability efforts areprofitable.

Q: What do you use to benchmark and quantify your savings in yoursustainability efforts and the profitability of your changes?

A: We compare our manufacturer’s specification to our designspecifications and use LEED data for comparisons.

Q: How does your LEED certification affect leasing?A: In this climate, the major tenants are focused on sustainability and

require LEED Certification in order to lease space from you. Themore sustainable you are the more likely you are to secure a leasewith a potential tenant.

Q: You list 20 percent alternative commuting in your project profile. Canyou explain how that was achieved?

A: We worked with our tenants in this effort. Many of them have morethan 50 employees and already subject to the Maricopa County tripreduction program.

Q: What was one of the challenges you met while setting up yourprogram?

A: It was difficult to set up our recycling program due to very limitedspace and the costs involved. However, we worked through thatwith our vendors and found a way to make it profitable.

Q: What do you think is the single most important thing you haveaccomplished with your sustainability efforts?

A: An enhanced relationship with our tenants. We offer our “GoGreen Program,” which is an award from Hines recognizing ourtenants’ efforts to support our building programs. They love gettingthe award and are willing to work to achieve it.

One and Two Renaissance SquareByLines Interview with Monica Greenman and William Femer


EDUCATION


EDUCATION

Contractor Selection: Look for the Best Solution,not the Lowest BidBy Tom Pritscher, TEPCON Construction Inc.

As companies grow, most will have to expand their present facilitiesor build new to meet their particular needs. In the process, they willneed to hire a general contractor. Historically, using the guidance of anarchitect to pre-qualify and then select a contractor based solely uponprice was the way to go. Fortunately, things have changed.

The contractor is entering the building cycle much earlier, bringinga wealth of pre-construction services. This is not only a great help tothe owner, but also the architect, in terms of scope and costs. Forexample, contractors, not architects, purchase construction materialsand contract with subcontractors so they can provide real costinformation and new approaches to the “build-ability” of the projectduring the development phase.

What owners are realizing is that the low price is not necessarilythe best price.

A contractor, who provides value engineering and project life cyclecost analysis as part of their pre-construction services, is in a positionto offer alternate products and methods of construction during theconceptual phase of the project, rather than after the finalization ofthe drawings. Changes after the finalization of drawings almost alwaysequal more dollars spent.

So, what’s the solution? The owner needs to take a look at the bigpicture, and then from that perspective, find out which contractoroffers the services specifically needed. In the past, contractor selectionhas more often than not led to adversarial relationships during thecourse of construction. A lot of this has to do with the ability topredict the cost and to properly manage and bring the project in atthat cost.

This is in regard to private work where the selection can be of themost qualified bidder. In private work, think in terms of assemblingthe best team at the onset or as the project develops. Some might referto this as a partnering approach. A team works together for the benefitof the owner; this way, everyone wins.

Without question, a project will cost a specific sum of money. Butthis sum is unknown at the beginning of the project. Let’s say aproject is projected to cost $1 million dollars. First, not all contractorshave the same management skills, human resource pools orrelationships with subcontractors, vendors and suppliers, not tomention capitalization. Second, there are unknowns in a project, suchas impact of weather, hidden soil conditions, etc. Given these variables,the project that is projected to cost $1 million may come in for moreor less depending upon what happens during any phase of theconstruction process.

From this perspective, owners assembling a team might consider a“cost-plus” approach. In other words, select the best qualified contractorthat can assist you and the architect in making the most cost-effectiveand appropriate decisions. Contract with them based upon a fixed feefor doing the work. With an open book process where all bids can bereviewed, you have a good chance of eliminating a lot of the issuesdescribed above and could potentially save a substantial sum of moneywhile getting a building better fitting your needs.

The traditional strategy of selecting the lowest bidder fosters anatmosphere of developing the best legal posture while looking for waysto maximize profits. When this happens, the owner losses and projectstend to have major cost overruns. In a team approach, YOUR problembecomes OUR problem. Everyone is looking for the best solution forthe project, not themselves and their company’s bottom line.

Established in 2003, TEPCON Construction Inc. is a General Contractingand Construction Management Firm, offering a full range of servicesincluding design/build, tenant improvements, renovations and facilityconstruction services for such markets as office, hi-tech, industrial, healthcare, hospitality and retail. Visit www.TEPCON.com.


EDUCATION

2011 Education ScheduleFoundations of Real Estate ManagementClass is held from 9 a.m. to 4 p.m. beginning on Oct. 7, and continues for five Fridaysthrough Nov. 4.

Accelerated ScheduleThe Design, Operation, and Maintenance of Building Systems, Part I (RPA, FMA)Instructor: Cliff JonesClasses will be held from 8 a.m. to 5 p.m. Wednesday, Sept. 28, through Saturday Oct. 1.

Asset Management (RPA & FMA elective)Instructor: Shelly CramerClass will be from 8 a.m. to 5 p.m. Wednesday, Nov. 30, through Saturday, Dec. 3. Completion of Budgeting & Accounting, Real Estate Investment & Finance, and AssetManagement earns the Property Management Financial Proficiency Certificate (PMFP) fromBOMI, in addition to providing two of the required classes and an elective class toward yourRPA designation.

SeminarsTenant Improvement for Commercial Real Estate:A one-day course from 8 a.m. to 5 p.m. on Oct. 20 on the management of TI projects andhow to manage contractors and your tenant’s expectations.Instructor: Cliff Jones Fee: $300

Blueprints:A one-day course from 8 a.m. to 5 p.m. on Oct. 27 on reading, interpreting and makingthe best use of blueprints.Instructor: Cliff Jones Fee: $300

InstructorsShelly Carley CramerClifton L. Jones, CDF, RPA, FMA, SMA, CAMDan Skiles, SMA, CEM

PricingRegular classroom course: $850 for members, $900 for non-membersAccelerated course: $1,000 for members, $1,050 for non-membersFoundations of Real Estate Management: $450 for all students

RegistrationPlease check the event calendar on the BOMAPhoenix.org website for the latestinformation on classes. You can register by clicking on the class entry, then entering yourinformation. You may pay by credit card online at registration or print out an invoice tosubmit a check request.

TestingAll BOMI class testing is now computer based. Your test fee is included in your classpayment. However, you are responsible for contacting the testing company and setting upan appointment to take your test. You have a six-month window from the first day of aclass in order to take the test.

Regular ScheduleBoilers, Heating Systems and Applied Mathematics (SMA, SMT)Instructor: Dan SkilesClass is held from 5:30 to 7:30 p.m. beginning Sept. 7, and continues each Wednesdaythrough Dec. 7.


EMERGENCY PREPAREDNESS

National Preparedness Month is held each September and is anationwide initiative to encourage Americans to prepare foremergencies in their homes, businesses and communities.

September 2011 is the eighth annual NPM, and this year’s slogan is“This September: A Time to Remember. A Time to Prepare.”This year’s goal is to turn awareness into action by encouragingall Americans to take the necessary steps to ensure their homes,businesses and communities are prepared for disasters andemergencies.

Do you have an emergency preparedness plan for your building?

For today’s property managers, it is important to understand thatcurrent and prospective tenants will consider a building’s emergencypreparedness plan as a key element in their leasing decision. For thisreason, emergency planning is not only about protection of assets andminimizing liability, it is also about protecting, attracting andretaining tenants.

Also, as each municipality has different rules and procedures, propertymanagers should review or consult with the specific city in whichtheir building is located for any specific requirements.

Phoenix: www.phoenix.gov/fireTempe: www.tempe.gov/fireScottsdale: www.scottsdaleaz.govGlendale: www.glendaleaz.comChandler: www.chandleraz.gov Mesa: www.mesaaz.gov/fire

Consider having an emergency contact person outside your area. Alsoconsider participating in our fifth Annual Fire Drill Week.Commercial buildings in Phoenix need to host a fire drill twice ayear, so why not join us with yours? Sign up on our Events Calendarat BOMAPhoenix.org and pick a day of that week (Oct. 24-28).Watch for more information on the event and on our pre-event prepmeetings coming soon.

The Property Professional’s Guide to Emergency Preparedness is alsoa resource available from BOMA International to help propertyprofessionals develop emergency, evacuation and recovery plans. Anemergency plan is a set of policies and procedures intended to reduceor mitigate any number of threats that may affect a facility. Acomprehensive plan reduces the threat of emergencies throughprevention, early detection, notification, effective evacuation orrelocation measures, control/mitigation, communication and recoveryoperations.To determine how comprehensive your plan is, consider thefollowing questions about the content of your current emergency plan:

• Does your plan contain procedures for reporting an emergency?

• Does your plan contain instructions for tenants to follow when analarm sounds?

• Does your plan contain illustrations of floor layout, emphasizingthe location of emergency exits, manual fire pull stations, fireextinguishers and emergency phone numbers?

• Does your plan contain a section highlighting the responsibilityof tenants to select a fire marshal for their floor and theresponsibilities of the designated fire marshal?

• Does your plan contain a section on how to conductfire/evacuation drills?

• Does your plan contain a section on emergency prevention?

• Does your plan contain a section on how to handle bomb threats,biological attacks or other threats to the building?

• Does your plan contain a section on how to deal with naturaldisasters such as floods, power outages, hurricanes, tornadoes andearthquakes?

• Does your plan contain means for communication with/to yourtenants and include considerations for breaks in traditional meansof communication?

BOMA International previously released some guidelines to helpproperty managers start a plan or modify an existing plan.

• Review your building’s emergency preparedness plan. Do you have apreparedness team to deal with emergencies when they arise?

• Have your preparedness team take part in “what if ” exercises inwhich team members propose responses to a number of emergencyscenarios.

• Develop a multi-layered crisis communication plan that creates afast and effective line of communication with tenants, localauthorities and agencies and the media.

• Determine how your company’s leave and salary policies will applyin emergency situations, such as a pandemic flu outbreak, when asignificant portion of your workforce may not be able to come towork.

• Identify essential personnel and consider cross training personnel toprovide those critical services.

• Identify building elements that may warrant special attention in theevent of a natural disaster, such as roofing materials, flashing andcoping materials, roof vents and air intakes, awnings, gutters anddownspouts, roof-mounted, post-mounted or suspended signage,free-standing equipment and siding materials.

• Review local evacuation procedures and identify the agency that willissue evacuation orders.

• Determine how the evacuation order will be communicated andwhere evacuation routes and shelters are located.

• Make certain all of your tenants are aware of the buildingevacuation procedures and encourage tenants to participate inevacuation drills.

• Appoint a re-entry team to access building damage after thedisaster.

• Include a list of primary, secondary, and out-of-region suppliers toensure an organization’s ability to rebound from a catastrophe is nothindered by a lack of resources.

• Consider identifying off-site work facilities or telecommutingcapabilities to ensure business continuity in the event of a disaster.

September is NationalPreparedness Month

Creating a Plan

BOMAMarketplaceAsphalt

Commercial Cleaning

Pest Control

Disaster Recovery & Restoration



BOMAMarketplaceSecurity Services Window Cleaning

BOMA Phoenix ByLines August 2011

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