Utah Facilities Summer 2012

IN THIS ISSUE: Utah’s First LEED Certification in an existing High-Rise

CareersThink on Your Feet

LEED Where We are Headed

Profile Joe Greenblatt of IREM

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Summer 2012TM

www.UtahFacilities.com

Topaz Data CenterKeeping it Green

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Landscaping• Commercial• Industrial• Retail• Multifamily• Institutional

Professional

• Commercial Grounds Maintenance• Snow & Ice Management• Landscaping & Lawncare• Water Features• Fertilization

• Hardscaping• Seasonal Color• Landscape Lighting• Irrigation• Residential Estate Maintenance

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Landscaping• Commercial• Industrial• Retail• Multifamily• Institutional

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AbouT THE CovER

Data CentersTopaz Data Center in South Jordan Just one Part of Greening ebay Data Worldwide

Office Facilitiesutah’s First LEED Certi f icat ion in an Exist ing High-Rise bui lding

Pest Control The Nose Knows

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Contents

AbouT THE CovER

Careers 13Think on Your Feet

LEED 16 Where are We Headed?

Profile 28Joe Greenblatt of IREM

Departments

Summer 2012TM

UTAH FACILITIES | SUMMER 2012 235

Operating a sustainable business is a concept eBay Inc. has implemented in all facets of the company, from employee buildings to clean energy innovation to data centers – the heart of eBay businesses. As eBay Inc. attempts to shrink its carbon footprint while growing business, its data center team is pushing the envelope in data center management all while ensuring the highest level of reliability. Read more on Page 8.

Building owners and property managers have been charged with an outstanding assignment. As stewards of commercial buildings (the largest energy users in the country), they are responsible for minimizing the significant impact these structures have on our environment. Nearly $200 billion is spent annually on energy used to operate commercial buildings in the United States, according to the U.S. Department of Energy. Approximately 30 percent of that energy is wasted. Commercial building owners have been challenged by President Barack Obama to make their facilities 20 percent more efficient by 2020 – an initiative known as the Better Buildings Challenge. Upgrading the energy efficiency of America’s buildings is one of the fastest, easiest and cheapest ways to save money, cut down on harmful pollution and create good jobs. Utah building owners are well on their way to improving the energy efficiency of their spaces. In fact, Salt Lake City ranked 24th in the United States for the most Energy Star Certified Buildings in 2011. Energy Star, a joint program between the U.S. Environmental Protection Agency and the U.S. Department of Energy, promotes energy efficient practices through an energy performance rating system that sets goals, tracks savings and rewards improvements. Programs like the Utah Building Energy Efficiency Strategies, a coalition of government agencies, utilities, building industry and key industry stakeholder partnerships, have been encouraging use of Energy Star’s Portfolio Manager to promote sustainable practices. Energy Star offers a number of resources, like Portfolio Manager, that help participants meet the Better Buildings Challenge. These include guidelines for energy management, a tools and resources library and access to experienced professions. Utah Facilities Magazine can also be a reliable resource for facilities professionals who are interested in making their buildings more sustainable. We hope these articles will ease the burden of your stewardship. Good luck!


CONTACTS

PUBLISHERTravis Barrington

[email protected]

EXECUTIVE EDITORKelly Lux

[email protected]

ASSOCIATE EDITORKristen Hutchings

[email protected]

DESIGN DIRECTORBrett Mickelson

DESIGNERDoug Conboy

PHOTOGRAPHERSDana Sohm

Roger Ottoway

CONTRIBUTORSGary Coker

Amanda Timmons

Utah Facilities

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Executive Editorutah Facilities

SUMMER 2012 | UTAH FACILITIES8

Greening Worldwide

Topaz Data Centerin South Jordan Just One Part of

by Kelly LuxExecutive Editor

Operating a sustainable business is a concept eBay Inc. has implemented in all facets of the company, from employee buildings to clean energy innovation to data centers – the heart of eBay businesses. As eBay Inc. attempts to shrink its carbon footprint while growing business, its data center team is pushing the envelope in data center management all while ensuring the highest level of reliability.


Greening Worldwide

Topaz Data Centerin South Jordan Just One Part of


continued on page 16

A t eBay Inc, it’s not just about doing the right thing – it’s also about extending our

focus on innovation into everything we do,” said eBay’s Global Director of Green Lori Duvall. “From testing next generation renewable energy projects to re-thinking how data centers are built and managed, we’re driving efficiency and sustainability across every facet of our business operations.” As part of a four-year data center plan to cut power costs in half while simultaneously doubling compute performance, eBay opened its first wholly-owned data center in May 2010. Located in South Jordan, construction on the 240,000 square-foot facility called Topaz began in December 2008. The state-of-the-art data center, which was awarded Leadership in Energy and Environmental Design (LEED) Gold for its sustainability features, was built in Utah for a number of reasons. Since eBay already had customer service operations in Salt Lake City, Utah was an ideal location. Additionally, the population along the Wasatch Front is large enough to offer the pool of talent necessary to staff an enterprise-level data center. In terms of sustainability, Utah offers a climate conducive to free cooling techniques that reduce data center energy consumption. “Running a global online marketplace with over 100 million active users and over 300 million listings at any given second means we have to solve for technical issues such as network latency,” said Dean Nelson, vice president of Global Foundation Services at eBay. “To do this, our data center needed to be located within a certain proximity to Phoenix and Las Vegas, where our other core data centers are located.” Topaz, which is managed by McKinstry as a critical facility maintenance partner with eBay, is a Tier IV facility with the highest levels of redundancy to virtually eliminate unplanned downtime. Put simply, this means there are two more of every technology on site, ranging from power supplies, server hubs and air conditioning equipment, to name a few. Additional features include rainwater capture for cooling tower use, elevated chilled water temperature, hot aisle

containment, waterside economizer for free cooling roughly half of the year, 400 volt UPS power and variable speed pumps and fans in the cooling system. Efficiency metrics (PUE, CUE, WUE, EPA Energy Star score) are measured continuously and comprise a major part of key performance indicators for the facility. Additionally, shipping materials and scrap metals are recycled. Other features that helped to earn LEED Certification at Topaz include the use of low-emitting materials through construction, the use of more than 20 percent recycled and regional building materials in the construction of the facility and the continual use of a chemical free water treatment system. “eBay is committed to developing solutions that reduce our carbon footprint as well as help transition us to cleaner forms of energy, reduce waste and decrease our water use,” said Nelson. “Topaz is our second LEED Gold Certified building (the first being our Mint building in San Jose), and by using less energy and more sustainable materials, the building saves money while also contributing to a healthier environment for eBay employees and the surrounding communities.” Most recently, eBay installed its largest solar system to date – 72,000 square feet of 2,375 solar panels – on top of Topaz. The 665 kilowatt solar power system was designed and installed by SPG Solar. The panels cover almost every inch of roof space on the data center and will produce 924,013 kilowatt hours of clean electricity annually. “In addition to the environmental benefits, we see it as a pretty good business investment, too – through a combination of lower electricity bills, federal stimulus dollars and tax incentives, we anticipate the installation will pay for itself in just four years,” said Duvall. eBay recently broke ground on a new employee center in Draper, Utah. The building will also be built to LEED standards, and the company hopes it will be eBay’s third LEED Gold Certified building. The new center will feature minimal construction waste, sustainable


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Hot Aisle Containment: Powering eBay’s transactions generates a lot of heat from the servers, so keeping the cold air that goes into the servers separate from the hot air coming out is key to saving energy and reducing costs.

400V Power Distribution: The typical data center has to convert the electricity from the grid down to 208 volts to power the servers. These conversions are inherently inefficient and have electricity losses. By powering servers “up” at 400 volts, eBay saved 2-3 percent of these losses.

Server Power Instrumentation: Usually data center operators only account for the capital expense of purchasing servers. When eBay evaluates the cost, they calculate the exact energy use of the servers in their data center. Then, they use this data to account for the full cost – including energy – over the lifetime of the equipment.

Granular Temperature Instrumentation: Engineering the hot and cold air separation and temperature in a data center is usually an inexact, averaged calculation. This means data center managers err on the side of caution (colder) to ensure the equipment runs smoothly. In Topaz, they deployed cabinet-level temperature measurements to help avoid the costs and unnecessary energy use of buffering the whole data center.

Overhead Power Distribution Busway: Putting the many power supply cables above the server cabinets – instead of in a complicated maze under the floor – helps with moving cool air most efficiently throughout the data center.

Award-Winning Green Features at Topazand locally-sourced building materials,

high-efficiency heating and lighting, easy access to transit and green cleaning landscape practices. eBay is also planning a second phase of its South Jordan data center – called Project Quicksilver. Other efforts by eBay to shrink its environmental footprint include a 650 kW solar array and 500 kW Bloom Fuel cell installation in San Jose, a 100 kW solar array in Denver and the recent passage of new renewables legislation in Utah, which now allows power-intensive

utility customers to buy and transmit power directly from renewable energy developers, said Duvall. “With our LEED certification in our back pocket, our team stands a little taller today, but we know this is just the beginning,” said Nelson. “As consumers do more and more of their shopping online, it is the responsibility of all of us to make sure that this new kind of commerce can be better for the planet. Managing the energy and technology that make this kind of commerce possible is exactly where we are focused.”

continued from page 9

Award-Winning Green Features at Topaz

A fter years in property and facility management, I have come to terms with the reality

that my work days (and oftentimes, weekends) rarely go as planned. In fact, other than establishing a few priorities each day, I know to allow myself some flexibility in order to address the all-too-common fires that can arise. After all, an effective property manager is one who has the ability to multi-task and to successfully jump from, say, calculating a CAM reconciliation one minute to addressing a critical issue in an impromptu project management meeting the next. Although my days aren’t always easy to

plan, the requirement to think on my feet and to deal with a multitude of different challenges each day is actually one of the reasons that I love property management.

The diverse opportunities in our day-to-day jobs aren’t the only diversity that a career in property and facility management brings. We can experience similar diversity in our career paths, if we

so choose. Rather than just following a career path that involves the natural progression of the standard promotion along with increased responsibility, you can look at a multitude of different

property types and ownership entities for which you might manage. Each property type or ownership structure can offer different challenges – challenges that may be more in-line with your passions and long-term goals. If you take the time to truly

consider the following definition of property and facility management, you get a sense of the vastness of commercial

Think on Your FeetA Diversified Career for Diversified SkillsBy Gary Coker

For more on how to diversify your skills, visit boma.selectleaders.com

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real estate and can understand how this can lead to career opportunities in many sectors. Facility and property management (FPM) is the development and management of all types of real estate, facilities and properties from its original idea, through construction, to the different phases of occupation, including remodeling to the final demise of the property. FPM is a cradle to grave stewardship to manage the real estate to fulfill the purpose for which it was intended. (Dr. Jeffrey L. Campbell, PhD (2010) Facility and Property Management Guidebook) From this definition, you can see that a career in property and facility management need not be limited. Consider the various types of properties that need talents: multi-tenant offices, big box warehouses, inline retail shops, regional malls, hospitals and other healthcare facilities, data centers, manufacturing facilities, corporate

campuses, state and municipal facilities, universities and even sports facilities. Don’t forget the various ownership types that you could work for from sophisticated institutional asset managers to first-time private investors, from a non-profit hospital administrator to the CFO of a Fortune 500 company. While these various types of real estate and ownership structures can vary greatly, successful property and facility managers generally share common characteristics and traits that can easily transfer from opportunity to opportunity. These traits include strong written and verbal communication skills, sound financial knowledge and understanding, leadership skills, knowledge of building systems and operations and strong interpersonal skills. With these skills, it is no surprise that successful property and facility managers are highly valued. The traits that lead them to succeed with one property type and ownership structure can easily transfer to new opportunities with different property types and owners. In considering the vast career options

available, don’t resign yourself to the most obvious and convenient path. If you need to make a change, whether voluntary or involuntary, take the time to assess your skills and try to objectively evaluate where you think your skills will be most appreciated and where you will find professional fulfillment. Great property managers who truly understand how to operate properties efficiently and how to communicate effectively with multiple corporate layers are always in demand. And, the traits and skills that allow you to be successful in your current position can easily translate to new opportunities.

Gary Coker is managing director of asset services at CBRE in Salt Lake City.

Globally, CBRE manages more than 2.9 billion square feet through property management and corporate facilities divisions.


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30 SUMMER 2012 | UTAH FACILITIES16

LEED

LEED 2012: Where are We Headed?By Amanda Timmons

F rom March 1 to March 27, the U.S. Green Building Council (USGBC) opened a record

third public comment period for the upcoming versions of the LEED rating systems. The ballot period for USGBC members is currently scheduled for June. The USGBC is hearing feedback and implementing it into LEED for Existing Buildings: Operations & Maintenance.

Different Building Types: The 2012 version will have specific applications defined for certain types of existing buildings, including office, data centers, retail, warehouses, schools and hospitality. Energy Star: LEED EBOM will now require an Energy Performance Rating

of 75 as a prerequisite. During the third comment period, the Energy Star credit (EAc1) will continue to have the most associated points available (up to 20), but the points start at a higher threshold. A building that applied for LEED

EBOM using the 2009 version with an Energy Star rating of 75 received four points toward its certification. Under the current draft of LEED 2012, the building would receive no points and only fulfill the prerequisite.

The other major factor in achieving LEED certification will be implementing proper submetering of building data center spaces in Energy Star’s Portfolio Manager. As of June 1, 2012, buildings applying for Energy Star must properly

submeter IT equipment (excluding the associated cooling equipment) in the qualifying data center space. Therefore, 12 months of properly submetered data will be required to apply for Energy Star after June 1, 2012. Alternative Transportation: The

third draft continues to show 15 credits available for alternative transportation. This emphasizes that applications for LEED EBOM are truly collaborative between the building management team and the occupants of the building. Buildings without convenient access to public transportation will continue to struggle for gold and platinum certification without significant efforts to change traditional commuting behaviors.

Site Management: Landscaping practices must continue to evolve. The third draft continues to emphasize lower emissions or emissions-free approaches to landscaping, soil testing prior to fertilization and mulching of landscape waste. A new credit is available to create a site plan with a civil engineer or a landscape architect for integrated improvement to the site.

Plumbing Water Efficiency: Part of the proposed plumbing prerequisite includes a commitment to future purchases of EPA WaterSense fixtures (i.e. 1.28 gallon per flush toilets and 0.5 gallon per flush urinals). This may prove challenging for older buildings with plumbing infrastructure built for toilets using three or more gallons per

For more on the LEED 2012 Rating Systems, visit www.usgbc.org.

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LEED 2012: Where are We Headed?

Department - Author

flush. However, technologies continue to improve for water efficient fixtures.

Demand Response: A credit relating to energy demand will now be available. The previous versions of LEED focused on efficiency in terms of overall consumption but did not have a credit available specific to demand. Major Alterations and Additions Policy: This is a comprehensive prerequisite with requirements for construction purchases (including those made by tenants), construction waste management and protecting indoor air quality. The IAQ piece was formerly a credit in the Indoor Environmental Quality category. This prerequisite will now require implementation of SMACNA strategies during construction and development of a plan to address whether a flush-out or air testing will be required prior to occupancy of the space. Minimum Indoor Air Quality

Performance: Buildings will now need to comply with ASHRAE 62.1-2010. Those that cannot meet ASHRAE 62.1-2010 can continue to meet the prerequisite by showing at least 10 CFM of air per person.

Environmental Tobacco Smoke Control: Buildings that applied for previous versions of LEED may need to change the signage at building entries indicating the no smoking policy. Simple signage such as “No Smoking” or the no smoking logo may no longer be adequate to meet this prerequisite.

Interior Lighting: At least 50 percent of occupant spaces must have lighting controls with three settings (on, off and mid-level). Previously, an on/off control, such as a simple switch, counted for this credit. Green Cleaning: For the cleaning assessment credit, the overall APPA score increases from 3 (2009) to 2.5 (2012). For the cleaning products credit,

sustainable purchases increase from 30 percent by cost (2009) to 75 percent by cost (2012). For the cleaning equipment credit, sustainable equipment purchases increase from 20 percent (2009) to 40 percent along with a plan to increase the equipment to 80 percent sustainable over time (2012).

LEED AP: To achieve the LEED AP credit, the LEED AP must have the specialty for the project type (i.e. a LEED AP O+M must be on a LEED EBOM project team).

Amanda Timmons is a consultant specializing in LEED for Existing Buildings: Operations & Maintenance Rating System. She has been a LEED AP since 2007 and

can be reached at [email protected]. This article was written prior to release of the final draft, so the credits and prerequisites highlighted herein are subject to change.



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30 SUMMER 2012 | UTAH FACILITIES18


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W e are constantly maintaining the building – all buildings require continual upkeep,” said

McGrew of the 255,255 square-foot high-rise. “It was a brand new building for us when we were brought on board in 1983. We have seen several remodels and replaced outdated equipment. In the time we have been here, we have seen everything turn over.” Their efforts have been instrumental in the continual function of the building, and most recently, McGee and McGrew proved their expertise in building management, earning the building Leadership in Energy and Environmental Design (LEED) Operations and Maintenance Certification and an Energy Star Rating.

About the Building 170 South Main was designed by HOK Architects and built by the Christiansen Brothers. The building’s unique design and oval shape make it a landmark in the heart of Salt Lake City’s central business district. The first floor houses a national bank and retail stores. With 98 percent occupancy, 170 South Main has a diverse tenant mix, including a number of law firms and commercial real estate, title, gas exploration and production, wealth management and insurance companies. The building is managed by McGee, McGrew and Tammy Rasmussen of Commerce Real Estate Solutions, an independently owned and operated branch of Cushman & Wakefield Alliance.

For nearly 30 years, Senior Property Manager Boyd McGee and Building Engineer Dan McGrew have maintained the 15-story 170 South Main Building in Salt Lake City.

Utah’s FirstLEED Certification

in an Existing High-Rise Building170 South Main Receives LEED O&M Certification by Kelly Lux

Executive Editor


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Salt Lake City will host more than 20,000 green building professionals at Green Build, the premier sustainable building event in North America. As the local Utah Chapter of the United States Green Building Council plans the eighth Annual Salt Lake Sustainable Building Conference for Oct. 5, 2012, discussions between the Salt Lake Visitors Bureau and the Green Build site selection committee are occurring. Salt Lake finds itself a good contender for the international event with its wealth of great buildings, sustainable policy and green community initiatives. Currently, the chapter is excited to offer a conference to the community this year with the potential for a national event in the future. As the newly elected board membership, comprised of building owners, private professionals and government representatives, begins another term, they find that the focus tends to be on true assets in a flight to quality. Components of the built environment, buildings and infrastructure have the capacity of being either assets or liabilities. Good design, enduring materials, solid construction methods and well thought out master planning will contribute to the assets of an owner or community now and in the future. LEED 2012 is trying to incorporate robust accountability for impacts of building materials

manufacturing and accurately measured performance outcomes on the built environment. The standards transform the market by taking the next step to prevent future environmental debts. Regional based education is a gateway to solving more global issues of sustainable living. The Salt Lake Sustainable Building Conference, which is coordinated by volunteers from the building industry, demonstrates that leadership and a progressive local community make our region viable in the future. This year, the focus is on the path to a sustainable future by bringing in inspiring speakers who have financially stable solutions and skill-building. The chapter is continually looking for ways to engage in community service. In addition to providing education, they participate annually in the “Paint Your Green Heart Out” effort spearheaded by Neighbor Works which helps to repair and renew homes of elderly folks in need of a little sweat equity. The chapter also works as an advocate for green building policies by serving on mayors’ green initiatives, campaigning for green schools and providing guidance on tools like LEED and Energy Star. If you are interested in learning more about the chapter, please visitwww.usgbcutah.org.

Salt Lake City to Host Sustainable Building Conference By Chamonix Larsen

ETCGroup was selected several years ago to recommission 170 South Main. The relationship between management at 170 South Main and ETCGroup was instrumental in the pursuit of Leadership in Energy and Environmental Design. ETCGroup oversaw the management of the certification process, which includes completing and filing paperwork to the U.S. Green Building Council, said Dustin Campbell, LEED AP O+M and sustainability analyst with ETCGroup. “We overtook the management of the LEED Certification,” said Campbell. “In the end, they were able to save a bunch of money on their electrical bills, get Energy Star and LEED Certification.”

Greening the Building While new buildings are designed to be energy efficient, dated buildings like 170 South Main often require major equipment repairs or replacements. Recent, sustainable upgrades to the facility were no simple task, taking nearly six years to complete the extensive and complicated energy-efficient renewal work, Mcgee said. More than $1 million was invested to upgrade the building equipment, in turn achieving significant utility savings and meeting requirements for the certifications. Most of the buildings systems were updated in the process, including the electrical, plumbing and HVAC systems. Improved lighting designs, day lighting controls and plug load occupancy sensors were introduced into commons areas and tenant spaces to reduce electricity costs and cooling loads. The building control system was upgraded to allow for optimum HVAC operation and provide more detailed sub-metering. Ventilation energy recovery enhancements and upgraded controls in occupied spaces were installed to improve air quality and reduce energy required to condition outside air. Individualized, web-based power usage systems for each tenant were integrated to allow for more efficient management of power usage. In the restrooms, automated faucets,

toilet flush units and paper towel dispensers were installed. And, with the help of ETCGroup, the entire building was retro-commissioned, optimizing building performance to reduce costs and enhance occupant health and comfort. The 25-year-old chillers were perhaps one of the most significant upgrades to the facility. Tenants had to be prepped

in advance for the replacement, which had to be done during a time of year that would least impact the building systems. The old chillers, located in the 420-stall parking garage underneath the building, had to be cut in half and hauled off. A new, concrete pad was poured for



the new chillers, which were brought in by crane in 2010. The new chillers (McGee and McGrew’s pride and joy) are York Centrifugal, using 134A Freon refrigerant, and include variable speed frequency drives.

A Team Effort Management’s commitment to the environment was a significant factor in the movement toward LEED Certification, said Rasmussen. Additionally, tenants were supportive of the changes – realizing the environmental benefits as well as the financial incentives of greening the building. Complete cooperation is essential in the LEED process, said Campbell. By having a list of equipment, including part numbers, brands and size, the

process becomes much easier, he said. Facilities managers should develop a schedule of what they want to do to the building and when they plan to complete the tasks that will help them meet energy efficiency requirements. Management at 170 South Main was extremely cooperative, attentive and open to recommendations, making the whole process quite enjoyable, Campbell said. The management’s commitment to the process is reflected in their dedication to 170 South Main. “We are very, very proud of the LEED designation, and we like to put it out there. It is a great thing for us as management and as owners to obtain the award and be known among our peers for excellence,” said McGee. “LEED makes a great building better. It is a good thing for the tenants and for the building as an asset. We will continue to maintain

our LEED designation and aim for higher certification.”

LEED Designation Many buildings in Salt Lake are LEED Certified. Only seven have received the LEED EBOM Certification in the state. And 170 South Main is the first existing high-rise building in Utah to be LEED Certified and verified by the Green Building Certification Institute. Certification was awarded in November 2011. “To be a part of that is a tremendous opportunity,” said McGee. “We are very, very proud of our building, and we like to showcase it.” The LEED certification is good for public relations, for the bottom line and for the environment, added Campbell. “Energy efficient buildings are a good route to go because it is achievable for old or new buildings. It can be expensive, but the payback in energy efficiency and marketing makes it all worthwhile,” Campbell said. “The overall best practices in LEED Certification are highly recommended, even if it is just to reduce a building’s energy impact overall.” The glass-clad 170 South Main also received The Outstanding Building of the Year Award Office Building from 250,000 to 499,999 Square Feet from the Utah Chapter of the Building Owners and Managers Association – the building’s second TOBY Award. “The awards for 170 South Main recognize it as a real leader in Utah for the retrofitting and upgrading of existing buildings to meet modern energy and green conservation requirements,” said Mike Lawson, president and CEO of Commerce Real Estate Solutions. “These certifications and awards are top criteria for many tenants today, and they reinforce the strong business case we have made for cost-effective energy systems that lower tenant occupancy costs.”


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J une sniffed along the floor boards, behind the furniture and between the couch cushions. She

worked the room carefully and quickly – smelling for the faint scent of bed bugs which had been carefully hidden in a controlled environment. The exercise is one the black Labrador has done many times before – both as a test and for actual detection. June is a working canine, rescued by Sprague Pest Solutions in December 2010 to detect bed bugs in commercial and residential buildings. June, one of three Sprague canines, has been carefully trained and NESDCA (National Entomology Scent Detection Canine Association) certified to determine if and where bed bugs are present in a building. She can locate live bed bug odors in a room in less than five minutes – checking behind bed headboards, in mattresses, box springs and bed frames, night stands, lamps, clocks and phones, along carpet edges and baseboards and in sofas and chairs. All Sprague bed bug canines are trained using the same methodology as bomb-sniffing, drug and termite dogs. Handlers are certified by canine master trainers as well. Lindsey Marker of Sprague is certified to handle June and to

Sprague Pest Solutions Provides Bed Bug Canine Inspection Services for Commercial Facilities

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Department - Author

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point out bed bugs to a building owner after June has indicated a presence of the pest. The pair has inspected hundreds of hotel rooms, commercial buildings and residential homes in Utah, Idaho and Colorado, and the number of inspections requests are increasing rapidly. “We find bed bugs all of the time,” said Marker. “Many people still tend to put blinders on and act like they are not here, but they are here.” Bed bugs re-infested the United States in the early 1990s. In the early years, the pest hitchhiked to coastal cities on unsuspecting overseas travelers. Eventually, the pest started making its way inland, where it is being found more and more often, said David Wright, an account manager with Sprague Pest Solutions. “There is nothing you can do to prevent bed bugs from entering buildings and homes,” Wright said. “But the sooner you detect them, the easier they are to get rid of and the less liability you have as a building owner.” Hotels, multifamily housing and retail centers have been requesting inspections – a process that has been greatly enhanced by the use of working canines like June – on a more frequent basis. This is where June and Marker come in. With her keen sense of smell, June can accurately detect the bed bugs and their eggs in the smallest cracks and crevices without disrupting the room, which would occur during a human inspection. To indicate a presence of the pest, June sits or paws near a location that is harboring bed bugs. Marker takes note of these locations and returns after the initial inspection to visually pinpoint the pests to the building owner and recommend a treatment for the area. “June has found bed bugs in places where you would never know there were bed bugs,” Marker said. “She is trained on a low tolerance, and can find a viable egg or one bug. Sometimes June will walk into a room where there is a substantial infestation of bed bugs, and she will shut down. She doesn’t know how to handle it. She can’t even alert

because the room is so full of live bed bug odors it’s just one big alert for her.” As a working animal, June is handled differently than the normal household pet. She is fed only when she detects bed bugs. She is rewarded whenever she locates the pests, and on days when she isn’t working, Marker will hide vials of bed bugs for June to detect, part of her 365 days of training per year. “At Sprague, the dogs come first,” said Marker. June and the other dogs, April and May, will work until they are no longer interested in detecting bed bugs or until they show signs of aging that prevent them from working. “June is a go-getter. She has a whole lot of energy that needs to be directed somewhere, so I think she will do this for a long time before retirement.”

For more information on bed bug detection and treatment, contact Sprague Pest Solutions at 800.272.4988 or [email protected].

Heat Treatments Thermal remediation is the most effective and greenest way to eliminate bed bugs. The simple but proven method of treatment raises the temperature of an infested area to 120 degrees to kill all life stages of bed bugs. Within a single treatment, rooms can return to normal use, free of live bed bugs.

Conventional Treatments Conventional treatments involve the application of insecticides to areas that harbor bed bugs. This usually includes box spring(s), upholstered furniture, behind electrical and switch plates, behind baseboards, under carpet, behind wall coverings, inside walls and other areas. Rooms adjacent to the infested room (above, below and next to it) are also inspected, since beg bugs travel easily through cracks, crevices and wall voids.

bed bug Treatments

With bed bugs being the excellent hitchhikers that they are and also being prevalent throughout the world, there is a reasonably high probability that some will be brought into facilities with the personal belongings of employees, tenants or visitors. Currently, there is no way to prevent this from occurring, but you can prevent the ones that are brought in from becoming established as a reproducing population with a preventive bed bug program. If bed bugs are established, the sooner the treatment the better.


Department - Author


Chance Choiceto Career of IREM’s 2012 Secretary/Treasurer Helps Organization Provide Educational Opportunities


Career of

J oe Greenblatt, CPM, joined the Institute of Real Estate Management (IREM) in the 1980s

to complement his new career path. Changing tax laws had derailed his career in real estate acquisitions when Greenblatt realized the opportunities in real estate investment and management, joining the industry by chance. A mentor by the name of Bob Smalley, a former IREM CPM, gave Greenblatt advice that has been essential to the advancement of his career. Smalley told Greenblatt that by joining IREM he would learn how to do real estate management the correct and most successful way. In doing so, IREM has become a career partner for Greenblatt, leading him down a path that has brought him success and fulfillment. “He introduced me to the Institute’s educational programs, networking opportunities and the meetings - and I have never looked back,” said Greenblatt who is currently IREM’s 2012 secretary/treasurer. “Part of my commitment to IREM and my engagement with IREM is my recognition with IREM as a career partner. I can’t say I would have been able to do what I have done without IREM. The Institute has been a critical component of my success, and it is continuing along that path today.” Greenblatt is president and CEO of Sunrise Management - a full-service, multi-family real estate management company with a portfolio of about 9,300 units. Greenblatt has been involved in the acquisition, leasing and management of income producing multi-family properties since 1984, joining Sunrise in 1989. He directs strategic development and provides direct support to the firm’s

management and maintenance staff. Greenblatt has volunteered with the California Apartment Association, the San Diego CCIM Chapter and the San Diego County Apartment Association, not to mention his involvement with IREM both locally and nationally. Calling himself a serial volunteer, Greenblatt has been involved in several capacities with IREM, including membership, marketing, ethics, education and leadership. In 1996, Greenblatt was president of the San Diego Chapter. Between 1996 and the mid 2000s, while heavily involved with growing Sunrise Management, Greenblatt became less involved with IREM until he was elected to serve as the regional vice president for California and Hawaii - a slippery slope leading to more IREM leadership for Greenblatt. IREM’s 2010 President Randy Woodbury, CPM, said of Greenblatt, “IREM is very fortunate to have Joe Greenblatt on the leadership team. As one of IREM’s highly-rated faculty, he is an effective listener and communicator. Couple those skills with his expertise as a real estate management professional and IREM could have no better ambassador. I am excited for him and for the institute.” Promoting ongoing education is perhaps what Greenblatt considers to be his most influential work with IREM. As a member of IREM faculty, Greenblatt has been instrumental in evolving the association’s educational programs. “We strive to be a nimble organization so we can be responsive to the shifting economy and shifting needs of our members,” Greenblatt said. “The courses we taught five years ago are valuable at

their core, but the content has changed. We have accelerated the pace at which we renew content. We have enhanced our delivery methods to include online and self-paced classes.” Besides offering professional credentials including CPM, ARM, ACoM and AMO, IREM is working to provide ongoing education for its certified members. IREM offers opportunities to develop leadership skills that are hard to develop through any other real estate organization, Greenblatt contends. In fact, IREM members (close to 18,000 worldwide) are 50 percent more likely to be leaders in real estate management companies, he said. “Real estate managers are coming through a period where they have been asked to do more with less. They are looking for the tools to be professionals. The tools they need are information, knowledge, connections, networking and resources,” Greenblatt said. “Professionals are seeking ongoing education beyond what is required for real estate licensing, to help them stay on top of their game and to provide them with a career advantage.” Much like Greenblatt, IREM members are seeking the education they need to grow into positions of responsibility. Members have the hard, technical skills they need to conduct their work, now they are looking for soft skills that enable them to be leaders, and IREM is increasingly offering them that education, Greenblatt said. “What I knew that got me here is becoming increasingly irrelevant to what I need to know to get me where I am



going,” Greenblatt said. “Our members are aware of this, although they don’t necessarily like it, but it’s a reality.” As the 2012 secretary/treasurer of IREM, Greenblatt will continue to improve educational opportunities available through the organization. Traveling is often part of that - visiting one of the 80 chapters in the United States monthly. Visiting with members, sharing information about the

institute and gathering feedback, helps leaders like Greenblatt and his IREM leadership colleagues, President-Elect Beth Machen, CPM, and President Jim Evans, CPM, provide members with the things they need to stay relevant in the industry. “You can’t replace sitting down with people and learning what they need and what they want,” said Greenblatt, who has learned to juggle his IREM responsibilities with his CEO responsibilities, conducting much of his

business remotely, by email, phone and video conferencing. “It has been a very educational process for me, learning a lot about the institute and a lot about its members.” Greenblatt believes that his involvement with IREM has improved his leadership skills. By volunteering for an organization, anyone, whether they are born with or without leadership skills, can develop the traits to become a leaders. “IREM provides a unique opportunity for people in real estate management to hone and practice their leadership ability in a benign environment,” Greenblatt said. “IREM teaches leadership to its members and volunteer leaders that translates into advantages for their companies. Personally, I have had the opportunity to grow as a leader, to learn and polish skills in a leadership realm. So for me, this is a bit of a crucible these next several years. Volunteerism forces you to learn and to grow that leadership skill set, to refine and hone what you do. You delegate more and become more thoughtful about how you spend your time. You come out stronger, faster, more agile and with more stamina. Essentially you are able to do more work, to accomplish more. Volunteering in an IREM Chapter, you raise your game, get better at what you do and forge lifetime relationships. It has been an evolutionary path that many before me and many after me will follow.” During the next three years, Greenblatt will be giving back to the organization that has given him so much. He will continue to focus his efforts on improving educational opportunities provided by IREM. He will also be working to improve real estate management education offered at the ground floor through colleges and universities. Speaking from experience, Greenblatt hopes to move in a direction where real estate management becomes a career of choice rather than chance. “IREM is a career partner more than anything,” Greenblatt said. “We want to focus on continuing to evolve our resources, grow our organization and drive education.”


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