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September | October 2016
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Welcome to BuildingsOne September/October 2016 Newsletter   

Tom Griffin

Technical services article Legionella Assessment & Prevention Program outlines key considerations and strategies in assessing common water-based building systems having the potential to produce and transmit Legionella, which can lead to Legionnaire' disease. 
Emergency Preparedness Initiatives 
highlights several recurring national media promotions in support of life safety awareness, specifically National Preparedness Month (September) and Fire Prevention Week (October 9-15).  BuildingsOne lease administration series introduces Base Year Group Strategies in a modified gross lease structure.  Our feature property is the National Historic Landmark Philadelphia City Hall.  This city government office facility remains the largest municipal building in the United States.  

We hope you enjoy, and we look forward to hearing from you.  


Tom Griffin, CPM, LEED Green Associate
BuildingsOne Founder

Legionella Assessment & Prevention Program


Legionella is a pathogenic group of bacteria comprising the series pneumophilia, which can cause legionellosis, including a pneumonia-type illness called Legionnaires' disease and a flu-like illness called Pontiac fever.  Legionella can be transmitted by the operation of water-based systems that generate air-borne mists capable of conveying the Legionella cells to humans in proximity to these aerosol mists.       

"U.S. Occupational Safety and Health Administration (OSHA) has indicated Legionnaires' disease is becoming more common and serious in the United States.  The World Health Organization says that the incidence of legionellosis is increasing and is currently at a rate close to 70 cases per million people."   

Sporadic incidents of Legionnaires' disease continue to occur across the globe.  Legionellosis remains a significant concern to public health officials, facilities managers, and building owner-operators. This concern is particularly true of buildings having domestic water systems, cooling towers, other HVAC evaporative condensers, and decorative water features, all of which can generate warm waterborne mist pathogens that can be inhaled into human lungs.  

The first phase in approaching Legionella prevention and mitigation is Risk Assessment.  Each building system type, e.g., domestic water system, cooling tower, evaporative condenser, water feature, etc., will require an assessment specific to the risks associated with each system.  Broadly speaking, the assessment will consider the following aspects of each system: 1. Legionella Formation and Proliferation, 2. Aerosol Exposure, and 3. Population Susceptibility.  


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IFMA Advocacy Day & Public Policy Forum
Hyatt Regency Washington Capitol Hill
Washington, DC | September 6-7, 2016


GREENBUILD Iconic Green International Conference & Expo
Los Angeles Convention Center
Los Angeles, CA | October 5-7, 2016 


CORENET Global Summit
North America

Pennsylvania Convention Center
Philadelphia, PA | October 16-19, 2016


IREM Fall Conference
Hilton San Diego Bayfront
San Diego, CA | October 18-21, 2016


ULI Annual Fall Meeting
Kay Bailey Hutchinson Convention Center
Dallas, TX | October 24-27, 2016

 
Philadelphia City Hall

Centered in downtown Philadelphia is the nation’s largest municipal building, serving the city’s government for over 100 years. This historic building is situated in the geographical center of William Penn’s original 1682 plans for the city.  At 548 feet, it was the tallest building in the world from 1894 to 1908.        


More>>

Emergency Preparedness Promotion Initiatives         Fall 2016    


As we enter the mid-point of the official northern hemisphere hurricane season, defined as June 1 - November 30, CRE owner-operators are provided the opportunity to consider incorporation of several nationally-sponsored preparedness initiatives into their property's life safety training and emergency preparedness programs.  Each year, September marks National Preparedness Month.  www.ready.gov offers links to an abundance of emergency preparedness social media tool-kits, promotion tips, and training resources including links to Federal Emergency Management Agency (FEMA) and Department of Homeland Security (DHS) web-sites.  The 2016 National Preparedness Month slogan (logo) "Don't Wait, Communicate | Make Your Emergency Plan Today" is available at www.fema.gov/media-library.    
 
Fire Prevention Week, established to commemorate the tragic 1871 Great Chicago Fire, is observed the week of October 9-15, 2016.  This year's Fire Prevention Week campaign, "Don't Wait - Check The Date. Replace Smoke Detectors Every 10 Years" represents the final year of National Fire Protection Association (NFPA) three-year effort to educate the public about basic but essential elements of smoke alarm safety.  More information can be found at www.nfpa.org - Fire Prevention Week.

BuildingsOne library Life Safety & Security Series offers an extensive set of documents and templates comprising a broad range of scenarios and incidents potentially encountered at commercial office buildings. BuildingsOne library portal can be found at http://www.buildingsone.com 
  

 

Lease Administration | Base Year Group Strategies 


In a modified gross lease, an increase in the property's operating expenses, above the tenant's base year, is escalated as additional rent to the tenant at their proportionate share.  Escalation operating expenses have routinely been assembled into two groups:                       

 1. Operating Expenses (including utilities expenses) and
 2. Real Estate Taxes 

If a tenant's operating expense recovery (escalation) lease clause stipulates one consolidated group of operating expenses, this group typically comprises all operating expenses including real estate taxes and utilities expenses.  Although the most common CRE lease standard has typically comprised two (2) operating expense groups (OPEX and RE Taxes), a recent trend with select owners and tenants has defined and incorporated a 3rd category - utilities expenses - as a distinct operating expense group.  
  


The primary real estate owner benefit of multiple operating expense classifications (groups):
1. Operating Expenses, 2. Real Estate Taxes, and 3. Utilities Expenses, occurs in a comparison year when at least one expense group experiences an overall decrease in expenses "below" the tenant's base year amount.      

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About BuildingsOne


BuildingsOne maintains a comprehensive library of commercial real estate documents and templates, covering all core property operating and administrative practices, that can be easily modified to suit the real estate manager's specific needs.

Revisit Our Recently Enhanced Library

Learn More >>

Library Series  
Accounting & Operating Expenses
Administration & Operations 
Energy & Utilities
Lease & Legal Administration
Life Safety & Security
Technical Services


Documents and templates recently added to the library include:
Legionella Assessment & Prevention Program {PDF Document}
Utility Data & Energy Tracker {Excel Template}
Degree Days - Concepts & Applications {PDF Document}
Commercial Food Service Establishment (FSE) Fats, Oils, & Grease (FOG) Program {PDF Document} 
Roof Area Operations - Policies & Procedures {PDF Document}
Automatic Transfer Switch (ATS) - Concepts & Applications {PDF Document} 
Outdoor Air Standard - Ventilation Procedures {PDF Document}
Outdoor Air Standard - Calculations {Excel Template}
Security Services Request for Proposal {Word Template}
Fire & Evacuation Drill - Best Practice Procedures {PDF Document}
Fire & Evacuation Drill - Forms Package {Excel Template}
Fuel Systems & Underground Storage Tank (UST) - O & M Best Practice {PDF Document}
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