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PERFORMANCE
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integrated, intelligent solution from ESI dramatically improves energy efficiency, delivers trouble-free
performance and lowers operational costs. All while reducing environmental impact.
ESI utilizes smart building technologies, energy management best practices and integrated building strategies
to deliver high quality solutions that lower the cost of facility operations. By combining its multi-faceted team
of experts, open technology platforms, and managed service processes, ESI delivers measurable results to
building owners that improve efficiency results in a positive return on investment.
SYSTEM SOLUTIONS
MANAGED SERVICES
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SUSTAINABILITY
PLANNING and DESIGN
Lowering the cost of building operations by
increasing building efficiency
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Senior VP - Accounting and Tax Services
The Buzz Oates Group of Companies
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FEATURES
BUSINESS SOLUTIONS
20| Accounting Technology: Could it be a New Profit
Center?
32| Using Technology to Automate Mission-Critical
Debt Management
44| Out of the Rack, Into the Cloud: Hines Searches
for Enterprise Backup and Recovery Solution
CONTENTS
INTELLIGENT BUILDINGS
5| Higher Standards for Building Optimization and
Performance
18| Industry (Still) in Transition
35| Intel Enabling the Smart Building, Smart City
Marketplace
46| The 12 Things You Need to Know About
Monitoring-Based Commissioning (MBCx)
SPOTLIGHT
22| INNOVATION | The Use of Drones in
Commercial & Corporate Real Estate Operations
24| SMART CITIES | Towards Common Data
Standards for Smart Cities and Their Buildings
29| ENERGY EFFICIENCT TECHNOLOGIES
Innovative Lighting Design Relies on the Original
Light Source
36| BUSINESS & FINANCE | Crowdfunding Real
Estate Deals: Technology Meets Transactions, the
New Power Couple
40| CORPORATE TECHNOLOGY | Sprint Real Estate
Group and CBRE Embrace Mobility to Set High
Innovation Benchmark
42| SECURITY | BMS/EMS Cyber Security: It’s Time
for Tough Love
CENTER INSERT
Realcomm and IBcon Conference Preview
COLUMNS
FROM THE PUBLISHER
4| Embracing Change: RE Think | Innovate | Transform
38| BIoT TM - BUILDING Internet of ThingsTM
54| Solutions Marketplace Directory
IN THE TRENCHES
26| In the Trenches with Sandy Jacolow, CIO,
Silverstein Properties
26
8
ON THE COVER
8| The Evolution of the Real Estate CIO - From Tactical to
Strategic
14| Smart Building Initiatives - Who’s Leading the Charge in
Today’s Progressive Organizations?
A publication of The Realcomm Conference Group, LLC
3951 Park Drive, Carlsbad, CA 92008
www.realcomm.com
For advertising rates/information and event sponsorships:
Lisa Woods | [email protected] | 919.285.2368
Publisher: James Young, Founder and CEO
Managing Editor: Nancy Stone | [email protected]
Graphic Design & Pre-press: Jamieson Media
Copyright © 2014 Realcomm, Inc. 3951 Park Drive, Carlsbad, CA 92008. All rights reserved. All information
contained herein (including, but not limited to, articles, opinions, reviews, text, photographs, images,
illustrations, trademarks, service marks and the like (collectively the “Content”) is protected by copyright
and other intellectual property laws. The Content is the property of Realcomm and/or third party licensors.
You may not modify, publish, transmit, transfer, sell, reproduce, create derivative work from, distribute,
republish, display, or in any way commercially exploit any of the Content or infringe upon trademarks
or service marks contained in such Content. GENERAL DISCLAIMER AND LIMITATION OF LIABILITY: The
publisher does not represent or endorse the accuracy or reliability of any advice, opinion, statement or
other information displayed and any reliance upon same shall be at the viewer’s sole risk. The publisher
makes no guarantees or representations as to, and shall have no liability for, any content delivered by any
third party, including, without limitation, the accuracy, subject matter, quality or timeliness of any Content.
Realcomm
3
FROM the PUBLISHER
Embracing Change:
REThink | Innovate | Transform
“… almost every known relevant business process in our industry has been rethought,
redesigned and fundamentally transformed using technology and automation. The thing
differentiating a company that is more agile and adept at transformation is its people.”
E
veryone is always talking about change. It is
really have all the technology we need to automate almost any task
one of the cornerstones of business. Without
or process. Robust mobile devices, the way we look at and analyze
change, even the biggest and best companies
business data, the cloud, increasing telecommunication speeds and
become irrelevant. If we assume that every organi-
sophisticated applications have the capacity to radically transform any
zation changes to some extent over time, the bigger
and all business processes.
With all the tools at hand and being accessible to all, the only
question is how much and how fast? Why do some
Howard
Berger
Managing Partner
Realcomm
companies have the capacity to see the future sooner
unique differentiator remaining is the people—the individual, the
and transform their organizations accordingly?
department, the company. The thing differentiating a company that
From our vantage point, almost every known
is more agile and adept at transformation is its people. You can place
relevant business process in our industry has been
the same technology in front of two different organizations and get
rethought, redesigned and fundamentally trans-
distinctly different results. While the technology is available to all, some
choose to embrace and some choose to ignore.
formed using technology and automation. How we are alerted when a
This year’s annual Realcomm and IBcon conference theme will be
bulb burns out, process our leases, market to clients, forecast budgets
and automate parking, has all been rethought and rede-
Mobility
identify a new best practice for every aspect
Digital Signature
of our business.
Analytics
implemented every one of these
best practices, the fact that each
process has been rethought
by at least one company,
with success, tells us that
there is no turning back to
the old ways. It is only a
matter of time before each
and every organization
transforms each and every
business process using
technology and automation.
With that being said, we
Accounting
People
While no one company has
focused on people and their capacity to change and embrace
Investor Reporting
signed. If you scan the globe, you can potentially
industry. Understanding all aspects of a
Servers
Dashboards
Cloud Digital Marketing
Real
Estate
Lease Process Automation
Financial Analysis
company and their respective barriers
Business Continuity
KPIs
Business Intelligence
Asset Management
Network Infrastructure
General Ledger
Social Media
Budget Forecasting
Email
Portals
Governance
Receivables
Mapping/GIS
to change can help accelerate the
Organizational Realignment
Retail Technologies
CRM
Payables
CAM
ERP
transformation of real estate
Data Modeling
Automated Solutions
Document Management
Procurement
eDiscovery
Privacy
Integrated Applications
EMBRACING CHANGE
RETHINK INNOVATE TRANSFORM
Voice & Data
Veri cation
High Performance Measurement
Interoperable Lifts
Operationally Ef cient
Sustainable BAS Sensors
Open Architected
Wi-Fi
Financially Optimized
BACnet
Portfolio
LEED
Clean Tech
Lighting
Intelligent
BMS
Parking
Dashboards
Privacy
Smart Grid
Demand Response
BIM
Data
Facilities
Audio Visual
Cybersecurity City
DAS
Connected
Digital Signage
BOS
Cloud
Controls
Smart
IP Centric
HVAC
Analytics
Green
Water Management
EMS
Campus
Integrated
Buildings
Shading
Command & Control
Building Network
Occupant Satisfaction
Mobility
Fire/Life/Safety
Energy Ef cient
Indoor Positioning
Realcomm
help to transform the business processes in our
BIM
Data/Analytics
Enterprise Content Management
Internet of Things
4
the new opportunities technology provides that will
Tenant Experience
Property Management
organizations through the use
of technology and automation.
We hope you will join us
for these events in June as
we explore what it means
to EMBRACE CHANGE and
REThink, Innovate and
Transform the Commercial,
Corporate, Government
and Institutional Real Estate
industry.
Intelligent BUILDINGS
Higher Standards for Building Optimization
and Performance
Bruce Sher
Selex ES
C
ommercial buildings are undergoing a metamorphosis that will
New York. Selex ES technologies have helped to define today’s standards
make them far safer and more efficient for future generations.
in safety and efficiency for global communities and public environments.
Highly advanced technology, newly available, will operate
The challenge, however, was how to take that technical intelligence and
buildings that host thousands of people on a daily basis. By learning the
habits of their occupants, buildings
outfitted with a true operating
system will establish and maintain
much higher standards of energy
optimization, comfort and safety,
raising the bar across the smart
buildings industry. These ‘vertical cities’
are integrated sites where people
work, live, and play, and their goal is
put it to work where people spend the majority of their time.
“By learning the habits of their occupants,
buildings outfitted with a true operating
system will establish and maintain much
higher standards of energy optimization,
comfort and safety, raising the bar across
the smart buildings industry.”
to meet the challenge of urban sustainability with new technology and
optimized systems.
Rudin Management, a long-established, privately owned real estate
Rudin had an innovative idea: to
make their commercial buildings
smarter and equip customers with the
necessary tools to help influence the
consumption of energy in a positive
way. The goal? Rudin wanted its
buildings to be more technologically
advanced and environmentally
sustainable…not a small task.
Selex ES and Rudin Management knew it would be necessary to
address sustainability issues with a multidisciplinary approach, through
across-the-board methods that combined technology, engineering,
company that owns 15 million square feet of commercial and residential
physics, statistics, biology and social sciences. The confluence of
property in Manhattan, teamed up with Selex ES on the optimization of
expertise between the two companies was further enhanced by the
energy consumption and management of 16 commercial buildings in
participation of researchers from the Center for Computational Learning
Systems (CCLS) at Columbia University in New York. CCLS has extensive
longtime experience in applying artificial intelligence to energy and
environmental solutions through the development of algorithms and
methodologies for machine learning and forecasting. Rudin had already
been collaborating with Columbia and filed patent applications outlining
a new, more effective Building Operating Systems (BOS).
The new OS called Di-BOSS (Digital Building Operating System
Solution) is comprised of numerous innovations. First, the pooling of all
systems and sensors found in vertical cities makes it possible to ensure
that all complex systems managing specific functions speak the same
language. Distribution of electricity and heat, management of the
elevators, access control, fire control and the ICT backbone all become
part of a central nervous system controlled by the Di-BOSS ‘brain’. The
critical interconnections between the nervous system and the brain
were established by Columbia University via proprietary matrices and
algorithms capable of monitoring energy.
In terms of integration, Selex ES’s experience in the development and
implementation of solutions aiding civil protection and satellites control,
allowed them to effectively handle the integration of massive amounts
of data collected from the buildings. This information is expressed in real
time for those who are responsible for the buildings’ operations via DiBOSS’ “cockpit style” user interface.
Another innovation is the system’s ability to ‘learn’ from the normal
behaviors of a commercial building with respect to acceptable energy
continued on page 7
Realcomm
5
Raise Your Building’s
Intelligence by the
™
Power of Di-BOSS
Di-BOSS™ Digital Building Operating
System Solution delivers real-time
data and predictive guidance to raise
your building’s intelligence by the
Power of Di-BOSS™.
Allow us to demonstrate the power
of Di-BOSS™ interoperability,
inter-connectivity and insight.
Visit us at Realcomm’s IBcon conference
in Las Vegas, June 17-19, Booth #501.
www.di-boss.com | 855-6DI-BOSS (34-2677)
6
Realcomm
Intelligent BUILDINGS
continued from page 5
of power failure, greater integration between renewable technologies
usage, comfort and safety. Knowing normal baseline behaviors allows
and energy storage, and promotion of electric mobility.
the system to recognize anomalies or unusual behavior, flagging them
The goal is to turn commercial buildings into cells of a larger, more
for engineers so adjustments can be made to bring performance and
complex and intelligent living organism, such as the city where they
optimization back to acceptable standards. This ‘intelligent machine’
are located. In the near future this solution will be offered on an
predicts adverse issues which may affect occupants’ comfort and safety
international scale, not only to real estate management companies,
negatively, allowing for preemptive attention and action.
but also to airports, train stations and military bases, which will benefit
Di-BOSS’s ability to compare data sets of the learned behaviors of both
from aggregate information control on multiple levels. This project is
building and occupants can reveal opportunities for energy savings.
yet another initiative among others undertaken by the group in the
A notable example is the process that allows the ‘brain’ to identify
wake of smart solutions based on the integrated management Planet
the optimal time for turning on air conditioning systems, varying it in
Inspired Solutions, i.e. the portfolio of technological solutions designed
accordance with behaviors recorded in the past and the number of users
to address the challenges of sustainability. In this array of offerings, there
present in the building at a given time, considering weather forecasts
are technological solutions and platforms for the following areas: Earth
and the state of equipment on a specific day of the year. This allows for a
Observation, Natural Resources, Smart Energy, Smart Mobility, Education
quick reduction of energy consumption and greenhouse gas emissions.
& Health Care, and Environmental & Security Response.
Additionally, a module is offered which allows the sharing of data directly
with tenants so they can monitor their own consumption and manifest
savings through behavior modifications. During the first 12 months of
operation at just one of Rudin’s buildings with approximately 2 million
square feet, the savings totaled roughly $929,000, mainly through
delayed ramp up in the mornings and earlier shut downs in the evening.
The next developments will involve the possibility of exchanging
information between the commercial buildings—and comparable
infrastructure—and the local power grid, a request already made by New
York’s grid operator, which is aiming to achieve collaborative demandresponse management of power, improved responsiveness in the event
Bruce Sher, SVP, is leading Selex ES’s Smart Building
Division in the US Market. Previously, he was VP of
Weston and responsible for an energy services team and
driving integrated energy management and environmental
solutions. With over 25 years of executive energy
management experience on both the utility and customer
side, he has overseen innovative approaches in the integration
of supply and demand-side management. He is also co-founder of Viridity
Energy and has been involved in building other start-up smart grid ventures with
substantial experience in energy control systems.
Realcomm
7
The Evolution of
the Real Estate CIO
From Tactical
to Strategic
T
he role of the IT department has changed
rapidly over the past five years, presenting real
opportunities and real challenges. Having survived
a period of cost-cutting and containment, many
CIOs today are working to reposition their IT department as a
true business partner within their organization.
Traditionally, a CIO’s primary responsibility has been to
maintain IT’s value within the organization by keeping their
in-house technology running. To develop value beyond the
IT department, CIOs must work to integrate technology more
deeply into the company’s core business strategy. This will
require a new focus on developing relationships at points
where the IT department and other business units intersect.
To succeed, CIOs must take on new roles—bridging
functional silos—that may take them beyond their comfort
zones. Many will have to pass the proverbial ‘screwdriver’
on to someone on their team, focusing instead on working
with executives in these other business units on major
transformation projects, coordinating strategic planning,
marketing and managing company assets and investments
collaboratively.
What should this new CIO role look like? What are the
capabilities forward-looking CIOs will need
to be successful in the next three to five
years? How can CIOs build the foundation
for this strategic, change-leadership
John Chung
VP Technology
Allied REIT
role while simultaneously delivering the
operational excellence expected of IT?
RealcommEDGE posed these
questions to this year’s Realcomm
conference co-chairmen, John Chung, VP
Technology, Allied REIT, a developer and
owner of urban office properties across
Justin Segal
President
Boxer Property
Canada; and Justin Segal, President,
Boxer Property, a privately-held
commercial real estate company focused
on office, retail, and hotel properties across the U.S.
8
Realcomm
Realcomm: Tell us about your journey. What were your priorities when you
started with the company? How have they changed? Where are they
today? Where will they be next year?
Segal: I’ve been involved with Boxer since the beginning, 22 years ago. In my
current role as President, I’m responsible for technology (both Network
Services and Application Development), and also leasing, marketing, property
management, construction, engineering (including building automation),
security, space planning and design.
From the outset, we decided to build a very vertically-integrated company,
performing many functions in-house. This operations-intensive approach
meant that, from the start, we had to focus on efficiency and standardization
if we were going to maintain quality at scale.
Our technology evolution started in a very pre-technical era: we spent 17
years developing a company culture that was extremely process-oriented,
where everything was documented, and we were used to making decisions
based on information (analytics). Then, two interesting things happened:
one, the real estate industry went into hibernation with respect to spending
on non-essential items. During this downturn, a lot of companies, including
ours, were very conservative with regard to IT spending. Second, and at the
same time, the promise of the first dotcom boom become a reality; software
systems became much more affordable, and users became much savvier
through their consumer experiences with smartphones, web sites, and social
media. So we emerged from a challenging period in CRE to find tremendous
opportunity. There were these wonderful technologies and systems that were
available to us that hadn’t been there before, and the users were open to,
and often demanding, better experiences. The solid foundation we had spent
years building—formalizing our data governance, developing our taxonomy,
and training people how to normalize information—really paid off when we
started applying technology to our processes.
After a couple of years of focused IT work, we have a robust ERP system in
place that brings together our various departments and operational functions. On the horizon, we see not only improvements to that system, but also
the ability to scale and extend into new markets and activities much more
easily than we could without this platform.
Chung: I’ve been with Allied for about a year now. Prior to that I’d spent about 17
years in real estate technology with various Canadian real estate companies,
on both the owner/operator side and the third party fee management side. I
think that’s positioned me well for my current role.
My first mandate at Allied was to come up with a strategic roadmap and to
modernize IT. There was a perception within the organization they had fallen
behind and were not maximizing usage of their existing IT assets. I spent my
first three months evaluating things and determined it really wasn’t that bad,
just dated. The company had experienced substantial growth over the last 10
years but IT hadn’t kept up. It was a tremendous opportunity for any technologist; like being handed a blank slate, which is rare these days, especially with
a company the size of Allied.
Realcomm
9
One of the things that attracted me to the role was it report-
My original mandate was purely the corporate IT compo-
ed directly to the CEO; I had always reported up into finance.
nent of things; the back office stuff. That expanded to cover
This reporting structure spoke of the importance they placed
all of technology, which includes the technology within our
on technology as part of or enabling their strategic goals. This
buildings as well. If it’s IP enabled, it falls under my mandate. On
was also new thinking for them; my predecessor had reported
the horizon I see our emphasis being on the Internet of Things
into finance.
(IoT), or as Realcomm has coined, the BUILDING Internet of
My roadmap was approved immediately. Since then we’ve
Things (BIoTTM); implementing smart building systems that will
completed several key augmentation projects to various back
improve the operations and efficiency of the 140 buildings in
office systems. We’ve also improved the availability of data
our portfolio.
through the implementation of a data warehouse. With a
technology partner, we created a lease abstraction engine that
can automatically infer the meaning of lease clauses. But the
biggest project was moving our entire data center to the cloud.
Realcomm: How has the Cloud, BYOD and the Internet of Things
(IoT) impacted your original strategy?
Segal: The strategy of delivering actionable information to users in
This positioned us to restructure support and management
a convenient format has not changed at all. For Boxer, cloud, mo-
of all the various servers and applications that used to run the
bility, and IoT represent more tactical opportunities to continually
business on premises, things like our exchange server, file and
improve our systems. Mobility is a great example. Since we had
print servers, MRI ( ERP), CRM etc., Now, instead of buying serv-
already developed some sophistication with respect to working
ers, we buy computing power as required in monthly, daily or
with enterprise data, repackaging that information for a mobile
hourly increments. We are able to ramp up on particular points
platform was a relatively straightforward process. We deployed
in a quarter when we’re doing reporting, then as that compute
smartphones to everyone in our company, and tablets to those
requirement goes down, we ramp it down. This allowed us to
involved in certain activities, like managers, leasing agents, and
reduce costs associated with capital provisioning, managing
quality inspectors. We have also redesigned applications using
and running our own network and server environment. It’s
responsive frameworks, basically taking existing information and
really nice not having to worry about keeping up with the latest
systems and changing the presentation layer. While these itera-
and greatest server technology; I just manage the compute to
tions do not change the basic strategy, they are game-changers
our SLA (Service Level Agreement).
for user experience.
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Realcomm
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Chung: I was fortunate to come in when I did and put a very modern IT strategy in place. This included using the cloud, which
I’ve mentioned. It’s interesting, I fully expected to have a hybrid
environment; I didn’t think we’d be able to go completely to the
cloud, but we were. This enabled the ability to be BYOD, which
enabled mobility and also positioned us for the BIoTTM. When it
comes to technology, I believe your overall strategy needs to be
relatively fluid. Things are changing rapidly, so you can’t look too
far down the road. We know where we want to get to, but are
not tethered to exactly how we get there.
Realcomm: We’ve talked to a lot of people and most agree we
have pretty much all the technologies necessary now to
manage and operate our companies most efficiently. Tell
us how you’ve seen things change in your organization
because of technology.
Segal: Our serious focus on technology has allowed us to do
things we couldn’t otherwise have done. For example, we
have tripled in size in the last four years; we certainly could not
have managed that kind of growth without the technology
platforms that we’ve developed. The information and analytics
our systems provide allowed us to manage and efficiently
allocate our focus (be it time, people, or budget) to successfully accomplish this growth. We refer to this shift as the move
from “management by walking around” to “management by
exception,” in that it allows us to identify positive and negative
exceptions based on information, rather than by trying to see
everything in person, all the time. Of course technology will
never replace boots on the ground, but it has played a critical
part in changing and growing our organization. As to the
notion that we have everything we need, we occasionally feel
overwhelmed with opportunities, and sometimes we slow
down to absorb new tools, but in our culture the day we stop
innovating is the day we start falling behind.
Chung: Because we are a REIT, reporting is a big thing for us.
Realcomm: Your companies seem pretty progressive. In your
opinion, what differentiates those that are and those that
are not?
Chung: Strong leadership is very important; so is a strong, profitable business plan and growth strategy. This allows a growing
organization to be more offense-minded, especially as it
With the new data warehousing system we’ve put in place,
relates to technology. It helps to have a culture that supports
we’ve been able to improve the delivery of information
decision making at all levels and fosters support and interac-
needed by our senior management team as well as operations,
tion between departments. Communication is key. A relatively
accounting and even leasing. They now have flexibility in
flat hierarchy, strong organizational strategies, fitting people
how they visualize information and can integrate it with
into the right roles, support for upward mobility, mentorship
other systems to create new reports. One of our technology
goals was to reduce turnaround time for different reporting
programs, these are all differentiators.
Segal: The team is the most important thing, hands-down.
and visualization to just two days. We now have the tools to
We have a group of people who understand the benefits of
implement specific metrics tied to the delivery because of this
technology and are actively involved in the decision-making
platform.
process. We have many, and regular, productive conversations
We’ve also begun intensifying the buildings we own and
about what to build, what to buy, and how to measure suc-
technology is front and center in those plans. Many are in
cess. Sometimes prioritizing is a challenge, but those healthy
large urban centers, like Toronto, Calgary, Montreal and are
conversations among passionate team members are critical
zoned to develop on top of, creating more density. We’re
for buy-in.
just about to complete our first intensification project here
In a larger sense, I see four factors that determine how
in Toronto, which is about 400,000 square feet. And we’ve
progressive a company can be. Two of them have to do with
got plans for three more, two of which are around the
structure: decision making structure and financial structure.
million sq. ft. range.
Decision making structure means you have a manageable
Realcomm
11
number of people making decisions, where key
individuals at high levels feel comfortable making a
call that might not be a safe bet. Not everything can
be by committee; someone has to take those risks
on projects that don’t have an immediate impact, or
where the payoff isn’t immediately clear.
The second element is financial structure. Decisions
are impacted by how money flows through an organization. For example, a company where most costs are
incurred on the property level may struggle to make
an enterprise-level investment if it cannot be passed
through to individual properties. Similarly, a company
structured as a series of funds, where the corporate
level exists largely to manage the funds, might find
that neither the funds nor the corporate level is properly staffed or incentivized to do enterprise-level systems work. This particular issue is extremely important
but often overlooked.
The next thing is technology awareness. Very often
in commercial real estate, the people in leadership
positions (other than the CIOs) got there through
very traditional paths that took years and years. Many
C-level executives, VPs, and Directors are light even on
a CIO should see the company with a special set of eyes; they
Excel and Outlook, let alone things like SQL, workflow engines,
should be seeing things that others are not, from a perspec-
and analytics engines. These individuals are more likely to be
tive of how technology can help. If you’re not there, asking
in reactive mode, and while they might be educated and con-
questions and getting involved, you end up being reactive.
vinced, that is still very different than what you get when those
One of the saddest things to see is the CIO-in-title-only, who
people are the actual drivers of innovation.
doesn’t have a true seat at the table, and therefore can’t make
The last factor is size; you have to be big enough to do some
a real impact. Even when they see the opportunities, they
things, but not too big to change. If you are responsible for
cannot act on them because they’re not regarded as a key team
a million square feet, you probably don’t have enough scale
member. It must be extremely demoralizing to work in that kind
for robust projects because the size of the portfolio doesn’t
of environment, but I also think that setup is increasingly rare.
support it. On the other hand, organizational change in huge
More and more people in commercial real estate realize that
companies is not at all easy. It really is all about finding that
they have to be serious about integrating technology with core
sweet spot.
business strategy. I credit Realcomm for bringing it to every-
Not surprisingly, I think Boxer clears all these hurdles
one’s attention.
comfortably.
Realcomm: It might be easy to say “I will take chances and risks”
Realcomm: How important do you think it is for the CIO to be
fully integrated with the organization’s leadership and why?
Chung: Technology reporting directly to the CEO is critical. It
elevates IT as a strategic function more closely aligned with
the business function. Having IT report through finance is
does it really take to transform how your company embraces new technologies and truly changes how it operates the
organization?
Segal: Not that the world needs another book on change
still pretty common, but there are often hard ROI influences
management, but that’s what I would have to write to really
associated with that structure, which may affect the type of
answer this question. Instead, I’ll say there are three steps
projects that get approved and pushed through. As part of
in changing how an organization operates. First is under-
our executive team, I participate in a weekly scrum, where
standing an opportunity. Second is identifying or creating
I am able to garner so much insight. I hear where the pain
the solution. And third is implementation and adoption. The
points are; what business issues they want to address. My
first two can be done by a small team of like-minded people
understanding of the company’s core business improves, and
around a table, but that last step is by far the hardest be-
I’m able to determine how IT can apply.
cause it includes changing the behavior of many, many peo-
Segal: Of course it is critical. The CIO needs to understand the
organization thoroughly in order to find the opportunities. And
12
when it comes to deploying new technologies, but what
Realcomm
ple. For the implementation part you need to be a student
of organizational development, with minors in anthropology,
sociology, and psychology. We’ve developed a list of
conscious approaches to help enable the organization to
accept change. We believe it’s so important that being
good at change is one of our high-level strategic goals.
Behind the specific things we do, that overall mindset is
required to truly embrace change.
Chung: Change and entrepreneurship need to be part of the
culture to really embrace change. It’s about developing
trust with your users by not overpromising on technical
deliverables. This might mean delivering small iterative
projects instead of getting their requirements and coming
back nine months later to find everything had changed.
It’s getting those small wins along the way. It also helps
to develop super users outside of IT that are very strong
technologically, seeding the knowledge and expertise
throughout the organization.
Another thing is to divide IT into two departments. One
part focuses on the operational side to run and support primary business functions; this part has governance controls,
Wireless Solutions
In-Building Expertise
software development, methodologies, etc., and is low risk
and slower moving. The second group looks at more innovative projects. They’re smaller in nature, so you’re taking
less risk both financially and with resources. This is a great
way of engaging the user community, which usually means
a greater rate of adoption.
Realcomm: What advice can you give our readers to help
them in the transformation of their IT role?
Segal: I think the single biggest thing a CIO can do is develop
a network of peers and become part of a community that
end-to-end
network solutions
improving wireless coverage and
capacity inside buildings
shares ideas. It’s very rewarding to collaborate; it gives one
perspective you might not get from only talking to people
inside your company, and the cost of sharing your knowledge is almost always far less than the benefit of learning
from others. That’s really a large part of why I’m involved in
Realcomm, why we give so many tours of Boxer, and why
we are always interested in talking to people about what
they are doing. There are many strategies and ideas that
flow from that, but being an active part of the community
is a necessary first step.
Chung: It really starts with developing trust within the organization and demonstrating that you can deliver the wins. I
DAS • Small Cell • Wi-Fi • Public Safety
Emergency Response • Neutral Host Systems
also agree with Justin, develop a network, both inside and
outside of the organization, as well as inside and outside
of the industry. There are a lot of ideas and concepts I’ve
borrowed from peers outside of the real estate market that
were easily reapplied. The role of the CIO or head of IT is
changing. While the core principles and basics of IT remain
the same, CIOs must be able to execute quickly; keeping
up with the rapid changes of technology and business is
critical. I also believe the cloud is changing everything and
every CIO should understand the value proposition this
technology platform can offer their organization.
www.goodmannetworks.com
Email: [email protected]
Phone: (603) 518-9200
©2014. Created and Distributed by Goodman Networks.
Realcomm
13
Smart Building Initiatives
Who’s Leading the Charge
in Today’s Progressive
Organizations?
W
e’ve seen increased deployment of smart
building technology in the last 12-18
months, but no clear trends have emerged
as to who within the organization typically
owns these projects. It’s been IT in some cases, Facilities in
others, and sometimes the Energy or Sustainability departments. What factors determine these
decisions?
RealcommEDGE staff posed this and other
questions to this year’s IBcon conference
Mike Smith
co-chairmen, Darrell Smith, Director of
Vice President
Building Technology Services
Forest City Enterprises
Facilities & Energy for multinational software giant, Microsoft, and Mike Smith,
Vice President, Building Technology
Services for Forest City Enterprises,
an owner, developer and manager of a
diverse $9 billion portfolio of premier
Darrell Smith
real estate assets located throughout the
Director of Facilities & Energy
Microsoft
United States.
Realcomm: What department owns and drives smart
building initiatives in your organization? Why do you
think this is?
Mike: Prior to June 2013, Forest City had two groups driving the smart building initiatives—Energy
& Sustainability and Building Technology Services. Then we formed a new group to bring these
teams, and a newly formed Design Group, together under one umbrella to ensure that as a company we are all headed towards one common goal. The Integrative Design Services (IDS) group is a
one-stop resource for all developers and asset managers across our product types and geography,
representing a holistic approach to the systems, processes and technology at our properties. They
serve Forest City’s development and asset management teams by identifying mechanical systems,
technology infrastructure and finish materials for both new development and retrofit projects.
Other groups, such as Procurement Services and Construction, work directly with IDS to source
common supplies and materials as needed.
Darrell: For Microsoft it’s the real estate team. We’re organized so the group who oversee the actual
business is accountable for it. The real estate group manages and pays the utilities, so we’re
expected to optimize the services we deliver. Our perspective is really anchored in a return on the
investment. We don’t make investments that are not financially sound, and that included the Smart
Building deployment as well. In other companies where utilities sit in one department and technology in another, there may be a disconnect. But we have strong IT liaisons embedded within the
real estate and facilities group. We build requirements, find solutions and explore different pilots.
Our IT team helps us get them through a very rigorous testing process to make sure they meet all
the Microsoft standards and strict software security parameters.
14
Realcomm
Now, we focus solely on being innovative, designing systems
and researching.
Realcomm: Darrell, when we interviewed you last year, you
told us about the 500 million data transactions you were collecting each day. How are you using that data? Have there
been any issues or setbacks that have kept you from moving
forward with the Energy-Smart Building project?
Darrell: The way I would characterize it is be careful what you
wish for because you may just get it! Before you have the
ability to get at the data you don’t always know the extent of
the problem(s). As we began to pull it, normalize it, and leverage it, I suddenly could see everything that was broken on
campus and it scared me. My problem then became, how do
we prioritize the repairs and put principles against our time?
Having all this data at your fingertips is great—it’s providing a
wealth of information—but it can also be overwhelming. We’re
learning to prioritize our responses in two ways: one is cost; we
know the cost of the repair and the cost in wasted energy. The
other is value; to Microsoft, the employee experience is super
important, so we want to make sure employees are productive
and comfortable. Each space is assigned a value that is built
right into the system so those alerts that impact the employee
experience get immediate attention.
Realcomm: Tell us how your technology strategy has evolved in
the last 12 months. Have events transpired that caused you
to adjust your focus?
Mike: In the past, we’ve spent most of our efforts convincing
ourselves (internally) that there was a need for smart buildings.
We were consistently selling the idea to our stakeholders and
explaining the new technology trends. In the past 12 months
it seems everyone’s bought into the idea of creating smart
buildings. The biggest question now is what system or systems
do we install? As you’ll see at this year’s IBcon conference,
there are more than 70 solutions in play that can make your
Realcomm: Mike, tell us about Forest City’s technology journey.
How has your role changed in the last five years? What was
buildings ‘smarter’.
Darrell: Now that the building integration has been completed,
the genesis for the creation of your smart buildings infra-
we’re looking to next integrate gas, water and irrigation—ev-
structure group?
erything that has a meter on it. Another area I thought we’d be
Mike: I guess the journey dates back to 2003, when Jim Young
at by now, but we haven’t because we’ve had so much success
met with our management team and told us we really should
on the mechanical side, is the employee behavior. Eventually,
create an internal group that understood both the IT side as
we’d like to present the data we collect to the employees and
well as the development and operations side of the business.
get them involved in better sustainability practices.
This would ensure we were designing the infrastructure for
our buildings correctly from the ground up. So we formed
our Building Technology Services group, which I am currently
running. Initially, we focused strictly on structure and wiring as
Realcomm: What’s on the horizon in the next year or two? What
plans for improvements are currently in place?
Darrell: On the immediate horizon, we’re streamlining the
it related to voice, data and video services, but that quickly ex-
integration system. Today, when a fault occurs for an asset we
panded into security and sustainability, and now also includes
push a button and send an alert to the work order system.
parking and Wi-Fi systems throughout the buildings. Last year,
What we’re working on next is having the asset actually create
my group was rolled up under the IDS umbrella and that’s
its own work order. The exciting thing about that is it takes the
really been beneficial for us. In the past, we had day-to-day
‘people glue’ out of the situation, freeing up my resources for
operational responsibilities, what I call blocking and tackling,
other things—like getting ready to do smart building deploy-
which means putting out fires for the 200 sites we manage.
ment in China and India. Today, we’re the Redmond Operating
Realcomm
15
Center; soon we’re going to be the Global Optimization Center.
Mike: I think it goes back to my earlier remark; now that everyone
We’ve begun helping other Microsoft campuses optimize their
buys into the smart building idea, the challenge is deciding
portfolios. Local teams will run the buildings, but my team will
what systems we need. With today’s integrated solutions, it’s
provide engineering, fault detection and analytical support,
not as easy as just selecting the right lighting control system
allowing them to focus on their core business, employees and
or an energy management system—there are more questions,
customers. We’re all pretty excited about this!
and more people involved in the decisions. Then, you have
The other thing I see on the two-year horizon is leveraging
your developers, your operations folks, the energy sustainability
our social media platform to impact employee behavior. We
group and the engineers all looking at it through different lens.
use an internal product called Yammer, which is like a Microsoft
I think our biggest challenge is getting the right people at the
‘Facebook’. I’d like to see us really use this platform to promote
table. I know this is an old conversation. But it’s taking the time
initiatives and garner feedback in a visual way that will help us
to figure out who needs to be involved in these decisions and
drive behavior.
then getting them in the room so we make the right decisions
Mike: We’ll focus on using mobile technologies more. We have
and are all headed toward that same common goal.
systems in play today that we’re not using to their full capabilities. I see us prioritizing this and really pushing things like
proactive notifications to our engineers, really optimizing our
operational efficiency.
Realcomm: Have you had any major security issues? What advice
can you give our readers to help them avoid security problems?
Darrell: Security’s been a hot topic lately. But with Microsoft, it’s
core. One of the values of using vendors who are building on
16
Realcomm: What do you see as the biggest challenges ahead?
Microsoft technology is that security level exists. We’re an IT
Darrell: I might have said open protocol in the past; being able to get
company; security is a fundamental principle for us. So, while
to the data is critical. But I see more and more open standards and
security is a hot topic now, it was a hot topic for Microsoft 35
OEMs exposing their data, which thrills me because now people
years ago. Now that buildings have become more sophisticated
can use the data in new ways. This had been a huge challenge in
and there’s more IT in them than ever before, system security is
the industry and I’m glad we are seeing this evolve.
super important. My recommendation is be sure the products
Realcomm
and solutions you’re using have security and standard sets.
Realcomm: With so much emphasis on energy, how do we
Some of the older building automation systems breaches in
make sure the operational and occupant experience benefits
the media lately were failures to adhere to security guidelines.
are not overlooked? Energy is a huge component, but not
This is where an organization’s IT department can really help
the real estate and facilities group by making sure those security guidelines are followed.
Mike: Fortunately, we haven’t had any major security issues. The
the only one.
Mike: Energy is just the low hanging fruit. You can see energy
savings on a monthly bill so it’s easy to attack first. It can be
more difficult to capture the other, harder to quantify benefits,
Target security breach around Black Friday is on everyone’s
such as improved tenant satisfaction and retention because
mind and has really made us revisit how we handle the
your buildings are so efficiently run. These are definite benefits
security of our smart buildings. We consistently work with
derived from a well-executed smart building automation
our IT Group and other third party companies to review our
networks and determine if we are vulnerable or not.
strategy that also add to the bottom line.
Darrell: We sold the Smart Building Program anchored in an
energy return on investment. We installed all the data points
Realcomm: Overall, where do you think the industry stands on
the smart buildings adoption curve?
Darrell: I think more and more companies are definitely starting
and gathered data to tell us where the systems weren’t
operating as designed or outside the standard, giving us
engineering information to really-fine tune the building assets.
to jump the chasm. People are making investments, especially
So, now the building systems are running as designed and
if they have a champion to really drive smart buildings initia-
providing the level of comfort they were designed to provide
tives. Not having a person who understands the benefits can
in the first place. We sold it as the electrons—the meter
seriously challenge an organization’s ability to change, which is
slowed down and we saved costs. But the added benefit was
adoption. People understand they can no longer do nothing;
improved productivity and employee experience, which, as I
they just aren’t sure what to do and how to get started.
said earlier, is paramount for Microsoft. The ‘aha’ moment for us
Mike: I think we are inching ever so closely to the top of the
was the realization that the project benefits went way beyond
adoption curve but we’re not at the peak just yet. This is, in my
the energy savings.
opinion, where everyone has high expectations and is investing heavily in the idea of smart buildings. As we will see at
this year’s conference, the majority of the building owners
are putting something ‘smart’ into their buildings. It might
only be HVAC or lighting controls at this point but the
adoption rate is increasing.
Realcomm: What big idea or innovation is needed to accelerate the adoption of smart buildings technology? Is
value and efficiency enough to sell it, or are there other
Content
management
at your
fingertips...
crucial factors?
Darrell: I believe the challenge isn’t a big new idea or technology, it’s education, and helping companies understand the
value proposition. He lp them find answers to fundamental
questions like: What are the five things I need to do? What
are the criteria that make an investment smart? Do I even
qualify? Are my buildings ready? I tell people that ask to
join a group focused on this topic so they can talk to those
that have been successful. Oh, and I tell them to come to
IBcon, it’s the best education investment they can make.
The technology is here and it’s now affordable; education is
what’s going to accelerate the adoption.
Mike: I agree. The adoption is here and costs are coming down.
always.
Document
and Content
Management
Designed for
Commercial
Real Estate
Commercial real estate is one
of the most document intensive
industries. But SmartCabinet
users have figured out the code.
SmartCabinet captures, stores,
manages, delivers, and preserves
content. And by design, it becomes
their offsite disaster recovery model
too. Safe. Secure. Compliant.
SmartCabinet aligns business
objectives with IT priorities
for win-win solutions.
Now, it’s educating ourselves and figuring out what we, as
building owners, do first. What solutions do we install? Is
it scalable to run all parts of your buildings? Technology is
consistently changing and the fear that newer, maybe better
solutions will be coming out can paralyze you. But doing
Learn more at
www.docclarity.com
or call direct at 440-582-9720
nothing should no longer be an option.
Realcomm
17
Intelligent
BUILDINGS
Industry (Still) in Transition
Tom Shircliff
Rob Murchison
Intelligent Buildings, Inc.
Intelligent Buildings, Inc.
I
n the November 2009 issue of the
Nevertheless, the culture is in
RealcommEDGE, we wrote about
fact beginning to change in real
Cisco’s bombshell acquisition
estate as we cross the chasm into
of the small middleware company
high tech, data-driven facilities. The
Richards Zeta and their flagship
‘high tech’ aspect happened years
product, The Mediator. It was the
ago when the aforementioned
beginning of a seismic shift in the
building systems such as HVAC,
industry, whereby new technology,
lighting, metering, elevators, security
new channels, new relationships and
and others began manufacturing
a new class of building management
their systems to be dependent
would emerge.
on IT networking such as servers,
This type of acquisition had
switches, fiber, protocols, etc.
previously been considered only as
The ‘data-driven’ aspect is now in
the subject of backroom conjecture,
full swing as big data, cloud and
driven by continued IT infusion into
analytics have descended upon
building controls systems and the
our industry. In just a few short
surprising lack of IT interest from the
years, analytics has become the
architects, engineers and property
dominant topic at IBcon, and case
managers that designed and
studies abound with low cost, high
managed those systems.
value software available en masse.
Fast forward a few years, and Cisco
Indeed, information technology (IT)
has moved on from the Mediator
is continuing to assert more control
and is no longer in the BAS sector
in building operations—where the
selling that kind of product. However,
building automation system (BAS)
it should be noted that Cisco’s vision was accurate, and their bold move
used to be the prevalent control. The illustration of the battling gorillas in
a clear indication that industry transformation was in full gear. They have
that 2009 article applies now more than ever.
since settled into a role consistent with their CEO’s public statements:
that they will stay closer to their core expertise of switching and routing
Analytics Continues the Transition
as well as continuing to espouse and support the Internet of Everything
Big data, cloud and analytics are standard fare in most major industries
(IoE). They have maintained a rightful presence in the industry because of
such as healthcare, financial services, manufacturing and even farming,
their leadership in the necessary networking of buildings and portfolios.
where the Wall Street Journal recently reported “…algorithms and
The networking and middleware are part of a larger, continuing
human experts crunch all
transition that is reshaping the industry.
the data and can zap advice
directly to farmers and their
The Culture Influence
machines.”(WSJ-February
Cisco and many others have found that one of the key challenges for
25, 2014)
any traditional IT company entering into the real estate space is culture.
There are decades of processes and norms that are among the most
entrenched of any industry. It is difficult for an IT integrator or channel
behind in adopting current
partner to step into either a real estate boardroom or a facility boiler
18
However, the real estate
industry often lags a decade
IT practices for buildings.
room and readily understand the issues and sensitivities of this industry.
Better late than never, because building analytics are in full operation
It takes IT awareness, business savvy, and time in the trenches to navigate
and have made a transitional impact throughout millions of square feet;
and establish legitimate change in real estate and facilities.
analytics has been the subject of numerous groundbreaking case studies
Realcomm
presented at IBcon over the past two years. When building analytics
first gained traction, the conversation centered on the question of who
5. Competitive disadvantage due to higher fixed operating costs and
capital-intense ‘fixes’
had the best technology, algorithms, and
What’s Next?
rules. While important,
A generational technology transition such as the one real estate is
the technology issue is
experiencing will create winners and losers for vendors, building owners
only one of three key
and managers. Owners and managers will either embrace change and
considerations. Even for
thrive, or hesitate and slip behind their competitors or benchmarking
companies with adequate
peers. The following steps will position owners and managers to thrive:
technology, you must also
evaluate the type of solution and the workflow.
1. Education: Commit to deeper educational process and acceptance
of the facts
2. Strategy: Develop your own strategy that includes organizational
With the maturation of
alignment and a ‘destination architecture’. Simply put, don’t look for
analytics, there are now
your strategy in a solution provider PowerPoint, but rather let the
four distinct types of solution providers which correspond to different
customer-types.
It’s crucial to plan for organizational alignment and workflow, because
the best analytics technology can find opportunities in the data, but
solution providers fit into your strategy.
3. Stewardship: Practice the Hippocratic Oath by first “doing no harm”
with the existing capital and operational budgets that you have.
4.Measurement: Measure with cost structure and not a series of
can’t perform physical work orders or manage staff. An analytics plan
unrelated ROIs. The big, long- term money is in the cost structure of
should also include discussion of central monitoring and management.
every purchase you make and how you are set up operationally. This
You can still retain local decision-making and entrepreneurial thinking in
not only includes energy costs, but facility management, operations
regions or branch offices; but now you address the role of headquarters
and maintenance contract restructuring and requirements, as
or central office in supporting field offices with technology and tools.
well as ESPC terms and conditions (if you used performance
contracting).
The Transition Risks
5.Data-Driven: Become data-driven by having a data and analytics
Since building technology continues to transition, it is left to the real
plan that includes central monitoring and central control where
estate organizations that own, manage, and occupy the facilities to
applicable.
transition in their own right. Since the technology has already changed,
it leaves organizations no choice if they are to remain productive and
Conclusion
competitive; the opportunity cost is too high. To be more direct, the risk
Generational industry transitions are periods of risk and opportunity. The
of not changing has exceeded the risk of changing.
deck will get shuffled and some will slip from their perch while others
So, you may ask yourself, “What is occurring in my buildings and
will break from the pack. The important perspective is that material
portfolio as a result of the building technology transition?” For starters,
change has occurred and continues to occur, and that forces the need
the traditional support resources for the real estate industry such as
for a strategic reaction. In the book “The Lords of Strategy,” Walter Kiechel
architects, engineers and construction companies have not adapted to
III defines strategy as “…the framework in which companies understand
information technology as quickly as it has entered into our building
what is happening to them and how they should react.”
systems. You cannot rely only on the traditional approach. Facilities staff,
property management companies, and operations and maintenance
contractors often have generational skill gaps relating to protocols,
data points, software driven systems, system interoperability, remote
maintenance, etc. Specifically, graphical user interfaces for each separate
system, and the addition of newer management systems for daylight
harvesting, water reclamation, accent lighting and other nontraditional
systems have added meaningful workload and complexity to the daily
responsibilities of management staff.
What are the risks of not transitioning with these changes?
1. Rising maintenance costs due to proprietary service options and
Rob Murchison
Intelligent Buildings
increasingly technical systems; higher cost to get relevant data out
of your own systems (including current and future costs)
2. Security breaches from remote access to building systems and a
lack of minimum requirements for vendors and landlords
3. Inability to be nimble and to react quickly to energy price volatility
with system interoperability and optimization
4. FTE increases due to additional system management needs, legacy
O&M contractors skills and new occupant demands
Tom Shircliff
Intelligent Buildings
Tom Shircliff and Rob Murchison are a co-founders
and principles of Intelligent Buildings, LLC, a nationally recognized smart real estate professional services
company started in 2004. Intelligent Buildings provides
planning and implementation of next generation
strategy for new buildings, existing portfolios and smart
communities. Their work includes “The Smartest Building in America,” the largest energy analytics project in
North America and the smart buildings standards for
the US and Canadian governments. Both are frequent
speakers and collaborators with numerous universities
and national laboratories. Between them they have
been a gubernatorial appointee for energy strategy and
policy and founding Chairman of Envision Charlotte,
a Clinton Global Initiative, a certified continuing education instructor at Harvard University and a member
of the building technology advisory group at Lawrence
Berkeley National Laboratory.
Realcomm
19
Business SOLUTIONS
Accounting Technology:
Could it be a New Profit Center?
Greg Fuhrman
Yardi
Y
eah, you read it right. You’re probably thinking: How is it
of assets under management and $1.2 billion of capital commitments.
possible to increase profit by implementing technology? How
ABC’s finance function consists of 10 people: a chief financial officer;
a director of financial reporting; a
does accounting fit into
the real estate lifecycle in a way that
director of tax; a corporate controller;
enhances the underlying value of my
two divisional controllers and four
investments?
accounting staff members with an
estimated annual cost of $1.1 million.
Like most real estate firms, you
probably ran a lean accounting
ABC’s objective is to increase capital
department in the early days, choosing
commitments over the next three
to focus instead on raising capital and
years from $1.2 billion to $3 billion.
acquiring and managing a profitable
Given that ABC uses QuickBooks
real estate portfolio. If you were using
and spreadsheets to manage their
off-the-shelf general ledger software
business, they will need to hire
and spreadsheets to manage your
three divisional controllers and
firm, then you are keenly aware of the
six accounting staff members to
risks and challenges, which include
manage this growth. What will this
cost ABC?
repetitive input of data into redundant
systems, long accounting cycles and the complexities of manually
Once these new hires are on board, the estimated annual cost to ABC
manipulating data for quarterly reporting. The accounting process was
is $705,000. A fund manager, on average, will earn annual management
simply a cost of doing business, and you accepted its effect on your
fees of 1.5% of committed capital. How much of the $1.8 billion in
bottom line and your rate of return.
new capital to be raised by ABC will be needed to pay for their new
But to handle the demands of managing a growing investment
portfolio and servicing an increasing number of institutional investors,
accounting staff?
This should give ABC’s principals pause, knowing that they will have to
you have to address your accounting function. You are faced with
raise $47 million in new capital before they break even in terms of new
three basic challenges: the cost of the necessary staff to meet the
accounting staff. Closing cycles are not going to shorten and the risk
demands of a growing enterprise; the risk inherent in using traditional
and inefficiencies will continue and perpetuate with each new investor
accounting systems that were once acceptable but have grown to a
or investment that is added. Furthermore, while most principals will not
disproportionate scale; and the need to provide assurance to investors
hesitate to add people to the accounting team, they also know that with
that you are able to adequately manage both.
each incremental employee added to the firm, there is the risk that the
employee will not work out or will leave before the firm has realized a
The Cost of a New Hire
return on the employee’s training. So the real cost of ‘staffing up’ can be
According to the 2014 Salary Guide, Accounting and Finance, published
expected to exceed the actual cost of the new positions needed.
by Robert Half, the lowest salary in the U.S. for a divisional controller,
before bonus compensation, is $82,250; while the lowest salary in the
The Technology Alternative: Automate Accounting Processes
U.S. for an accounting staff (up to one year of experience) is $47,500.
With growth in mind, the forward-thinking investment managers
Tack on an annual bonus, employer payroll taxes, 401(k) match, decent
at ABC will consider an alternative to the traditional QuickBooks,
medical and dental insurance, and that divisional controller’s annual cost
spreadsheets and manual reporting that require an army of human
is estimated at $115,000 while the annual cost of an accounting staff is
capital. Accounting, rate of return and investor reporting are all simply
about $60,000.
calculations of the data resulting from transactions and asset operations,
Example: Let’s look at an example using a hypothetical firm. ABC Fund
Management has four private equity real estate funds with $2 billion
20
Realcomm
right? Today’s technology has the capability to automate these
processes, top to bottom. By adopting the right technology platform
ABC will eliminate duplicate entry and drastically reduce accounting
pieces of your firm fit together? What’s your accounting hiring plan
closing times, automate the recording of capital activity throughout an
over the next three years to meet the demands of your anticipated
ownership structure, automate accounting consolidations on multiple
growth? When you evaluate your firm’s future, remember that the
sets of books and auto-generate quarterly investor reporting. It will
numbers referenced above from Robert Half were the lowest end
process performance calculations such as IRR, and it will generate
of the national average salary range for the lowest range of salaries
automated submission files for NCREIF and GIPS reporting. And the
for each position. If your firm is larger and/or located in a major
kicker? The properties in ABC’s portfolio will be managed directly
metropolitan area, the annual estimated cost of new employees
in ABC’s system, so that critical operating information is already
may be significantly higher than what is presented above, making
present without the need to transfer data from a third-party property
the purchase of a comprehensive technology solution even more
management system.
attractive.
The implementation of the vertically integrated platform described
above will result in significant efficiencies for the existing work force.
Efficiency gains will allow ABC’s highest level accounting employees to
focus on value-add activities, rather than exhaustive “tick and tie” review
of manually prepared monthly reports. These valued-added activities
may include financial modeling of future business lines, or taxable
income projections so the principals can make accurate quarterly tax
payments. Lastly, ABC’s team will be able to respond much more quickly
and accurately to investor inquiries, whether in the office or in the
airport, because of the automation, and because the system is mobile
enabled and can be accessed from anywhere in the world using a
mobile device.
Greg Fuhrman is a regional account executive for Yardi ®,
specializing in Investment Management. His previous
experience included six years with Ernst & Young in the
Kenneth Leventhal Real Estate Group. He also worked for
Pacific Coast Capital Partners (PCCP) as the first employee
in the accounting department. As PCCP’s chief accounting
officer, Greg managed several hundred entities in multiple
funds with institutional investors and was responsible for all accounting, financial
reporting, tax structuring and planning, including system selection and
implementation. He also spent five years helping raise capital for startup companies
with innovative technologies.
With such a system, ABC can expect to reduce its planned future
hiring significantly. For example, if ABC reduces its future hiring by
only one divisional controller and one accounting staff member, they
can save $175,000 per year in employee costs, which can be used to
offset the annual licensing fees for the solution. If ABC is able to cut
one additional Accounting Staff from its hiring plan because of the
implementation of this solution, then ABC may profit by virtue of
selecting and implementing a comprehensive solution, as well as realize
all the benefits offered by this solution. In reality, such automation can
reduce the need to hire staff much more dramatically.
Dallas-based real estate investment company and Yardi Voyager® user
Encore Enterprises Inc. provides real-world testament to the value of
an integrated solution. “When we evaluated software systems we were
looking for a solution that would combine our entire portfolio into one
version of the truth,” said Mahesh Shetty, chief operating officer and chief
financial officer for Encore. “Yardi Investment Management™ satisfies
all of our vertical market management obligations while eliminating
Technology changes.
Building dynamics don’t.
The InsideIQ Advantage
At InsideIQ, we’re
your local experts at
understanding the
building environment
and adapting to everchanging technology.
Contact your local
InsideIQ partner
today.
the reconciling issues that came with the manual exchange of data
between systems. It allows us to have full portfolio oversight and lets us
insideIQ.org
manage the entire investment cycle in an automated fashion, from the
investor to the individual asset, and follow that cycle all the way through
distributions and investor reporting.”
Now Think About Your Business
Is your accounting team plagued by inefficiencies and errors because
they are using multiple systems to capture and report transactions?
How disruptive would it be for a key employee to leave today because
MORE THAN 5200 EMPLOYEES,
49 PARTNER COMPANIES.
they “know where all the bones are buried” and how all of the different
Realcomm
21
Spotlight:
INNOVATION
The Use of Drones in Commercial
& Corporate Real Estate Operations
T
he skies over America are about to get a lot more crowded.
Drones, known by professionals in the industry as Small
Unmanned Air Vehicles (SUAVs), are likely to start becoming
much more commonplace in everyday life now that the National
Transportation Safety Board (NTSB) has ruled in favor of their use
for commercial purposes. The ruling makes it blue skies for drone
entrepreneurs!
Early adoption of Drone technology occurred first in the military,
where pilotless planes were used to deliver weaponry and surveillance
capabilities. During the last 6-18 months, drones have progressed from
secretive military use to potential commercial application with amazing
speed. These drones are no longer toys for use by hobbyists nor are they
the multimillion-dollar war machines we see mentioned in the nightly
news, but a newer, more adaptive version.
A quick Google search on Drones or SUAVs will result in hundreds of
thousands of links to stories about how this technology will produce
a multi-billion dollar industry. From property marketing and package
delivery to fighting pollution, drone use is on the rise, even if still under
the radar. Following are a few interesting examples of uses that may
someday soon be mainstream applications.
and states that “Safety will be our top priority, and our vehicles will be
Residential Real Estate Marketing – The New York Times
built with multiple redundancies and designed to commercial aviation
That buzzing sound in your for-sale property is not the chatter of excited
standards.”2
buyers; it is a helicopter drone whizzing over your dining table to film
the places other real estate agents do not get to. Real estate companies
Delivering Drugstore Items – San Francisco
are filming high end properties with drones offering high definition
A 24-hour delivery service known as QuiQui is launching its business in
footage, then sending it to the company’s listings website. Contractors
San Francisco’s Mission District, delivering drugstore products via drone.
provide the customized, battery driven machines which film both flyover
The service will cost just $1 in addition to the price of the items and
and interior footage. The drones are currently operated only over private
the company is currently inviting participants to join as beta testers. A
suburban properties; the FAA says drones cannot be flown outdoors for
unique delivery system, as the drone hovers 20 feet in the air outside,
commercial purposes.1
customers will swipe the machine, allowing it to drop the order. It then
flies away.3
Delivering Products – Amazon
22
Amazon is working on a new delivery system known as Prime Air to
Fighting Pollution – China
deliver packages into customers’ hands in 30 minutes or less using
China has suffered an environmental cost as a result of its massive
unmanned aerial
economic growth, as most major cities there are grappling with
vehicles. The company
incessant and worsening air pollution. As the government attempts
is currently waiting
to control smog, they have enlisted technology in the form of drones
for the necessary FAA
to search for illegal polluters. Drones are now surveying the areas
rules and regulations
surrounding Beijing and the neighboring provinces of Hebei and Shanxi
to catch up to drone
for sources of air pollution. Each drone covers 70 square kilometers
technology. Amazon
(about 30 square miles) in each flight, and they have already led to over
hopes to have this
200 actions against polluters. China is also experimenting with the use of
commercial service up
drones to clear smog; a parachute-winged drone has been used in tests
and running by 2015,
to spray a catalyst to dissipate smog during air pollution emergencies.4
Realcomm
A quick Google search on Drones
or SUAVs will result in hundreds
of thousands of links to stories
about how this technology will
produce a multi-billion dollar
industry.
Football Field Sized Surveillance Drones – France
A drone-satellite hybrid has been developed in
France that will carry out a range of functions,
including surveillance, border security monitoring,
communications reinforcement and facilitating
navigation— all from a stationary position—with the
help of two self-adjusting electric motors. About the
length of a football field and 25 yards in diameter, The
StratoBus has a blimp-shaped shell made of carbon
fiber. It will float to the lower stratosphere at an
altitude of about 13 miles, with a mission length of up
to a year, with a total lifetime of five years. Because the
‘drone-tellite’ stays closer to earth, it will be able to take higher resolution
images and maintain a stronger communications system. The first
prototype is expected in about five years.5
Using Drones for Farming – Oregon
HoneyComb Corp. of Oregon is using agricultural drone systems to help
farmers save time, money, fertilizer and water. The systems combine
mounted cameras and imaging technology with a tablet-based
dashboard reporting system. As automated drones fly over acres of
farmland, they record infrared and visual data to identify water levels,
crop health and other data points. The drones are inexpensive to operate
“Commercial real estate users often prefer
managed service solutions that include
simple to fly missions, maintenance,
insurance, and financing options,”
commented AJ Jolivette of drone maker
Terosaur. “Then it becomes easy to use SUAVs
for benefits such as augmenting security,
checking remote equipment, surveying and
marketing properties, and much more.”
and the company is working with Oregon State University to test the
accuracy of the system’s measurement devices.6
estate space? Marketing, operations, and security are just a few of the
departments that have begun to show interest in the technology.
Impacts on Real Estate Operations
One company in southern California has begun to use the drones to
While exciting, this new technology comes with a variety of potential
take photos and videos of views from residential units that have not yet
impediments. Liability due to accidents (public safety), privacy laws,
been built. “I can show you the canyon view from the fifth floor” would
local, state and federal laws, execution expertise, noise pollution,
be an attractive statement to a prospective buyer.
protection against drone attacks and other concerns must be reconciled
There have also been marketing applications centered on the use of
before this industry can truly take off, no pun intended! From an
photos and video footage from inside the buildings. Imagine a five story
industry perspective, the interesting question is: Where do Drones or
atrium shot at a mall—the drone swooping down to the first floor—then
Small Unmanned Air Vehicles fit in the commercial and corporate real
continued on page 50
Realcomm
23
Spotlight:
SMART CITIES
Towards Common Data Standards for Smart
Cities and Their Buildings
Michael Jansen
Cityzenith
T
he global financial crisis of 2008 had a significant impact on
platform tools for using that data, for consolidating, visualizing, analyzing,
cities around the world in the years immediately following the
optimizing, and ultimately sharing city data.
meltdown, as municipalities witnessed support from federal
The resulting fragmentation in the market—and the players who
governments either wane or disappear. Left to resolve their own
both serve and guide it—has led to an onslaught of custom solutions,
issues without federal resources, as the dust settled cities responded
isolated oases of innovation, and uneven growth and reporting,
by developing strategies to empower themselves, enacting policy
making the development and distribution of productized, scalable
improvements and deploying technology solutions to make their cities
Smart City solutions and policies a challenge for stakeholders who
more efficient, sustainable, and economically independent. As a direct
require standardization and predictability. Recent developments in the
consequence, over the last few years Smart City projects have kicked
market emphasize delivering solutions that optimize parking, energy
off globally, providing vital innovations to cities in the areas of energy
management, and engagement with citizens. However, without a
management, public safety, infrastructure, transportation, education,
comprehensive, scalable, extensible data management platform that
healthcare, entertainment, citizen engagement, et al. Today, the Smart
is accessible to all, intuitive, and easy to use, city stakeholders have
City market presses forward, growing at 30% annually on its way to
sought manual workarounds or built place-specific apps to deal with the
surpassing $1.5 trillion by 2020 (source: Frost & Sullivan).
patchwork of legacy software and systems that have made information
Cities around the world are in various stages of deployment of hundreds
monitoring, management, and sharing within and between cities and
of ICT-focused smart city projects. While many of these projects are pilots,
their stakeholders nearly impossible. The smart city market, therefore,
they have led to a comprehensive, broader discussion about the future of
cannot meaningfully evolve without a comprehensive, holistic Big Data
smart cities and their buildings, focusing on the use of Big Data in cities,
platform that provides a framework for urban innovation, leveraging
and the tools and systems that tie people, buildings, and things together
common standards to deliver value at a large scale.
in an emerging Internet of Urban Things. In turn, the expansion of smart
In order to facilitate and catalyze the development and adoption of
city services and solutions in recent months has given rise to an explosion
common platforms, the Smart City industry must first encourage the
of data in cities; data from sensors, web portals, M2M devices, mobile
development and adoption of common standards. Indeed, recognizing
devices, etc., 90% of which is unstructured and hence virtually unused
this fundamental void in the industry, in response many organizations
or underused. As a benchmark, cities now generate 4.1 terabytes of data
have begun to emerge, dedicated to creating and disseminating
per day per square kilometer of urbanized land area, and will increase
standards. Today, prominent standards networks include the City
output by 40% per year through 2020. Yet despite the quantum growth
Protocol Society, the C40 Cities Climate Action Group, and the Global
of smart projects globally, the market still lacks common, standards-based
City Indicators Facility. Each network’s focus varies from the specific to
the general, and membership of each varies from dozens to
hundreds of cities. C40 Cities (www.c40.org) for example, is
a world-wide network of (currently) 63 of the largest cities in
the world, and was established to address the challenge of
climate change and greenhouse gas emissions in cities. The
City Protocol Society (www.cityprotocol.org) is a deliveryfocused global organization of about 40 cities, commercial
organizations, universities and research institutions, and
non-profit organizations, with a focus on bringing together
the expertise of the public, private, and academic sectors in
an effort to develop common standards, which CPS describes
as the “City Anatomy.” With membership now exceeding 250
cities, the Global City Indicators Facility (www.cityindicators.
org) provides an established set of ISO-style city indicators
with a globally standardized methodology, allowing for
5D SMART Green Building™ : smart app for the City of San Francisco
24
Realcomm
global comparability of city performance.
The increasing focus on standards has encouraged investment in the
Organizations dedicated to establishing standards for corporate real
research and development of technology platforms that enable cities to
estate and buildings, e.g. the Open Standards Consortium for Real Estate
better visualize and manage the volume and complexity of their data.
(OSCRE) and the Building Owners and Managers Association (BOMA)
IBM’s Intelligent Operations Center, Siemens’s City-In-A-Cockpit, and
would be well served to collaborate with their counterparts dedicated
Cisco’s S+CC Services Delivery Platform are all examples of proprietary
to establishing standards for cities, and vice versa. Already city standards
city data platform solutions that consolidate multi-source, multi-format
organizations and real estate standards organizations have begun to
data into dashboards and other viewers. Cityzenith recently announced
encroach on each other’s territory. For example, the C40 Cities Climate
the adoption of its open standards
action group has established an
platform by Chicago, San Francisco,
internal network dedicated to
Amsterdam, and Barcelona. The
“sustainable buildings”, and BOMA
company has positioned itself as
now advocates that it supports “the
a repository for standards in cities
development and promulgation of
and buildings, distributed through
national model energy efficiency
3D object enabled applications that
building codes that meet the needs
visualize the data, to provide broad
of city, state and federal code
access to multiple user profiles.
adopting authorities as well as the
commercial real estate industry.”
The broad adoption of common,
OSCRE has declared it will “increase
standards-based platforms in
emphasis on intelligent buildings,
cities will transform the collection,
visualization, analysis, and
5D SMART City™: measurement and planning features
management of city data, and
sustainability and cities of the future,”
making it a priority, while the City
will eventually transform the way cities are managed. It will create new
Protocol Society recently created a task force to develop standards for
opportunities for participation and engagement in local civics, making
“buildings” as a subcomponent of its “City Anatomy” standards model.
data freely available for citizens to use through their mobile devices.
What is critical is that, as they evolve, these standards organizations
Platform technology projects have several objectives:
and others develop their standards in unison as part of an on-going
• improve collaboration between city agencies by deploying
common data standards
• collect more and better standards-based data for greater
sustainability and efficiency
• encourage the creation of city- and citizen-led applications to
enhance engagement with citizens, governments, and business
joint discussion rather than in isolation, collectively drafting and
disseminating common standards to achieve mutual goals. With
common standards for cities and real estate in place, all stakeholders—
cities, building owners, IT vendors, contractors, consultants, property
managers, developers, etc.—will be incentivized and empowered to
develop innovative solutions that leverage common standards and
• share best practices between partner cities
transform the way cities and their buildings are built, managed and
• enable better coordination, collaboration, and information
used; creating efficiencies, enabling the sharing of best practices, and
exchange between cities and their buildings
giving rise to unprecedented business models.
Smart Cities and Smart Buildings are close cousins; Smart Building
projects are a sub-category of Smart City projects. Cities have three
major asset holders: government(s), private citizens, and businesses.
Between the three, they own and operate almost all fixed physical
assets. The largest asset holders by volume are corporate real estate
owners, who, like their counterparts at the municipal level, are actively
deploying Smart Building projects that conserve energy, manage assets,
optimize workplace utilization, improve parking, and better disseminate
information to stakeholders. Smart City and Smart Building initiatives are
therefore necessarily moving forward in tandem, and equally demand
a common, standards-based approach to enable and empower the
success of the other.
Michael Jansen is a sought-after Smart City industry leader
and public speaker with numerous awards and accolades to
his credit. He has been featured on CNN, CNBC, and
myriads of government, business, technology, and AEC
publications worldwide, including Smart Cities, Government
Technology, FutureGov Asia, Cities Today, Architectural
Record and Business Week. In 2010, Michael assumed the
helm of Cityzenith to pursue his dream of transforming life in cities all over the
world. In November 2013, he accepted an award on behalf of Cityzenith at the
World Smart Cities Awards in Barcelona, which nominated 5D SMART
City™ as a finalist in the Innovative Initiative category.
Realcomm
25
In the TRENCHES
The power of collaboration can be a great tool in
solving the technology issues many IT professionals
struggle with. Featured in this article is a candid
interview conducted by Chris Saah, President of
TecFac with Sandy Jacolow, CIO of Silverstein
Properties, about the technology opportunities and
challenges he and his team faced while developing 4
Chris Saah
President
TecFac
World Trade Center in New York, the most advanced
office building of the 21st Century. While Silverstein
Properties is most often associated with this project,
they are also involved in many other world class real estate developments
featuring the latest building technologies.
the water on these 30 foot high walls; a dramatic impact and really
amazing to see.
Chris Saah is President of TecFac, which provides IT support services to
To show you how far these technologies have come, in the past
Transwestern and its clients throughout the US. Follow Chris at www.twitter.
with a system like this you would have been married to consultants
com/csaahcio.
after installation, to operate it. With this system, marketing and IT
could work together creating a video for a special event, render it in
I
spoke with Sandy Jacolow shortly after the
the proper format in no time at all and you actually upload it using a
flash card like you or I would use in our cameras.
opening of 4 World Trade Center in November
of 2013. From his 48th floor apartment in
the NoMad (NOrth of MADison Park) section
Sandy
Jacolow
CIO
Silverstein Properties
Saah: Tell us about the systems you’ve deployed in the building.
Jacolow: Tower 4 is LEED certified and very sustainable, but also has
of Manhattan, we reflected on the benefits of
some interesting aspects that create technology challenges. It is a
down time when one works in the 24/7 world of
column free building that’s almost a thousand feet tall. The building
technology, the high cost of living in the Northeast
core was designed to allow for very dense occupancy, which is great
and the uber high cost of a night out in New York
for our tenants. As part of the infrastructure, we had to deploy three
City, before turning our conversation to his work as
different wireless networks in the building: a first responders system in
CIO of Silverstein Properties.
case of emergency, a DAS system, and Wi-Fi. Because of the thickness
and material used in the core we had to strategically place a larger
Saah: Tell us about the opening of WTC Tower 4. It’s a very exciting
number of access points to penetrate the core, which was constructed
time, not just for Silverstein Properties, but for New York City, and
to withstand practically anything. It’s an interesting case study in how
for that matter, the country.
construction affects technology. We also plan to extend Wi-Fi beyond
Jacolow: I was just up on the roof of the building last week and it is
the building to a campus style network that will blanket the World
amazing. You can nearly touch Tower One, and have a vantage point
Trade Center area from Fulton Street to the West End. Once complete,
you can’t get anywhere else. And of course the view of the Manhattan
and in conjunction with the Downtown Alliance and Port Authority,
skyline is absolutely spectacular.
Tribeca’s public Wi-Fi access could be a model for many cities.
Saah: So the construction is 100% completed on Tower 4?
Jacolow: World Trade Center Tower 4 is open. We received our
temporary Certificate of Occupancy in November and had our ribbon
Saah: For those who are not familiar with the term, DAS stands for
Distributed Antenna System.
Jacolow: Correct. It is basically a combination of micro cells and
cutting in mid-November. The Port Authority and New York City are
antennas. It’s a neutral host system, so all of the major carriers can
our first major tenants and are taking up about half of the building.
come in, pay a fee, and integrate with the infrastructure system.
They have already started interior construction and should take
Whether you are in the lobby, your space on the floor, an elevator, or
occupancy this summer. All the construction fences are gone from
stairwells, you will be able to make a call and use data services. The
around the site and we are open and ready for business.
ability to call from the stairwells is not only a convenience, but as we
Architect Fumihko Maki brought together art, architecture, and real
have learned from history, a necessity in times of an event.
estate in an unbelievable way. For example, the black marble wall in
26
the lobby (which is 30 feet high) reflects the 9/11 memorial, which the
Saah: You must have great business partnerships to get that done.
building faces. Also, at the back of each of the three major elevator
Jacolow: We do. We’ve been working very closely with Cisco and they
banks, you see these amazing video walls using LED technology, each
did a great job. We’ve designed this system to support technology
with distinct images of many of the elements used in the memorial.
well into the future; when the gigabit barrier is broken on the device
From outside you can see videos clips of the sky, the earth, and
side, we’ll have the back end infrastructure to support it. This is not
Realcomm
only important for our tenants but also for our engineers. We have people down in
the basement and on the roof so we had to design a system to provide connectivity
wherever they are. Additionally, we outfitted several of our engineers with Microsoft
Surface devices, and are in the process of tagging building mechanical equipment
with QR codes and linking those back to a technical documents library on our
SharePoint Intranet site. When our engineers are working on a specific piece of
equipment they can simply scan a QR code and bring up an owner’s manual, see
the maintenance schedule, when the last inspection was done, or view floor plans
and CAD drawings. We believe this will make our engineering staff much more
efficient and ensure that everyone is looking at the same document.
Saah: Let’s talk about some of the other projects you have going on, because while the
World Trade Center may be your highest profile project, I know you are involved with
many other projects around the city.
Jacolow: Most people associate Silverstein Properties with the World Trade Center,
but we are involved in so many other exciting world class projects. In fact, we are
transforming the new downtown skyline, breaking ground on the first Four Season’s
Hotel and Residence in New York City. This comes on the heels of developing the Four
Season Hotel Orlando on premises at Walt Disney World and the House of Mouse,
which opens this summer.
Saah: Are you doing twin towers side by side or mixing the hotel and residence
together?
Jacolow: It’s a single building that will be nearly 1,000 feet in height, the tallest
residential complex in downtown New York. The lower section will be an iconic Four
Season hotel with the remaining space luxury condominiums. They are not for the
faint of heart, starting at $3,000 per square foot, where New York’s spectacular skyline
surrounds you.
Realcomm
27
In the TRENCHES
Jacolow: We’ve incorporated social networking and our Internet
presence, which go hand-in-hand, into quite a bit of what we do.
You could have the best project in the world, but if your perspective
clients cannot find you or learn about it success could be tempered.
Once we’ve determined how we want to position an asset we
selectively look at which social media platform makes sense for our
message. The next step is content creation, which then gets delivered
via our website and social media channels wrapped in a strategic
Internet Search program.
It’s also about creating a sense of community and connecting
people. For all of its vibrancy, New York can be a cold city where people
often just pass one another even when they live or work in the same
building. Social Media has allowed us to break down walls drawing people and businesses together. Simply put Social Media has empowered
people and amplified their voice like never before in our history.
Saah: I know Silverstein does a lot of charitable work in the city. How
Saah: Out of my price range, sir! And what do you get for that? Gold
bathroom fixtures?
Jacolow: Well, not quite, but the 21st century equivalent. Every unit
do you promote those and other business activities?
Jacolow: Giving back to the community is part of our corporate culture,
supporting organizations like City Harvest, NY Cares Coat and Blood
is prewired for everything you can imagine: wireless access points,
Drives. In the old days it was a simple sign in the lobby, now through
lighting and shade controls, electric metering, security and AV. Add to
Facebook, Twitter and other social channels we connect with a larger
that all of the Four Seasons unparalleled services and amenities at the
tip of your fingers, integrated with a mobile app. When you consider
audience and help those less fortunate.
We also leverage social platforms to support new retail tenants
how the CIO role has changed, technology has become an integral
with cross promotions, providing discounts to our residents while
part of marketing and pre-sales strategy used to wow our prospective
helping to increase sales, a true win-win. On the residential side we are
buyers. We’re transforming 7,000 square feet of commercial office
building a community, connecting our residents through events such
space at 7 World Trade Center into an exciting sales office that
as live concerts, barbeques, and utilizing Facebook and Pinterest.
includes a fully furnished replica model apartment, with state of the
art home automation. To showcase the TriBeCa experience we’re
installing a 3D projection system that will bring a multi-dimensional
neighborhood map to life.
Saah: How do you integrate the social component with the traditional
technology?
Jacolow: It’s a comprehensive Internet strategy linking and integrating
social media platforms, websites and search engine results. Tailoring
Saah: How exactly is the 3D environment created?
a mobile user experience is a must. A website should be optimized
Jacolow: It’s very Disneyesque. We’ve partnered with Incredible
for mobile devices, making it easy to view while delivering a call to
Machines based here in New York, who have created installations
action. This facilitates engagement in the moment. When someone is
for global media events. You have three or four projectors that
browsing your site and sees something they like, they should be given
overlap and are precisely aligned to create the impression of
a seamless opportunity in one click to obtain more information, call a
depth and motion. Projecting multi-media content on a curved or
leasing agent or send a contact email. Ultimately, it’s about capturing
textured surface gives the impression you are actually looking at a
your share of the market and leveraging technology to drive revenue
neighborhood building or park come to life. We then partnered with
and support our business.
EDG and Savant to design a simple user friendly iPad interface, letting
our sales agents call up specific floor plans and views, creating a
personalized user experience; effectively supporting their sales effort.
Saah: Sandy, thanks for this view into life in the big city and ways
Silverstein leverages technology to up their game.
Jacolow: My pleasure. It’s truly a fun and exciting time where technol-
Saah: In the past, we’ve discussed your use of social networking and
28
ogy is considered an essential multi-faceted partner of the business
you’ve spoken at some Realcomm sessions on the topic. I imagine with
and embraced for adding value, no longer viewed as a support/back
a project like this, there is a strong social networking component.
office function.
Realcomm
Spotlight:
ENERGY EFFICIENT TECHNOLOGIES
Innovative Lighting Design Relies on the
Original Light Source
Brian Dauskurdas
Lutron Electronics
I
n building design, daylighting refers to the architectural practice of utilizing daylight as the primary
source of ambient light in substantial portions of a
building. Effective daylighting makes use of windows,
skylights, solar tubes and other methods of bringing
daylight–which consists of direct sunlight and reflected
skylight–into the building, to reduce dependence on
electric light and save energy.
In mathematical terms, daylight autonomy is measured
as a percentage of annual work hours during which all,
or part of, the lighting requirement can be met through
daylighting alone. While this is not a new concept–out
of necessity, the earliest buildings relied on daylight–
architects and lighting designers are now adapting the
way daylight is used in today’s intelligent buildings to
simultaneously exploit and tame the sun’s energy.
Especially in today’s massive glass super towers,
daylighting and dynamic facades are essential tools for
maximizing energy efficiency, enhancing views, and creating
high performance buildings. Strategies such as automated
shade control alloww the building to use daylight more
effectively and minimize the use of electric light.
In the last decade, much of the focus on daylighting
design has addressed energy efficiency improvements in
new buildings. A 2012 paper by researchers from Lawrence
Berkeley National Laboratory looked at savings from 32
installations, and concluded that the average savings from
Figure 2: Automated shades can extend the useful daylight zone to significantly increase lighting
energy savings.
daylighting was 28%, with a maximum reported energy
savings of 60%1.
These are substantial numbers and represent huge potential
Automated, solar-adaptive shading solutions bring daylight back
into the mainstream of modern design
As related to energy use, automated shading control works to maintain
for improving building energy efficiency1. Implemented correctly,
a consistent light level in all environments, minimize the need for
daylighting controls can also contribute positive health effects on people
supplemental electric light, and increase the opportunity for daylight
in the space–benefits that are recognized and acknowledged by such
autonomy. The ideal solution combines automated shades, solar-
high-performance building standards as LEED for new buildings, ASHRAE
adaptive software, and localized cloudy-day/brightness sensors that
Standard 189.1, and IgCC.
communicate with the shading software to evaluate and respond to
real-time, dynamic daylight conditions.
Manual shades can theoretically provide the same
benefits, but virtually never work in practice. Occupants
are only likely to adjust manual shades when they are
uncomfortable, for example lowering a shade to block
direct sunlight, and are unlikely to reopen the shade
Figure 1: Solar-adaptive shading, like Lutron Hyperion systems with Radio Window sensors,
adjusts shades throughout the day based on the position of the sun as well as real-time
environmental conditions.
when the glare event is over, thereby eliminating the
positive benefits of daylight in the space.
Realcomm
29
Spotlight:
ENERGY EFFICIENT TECHNOLOGIES
And, although manual shades can typically achieve a useful daylight
for new buildings that will potentially change the change the way
zone of 10 feet inside the perimeter windows, automated shades
daylight impacts the tower. In addition, clouds and weather patterns
respond to real daylight conditions to extend the useful daylight zone
are in constant flux around a building this massive. Localized, wireless
to 20 feet inside the perimeter. As such, automated shades have been
window sensors, as opposed to rooftop daylight sensors, recognize
shown to save 83% more lighting energy than manual shades2.
conditions such as the bottom half of the building experiencing cloud
A recent study, conducted by Purdue University and Lutron
cover, while the top half of the building is in full sun. Each shade zone
Electronics, analyzed the benefits and energy-saving potential of solar-
will automatically adjust to the actual daylight conditions in the space,
adaptive, automated shading systems. Results show that perimeter
maximizing the use of daylight without compromising occupant
private offices with daylight harvesting strategies in place can further
comfort.
The wireless sensors also allow the shading system to be effective
reduce lighting energy usage by 65% through the use of automated
without having to create specific operational models that become
shades .
3
ineffective as the environment changes. Solar adaptive software,
Building codes drive daylighting strategies
in combination with the window sensors, ensures that the shades
One of the most powerful motivators to use daylight more effectively
automatically and effectively adapt to the actual, not theoretical, daylight
is code compliance. As utilities struggle to meet the ever-increasing
conditions.
As the tower is completed, spaces are further defined, and tenants
demand for power, federal and state agencies are stepping in to regulate
energy use and mandate compliance by strengthening building codes
occupy each space, the Lutron shading system and wireless sensors
to support energy savings and sustainable building design. Daylight
allow shading controls to quickly adapt and accommodate changes
harvesting strategies are key elements in these codes.
without expensive, disruptive rewiring or complicated reprogramming.
Standards and guidelines developed by the American Society
The software includes an easy-to-use wizard accessible from an iPad or
of Heating, Refrigerating and Air-Conditioning (ASHRAE) are now
iPhone, allowing end-users to make programming adjustments in the
mandated by the Department of Energy. As of October 18, 2013, all
affected space, and in real time.
state commercial building codes must meet or exceed ASHRAE/ IESNA
90.1-2010 standards that include mandatory requirements for daylight
Changing the paradigm for daylight control
harvesting technology. Other building standards, including IECC and
New construction often uses daylight-friendly glass and steel design
California’s Title 24, are following suit by including similar daylighting
to ensure energy-efficient, comfortable, code-compliant buildings. As
requirements in their updated recommendations.
buildings use daylight more efficiently, they will be fundamentally less
Buildings can meet codes with manual shades and standard
dependent on electric light, and more reliant on adaptive, unobtrusive
technology mandated by the 90.1–2010 “Daylight Zone Requirement.”
shading controls to enhance the occupant experience while reducing
Or, buildings can exceed codes and realize their full potential with
energy use.
automated shades and wireless technology. By designing the same
space with wireless technology and automated shades, the initial cost is
Editor’s Note: Gensler will be presenting details of the Shanghai Tower project
slightly higher, but the return on investment is significantly better.
during the Realcomm|IBcon Opening General Session.
The Shanghai Tower’s intelligent facade
Williams et.al., “Lighting Controls in Commercial Buildings”, Leukos Vol 8, Number 3
January 2012 pp. 161-180.
2 It should be noted that the same study concluded that similar levels of savings are
available from other controls strategies such as occupancy sensors, personal dimming
control and institutional tuning. Since this article is about daylighting, we will focus on
that strategy here.
3 Lutron Electronics Co., Inc. worked with Purdue University to analyze the benefits and
savings potential useful daylight zone up to 10 feet of Lutron’s Hyperion automated
shading systems. The results showed the impact of how automated shades significantly reduce annual lighting energy usage. Savings are based on energy simulation
of a perimeter private office with a lighting power density of 0.9 W/ft., a standard clear
double pane glass, and a shade fabric with 5% transmittance and a 76% reflectance.
Values shown are the average of three window to wall ratios: 20%, 40%, and 60%.
Daylight harvesting system required.
1
The Shanghai Tower, now under construction in one of world’s leading
financial centers, will utilize automated shade control and solar adaptive
software throughout its
121 occupied floors. The
structure, designed by Gensler
Architects, uses more than
13,000 automated shades
and hundreds of wireless
window sensors to ensure that
shades can respond to local
daylight conditions, providing
consistent, comfortable
daylight in the building
interior.
Shanghai is a city
experiencing tremendous change and growth. The shading system
chosen for the Shanghai Tower has to effectively accommodate
30
Realcomm
Brian Dauskurdas is Director, Global Energy Solutions
with Lutron Electronics. He has been intimately involved
in the specification, construction and commissioning of the
largest buildings in the world. In his current role, Brian
continues to engineer and expand Lutron’s Global Energy
Sales and Marketing Team. The team will be focused on
leading the company’s growth into existing building retrofits.
Differentiate
Attract
Retain
Boost your occupancy rate with Lutron.
©2013 Lutron Electronics Co., Inc. | P/N 306-0038 REV B
Green buildings have a 10%* higher occupancy rate.
Lutron energy-saving solutions create dynamic environments that
appeal to a broad range of tenants.
•
Wireless lighting controls and shades for fast, easy retrofits
•
Install in minutes with no disruption to tenants
•
Affordable upgrades with payback as low as 2 years
Learn more at www.lutron.com/ULI
* Source: Wiley, Jonathan A., et al. 2010. Green Design and the Market for Commercial Office Space.
The Journal of Real Estate Finance and Economics. Vol. 42, Issue 2. Pg. 228.
Business SOLUTIONS
Using Technology to Automate
Mission-Critical Debt Management
Oren Rosen
Cougar Software
R
aising capital and successfully managing debt is one of the
foundations of any Commercial Real Estate (CRE) company.
Effective debt management can greatly enhance performance
in good times and mitigate risk in bad times. The majority of CRE
companies use debt as a financing tool and are painfully aware of the
tightrope they walk between optimizing their debt positions and falling
foul of debt covenants. The ability to effectively and efficiently monitor
covenant statuses, anticipate portfolio cash flows, and manage liquidity
positions in a timely manner is becoming increasingly important.
Almost every day in the financial news, we hear of companies needing
to restructure their debt. Often debt restructuring is required as a result
of a breach of one or more covenants associated with a loan. Beyond
the imposition of stiffer interest rates and new loan terms, the impact
• The potential to become corrupted through transposition errors,
omissions and data re-entry
• Reliance on key individuals to create and manage these manual
systems
• Inconsistencies between different spreadsheet users—leads to
problems in understanding how data is represented and user intent
• Very difficult to run financial debt models or perform hypothetical
analysis with spreadsheet based tools
• Version control becomes difficult to follow with different versions
residing on different workstations; tracking of multiple versions and
the most current data is complicated and prone to errors
• Rollup consolidations of asset types and country locations into a
single portfolio is complex and time consuming
of such breaches may be hugely damaging
Reports, produced manually from
to a CRE company. The company may need
multiple sources, are labor intensive,
to declare bankruptcy, as was the case for
especially if multiple departments or
many CRE companies during the recent
business units are involved. A drilldown
global financial crisis. At the height of the
to greater detail is often impossible. Ad
crisis, property values had fallen by 30%
hoc reporting or reporting at any point
or more in some sectors. According to De
other than the traditional month-end, is
Montfort University’s mid-year 2013 UK
disruptive to normal debt management
property lending survey, by the end of 2009
operations and places additional strain on
£28.3 Billion (approx. $45 Billion) of property
personnel.
Determining the state of the required
loans recorded in the UK were in breach of
debt coverage and service ratios is both
their financial covenants.
labor intensive and time consuming.
ISSUES: MANAGING DEBT TODAY
There is no real ability (or time) to analyze and optimize debt loads
Within the CRE world, where a single portfolio may consist of hundreds
or accurately project future debt requirements. The actual terms of
of loans, monitoring debt covenants and managing debt positions is
each loan and its specific covenant conditions remain buried in the
critical to an organization’s survival.
details of the physical loan documents. Consequently, the risk of
Traditional integrated financial systems do not have the functionality
to manage:
covenant breaches expands exponentially with the addition of each
new loan.
• the intricacies of individual loan agreements
• the complexities of multi-country differences and idiosyncrasies
THE IDEAL SOLUTION
• the mix of different asset types in their CRE portfolios, e.g. office,
Rather than spending inordinate amounts of time on data collation,
industrial, retail, hotels, residential and developments
As a result, CRE companies are forced to turn to other solutions,
including developing complex spreadsheet solutions, which are not
integrated with the rest of the organization’s financial systems.
In addition to being orphaned from other corporate systems, these
custom spreadsheet solutions have a number of related issues including:
32
Realcomm
preparation and manual processes, debt management could be largely
automated, structured and streamlined—freeing up resources to focus
on value-add opportunities for the business.
Debt management by CRE companies would include the
implementation of a powerful, flexible, and adaptable automated
solution that would:
contract level or at the consolidated portfolio level
• Become the single repository for all debt and loan documents,
including covenants, both of a financial and non-financial nature;
• Exception reporting on potential funds over/under allocation and
utilization of capital resources
accessible to all employees in real time and serving as useful
• Full or maximized funds utilization, i.e. ‘squeeze’ the maximum
backup if the original documents are destroyed or mislaid
benefit out of allowable room in geared leverage
• Set covenant targets per loan and notify users when potential
covenant breaches are imminent
CONCLUSION
• Run ‘what-if’ scenarios and financial models, taking the debt
Huge operational efficiencies would be realized through the
position fully into account
standardization and streamlining of processes, with stress-free access
• Reflect the entire corporate portfolio structure within a single
to critical information by users throughout the organization. Valuable
intuitive view
• Allow the roll up of properties and accompanying loan details and
insights on ways to optimize the capital structure can further be
enhanced using powerful analytical, modeling and reporting tools.
data according to the corporate structure and ownership—e.g.
The result would be faster, better decision making within an optimized
individual properties to investments to funds
• Generate standardized or custom reports to quickly and accurately
debt environment, focusing on data analysis and the discovery of new
profitable opportunities. Clearly, a strategic investment in mission-
analyze KPIs on an individual loan and overall portfolio basis
critical Debt Management functionality becomes a definite competitive
• Automatically generate reports to meet Lender compliance
advantage.
requirements
An ideal solution should allow access by CRE professionals out in the
field, at any time, in any time zone, anywhere. Catering to all situations,
the calculation, consolidation and reporting engine should be adaptable
to work with any view or slice of the portfolio, fund or individual property
for any given time frame (past, current and forecast periods) and in any
combination.
The Analysis, Reporting and Optimization of Debt Position should allow:
• A full portfolio and debt position picture, and the ability to drill
down to individual loans
• At-a-glance reviews of KPIs of debt positions at the individual
Oren Rosen, CEO at Cougar Software, leads a group of
talented and creative individuals who have a passion for
financial practices in real estate. The company is focused on
transforming how the real estate industry leverages data to
make better, faster business decisions by offering its customers
out-of-the-box financial modeling solutions. He is a technology and real estate veteran with a background in building software companies and
management consulting. He previously held leadership positions with PricewaterhouseCoopers and Arthur Anderson Business Consulting.
Angus AnyWhere is the most comprehensive suite of software to
optimize commercial real estate operations.
We are dedicated to delivering the best software and services in the industry allowing
you to optimize workflow, manage effectively, communicate better, streamline billing,
mitigate risk and measure green performance.
We’re working for over
BILLION square feet
. of commercial real estate.
17
Stop by booth #705 at Realcomm 2014
in Las Vegas to find out why.
www.angus-systems.com | [email protected] | 1.877.442.6487
© 2014 Angus Systems Group. All rights reserved.
Realcomm
33
It takes more than “big data”
to make a big building smart
Siemens smart building solutions help you cut costs, increase
efficiency and ensure long-term sustainability.
www.usa.siemens.com/smartbuildings
You need more than software and big data for a smart
building. It takes people, process and technology. It
demands intimate knowledge of how a building, and
all of its systems, operate. Siemens has the experience
and expertise to capture and apply data effectively to
achieve true efficiency. Our technology captures and
transforms data into actionable information. Supported
by highly-trained technicians, our solutions dramatically
improve operations and increase energy savings.
34
Realcomm
Your building has its own unique set of opportunities.
We build on the strengths of your facility and your team
to achieve potential energy savings of 20% to 40% through
comprehensive planning and execution. We can tailor our
technology, solutions and services to meet your objectives
and your budget, working closely with you every step of the
way. Learn more about strategies you can implement by
reading our white paper “The 12 Things You Need to
Know about Monitoring-Based Commissioning” at
www.usa.siemens.com/smartbuildings.
Answers for infrastructure and cities.
Intelligent
BUILDINGS
Intel Enabling the Smart Building,
Smart City Marketplace
T
he Internet of Things (IoT) is definitely making headlines in
enabled Daikin Applied to connect its existing Rebel rooftop units and to
the marketplace. Almost every major Fortune 500 technology
deliver data to the cloud.
company has or is developing an IoT strategy. The recent
By using an integrated intelligent gateway solution, Daikin Applied
formulation of the Industrial Internet
is now able to focus on rapidly deploying
Consortium (IIC) demonstrates the global
differentiated value-added services such as
scope, breadth and potential for this new
“The true value of the
Internet of Things (IoT)
is realized when most
devices, both old and
new, are connected to the
cloud and the data can be
used to help make timely
business decisions.”
market opportunity.
The consortium, open to all interested
in driving global market development for
the Industrial Internet, was formed by AT&T,
Cisco, GE, IBM and Intel to break down the
barriers of technology silos for better access
to big data with improved integration
of the physical and digital worlds. When
companies like these come together you
know big changes are ahead.
While many of the new entrants to the
Internet of Things (IoT) and the Internet
real-time HVAC unit performance, remote
of Everything (IoE) are just beginning to
diagnostics, monitoring and control,
formulate their strategies, Intel has been
advanced energy management, and third
hard at work developing and executing
party content integration services to its
on their IoT strategy for smart buildings,
campuses and cities.
Like the PC revolution, which used Intel
Internet of Things: Ton Steenman, vice president and general manager,
Intel’s Intelligent System Group
customers.
This is just the first step in Intel’s
journey to become the leader in
technology on the inside to take the industry to a new level of scale, the
intelligent systems for buildings and other markets. As the market
same innovation is required for the IoT revolution. The “BUILDING Internet
develops, this gateway technology will find its way into security systems,
of Things™” (BIoT™), with its multitude of electro-mechanical devices,
lighting platforms, parking, utility meters and every other conceivable
requires a similar approach to standardization seen with PCs, servers,
device or system found inside a building. Understanding that a good
storage, printers and networks. The innovation ecosystem needs to look
deal of equipment already exists, their strategy includes technology for
at end-to-end solutions to address interoperability and core capabilities
both existing retrofits and new equipment.
such as security.
The intelligent gateway solution that resulted from Intel’s foray into
Once this comprehensive level of interoperability in buildings is
achieved, energy conservation, efficient operations, enhanced occupant
the market brings full, standardized, secure computing to the device
experience, sustainability and financial optimization will be realized at a
level. In layman’s terms, every device is smart, and securely connected
scale never before imagined.
to the network and can either process information locally or send
Those who have spent time in the commercial real estate tech and
smaller subsets to the cloud for further processing and automation. This
smart building industry and have witnessed monumental shifts over
also creates an instant standardization for machines that will allow all
the years will quickly recognize that Intel’s entry into the market could
the BUILDING Internet of Things™ to talk to each other in a consistent,
potentially have a significant impact on the trajectory of our industry.
standardized and secure manner.
One of the early test beds for this new technology was Daikin Applied,
the world’s largest manufacturer of air conditioning, heating, ventilation
and refrigeration units. Intel, along with McAfee and Wind River, worked
with Daikin to create intelligent gateway solutions to deploy a complete
end-to-end solution for commercial HVAC equipment. The project
Editor’s Note: Intel will be speaking at IBcon 2014 on June 17-19 in Las
Vegas. This will give both end users (owners and operators of buildings) and the
supply side (industry solution providers) the opportunity to better understand the
impact Intel’s entry into our marketplace will have on the BUILDING Internet
of Things™ (BIoT™) and the new opportunities this represents.
Realcomm
35
Spotlight:
BUSINESS & FINANCE
Crowdfunding Real Estate Deals: Technology
Meets Transactions, the New Power Couple
Elizabeth Smith Kulik
ProHatch
T
he real estate industry rarely experiences a seismic shift; we are
media and networking platforms into all aspects of our personal and
experiencing one today as crowdfunding sets the stage for a
professional lives. Issuers can now advertise investment opportunities,
using the breadth and speed of social
transformation unlike any other.
We previously saw it with the rise of
media and networking, to exponentially
REITs, and CMBS. It happens when the
expand outreach to targeted pools of
real estate capital market adapts to a
potential stakeholders, often within
disruption, and regulated crowdfunding
minutes.
Although private investors have
is just that.
options when investing in stocks and
With crowdfunding, sourcing capital
is no longer a fragmented process. On
bonds, they have very few ways in
crowdfunding portals, the entire process
which to access private real estate.
of ideation, solicitation, due diligence,
Historically, investors relied solely on
their own networks to access quality
funding, investor relations, and ongoing
investment management is digitized in vertical online platform eco-
real estate investments. Typically investments require a minimum of
systems.
$50,000-$100,000 and may not be in a single asset, but a pool of assets,
Enabled by technology and social media, regulated crowdfunding
such as a REIT or fund investment. This reduces transparency and control.
dramatically accelerates private equity and debt investment in real estate
Crowdfunding brings a direct connection to the scene, with direct
and operating company capital transactions. SEC regulations from the
investment and online socialization at the core.
Jumpstart Our Business Startups Act (JOBS Act) allow private investors
The pressure is enormous for the undisciplined real estate industry to
change its approach to the project creation and development process,
“… crowdfunding affords a unique point
of access into the real estate industry.
Aligning technology with capitalization
and ongoing program execution will greatly
accelerate creation of a completely vertical
environment that aligns financial and
physical performance in real time.”
capital markets, and technology. The industry is rapidly evolving to
service and capitalize new stakeholders with a variety of bottom lines,
and will continue to require capital that aligns with increasingly efficient
asset programs and that can fill the gap in traditional resourcing.
Crowdfunding provides just such an alternative. In an era when every
real estate development is a new version of public/private partnership,
the Crowd is becoming a powerful source of ideas, time, goods/services,
expertise, and capital. This is a remarkable opportunity for the public to
become stakeholders in the next generation of real estate development
and investment.
to directly invest in real estate and other business securities that are
syndicated online to private investors and soon, the general public.
36
It is important to remember that all real estate investment is inherently
risky, and is most risky in the early stages of a property investment.
The JOBS Act was signed by President Obama in April 2012 and
Accordingly, real estate has been limited to sophisticated, accredited,
includes seven Titles aimed at accessing new sources of public capital
high net worth institutional and fund investors. Private investors and
and decreasing the regulatory burden on small to medium businesses as
the general public have had limited access. Bringing this circle together
they raise capital and create jobs. A new capital tier was created where
to become a reliable alternative or companion to traditional resources
accredited and non-accredited investors participate directly, and the
will take all stakeholders, paying significant attention to managing risk,
historically disorganized family, friends, seed and sponsor rounds can
building best technical, social and real estate practices to generate a
now occur in a structured marketplace.
pipeline of qualified investments and sustainable returns.
A revolutionary benefit of the JOBS Act’s provision for general
Beyond its appeal as an alternative capital source, crowdfunding
solicitation is that it coincides with the massive adaptation of social
affords a unique point of access into the real estate industry. Aligning
Realcomm
technology with capitalization and ongoing program execution will
greatly accelerate creation of a completely vertical environment that
aligns financial and physical performance in real time.
The real estate industry is no stranger to the challenges of sourcing
that then funds the program according to the terms of the raise.
Title III regulated crowdfunding is decidedly more complex, as the
pool of investors includes the public at large—accredited and nonaccredited— and is not yet legal. The SEC has focused significant effort
capital. Assets require an entire stack of capital players from drawing
in mitigating risk in this quadrant, creating an environment that mimics
board to revenue; innovative building technologies struggle to stand
a public company for issuers, investors and portals alike. While the
out to the VC combines; and communities are in need of infrastructure
intention is noble, the practical ramification is that the high cost to meet
and public space. The industry is also no stranger to the challenges of
potentially burdensome requirements will have a negative impact on
adapting to vertical integration. Historically fragmented and manually
use of Title III. With a lengthy wait for final SEC and FINRA rules, Title III
driven, technologies have been most successfully adapted to tasks and
may not be implemented in the market until Q3-Q4 2014 or later.
analysis in silos, operations, A/E/C, data management.
Today this paradigm is changing forever. For the first time in our
Title III Issuers are required to use crowdfunding platforms (either
Portals or Broker Dealers), regulated by the SEC and FINRA. They must
industry’s history, technology can enter the real estate value chain at
meet regular and significant requirements for reporting, disclosure,
its core—transactions. Not just the reporting on, but the funding of.
filings, among other administrative and performance related criteria.
Sourcing capital is at the heart of every real estate venture, because
Most importantly, registered crowdfunding portals must devote
without capital, real estate doesn’t happen.
significant effort to educate the investment community on the risks
associated with private investment,
and are not allowed to give
JOBS Act Snapshot
investment advice.
Title I
Reopening US Capital
Markets to Emerging
Growth Companies
IPO on-ramp for private cos. w/<$1b revenue, 2 yrs financials, exempt
from Dodd-Frank & financial controls audit requirements, decreased
Sarbanes/Oxley compliance requirements
Title II
Access to Capital for Job
Creators
Lifts Reg. D/Rule 505 & 144A ban on general solicitation and
advertising, allows internet access to accredited investors
to raises of $1m/yr/entity. Issuers
Title III
Crowdfunding
Lift4(a)(6) Registration exemption for start-ups and small companies
raising up to 1m/year/entity
regarding their business plan, audited
Title IV
Small Company Capital
Formation
Increases the amount of capital that can be raised a Reg A exemption
from $5m to $50m
management team, directors, board
Title V
Private Company Flexibility
& Growth
Mandatory threshold for private co registration raised from 500
shareholders to 2,000, as long as less than 500 are non-accredited
required to provide investors with
performance reports for the life of the
Capital Expansion
Raises the holders of record numbers required for SEC registration of
non-listed bank or bank holding companies from 500 to 2,000 and
lowers the number of holders of record required for deregistration
from 300 to 1,200
Title VI
Unlike Title II 506(c) exemptions,
Title III 4(a)(6) exemptions are limited
must submit significant information
and certified financial condition,
of directors, use of funds, and are
regular and detailed financial and
investment.
Title III investors may be anyone,
but as a risk management measure,
Jumpstart Our Business Startups Act (JOBS Act)
investors are limited by income on the annual amount they can invest
Briefly summarized above, the JOBS Act includes seven Titles, of which
in Title III crowdfunding securities. Investments made in a Title III
Title II and Title III encompass regulated crowdfunding:
crowdfunding transaction can’t be resold for a period of one year.
Title II allows general solicitation for issuers utilizing a 506(c)
While Title III has yet to see final rules, use of Title II 506(c) exemptions
exemption. 506(c) exemptions have no cap on how much can be raised,
has demonstrated that it is an efficient path to capital and is gaining
or on how much an investor can invest, so long as the investor certifies
momentum, particularly in the real estate space.
as accredited. An increasing number of real estate asset programs are
using the 506(c) exemption to raise capital with great success.
Most crowdfunding portals are completing early Title II transactions
based on an “all or nothing” funding model, where the issuer has a
designated time period to solicit and reach the prescribed funding goal
for the program. If the goal is not met, all deposits/commitments are
returned and the real estate program does not get funded. If the entire
subscription is sold, investors are aggregated under one passive entity
Liz Kulik is Co-Founder and CEO of ProHatch, a web-based crowdfunding
platform and has been a leader in the financial services, real estate and business
advisory industries. She has contributed her expertise to global public and private
companies, including FTI Consulting as Senior Managing Director & Co-Head
Global Real Estate Solutions; Grubb & Ellis as CSO; HelixGlobal, LLC as
Co-Founder & COO, BGK, Inc., Glenborough Real Estate Investment Trust,
and Aetna Realty Investors.
Realcomm
37
FROM the PUBLISHER
BIoT™ – BUILDING Internet of Things™
O
ver the last few months you’ve likely been
Internet) for the purpose of creating operational efficiencies, reducing
hearing the term ‘IoT’, an acronym for
energy consumption, improving occupant experiences (DAS to security),
the ‘Internet of Things’, with increasing
achieving sustainability goals, and effectively optimizing financial
frequency. This catchphrase and its close cousin
‘IoE’, or the ‘Internet of Everything’, are being used
Jim Young
Founder and CEO
Realcomm
performance (increasing NOI and subsequently value).
Considering the various equipment or devices found in buildings
to describe the next generation of the Internet. Big
can be a formidable undertaking. HVAC, lighting, security, lifts, AV,
ideas often capture the collective imagination with
communications, parking, utility meters, vending machines, energy
a memorable name and these three simple words
management, water management, landscaping/irrigation, digital
have become a magic meme.
signage and voice and data are the major categories, but by no means
The early Internet consisted of simple HTML
pages; rich media was next, then business application development,
do these encompass all the different types of devices and elements you
might find in a building or portfolio, especially at campus or city scale.
(See illustration next page)
mobility and consumerization, and now
the Internet of Things. While the IoT is
not new (we’ve been hearing the term
in technology conversations for three or
four years), it has now hit the mainstream
in a big way. If you ask industry insiders
what the predecessor to the IoT was,
most would likely answer M2M (Machine
to Machine). This is where machines are
connected via a network (the Internet) to
share data and ultimately create complex
machine process automation schemes.
From a consumer standpoint, the IoT again
means all sorts of devices connected to
the Internet for the purpose of information
transfer or process automation. This ranges
“The BIoT™ stands for BUILDING
Internet of Things™ and allows us
to focus on all the components in
a building that could be connected
to the network (the Internet) for the
purpose of creating operational
efficiencies, reducing energy
consumption, improving occupant
experiences, achieving sustainability
goals, and effectively optimizing
financial performance.”
The big question is what are the
benefits of including BUILDING in the
IoT discussion? The answer is multifaceted. The BIoT™ is actually the next
generation of open, integrated, open
architected, IP-centric smart, connected,
high performance, sustainable, energy
efficient, operationally efficient, green,
intelligent buildings we have been
discussing for over ten years. The reason
that it is important to transform our
existing building stock and build all new
buildings to these smart buildings or
BIoT™ standards is quite simple. We want
to operate buildings in the most cost-
from wearable devices such as Google Glass and Qualcomm watches,
effective manner, save energy, be good stewards of our resources, make
to bathroom scales and sensored sports equipment such as bicycles
sure the occupants are safe and happy, and ultimately achieve a more
and basketballs.
profitable enterprise.
Realcomm actually first made reference the IoT in a 2002 article,
This new way of thinking about real estate, overlaying an IT network,
“Connecting Buildings and Processes to the Net.” In the article we described
connecting all our traditionally unconnected equipment, monitoring,
how all electrical/mechanical devices found in a building would be
analyzing and controlling business processes (integrating with ERPs)
connected to the network, their data normalized and secured, and then
without much human intervention, will lead to much better managed
that data parsed off to third parties, where it would be processed in
assets, which translates to happier occupants and improved finances.
an analytics engine and ultimately involved in complex business and
machine process automation.
To clarify and further define how the IoT is going to impact the
We are excited about embracing this new concept of the BUILDING
IoTTM and continuing to be an integral part of the commercial, corporate,
government and institutional real estate transformation.
commercial, corporate, government and institutional real estate
industries, we added a ‘B’ to the acronym for BUILDING. The BIoT™ stands
for BUILDING Internet of Things™ and allows us to focus on all the
components in a building that could be connected to the network (the
38
Realcomm
SCAN to read the 2002 Realcomm Advisory titled
“Connecting Buildings and Processes to the Net” or visit:
realcomm.com/advisory
Realcomm
39
Spotlight:
CORPORATE TECHNOLOGY
Sprint Real Estate Group and CBRE Embrace
Mobility to Set High Innovation Benchmark
F
our years ago, the Sprint Real Estate Group and CBRE joined forces
Fleet Management Tracking
to create an Innovation Program focused on solving real estate
This GPS solution provides real-time location information for the FM
managed fleet, resulting in optimized
problems using mobile technologies. The goal was to create a for-
mal structure where leading ideas and technologies could be explored,
routing to increase productivity and
vetted, evaluated and implemented. Today, that program is in full swing
efficiency of mobile workers. Visibility
and impacting almost every aspect of their real estate operations. Asset
into driver behavior has also been a
management, alarm monitoring, electronic access, fleet tracking and
benefit (e.g. speeding, idle time, harsh braking, rapid acceleration, after
water leak detection are just some of the innovative, technology-based
hours usage, etc.), resulting in the development of company-wide man-
solutions Sprint has developed. Following is a summary of these tech-
agement policies to improve driver safety and reduce fuel consumption.
nologies, all of which have the potential to enhance utilization, increase
efficiency, save costs and provide a greener environment.
Equipment Log Application
This application uses the latest digital technologies to collect equipment
CBRE Site Assessment
readings while performing facility maintenance rounds. It allows FMs to
The CSA Application allows facilities inspectors to quickly and efficiently
capture and upload images to a database using mobile devices and also
gather information and survey sites
features customizable templates for personalized data points. The data
through an easy-to-use punch-list
is standardized across the real estate equipment portfolio, providing off-
application and photo storage appli-
site personnel easy access to the information.
cation. These tools reduce turnaround
time and free facilities inspectors from
many of the administrative tasks associated with data capture.
3G/4G Remote Surveillance
This remote surveillance system accesses networked surveillance cameras over the 3G/4G
AssetInsight
wireless network, allowing people to login and
The AssetInsight system aids manage-
monitor construction remotely. This reduces
ment in forecasting capital needs. The
extensive travel or dependency on outside par-
system facilitates the creation of planning
ty updates and provides more accurate timelines to clients.
strategies and drafting potential scenarios
for capital spending on facilities or build-
General Contractor Application
ing management.
This technology provides a way for General Contractors to provide
predetermined updates for projects via a mobile device.
Building Alarm Monitoring
Instead of having to access multiple sources (e.g. camera,
This system provides Facility Managers and Build-
computer, manual notes), the process was simplified by
ing Engineers remote access to critical points in
consolidating the collection of information into a single
the facilities and provides tracking and updates for
real-time review to determine equipment failure.
app, greatly reducing the steps involved. The site assessment is then uploaded directly into the location record in the database.
This system has eliminated delays in notification of
equipment problems, resulting in faster response and resolution.
Water Leak Detection
This system is a simple plug-n-play technology that monitors water leaks
Electronic Key & Access
within a building’s infrastructure. If a leak is detect-
The Electronic Key & Access system allows
ed, the monitor sets off an alarm to notify Facilities
for keyless entry, virtual keys and mobile
Managers and technicians. Previously, leaks may have
lock control. This promotes easy access, ef-
gone unnoticed until advanced damage had occurred.
ficiency, and a higher level of control and
The system streamlines the process so that visual signs are no longer the
facility security.
first line of defense against water leakage. Devices are easy to install, very
inexpensive and do not need to be replaced after use.
40
Realcomm
Workplace Utilization Tracking
facilitates knowledge sharing. The apps are organized in alignment with
From a project management perspective, this utilization tracking system
CBRE FM Platform Services and help drive
allows CRMs to better understand the space needs of various business
efficiencies. The Toolbox includes frequent-
units. Wireless real-time reporting assists FM Service lines by allowing
ly-used apps and provides remote mobile
alignment of their service delivery with the utilization levels of the space.
device management. The Suite gives off-site
In addition, wireless technology greatly reduces resources involved in
personnel easy access to information, elim-
data collection.
inating the use of paper in support of Sprint/CBRE Sustainability goals.
Mobile device management allows for centrally managed app deploy-
Wireless Lighting Controls
ment and remote troubleshooting.
The Wireless Lighting Controls system makes a building more energy
efficient by controlling lights in response to
Fire Extinguisher Monitoring
indicators the building monitors using sensors,
This monitoring system integrates work order data
such as occupancy or natural light levels. Remote
and mapping data to provide identifiable locations
monitoring and control of those lighting systems
of fire extinguishers. Vendors and technicians are
can be accessed by approved personnel. The
able to use a mobile device to locate each fire
system helps lower energy consumption by avoiding lighting buildings
extinguisher shown on an indoor map, for mainte-
when the space is empty or running lights at full power when sunlight
nance and inspection purposes. It leverages mapping technologies for
is available. This can lengthen the lifespan of lighting elements by more
buildings and helps ensure maintenance is completed.
efficiently utilizing their burn time, help earn points towards LEED certification, and as a by-product can even help generate useful data such as
Waste Management Gauge
space utilization.
PSI gauges were implemented to monitor
and schedule trash-compactor pickup. The
Meeting Room Reservations
PSI Gauge ensures a more precise ‘just in
The Meeting Room Reservations tool
time’ scheduling and superior monitoring of
allows users to process reservation times
pressure ratings. This remote monitoring sys-
via a smartphone or tablet. It utilizes
tem offers a more efficient method of waste
QR codes that take users directly to the
management, reducing service orders and improving responsiveness.
reservation page for a target room. If a
room is unavailable, the mobile app allows users to search for alternative
Innovation at Work
available space in the building during designated time slots.
Sprint and CBRE have combined real estate experience with mobility expertise to create an extraordinary platform for innovation and an impres-
Real-Time Workspace Reservations
sive application set. They have taken many traditional, analog processes,
This workspace reservations system allows remote employees or em-
applied a mobile mindset, and literally transformed the way they use and
ployees working outside their traditional area to
manage their real estate assets and related operations. This is just one
reserve hoteling workspace through the use of their
example of the transformation that can occur when innovation occurs at
cellular device. The system’s real-time reporting
the intersection of real estate and automation.
capability also allows SRE to align its service levels
based on hoteling utilization.
Fixed Generator Alarm Monitoring
This system gauges fixed generators at cell towers and
2014
3.5 wide X 2.9 height
commercial buildings that do not have a Building Automation System (BAS) in place. The monitoring provides
alarms on various aspects of the generator. Since monitoring did not originally exist for this equipment, faults
often went undetected for long periods of time before
maintenance was possible. This system enables Sprint to be proactive
when power to cell sites is in jeopardy, with up-to-the-minute data on
specific cell towers.
FM Toolbox
SAVE THE DATE: NOV. 2014
SPRINT CAMPUS | OVERLAND PARK, KS
This suite of applications enables mobility, enhances productivity and
Realcomm
41
Spotlight:
SECURITY
BMS/EMS Cyber Security:
It’s Time for Tough Love
Marc Petock
Lynxspring and Connexx Energy
I
spend a lot of time on the road meeting and speaking with business
structures are susceptible to cyber threats such as hacking, malware and
leaders. While these conversations are an opportunity to engage with
viruses.
them on the challenges they face and where they want to take their
organizations, a consistent and mounting topic in all of these discussions
Looking back, our building protocols were never originally designed
or built with security in mind. Most of the protocols communicating
is the issue of cyber security. An overwhelming
with BMS/EMS have their origins in serial
concern is the potential for financial, reputational
communications and provide little, if any, security.
and physical damage caused from cyber
The unfortunate reality is that these protocols do
incidents.
not possess a robust security framework that can
deal with today’s real world possible intrusions
Cyber security has emerged in recent years as
and breaches.
a number one priority and if it has not for you, it
During the ‘80s, when communication
should. What was traditionally seen as a simple
component of an organization’s infrastructure—a
protocols enabled systems and equipment from
firewall and antivirus solution—has evolved into
different manufacturers to interact with each
other, BMS technology had the ability to load
something that can keep you awake at night.
It’s impossible to miss the daily headlines on the latest breaches and
and execute programs in real-time, as well as update software over an
cyber attacks. These include cyber threats, network compromises and
extended period of time. During this era, it was security by obscurity and
vulnerabilities directed at building and energy management systems.
not really conceivable that hackers could pose a threat. Most commercial
The headlines are alarming: Hackers’ Next Target May Be Your Facility’s
code was proprietary and used by stand-alone systems; it was not
Control Systems; Hackers Breached New Jersey Industrial HVAC System;
considered to be an entry point or viewed as posing a risk. In the past,
The Internet of Things is Under Attack; Texas Hospital Discloses Huge
our BMS were isolated as they utilized propriety technology and avoided
Breach; Australian Google Office Building Hacked; Software Security
the open standards that exist today. In the last decade we have seen a
Vulnerabilities Climb 26%; Vulnerability Lets Hackers Control Building
tremendous increase in the number of facility systems based on open
Locks; Electricity, Elevators, Building Heating, Lighting and HVAC Systems
technology and connected via standard TCP/IP and connected directly
are Vulnerable to Cyber Attacks according to the DHS. And then there are
to the Internet.
all the reports regarding the recent cyber security issues at Target.
We have witnessed that networked BMS and EMS technology have
What Can Happen?
weaknesses, such as inadequate password protection, the use of
A hacker can use a BMS/EMS device as a jumping off point to get onto
software that can be hacked and breached and various unmonitored
other devices and systems, introduce malware, viruses and worms
access points within the network. Given this, w and EMS systems should
or engage in other detrimental activities. The social implications can
always be considered vulnerable to hacking and threats.
be equally devastating, with negative publicity and loss of customer
Cyber threats continue to increase. This increase is due in part to
evolving external and malicious threats. Enterprises today aren’t just
facing a single attacker or the stereotype of a teenager in a basement
confidence, while the financial ramifications may be compounded with
lawsuits and equipment replacement and repair.
The Target case is just the latest example. Target’s reputation as
doing it just to be doing it. We are fighting well-organized, well-funded
protecting the security of confidential data pertaining to their customers’
adversaries who have formed a sophisticated marketplace; one that
personal financial information has taken a big hit and has had a
is efficient at orchestrating multiple attacks on the same targets using
direct impact on their business. As a result of this incident, Target is
diverse techniques.
experiencing losses of billions of dollars, facing countless lawsuits, their
brand has suffered greatly, and they have lost the trust of their customers
How did we get here?
For many years, cyber security and threat protection has taken a
42
and given them a reason to shop elsewhere.
There is more: the critical role cyber security protection of building
back seat to our building and energy management systems. Today,
automation systems plays in the operation of our businesses. The
many buildings use IP-based networks and computerized building
operational, financial and reputational impact to a business is
management systems to monitor and control their systems; these
tremendous and can include:
Realcomm
Operational Repercussions
technologies that help operate and manage our Building Automation
• Uninhabitable facilities
and Energy Management systems. Security is no longer a technical
• Uncontrollable and locked-out systems
challenge; it is a core business issue. Our modern systems consist of
• Equipment damage and replacement
many connected, integrated, interoperable systems and devices and
• Inefficient systems
intertwined business applications—all are critical for the building to
• Sprinkler and smoke alarm failure
run and perform at maximum efficiency and financial optimization.
• Disabled elevators controls system
A security breach or an outage to a business application or an entire
• Lighting failure
network has a direct impact on a company’s bottom line.
• Compromised building access and intrusion
Cyber related issues play a growing role within our building networks.
Business Repercussions
They are not immune to attacks. Don’t underestimate the potential for
• Interruption of business and operations
cyber vulnerabilities. It only takes one single breach to compromise the
• Exposure and compromise of intellectual property and sensitive
whole infrastructure and cause a serious issue.
information
The best way to approach cyber threats is to realize one simple truth:
• Introduction of malicious files, viruses to the corporate IT network
It is not if an attack will happen; it is when. It is our responsibility to take
• Negative publicity, loss of customer confidence
an active role.
• Brand damage
• Litigation
• Occupant harm, loss of life
BMS and EMS cyber threats are real. Today, cyber security protection
and risk prevention for building automation systems is a necessity.
Building automation networks and IT networks should not be treated
differently when it comes to cyber security and threat protection. Just
as with an IT network (you invest in its cyber protection), building
automation networks should have multiple layers of defense and
protection as well as policies and procedures that are continuously
addressed. It should be part of an overall risk management process.
We have adopted the use of the Internet and its communication
capabilities to further the development of smarter and more advanced
Marc Petock is Vice President, Marketing at Lynxspring and
Connexx Energy where he leads corporate and product
marketing strategy and execution, brand management, public
relations and communications. Marc is a contributing author,
noted speaker and recognized industry leader, having earned
Realcomm’s Top 35 People to Watch for the last six years in a
row, Who’s Who in M2M and other industry accolades. Marc also serves on the
board of directors of Connexx Energy and as an advisor to Realcomm.
Lynxspring along with Netop recently launched LYNX CyberPRO, the industry’s
first cyber threat protection solution designed specifically to enhance protection of
commercial building automation and energy management systems. For more
information, visit www.lynxcyberpro.com.
Realcomm
43
Business SOLUTIONS
Out of the Rack, Into the Cloud
Hines Searches for Enterprise Backup and
Recovery Solution
D
ata protection and recovery is a challenge for businesses in
today’s fast-moving global environment. Expanding from a
regional or national company to a global enterprise requires
top data technology to allow for the easiest collaboration between sites,
avoiding risk and ensuring protection of sensitive information. With a
goal of uninterrupted workflow management, access to critical data and
continuity of operations, secure retention and recovery of enterprise data
can be the difference between success and failure.
Jesse Carrillo, Senior Vice President and Chief
For those on the fence about a cloud-based
backup and recovery solution, Carrillo
advises, “If you think you’re doing okay
with your tape backups and your processes,
I suggest you take a harder look. Do you
really know how much it’s costing to keep
that architecture running?”
Information Officer at Hines, knows firsthand the
Jesse
Carillo
Senior
Vice President
& CIO
Hines
challenges involved with this type of enterprise.
network to our datacenter storage was becoming quite large. Capital
Hines is a privately owned real estate firm involved
cost expenditures were going up as we upgraded our datacenter
in investment, development and property
infrastructure to support the increase. Meanwhile, internationally, they
management worldwide. The firm’s portfolio of
were still doing tapes at the sites. It was cost prohibitive to bring the
projects includes more than 516 million square feet
data from all over the world into our datacenter in Austin due to network
of office, residential, mixed-use, industrial, hotel,
and bandwidth costs. We were experiencing an explosion of data,” he
medical and sports facilities, as well as large, master-
continues.
planned communities and land developments.
With 3,300 employees in 111 cities in 18 countries,
Hines had concerns about security. Cost also continued to be a factor:
Hines is one of the largest real estate organizations
“We started looking at cloud solutions probably two and a half, three
in the world, and a leader in sustainable real estate strategies, with
years ago,” says Carrillo. “We looked at Amazon, Mozy, Carbonite and
extensive experience in LEED®, ENERGY STAR®, BREEAM, Haute Qualité
several other partners. Many were trying to build up their own cloud-
Environnementale and DGNB green building rating systems.
based backup storage solutions, and the cost was just way too high. It
Carrillo is responsible for directing all corporate technology, strategy
and standards for Hines worldwide. His team of 31 at the firm’s Houston
headquarters is responsible for the networks, infrastructure, servers,
was hard to make a business case to use one of those providers versus
just buying more hardware and beefing up our datacenter.”
Recently, Hines’ strategy has been to simplify their datacenter
e-mail system, ERP, enterprise applications and help desk support.
environment, looking at opportunities to go to the cloud wherever
“Spread throughout the world, we have regional IT people responsible
possible with other applications and systems. So, when they decided to
for taking care of their geographic area, whether it be computers,
take another look at backup solutions, they looked hard at the tradeoff
servers, new buildings, etc., and helping the end user. We partner with
between adding more hardware (and the capital costs to the datacenter)
local IT providers when internal IT staff is not available at some of our
versus moving to a subscription service.
locations. In addition, strong engineering teams take care of the building
At a Realcomm conference session last year, Carrillo heard about
management systems (BMS), while they contract with local providers for
RestorePoint, a company that provides disaster recovery and data
phone systems or voice-over-IP systems.”
protection services utilizing the Asigra cloud backup technology to
Managing data over such a large geographic area and with so
provide private or hybrid cloud solutions. “With their solution, we can use
many sites to cover presents many complex challenges for Carrillo and
normal bandwidth, normal circuits, no special hardware,” says Carrillo. “We
his team: incompatible systems, reliance on multiple vendors with
liked that they offer a managed service capability for us—my staff no
different capabilities and lead times, growing storage requirements
longer has to worry about doing the restores themselves. RestorePoint
(and the correlating increase in cost), missing data from older,
has the expertise and the people, they’re staffed up appropriately. If
unreliable forms of backup and trying to accommodate mobile devices
we do encounter an issue, I know how to get it escalated and resolved
along the way.
quickly, but the day-to-day operations are not ours.”
“Keeping up with our storage requirements became a very manual
44
The advent of cloud solutions was appealing, but like many others,
“From a security standpoint,” he continues, “we had to make sure
process,” comments Carrillo. “As we started to grow globally and
they had the appropriate certifications. We learned about some of their
acquire more buildings, the amount of data we were pulling across the
other clients’ demands and more stringent needs, and it really helped
Realcomm
validate their security claims. So then, the only decision we had to
the hidden cost of tape systems. And don’t discount the cloud as an
make internally was whether to go with a private cloud solution, which
option, because the cost has become reasonable and the security and
is a little bit more expensive, or go more with a public cloud, where
reliability is definitely there now.”
we’re sharing resources. For us, a private solution made the most sense.”
Another key feature of the solution Hines selected was its flexible,
Currently on the second part of their rollout, Hines expects to be
fully implemented by the end of the year. Carrillo is very satisfied
tiered pricing structure. The Asigra setup allows for storing data in
with the progress so far and states, “Everything is running smoothly
different tiers, with varying price points, moving the data from tier-to-
with our first twelve sites. I’ve done a three and a five-year Total Cost
tier based on aging and criticality. “Tiering the cost based on the age or
of Ownership (TCO) and can already see substantial cost savings
retention requirements definitely helped us get to a price point we felt
from going with a subscription service versus the cost of continued
comfortable with,” explains Carrillo.
maintenance on existing equipment and having to add new
For those on the fence about a cloud-based backup and recovery
equipment to accommodate our growth. I can also show the cost
solution, Carrillo advises, “If you think you’re doing okay with your tape
savings of at least a 40 percent Full Time Equivalent (FTE) now that
backups and your processes, then I suggest you take a harder look.
my team doesn’t have to be first responders to requests from our
Do you really know how much it’s costing to keep that architecture
offices. Finding the right solution and company to partner with is key.
running? At what cost to your datacenters or your servers or your
RestorePoint has become an extension of our team, freeing my staff up
people? That’s what many don’t realize. You should really analyze
to focus on core business issues.”
Realcomm
45
Intelligent
BUILDINGS
The 12 Things You Need to Know about
Monitoring-Based Commissioning (MBCx)
A white paper issued by: Siemens
Authors:
Jim Butler
Craig Engelbrecht
Jim Lee
Jim Sinopoli
Cimetrics
Siemens
Cimetrics
Smart Buildings, LLC
F
rom the moment a building is constructed and starts consuming
manually for decades can now be completed more efficiently, more
resources, it starts deteriorating. Mechanical, electrical, automation,
comprehensively, and more accurately by combining building and
and all building systems naturally decline over time in terms
energy system data with an engineering team’s expertise through the
MBCx process.
of both performance and efficiency.
The results can be the same; operations
and maintenance costs rise, energy
consumption rises, and occupant comfort
may decline.
Building owners and managers know
they have options to prevent this natural
progression, but are often overwhelmed
by a glut of contradicting information,
misinformation, and misconceptions in the
“The real long-term value of
commissioning is in the building
performance improvements and
compliance efforts. That value is
possible through a comprehensive
combination of the right people,
processes, and technologies.”
When MBCx is built into a continuous
building improvement process, it allows
combined technologies involved in
data mining to identify faults or issues in
building systems with the necessary human
analysis to determine how to address
those faults or issues. Truly advanced
MBCx solutions will also help identify and
prioritize resolution paths; for example, if
there is simultaneous heating and cooling
marketplace. Different vendors different
use terms like commissioning, existing building commissioning, fault
in air handler 5, facility engineers should investigate a leaking chilled
detection and diagnostics, smart buildings . . . the list is nearly endless.
water valve to avoid a potential costly expenditure.
Although the terms are different, the message is the same: “Let us
Defining MBCx is the first step toward understanding it; we will
analyze and optimize your building and we’ll save you money.” It’s
now review the w you need to know about monitoring-based
certainly an attractive proposition—spend a little money now, save a lot
commissioning.
of money later. But because of the terminology confusion, abundance
of market options, and lack of standardization in approaches to
1. It’s not just about the energy savings.
dealing with this issue, building owners and managers have become
The same Lawrence-Berkeley National Laboratory report asserts that
understandably leery of sales pitches. In the midst of the confusion,
MBCx is a highly cost-effective strategy. The buildings involved in this
though, lies a truth; what the industry calls continuous or monitoring-
benchmarking analysis realized average energy savings of 10%, with
based commissioning does, in fact, deliver improved building
some ranging as high as 25%; and the investment had a simple payback
performance and energy efficiency.
period of 2.5 years, according to the report. Those are impressive results
to be sure.
Defining Monitoring Based Commissioning
According to a report by the Lawrence-Berkeley National Laboratory,
“Monitoring based commissioning (MBCx) combines ongoing building
gets building owners interested in a service package, what’s equally as
energy system monitoring with standard retro-commissioning (RCx)
important is the improved building performance and compliance that
practices with the aim of providing substantial, persistent, energy
can result from a truly comprehensive MBCx strategy.
savings*.” What we are really talking about is a sophisticated package of
46
Many vendors today offer metering and commissioning services and
promise energy cost savings. While that’s an important goal that often
Through our experience over the years, we have come to understand
software applications that combines building data from a wide variety
that building maintenance is not always thoroughly completed for
of sources to better manage building performance and efficiency.
a variety of reasons, including, without limitation: the mechanical,
MBCx involves the implementation of improvement measures along
electrical, and HVAC systems are considerably more complex than
with ongoing service and insights necessary for full transparency,
they once were; maintenance issues are resolved when the building
measurement, and reporting. That is, what facility engineers have done
is no longer comfortable and a tenant complains, or when a piece of
Realcomm
While MBCx involves highly sophisticated technologies, even
the best software applications do not always perform exactly
as you need or want them to without the right people working with them. Monitoring-based commissioning means assembling a high performance team comprised of building
engineers, controls contractors, mechanical contractors,
commissioning resources, and others. The objective is to
assemble subject matter experts from every aspect of the
building’s performance to most effectively review and analyze the mined data. This team will understand the building’s
unique operations and how to interpret the issues that might
arise on a dashboard.
mance.
4. Implementation requires full buy-in.
The term “building owner” refers to more than a single person
or entity who owns the building. “Building owner buy-in”
means getting all facility engineers, technicians, and information technology specialists on board to plan for and participate in an MBCx implementation. And because it requires
continued, long-term engagement and participation, all
stakeholders should be aware of and committed to implementing and sustaining the process.
5. It’s more than just a rule developed in a lab.
MBCx is no off-the-shelf, lab-developed process. That is, every building has unique controls, unique configurations, and
3. Process, process, process.
unique data. The many diagnostic algorithms must be conThe technology and the people are there. Having the right
tinually tested and improved upon, rather than developed
processes to support their efforts is critical to maximizing
and tested in sterile lab environments. Preparing these algogreat insight and information, but you need the people available to
equipment breaks
andeffectiveness.
must be repaired or replaced; and because
their
rithms means getting a picture of the building’s systems and
finish the interpretation
and analysis.
Those teams
effective
regular maintenance
(forand
example,
filter replacements
creating a model
that considers
the require
original
control drawings
Faultschedules
detection
diagnostics
(FDD) andevery
similar solutions
processes and
to facilitate
regular
andcome
proactively
optimize
six months) are not
sufficient
to support the
building’s
most effective
designthat
intent.
Noanalysis
rules can
out of
the box and
identify
out-of-range
states
for various
systems or equipment
building performance
and building,
efficiency. every
Building
owners every
who engage
in
apply to every
climate,
situation.
performance. MBCx
is a comprehensive
business
process
to improve
the indicates
within
a building. A fault
is not
an alarm;
a fault
the system
is not
runningasoptimally.
MBCx mayMBCx
need to
develop
new
business
processes
to
support
the
way buildings arethat
maintained
by using
technology
an enabler.FDD analysis concan provide a series of tried-and-true algorithms that
building
performance
and can identifyteams and technologies in new ways.
The results cantinually
include monitors
a lower likelihood
of premature
equipment
support the rule development process in the field. The memany faults each month, depending on the complexity of the
chanical,
electrical,
systems
produce
vast
It requires
a new approach
thatand
is noenergy
longer simply
reactive
to break/
failure; assistance with federal, state, local, and corporate requirements
systems and the size of the building. The technology can give
amounts
of
data
that
can
be
measured
and
compared
against
fix scenarios but now can be proactive based on data, analysis, and
and regulations; you
energy
and insight
operational
savings; and,but
finally,
great
andcost
information,
you need the people
a
set
of
expected
values.
When
the
actual
values
do
not
sustaining and perpetuating
improvements
you have made.
available tothe
finish
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and analysis. Thoseoperational processes built into the business. The upfront investment
match the expected values, the algorithms will generate a
teams require effective processes to facilitate that regular
in proactive services will ultimately reduce operating costs by enabling
fault, and in the cases of evolved MBCx, a root cause. Engianalysis and proactively optimize building performance your
and team to work more efficiently and, more importantly, improve
2. It’s a team effort.
neers get a wide-ranging picture of what is going on in the
efficiency. Building owners who engage in MBCx may need to
building performance.
While MBCx involves highly sophisticated technologies, even the best
building, and MBCx can be customized to the characteristics
develop new business processes to support the teams and
of a particular building.
software applications do not always perform exactly as you need or
technologies in new ways.
want them to without
the right people
Fault Evaluation and Ranking
working with them.
(Fault Index based on Energy Waste,
Equipment Type, Bldg/Area Served,
Monitoring-based
Safety, Customer Defined)
commissioning
means assembling
Business
Reaction
Process
a high performance
Performance
Fault
Fault
Fault
1. Tolerate
1. Work Order
2. ASAP
team comprised of
Monitoring
Detection
Isolation
Diagnosis
2. PO
3. Stop, repair
building engineers,
3. Finance
4. Optimization
Alarm
controls contractors,
Management
mechanical
contractors,
commissioning
M&V and Performance
Reporting
resources, and others.
Implementation
(Building and System Index based
The objective is to
on faults, performance, KPIs)
assemble subject
matter experts from
A white paper issued by: Siemens.
3
4. Implementation requires full buy-in.
every aspect of the
building’s performance
to most
effectively
review
© Siemens
Industry, Inc.
2013.
All rights
reserved
The term “building owner” refers to more than a single person or entity
and analyze the mined
data. This team will understand the building’s
* Mills, Evan, and Paul Mathew. Monitoring-Based Commissioning: Benchmarking Analysis of 24 UC/CSU/IOU Projects. Rep. Berkeley, California: Lawrence Berkeley National Laboratory, 2009.
who owns the building. “Building owner buy-in” means getting all facility
unique operations and how to interpret the issues that might arise on a
engineers, technicians, and information technology specialists on board
dashboard.
to plan for and participate in an MBCx implementation. And because
it requires continued, long-term engagement and participation, all
3. Process, process, process.
stakeholders should be aware of and committed to implementing and
The technology and the people are there. Having the right processes to
sustaining the process.
support their efforts is critical to maximizing their effectiveness.
Fault detection and diagnostics (FDD) and similar solutions identify
5. It’s more than just a rule developed in a lab.
out-of-range states for various systems or equipment within a building.
MBCx is no off-the-shelf, lab-developed process. That is, every building
A fault is not an alarm; a fault indicates that the system is not running
has unique controls, unique configurations, and unique data. The many
optimally. FDD analysis continually monitors building performance and
diagnostic algorithms must be continually tested and improved upon,
can identify many faults each month, depending on the complexity of
rather than developed and tested in sterile lab environments. Preparing
the systems and the size of the building. The technology can give you
Realcomm
47
data that’s buried in the building automation system.
7. When it comes to data, it’s all hands on deck.
A complete picture of building performance is only available
when you have all
data hands on deck. Automation system
BUILDINGS
data, energy data, equipment data, service work orders—all
of it must work together. Each set of data provides valuable
information,
but
is not
effective
as of
a the
comprehensive
strategy
these algorithms
means
getting
a picture
building’s systems
and
on its own. Looking at utility usage as an MBCx strategy is
creating a model that considers the original control drawings and design
akin to diagnosing cancer by listening to a stethoscope. Many
intent. No rules can come out of the box and apply to every building,
of today’s “commissioning” vendors may position their work
every
climate, every situation.
as
comprehensive,
but if they’re examining just one set of
MBCx
can provide
a series
of tried-and-true
that support
data, you’re
getting
a partial
picture atalgorithms
best.
egy, please read Commissioning: An Essential Part of a Comprehensive Energy Strategy, by Michael Chimack.
Intelligent
the rule development process in the field. The mechanical, electrical, and
8. MBCx doesn’t work on its own.
energy systems produce vast amounts of data that can be measured and
MBCx
canagainst
provide
persistent
improvements
compared
a set
of expectedperformance
values. When the
actual values doand
operational
savings,
but
without
a
comprehensive
not match the expected values, the algorithms will generate acommisfault, and
sioning
strategy, it’s not going to deliver all the results buildin the cases of evolved MBCx, a root cause. Engineers get a wide-ranging White paper | Monitoring-based Commissioning | 10 July 2013
ing owners want, need, and demand from commissioning
picture of what is going on in the building, and MBCx can be customized
vendors and partners. A comprehensive commissioning stratto the characteristics of a particular building.
egy
must include existing building commissioning (EBCx) to
help ensure that a building is performing optimally according
11. If you’re not committed to fixing issues, don’t waste
6. You
might
not
have
alldoesn’t
the
data“drop
you not
want
and get
need.
9.
The
software
in”only
and
to work.
to
current
needs,
while
MBCx
can
ensure
savings,
your money on MBCx.
Mostalso
ofIntoday’s
building
automation
systems
are off-the-shelf
designed specifically
but
identify
advanced
measures
performance
imour
fifth
point,
we learned
that for
no
MBCx
MBCx will undoubtedly identify issues in a building to be
provement.
comprehensive
commissioning
is
to control
the This
building’s
systems;
not asin
tools
analyze and
trend
data.
package
is available
to work
anyto
building
in strategy
any
situation.
resolved. And though you may have dedicated budget to the
only
effective
when
combined
the
traditional
diagnostic
Likewise,can
noextract
software
can
simply
begoing
“dropped
MBCx implementation, if you’re not prepared to dedicate an
IT professionals
data,package
but itwith
is not
necessarily
to be in”
and get to
work to
forprovide
the building.
Configuration
comprehensive
enough
the analysis
you want as requires
quickly asa
team-wide effort to gather data, configure rules, and generyou need it. Insufficient data leads to fewer insights and more tentative
ate usable information. Regardless of what commissioning
andmarketing
so effectivedepartments
commissioningmight
a building
vendors’
promote,
no solution
Aconclusions,
white
paper
issued by:
Siemens. may require
automation
system
upgrade
or
hardware
improvements,
for
example,
can
be
turned
on
and
immediately
generate
savings.
Often,
© Siemens Industry, Inc. 2013. All rights reserved
because
notand
all data
is available
anddata
because
of a building’s
in order
to uncover
leverage
the trending
that’s buried
in the
preexisting
engineers will have to rely on imperbuilding
automationconditions,
system.
fect data in order to arrive at solutions. Again, MBCx is one
part of a comprehensive energy strategy that involves the
7. When
it comes
to data,
it’s all and
hands
on deck. to be effective.
right
people,
processes,
technologies
A complete picture of building performance is only available when
10. Don’t turn it on all at once.
you have
all data
hands on deck.
Automation
system
data, energy
data,
Most
organizations
don’t
have business
processes
built
equipment
data,
service work
orders—all
of it must work
together.
around
ongoing
building
commissioning.
If you
turn on MBCx
across
anprovides
entire portfolio
of buildings,
may
identify
Each set
of data
valuable information,
butyou
is not
effective
as aso
many issues
thaton
building
will become
comprehensive
strategy
its own. engineers
Looking at utility
usage asoveran MBCx
whelmed. It can be difficult to establish effective and reliable
strategy is akin to diagnosing cancer by listening to a stethoscope.
response processes. Rather, it’s best to start slow and with a
Many of
today’sworkload
“commissioning”
may position
theirthat
workwill
as allow
smaller
so youvendors
can develop
a process
comprehensive,
if they’re examining
just
one set
of data, you’re
you to bebut
successful.
As you get
more
comfortable
with your
then it’s
possible to take on more and more respongettingstrategy,
a partial picture
at best.
sibility and to bring data into the process as it’s refined.
ongoing operational budget to correct faults or implement
facility improvement measures, you’re wasting your money.
8. MBCx doesn’t work on its own.
Monitoring-based commissioning is a comprehensive process
MBCx
can provide
persistent
performance
improvements
and
operational
that
involves
the right
people
and technologies;
use
the
4
savings, but without
a comprehensive
commissioning
strategy,
technologies
to change
your processes
and the way
youit’s not going
manage
building
to deliveraall
the results building owners want, need, and demand from
commissioning vendors and partners. A comprehensive commissioning
12. Optimization strategies go hand-in-hand with
strategy must include existing building commissioning (EBCx) to help ensure
analytics.
that a buildingstrategies
is performing
optimally
according
to current
Optimization
can
work well
on their
own, needs,
but while
MBCx canneed
not only
savings,
butstrategies
also identifywith
advanced
buildings
to ensure
combine
those
fault measures
detec- for
tion
and
diagnostics
and
building
analytics.
Chilled
water
performance improvement. This comprehensive commissioning strategy
optimization
solutions
like Siemens
demand
is only effective
when combined
with theDemand
traditionalFlow™,
diagnostic
activities of
response for load optimization, and Aircuity with demand
skilled personnel in the building. Consider one example where a building’s
based ventilation all provide automated optimization but
HVACsure
system
was overtaxed
in trying to
coolare
a building.
Engineerstocould
make
proper
fault detection
rules
implemented
determine,
MBCx,
that one of the
temperature
sensors was reading
support
andthrough
keep the
optimization
strategy
on track.
temperatures significantly higher than in other areas of the building; but it
took the intervention of a person walking the building to realize that the
sensor was located behind the soda machine to realize the full value of that
data. The EBCx was a critical aspect of that full diagnosis and correction.
Optimal Building
Performance
Equipment Replacement
and Upgrades
.
Building Performance
100%
BAS adapted to current usage
Repairs performed
based on actionable
Information from MBCx
Building
degradation
1
48
Realcomm
Advanced Control
Strategies
Ex: Chilled Water
System Optimization
Years
MBCx Software drives
and maintains savings
5
For further reading on a comprehensive commissioning strategy,
please read Commissioning: An Essential Part of a Comprehensive Energy
processes, and technologies to continuously optimize a building’s
performance and efficiency.
Strategy, by Michael Chimack.
About the Authors
9. The software doesn’t “drop in” and get to work.
Jim Butler – CTO – Cimetrics
In our fifth point, we learned that no off-the-shelf MBCx package is
Mr. Butler provides technical oversight of Cimetrics’ R&D activities and
consulting services. He began his career at Cimetrics in 1990 as a contractor, later
joining the company as Director of Software Engineering. Mr. Butler has been
actively involved in the development of the BACnet® network protocol for more
than 15 years. He organized the BACnet Testing Laboratories and served as its
manager for 6 years.
Mr. Butler earned his B.S. and M.S. degrees in Aeronautics and Astronautics
from MIT. His thesis described the development of a software-based simulator
for evaluating air traffic flow management strategies. After graduation, Butler
worked as a contract software developer for several small companies and taught in
the math and computer science department at Ithaca College. He is a member of
ASHRAE and the IEEE Computer Society.
available to work in any building in any situation. Likewise, no software
package can simply be “dropped in” and get to work for the building.
Configuration requires a team-wide effort to gather data, configure rules,
and generate usable information. Regardless of what commissioning
vendors’ marketing departments might promote, no solution can be
turned on and immediately generate savings. Often, because not all data
is available and because of a building’s preexisting conditions, engineers
will have to rely on imperfect data in order to arrive at solutions. Again,
MBCx is one part of a comprehensive energy strategy that involves the
right people, processes, and technologies to be effective.
10. Don’t turn it on all at once.
Most organizations don’t have business processes built around ongoing
Craig Engelbrecht – Director of Smart Services and Technology – Siemens
building commissioning. If you turn on MBCx across an entire portfolio
Craig Engelbrecht has over 12 years of entrepreneurial experience within the
building automation industries and pioneered energy information software products
and solutions that span commercial, government and education markets. For
Siemens Infrastructure and Cities, Building Technologies Division, Craig is the
Director of Remote Services and Technology working to identify market trends
in remote services, energy efficiency and enterprise information management, while
developing the vision and employing commercialization strategies to the future
roadmap, and overseeing strategic business development that supports the business
needs in the marketplace.
of buildings, you may identify so many issues that building engineers
will become overwhelmed. It can be difficult to establish effective and
reliable response processes. Rather, it’s best to start slow and with a
smaller workload so you can develop a process that will allow you to
be successful. As you get more comfortable with your strategy, then it’s
possible to take on more and more responsibility and to bring data into
the process as it’s refined.
11. If you’re not committed to fixing issues, don’t waste your money
on MBCx.
Jim Lee – CEO, Founder – Cimetrics
a building.
Mr. Lee is the founder of Cimetrics and has acted as its CEO since its formation.
Mr. Lee has been a leader in the embedded control networking and building
automation community for over 20 years. As founder and former President of the
BACnet Manufacturers Association (now BACnet International), the leading
open systems networking consortium in the building automation industry, Mr.
Lee’s aggressive promotion of the BACnet open protocol standard has helped make
Cimetrics a highprofile player in the arena. Mr. Lee has an earned B.A. in Physics
from Cornell University.
12. Optimization strategies go hand-in-hand with analytics.
Jim Sinopoli – Managing Principal, Founder – Smart Buildings, LLC
Optimization strategies can work well on their own, but buildings need
keep the optimization strategy on track.
Mr. Sinopoli is an innovator in the high performance building industry. For over
30 years, he has designed and engineered operationally efficient, intuitive and
sustainable buildings through an integrated design matrix of building systems
and technology His design work can be found in many building types and uses
throughout the US, Asia, Europe, the Middle East, South America and Africa.
He has consulted and lectured government organizations, industry associations and
Fortune 500 companies.
Successful MBCx Delivers Value
Abbreviations
As the Lawrence-Berkeley National Laboratory report confirmed, MBCx
EBCx: Existing Building Commissioning
does deliver energy savings and a return on investment, but the real
FDD: Fault Detection and Diagnostics
long-term value of commissioning is in the building performance
MBCx: Monitoring-based Commissioning
improvements and compliance efforts. That value, however, is only
RCx: Retro Commissioning
MBCx will undoubtedly identify issues in a building to be resolved. And
though you may have dedicated budget to the MBCx implementation,
if you’re not prepared to dedicate an ongoing operational budget
to correct faults or implement facility improvement measures,
you’re wasting your money. Monitoring-based commissioning is a
comprehensive process that involves the right people and technologies;
use the technologies to change your processes and the way you manage
to combine those strategies with fault detection and diagnostics and
building analytics. Chilled water optimization solutions like Siemens
Demand Flow™, demand response for load optimization, and Aircuity
with demand based ventilation all provide automated optimization but
make sure proper fault detection rules are implemented to support and
possible through a comprehensive combination of the right people,
Realcomm
49
continued from page 23
up the escalator and into the retail promenade. The high-resolution video
is smooth, seamless, and offers visual perspectives never before possible.
Editor’s Note: Drones in Commercial and Corporate Real Estate will be
showcased at the annual Realcomm | IBcon event this June. Learn more about this
topic, commercial drone manufacturers and service providers, as well as innovative
real estate firms who have either deployed drones in their operations or are seriously
considering this new opportunity. There will be a Drone Demonstration Area
where attendees can see the technology firsthand and talk to others interested in
understanding how SUAVs can be effectively used in our industry.
Hu, Winnie. “Still Unconvinced, Home Buyer? Check Out the View from
the Drone.” The New York Times, 23 Dec. 2013. Web 31 Mar. 2014; nyti.
ms/1ijhvWM
2
Amazon Prime Air Video; www.amazon.com/b?node=8037720011
3
O’Connor, Lydia. “Drugstore Delivery Drones Are Coming To San
Francisco.”
The Huffington Post, 18 Mar. 2014. Web 31 Mar. 2014;
www.huffingtonpost.com/2014/03/18/drugstore-drone-sanfrancisco_n_4989375.html
4
Gallagher, Sean. “China Hunts Polluters with Drones.” arstechnica.com,
Conde Nast. 20 Mar. 2014. Web 31 Mar. 2014; arstechnica.com/techpolicy/2014/03/china-hunts-polluters-with-drones/
5
McDuffee, Allen. “Dirigible Drones Will Watch the World From 13 Miles
Up.” Wired.com, Conde Nast. 20 Mar. 2014. Web 31 Mar. 2014; www.
wired.com/dangerroom/2014/03/dirgibles/
6
Walker, Mason. “Oregon Company Nabs Funding for Water-Saving
Farm Drones.” sustainablebusinessoregon.com, American City Business
Journals. 20 Mar. 2014. Web 31 Mar. 2014; sustainablebusinessoregon.
com/articles/2014/03/oregon-company-nabs-funding-for.html
1
With marketing leading the way, this visual aspect has been the first
to be embraced, but many areas of real estate operations could be
enhanced. Applications for building inspections and security response
are also being considered, as companies seek new ways to save time,
cost, and manpower in these areas.
While the FAA is appealing the decision of the NTSB, this technology is
likely here to stay and may soon be considered just another business tool.
50
Realcomm
MON
TUE
WED
THU
FRI
MON
TUE
WED
THU
FRI
MON
TUE
WED
THU
FRI
25%
Gas Meter
Temp Sensor
Measurement Verification
Laboratory
Dashboard & Kiosks
Demand Response
Electric Meter
Alarming
Data Center
Plug Load
Building Automation
Fault Detection
Mobile Experience
Lighting Control
Enterprise Scheduling
Automated Commissioning
Single BAS Workstation
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51
Standard Bank, SA
NiagaraAX® Framework® combines with elitedali™ to
bring innovation to lighting control in landmark SA project
The new Standard Bank office in the Rosebank business
area of Johannesburg, South Africa, known as 30 Baker
Street, is using technology based on the NiagaraAX
Framework® in an innovative approach to lighting control.
The Standard Bank office was designed to be highly
efficient and low carbon. It has been awarded a 5-Star
Greenstar Design Rating by the Green Building Council
of South Africa - putting it into the top ten of the country’s
most sustainable buildings. The 65,000m2 office
development has a nine-storey east wing and an elevenstorey west wing joined by a central atrium. The building
will house 5,000 Standard Bank staff.
Energy efficient technologies
Many energy efficient and low-carbon technologies
have been used in the building, and it has also taken an
innovative approach to the lighting. The elitedali™ system
for the NiagaraAX DALI lighting solution is being used to
control, maintain, manage and visualise 4,500 DALI light
fixtures and 1,600 DALI multisensors. The building’s hvac
systems are also controlled and managed by Tridium’s
NiagaraAX web technology.
The client was focused on achieving sustainable operation
of the building, and the elitedali solution has played an
important part in this.
It has equipped the building with an intelligent lighting
system that automates dimming and switching off of
lights in response to daylight and occupancy sensors.
The elitedali™ solution also automates maintenance of
www.tridiumeurope.com
52
Realcomm
Tridium Elitedali Case Study FINAL.indd 1
21/02/2014 11:48
the lighting system, reducing the time required to replace
luminaires. The system also monitors lighting levels
alongside energy usage.
Control Network Solutions (CNS) developed elitedali™,
which is based on the Tridium NiagaraAX Framework®. CNS
managing director Mike Welch explains: “DALI has been
a solution for controlling lighting according to occupancy
and daylight while managing maintenance requirements for
some time. The contrast with the combination of elitedali
and the NiagaraAX Framework® is that it is the most vendorindependent solution available today. It simplifies the
infrastructure for accessing lighting data and control.”
One of the most powerful aspects of the elitedali solution
is that it gives building owners and managers access to
detailed information on their lighting energy use that was
not easily accessible until now. This enables the effective
use of “cloud analytics and big data” applications.
Niagara System Capability
BIG
DATA
Schedules
Smart Services
Dashboards
DEMAND
RESPONSE
Utilities
WEB
SERVICES
BUSINESS
DATA
B
L
Offices
Hospitals
Residential
Commercial
Public
This level of information enables business to attribute
the costs of office space to productivity. “Financial
management of costs is now very granular so the ability to
compare performance of space in different buildings can
help to identify areas for improvement,” adds Welch.
Analytics
Data Centres
M
SMS
The power of information
With elitedali™, information on the energy use of lighting
can be accessed in a usable format and that is increasingly
what clients are looking for. Mike Welch says: “Businesses
want to be able to access and analyse this information,
because they know it can help them to save energy and
reduce the operating costs of their business.”
Histories
Telecomms
Industrial
WEB
APPS
Field Services
Building Services
Without the combination of elitedali™ and the NiagaraAX
Framework®, gathering data on lighting easily by the
business owner at this level was not possible. Where
there was some basic data, it was in a proprietary format
so it was difficult to combine with data gathered from
other areas of the building services. elitedali™ puts that
information into the clients’ hands, and enables them to
specify the format of the data produced. They can also
change the way the lighting operates and observe changes
in energy use.
Benefits of the elitedali and Niagara
Framework approach to lighting
• Mitigateagainstrisingenergycosts
• UseNiagaraAX to address, discover and
commission networks of DALI open standard
light fixtures
• Nothird-partycommissioningtoolsor
processes required
• AutomaticDALIdevicemodellinginNiagaraAX
• NodataIOmappingandlabellingrequired,
reduced commissioning time and risk
• UsewithanyDALIproductconformingtothe
DALI IEC 62386 standard
• Significantlythemostvendor-independent
solutionavailable
• LowestinuseforCO2 emissions according to E
Uindependentcommissionedreport
www.tridiumeurope.com
Realcomm
Tridium Elitedali Case Study FINAL.indd 2
53
21/02/2014 11:49
Spotlight:
SECURITY
2014 Solutions Marketplace
Visit the RealcommMarketplace on-line at
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Building Automation
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63
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Building AUTOMATION
360Facility (an Accruent Company)
Janet Vito
Director of Marketing
512.782.8798
[email protected]
www.accruent.com
360Facility provides software to better manage your people,
property and assets. Servicing 750MM of sq. ft globally,
implementation is fast and easy.
Activelogix, LLC
Greg Barnes
Vice President
704.553.8510
[email protected]
www.activelogix.com
Activelogix, LLC is a leading provider of enterprise automation
and Building Intelligence software and solutions utilizing the
Niagara Framework by Tridium.
Advanced Power Control, Inc.
Paul Czerwin
President/CEO
302.368.0443
[email protected]
www.adv-power.com
Advanced Power Control, Inc. provides innovative, costeffective control solutions and web-based facility automation
across a spectrum of facility types.
AIC Wireless
Bryan Pike
Vice President
229.344.3616
[email protected]
www.aic-wireless.com
AIC Wireless is the Industry Leader in Wireless Innovation for
Building Automation, HVAC Controls, Advanced Metering and
Exterior Lighting.
Automated Logic Corporation
ALC provides intuitive building management systems that
deliver both energy savings and occupant comfort, and ensure
customers reach their sustainable goals.
Kathleen Magee
Marketing Director
770.795.5137
[email protected]
www.automatedlogic.com
BAS Services & Graphics, LLC
Alper Uzmezler
President
512.522.7741
[email protected]
www.bassg.com
Our solutions EnerCase (Niagara Framework), SkySpark, PB+,
EnergyDVR enable facilities reduce operating costs and
contractors save on implementation costs.
Building Clouds
Robert Wallace
President
866.580.3579
[email protected]
www.buildingclouds.com
Building Clouds and Opendiem Software Suite is the market
leader in providing the most cost effective solutions for global
building systems monitor and control.
Connexx Energy, Inc.
Last Mile Solutions for Smart Buildings and the Smart Grid
Energy Interoperability. Management & Control. Automatic
Demand Response. Cyber Protection.
Anno Scholten
President
816.912.0530
[email protected]
www.connexxenergy.com
DGLogik, Inc.
Eugene Mazo
CEO
415.425.4563
[email protected]
www.dglogik.com
DGLogik, Inc. is a technology innovation organization
providing cutting edge software and methodologies for
enhancing building performance intelligence.
Distech Controls
Distech Controls delivers innovative products and leading
solutions that empower businesses and individuals to achieve
energy efficiency.
Ahmed Hirani
Executive Vice President, Sales
450.444.9898
[email protected]
www.distech-controls.com
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Building AUTOMATION
Eagle Technology
Eagle Technology, Inc. is a leading developer of CMMS and
EAM. We provide solutions to improve facility value, tenant
comfort and building efficiency. Free 90 day evaluation
available.
Echelon Corporation
Echelon is leading the worldwide transformation of the
electricity grid into an energy control network and enabling
smart, energy aware built environment.
Encelium Technologies
Encelium is a technology development company specializing
in addressable lighting control and energy amanagement
systems for commercial buildings.
Enerliance
LOBOS, by Enerliance, is an Intelligent HVAC Optimization
Platform that delivers dramatically improved occupant
comfort, Energy Efficiency, and Demand Response.
Environmental Systems, Inc. (ESI)
ESI provides performance-building solutions; automation,
systems integration, security, life safety, software applications,
energy services and building operations.
ESD
ESD (Environmental Systems Design, Inc.) is an MEP and
Technology consulting engineering firm that provides
consulting-engineering services focused on high-performance
buildings across the globe.
FIX Consulting, LLC
Facilities Information
Xchange Consulting, LLC
Confused? Technology can be overwhelming and very
confusing. We act as a Program Manager, and more
importantly a “Cost Control” Consultant for “Facility Nodes”.
Cost Consulting and Program
Management for Technology
ICONICS
ICONICS is a developer of award-winning building automation,
energy management and fault detection and diagnositc (FDD)
software solutions.
InsideIQ Building Automation Alliance
InsideIQ is an international network of independent
commercial building automation companies representing
common automation and security-system platforms.
Lutron Electronics Co., Inc.
Lutron Electronics designs & manufactures energy-saving
light controls and automated window treatments for both
residential & commercial applications.
56
Realcomm
Denotes Premier Provider Listing
Harry Kohal
Vice President Business Development
262.241.3845
[email protected]
www.eaglecmms.com
Ron Bernstein
Senior Director Commercial Programs
408.938.5200
[email protected]
www.echelon.com
Rick Schuett
Vice President of Sales
201.928.2400
[email protected]
www.encelium.com
CP Pitones
Business Development Director
949.275.3362
[email protected]
www.enerliance.com
Paul Oswald
President
262.832.1313
[email protected]
www.thinkESI.com
Rob Knight
Senior Associate
312.476.6745
[email protected]
www.esdglobal.com
Mark Bevill
Principal
847.296.4000
[email protected]
www.fixconsulting.com
Oliver Gruner
Business Development Manager
508.216.1249
[email protected]
www.iconics.com
Frank Rotello
President
815.520.3983
[email protected]
www.insideiq.org
Jaclyn D’Arcy
Marketing
484.268.7702
[email protected]
www.lutron.com
Building AUTOMATION
Lynxspring, Inc.
Marc Petock
VP Marketing
816.347.3500
[email protected]
www.lynxspring.com
M.C. Dean
Haritha Oduru
Marketing Administrator
678.546.6400
[email protected]
www.mcdean.com
JENEsys from Lynxspring enables building owners to manage
and operate their facilities smarter, safer, more efficiently and
at peak performance levels all within a secure IT environment.
M.C. Dean, Inc. is an engineering and technology service firm
for mission-critical systems and facilities.
OME
OME offers progressive solutions for today’s facilities data,
enhancing facility infrastructures and operations.
Siemens Building Technologies
Siemens Building Technologies improves facilities by making
them comfortable, safe, secure and less costly to operate.
Rick Warner
President
443.325.0400
[email protected]
www.omefacilitysolutions.com
Adnan Akbari
Senior Marketing Manager,
Smart Service
847.954.5375
www.buildingtechnologies.siemens.com
SkyFoundry
John Petze
Partner
804.545.3116
[email protected]
www.skyfoundry.com
Tridium
Tridium
3951 Westerre Parkway
Richmond, VA 23233
804.747.4771
www.tridium.com
SkyFoundry’s SkySpark analytics platform automatically
analyzes building, energy and equipment data to identify
operational issues, equipment faults and opportunities.
Tridium is the global leader in intelligent building automation
technology and device-to-enterprise integration solutions.
WattStopper
WattStopper believes in “Putting a Stop to Energy Waste”
and since 1984 has consistently focused on making energyefficient lighting controls for commercial and residential use.
Rita Renner
Director of Marketing Communications
408.486.7526
[email protected]
www.wattstopper.com
Business SOLUTIONS
360 Property Management Software
PROPERTY MANAGER
SOFTWARE
360 Visibility Inc. is a Microsoft certified Gold Partner. Our
360 Property Management software is a Certified Solution
approved for Microsoft Dynamics NAV 2013.
Marco D’Ercole
EVP
905.907.3603
[email protected]
www.360pm.us
AMTdirect
AMTdirect: On-Demand Real Estate Information Solutions - The
complete real estate management solution whether you have
10 or 10,000 properties.
Denotes Premier Provider Listing
Chris Kwiatkowski
VP of Sales
704.896.3118
[email protected]
www.amtdirect.com
Realcomm
57
Business SOLUTIONS
Angus Systems Group
Angus Systems is setting the standard working for over 1.6
billion square feet of commercial real estate.
Arcestra, Inc.
Commercial Real Estate Visualized. Arcestra brings together
the tools and capabilities to manage, market and lease space,
so that you can make the best decisions.
Louise Morgan
Executive Vice-President
866.870.1770
[email protected]
www.archidata.com
ARGUS Software
John Lim
VP of Marketing
713.341.3594
[email protected]
www.argussoftware.com
ARGUS Software leads the commercial real estate industry
in asset and investment management and development
solutions.
Asset Record Company
Asset Record—A secure, centralized hub uniting property
information, documents, real estate owners and professionals
in a convenient, online and mobile-friendly place.
AwareManager
AwareManager is the innovative software solution that helps
run some of the world’s most prestigious properties with over
20 years of experience.
B4 Consulting, Inc.
B4 Consulting integrates business processes and technologies
globally for construction and real estate companies that want
to achieve operational excellence with SAP.
Business Integration Group, Inc. (BIG)
BigCenter provides a scalable and cost effective Integrated
Workplace Management Solution (IWMS) that delivers
strategic insight for clients.
Chatham Financial
Chatham Financial is the largest independent interest rate and
currency risk advisor, and a recognized leader in accounting,
valuations and debt advisory worldwide.
ConEdison Solutions
ConEdison Solutions, a subsidiary of Consolidated Edison,
Inc. (ED), is a leading energy services company accredited by
NAESCO.
58
Realcomm
Alain Cohen
SVP Business Development
416.487.0011
[email protected]
www.arcestra.com
ArchiDATA
ArchiDATA provides large property owners with an integrated
space and property management solution that combines a
virtual plan room and BIM to a FM solution.
TM
Todd French
Vice President, Business Development
925.866.2010
[email protected]
www.angus-systems.com
Denotes Premier Provider Listing
Steven Ladin
VP of Marketing & Business Development
952.746.4659
[email protected]
www.assetrecord.com
Meghan Brown
Account Manager
617.542.8555
[email protected]
www.awaremanager.com
Phillip Schell
Industry Director/Construction & Real Estate
781.810.4350
[email protected]
www.b4-consulting.com
W. Thomas Bushong
Senior Managing Director, Operations
480.346.2266
[email protected]
www.bigcenter.com
Tom Trinter
Product Manager
610.925.3130
[email protected]
www.chathamfinancial.com
Kevin Martinsen
Director of Commodity Sales
914.286.7016
[email protected]
www.conedisonsolutions.com
Business SOLUTIONS
Cougar Software, Inc.
Cougar Software is designed exclusively for the Real Estate
Industry and provides the only data modeling tools you
need to manage your budgeting, planning and forecasting
processes.
Andy Birch
Director of Marketing
877.760.7688
[email protected]
www.cougarsoftware.com
Datex Media, Inc.
Scott Mahler
President
818.707.9135
[email protected]
www.datexmedia.com
DocClarity
Thomas Frisina
President
440.582.9720
[email protected]
www.docclarity.com
Datex Media specializes in providing business solutions to
property management companies that use software such as
MRI by creating custom web-based portals & reports.
DocClarity provides fully outsourced and managed web
hosted document management solutions for the commercial
real estate industry.
Eagle Technology
Eagle Technology, Inc. is a leading developer of CMMS and
EAM. We provide solutions to improve facility value, tenant
comfort and building efficiency. Free 90 day evaluation
available.
Harry Kohal
Vice President Business Development
262.241.3845
[email protected]
www.eaglecmms.com
eSight Energy, Inc.
Janie Jefferies-Freer
President
847.701.2340
[email protected]
www.eSightenergy.com
eSight is the most sophisticated yet intuitive energy
management suite available, helping organizations reduce
energy consumption, costs, and carbon by up to 30%.
Fischer & Company
Fischer & Company, a leading corporate real estate firm, helps
clients aggressively reduce real estate costs and maximize
operational efficiencies.
Gensler Information Solutions
Gensler Information Solutions is the leading provider of
drawing-based services. If it involves a floor plan, we can
provide a solution globally.
Cliff Fischer
CEO
972.980.7100
[email protected]
www.fischercompany.com
Mitchell Wickland
Business Development Director
404.343.2631
[email protected]
www.gensler.com
GridPoint
GridPoint is an energy management company that provides
solutions for Fortune 1000 enterprises that maximize energy
savings and achieve sustainability goals.
Inspark Intelligent Business Solutions
INSPARK Intelligent Business Solutions is a leading business
and software consultancy firm offering the best expertise and
knowledge of business software.
Integratec Software Solutions
Integratec currently supports the asset management of
10,000+ real estate investment partnerships and 600+ fund
investments.
Denotes Premier Provider Listing
Ken Stewart
Senior Vice President, Sales
703.667.7000
[email protected]
www.gridpoint.com
Serdar Susuz
Managing Director
+90.212.299.89.80
[email protected]
www.inspark.com
Sarah Roche
Marketing Manager
404.847.7662
[email protected]
www.integratec.biz
Realcomm
59
Business SOLUTIONS
Integrated Business Systems
IBS is a respected provider of property management and
accounting software, with over three decades of dedication to
our product, services and clients.
J2 Innovations
J2 Innovations is an emerging software & technology
company specializing in the human experience as it relates to
smart devices.
JDR Consulting, LLC
NYC based JDR Consulting LLC’s is founded on building
relationships with clients as the top priority. We offer Yardi
Software Consulting and Financial Management.
Genita Ingram
Marketing Director
888.481.7755
[email protected]
www.jdrconsulting.net
Jitka Sykora
VP Business Development
303.558.7107
[email protected]
www.leaserunner.com
Millenia Group, LLC
Michael Cipriano
President
630.279.0577
[email protected]
www.mgdocs.com
Millennia Group is the leader in innovating and hosting
document management and workflow applications for the
CRE industry. We also provide paper to digital conversion
services.
NetFacilities, Inc.
NetFacilities web-based CMMS, facility management, property
management, maintenance, and work order management
software. Unlimited users - One system, No limits!
NTrust Infotech
NTrust, a global provider of lease administration solutions and
back office services, is a proven partner to provide speed and
accuracy in lease data activities.
Open Box Software
Open Box Software specializes in custom enterprise Microsoft
.Net solutions as well as MRI Software customizations and
support for the real estate industry.
Planimetron, Inc.
Planimetron is a real estate software and services company
focused on the requirements of commercial and corporate
professionals around the world.
Qube Global Software
Qube Global Software provides proven yet innovative software
applications that excite the professional real estate user.
Realcomm
Scott Muench
VP of Marketing and Business Development
909.217.7040
[email protected]
www.j2inn.com
LeaseRunner.com
Automated & Paperless Way To Lease Your Properties. Apply Screen - Lease - Collect.
60
Scott Donnelly
Director - Sales & Marketing
973.575.4950
[email protected]
www.ibsre.com
Denotes Premier Provider Listing
Greg Christensen
Director, Business Development
562.437.3000 x121
[email protected]
www.netfacilities.com
Rick Platzek
CMO
562.207.1610
[email protected]
www.ntrustinfotech.com
Mark Fairweather
CEO
+27.21.713.9300
[email protected]
www.openboxsoftware.com
Annette Wilde
Director
416.361.1620 x105
[email protected]
www.planimetron.com
Matthew Sheldrick
VP Business Development
610.431.9080
[email protected]
www.qubeglobal.us
Business SOLUTIONS
Realcomm Conference Group, LLC
Lisa Woods
VP, Strategy & Business Development
919.285.2368
[email protected]
www.realcomm.com
Realcomm is a worldwide research and event company at the
intersection of commercial real estate, corporate real estate,
automation, and technology.
Realogic Analytics, Inc.
Dale Vanderlaan
President
312.476.7125
[email protected]
www.realogicinc.com
Realogic provides web-based software and consulting to
commercial real estate owners and managers.
RealPage, Inc.
RealPage, Inc. is a leading provider of property management
software solutions in the multifamily, commercial, single-family
and vacation rental housing industries.
Rent Manager
Rent Manager is a Residential and Commercial Property
Management Software solution designed specifically to help
today’s Real Estate professionals work efficiently.
Gusatvo Sapiurka
Senior Vice President, Strategic Markets
972.820.4760
[email protected]
www.realpage.com
Andy Williamson
Director of Sales & Marketing
800.669.0871
[email protected]
www.rentmanager.com
Resolve Technology, Inc.
Eric Forman
CEO
617.443.3100
[email protected]
www.costar.com
RestorePoint, Inc.
Jeff Brathall
EVP, Business Services
678.341.4751
[email protected]
www.restorepoint.net
Shed some light on your portfolio with Resolve’s business
intelligence and modeling solutions designed specifically for
commercial real estate. Part of CoStar Group.
RestorePoint provides data protection & disaster recovery
services to commercial & corporate real estate companies in
North America and Europe.
Rethink Solutions, Inc.
iTAM Link by Rethink Solutions is a secure, web-based,
property tax and assessment management software solution
for multi-property or multi-tenant portfolios.
RETransform (An Annet Technologies Company)
RETransform is a certified Technology and Business Process
Outsourcing service provider to Real Estate companies. Our
solutions improve efficiency and reduce costs.
Paul Bird
Senior Account Executive
877.454.4826
[email protected]
www.rethinksolutions.com
Rohan Bulchandani
Co-Founder and President
214.358.4330
[email protected]
www.retransform.com
Selex ES
Nate Maloney
Chief of Staff
518.495.2288
[email protected]
www.selex-es.com
SiteStuff
Chris Detrich
Director, Sales and Marketing
512.514.7832
[email protected]
www.sitestuff.com
Selex ES, a Finmeccanica company, brings you Di-BOSS™,
Digital Building Operation System Solution.
SiteStuff, Inc. is the nation’s leading procurement company in
the commercial real estate industry.
Denotes Premier Provider Listing
Realcomm
61
Business SOLUTIONS
Wizard Software Solutions
Wizard Software creates software systems and web-based
workgroup and enterprise solutions for facility management,
construction, and real estate professionals.
Yardi Systems, Inc.
Yardi has been committed to the design, development and
support of real estate investment management and property
management software for three decades.
Mark Sorich
VP of Sales
773.832.0200.x1112
[email protected]
www.wizardsoftware.net
Brad Setser
Vice President of Marketing
800.866.1144
[email protected]
www.yardi.com
Consulting SERVICES
Accenture
Accenture is a global management consulting, technology
services and outsourcing company.
Computerized Facility Integration/CFI
Since 1990, CFI has been a premier RE/FM technology firm,
providing consulting, implementation & support services to a
wide range of clients from across the country.
EnergyPrint, Inc.
EnergyPrint helps building customers understand, prioritize,
implement and measure energy and water across their
portfolio via a simple, hassle free dashboard.
Hipercept
Hipercept delivers technology solutions that improve the
profitability and operational efficiency of investors and
managers of real estate.
Priscilla Koeckeritz
President and CEO
651.357.9100
[email protected]
www.energyprint.com
Justine Thompson
Director, Business Development
+1.919.931.1858
[email protected]
www.hipercept.com
Tom Shircliff
Partner
704.759.2710
[email protected]
www.intelligentbuildings.com
JDR Consulting, LLC
Genita Ingram
Marketing Director
888.481.7755
[email protected]
www.jdrconsulting.net
KG2 Consulting, LLC
Kofi Gamor
Managing Director
703.865.4436
[email protected]
www.kg2consulting.com
NYC based JDR Consulting LLC’s is founded on building
relationships with clients as the top priority. We offer Yardi
Software Consulting and Financial Management.
Management, Technology & Training Consulting Services-Link
business strategy with operational reality to deliver innovative
solutions to complex business challenges.
Realcomm
Robert Verdun
President
248.557.4234 x6201
[email protected]
www.gocfi.com
Intelligent Buildings
IntelligentBuildings provides strategic consulting for
stakeholders, owners and property managers in commercial,
institutional, government and corporate real estate.
62
Marty Newhouse
Smart Buildings Program Manager
703.470.8489
[email protected]
www.accenture.com
Denotes Premier Provider Listing
Consulting SERVICES
NOI Strategies, LLC
NOI Strategies delivers business process optimization,
technology consulting, and outsourcing services that
maximize property, portfolio, and corporate performance.
NTrust Infotech
NTrust, a global provider of lease administration solutions and
back office services, is a proven partner to provide speed and
accuracy in lease data activities.
Primary Support Solutions, Inc.
Primary Support is an information technology firm specializing
in premium consulting, full service support, and customized
solutions to corporate real estate firms.
Realogic Analytics, Inc.
Realogic provides web-based software and consulting to
commercial real estate owners and managers.
REdirect Consulting
A provider of consulting solutions including systems selection,
implementation, customization, conversion and support for
leading applications including MRI and Yardi.
Glenn Murray
Executive Director
516.280.5822
[email protected]
www.noistrategies.com
Rick Platzek
CMO
562.207.1610
[email protected]
www.ntrustinfotech.com
Stacey Loew
Solutions Development Manager
212.716.1777
[email protected]
www.primarysupport.com
Dale Vanderlaan
President
312.476.7125
[email protected]
www.realogicinc.com
Faraz Memon
Principal
212.220.8601
[email protected]
www.REdirectConsulting.com
SWC
Jeff Hoffmann
VP Software Solutions
630.286.8155
[email protected]
www.swc.com
Yardi
Brad Setser
Vice President of Marketing
800.866.1144
[email protected]
www.yardi.com
SWC has more than 30 years of experience delivering
business intelligence and advanced analytics to midmarket
organizations, including real estate clientele.
Yardi has been committed to the design, development and
support of real estate investment management and property
management software for three decades.
Corporate REAL ESTATE
Dean Evans & Associates, Inc.
Bryan Peck
VP of Sales
303.740.4828
[email protected]
www.dea.com
Dean Evans & Associates is a leader in facility scheduling, web
calendar and resource management software, EMS Regics
survey and event registration software.
NTrust Infotech
NTrust, a global provider of lease administration solutions and
back office services, is a proven partner to provide speed and
accuracy in lease data activities.
Rick Platzek
CMO
562.207.1610
[email protected]
www.ntrustinfotech.com
Denotes Premier Provider Listing
Realcomm
63
Corporate SERVICES
ARCHIBUS
ARCHIBUS, the #1 global provider of real estate, infrastructure
& facility management solutions with expenditures for
ARCHIBUS-related products & services over $2 B.
Anne Jaworski
Business Development
617.227.2508
[email protected]
www.archibus.com
Real ESTATE
Business Integration Group, Inc. (BIG)
BigCenter provides a scalable and cost effective Integrated
Workplace Management Solution (IWMS) that delivers
strategic insight for clients.
Cougar Software, Inc.
Cougar Software is designed exclusively for the Real Estate
Industry and provides the only data modeling tools you
need to manage your budgeting, planning and forecasting
processes.
MRI Software, LLC
MRI Software offers business management solutions to the
global property management and corporate real estate
industries.
W. Thomas Bushong
Senior Managing Director, Operations
480.346.2266
[email protected]
www.bigcenter.com
Andy Birch
Director of Marketing
877.760.7688
[email protected]
www.cougarsoftware.com
Elissa Courtright
Marketing Coordinator
800.321.8770
[email protected]
www.mrisoftware.com
Qube Global Software
Matthew Sheldrick
VP Business Development
610.431.9080
[email protected]
www.qubeglobal.us
Realogic Analytics, Inc.
Dale Vanderlaan
President
312.476.7125
[email protected]
www.realogic.com
Qube Global Software provides proven yet innovative software
applications that excite the professional real estate user.
Realogic provides web-based software and consulting to
commercial real estate owners and managers.
RETransform (An Annet Technologies Company)
RETransform is a certified Technology and Business Process
Outsourcing service provider to Real Estate companies. Our
solutions improve efficiency and reduce costs.
Rohan Bulchandani
Co-Founder and President
214.358.4330
[email protected]
www.retransform.com
Telecom WIRELESS
GoodmanNetworks
Network Knowledge... Delivered.
64
Realcomm
Goodman Networks
Goodman Networks designs and implements DAS, Small Cell
& Wi-Fi solutions. We evaluate your facility & RF needs to meet
your wireless communication requirements.
Denotes Premier Provider Listing
Kelley Carr
Senior Vice President, DAS Solutions
603.518.9200
[email protected]
www.goodmannetworks.com
Strategy
IFMA’s
World Workplace
The Facility Conference & Expo
Sept 17-19, 2014 | New Orleans
Come to the best FM Conference in the World.
Find your solution at www.worldworkplace.org
“Our per-invoice cost dropped 60% with Yardi
Procure to Pay. We process about 5,000 invoices
per month, so that translates to thousands of
dollars and a lot of paper saved.”
Gary Shaw
President, Arcadia Management Group Inc.
YARDI Procure to Pay
TM
Smarter Cost Control
Minimize touch points with paperless invoice processing. Electronic invoices
are automatically imported directly into Yardi Voyager® with an online approval
workflow that reduces costs. Smarter centralized procurement translates to
further cost savings and portfolio-wide spend management. To learn more,
call 800.866.1144 or visit www.yardi.com/procuretopay.