In an increasingly threateningworld, BOMA San Francisco mem-bers continue to produce educationaltraining programs to better assuretheir office tenants of a safe working

environment. For instance,the fifth Annual EmergencyPreparedness Seminar inSeptember highlighted thebest practices and lessons learnedfrom a day-long, full-scale fire drill with the San Francisco FireDepartment on the 29th and 30thfloors of One Montgomery Tower.

Since 2007 BOMA has producedemergency preparedness drills in mem-ber high-rise buildings to address anumber of possible emergencies. Thesuccess of these events is directly relat-ed to the leadership of the EmergencyPreparedness Committee staffed byBOMA’s Manager of Government andPublic Affairs, John Bozeman.

“To have over 120 firefighterstraveling up 29 stories for a fire drill

is a rare opportunity, and I’m gratefulto the team at Post MontgomeryCenter and the San Francisco FireDepartment for allowing it to occur,”said Bozeman. “An efficaciousBOMA drill requires planning a yearin advance with the key leaders of theSan Francisco Fire Department andBOMA members. It’s important thatthe scope and outcome of the drill areunderstood by all parties so that the

information collected is useful toeveryone involved.”

Emergency PreparednessCommittee Vice Chair Ryan Ruslerexplains, “BOMA plays a vital role in emergency preparedness because itis the conduit of communication andinformation before, during and afterlarge-scale events. BOMA also pro-motes the partnerships with localemergency vendors before a disaster.”

For more information aboutBOMA preparedness programs, visit www.bomasf.org or attend amonthly meeting of the EmergencyPreparedness Committee.

Fall 2013

n Jump-Start Your Career • Page 2

n Members on the Move • Page 5

n Meet BOMA Members • Page 7

n BOMA Education • Page 8

What’s Inside Views...

Route to:

mm

BOMA Helps Provide Safer Workplaces

Above left: scene from fire drill. Right: BOMA SF Emergency Preparedness Seminar.

Mixing & Mingling... Page 11

BOMA HolidayToy Drive ...See page 9

31855_EasonBOMA a_NewsletterComp 11/19/13 5:17 AM Page 1

2

With Sarah MacIntyre,

BOMA San Francisco President

Looking back over my career, one of

my biggest regrets was not being a

more active member in BOMA San

Francisco for my first entire decade

in commercial real estate. Talk

about being a late bloomer!

My earliest BOMA memory is of

being brought to a monthly luncheon by my then-boss (Todd

Robinette) and wondering who all the people were and how they

seemed to know each other well. It was a little daunting until I

realized that I better “get with the program.” It was one of my

better decisions.

As with most things, reward comes from being engaged and putting

a little bit of yourself into whatever you are spending time doing. I

started attending meetings and began service on the Energy and

Environment Committee. It was an eye-opening experience that kept

me coming back for learning relevant data, current law education,

friendly competition (through the Earth Awards program) and a true

sense of dedication to the environment. Soon after I joined the

Energy and Environment Committee, I became the Vice-Chair and

found that putting the extra work into the committee opened many

new doors for me.

Have you noticed the “buzz” in the room during a BOMA luncheon

or committee meeting? That energy comes from the tremendous

sense of community that we enjoy at BOMA SF. Our membership

understands that together we are stronger, especially when it comes

to advocacy. This is possible because the existing volunteers are

dedicated, but we always like to get different points of view from

newly engaged members. It keeps the ideas fresh, reinvigorates the

existing volunteers and allows new networking opportunities.

Each BOMA committee is accomplishing impactful goals in different

sectors of our industry. What areas are you attracted to—or better

yet—what is outside of your comfort zone? There is something for

everyone, and there is no better place—from a career, knowledge-

base and growth perspective—to nurture your career than a BOMA

committee or board position.

What are you waiting for? Check out www.bomasf.org and don’t be a

late bloomer.

(Shown above: Sarah and daughter Nora.)

Platinum SponsorAble ServicesGold Sponsors

ABM Family of ServicesNRG Energy Center San FranciscoPacific Gas & Electric Company

Recology Golden Gate

Silver SponsorsAlliance Roofing Company, Inc.BCCI Construction Company

BWRS-Always GreenCAC Real Estate Management Co., Inc.

Cypress Private Security LLCHines

Kilroy Realty CorporationMetropolitan Electrical Construction, Inc.

Paramount Group, Inc.San Francisco Electrical Contractors Assn., Inc.

Universal Protection Service

Bronze SponsorsCalifornia Technical Contracting, Inc.

CodeGreen SolutionsEquity OfficeGeorgia Pacific

Hathaway Dinwiddie Construction Co.Hudson Pacific Properties

Imperial Parking US LLC - ImparkMarble West

McMillan Electric Co.RREEF

Securitas Security Services USAShorenstein Realty ServicesThe Swig Company, LLC

ThyssenKrupp Elevator CorporationUnique Elevator Interiors Inc.

Friends of BOMAAmerican Asphalt & Concrete

Boston PropertiesC & C RiverRock Newmark

Capital Building MaintenanceCBRE

Cole SupplyCushman & Wakefield of CAGCI General Contractors

LAZ ParkingProTech Security Services, Inc.R.N. Field Construction, Inc.

Rossi BuildersThe Lawson Roofing Co. Inc.Waxie Sanitary SupplyYoung Communications

Wilson Meany

Thanks to BOMA San Francisco’s 2013 Corporate Sponsors*

*For 2014 sponsorship opportunities, please contact Tory Brubaker at toryb@BOMA.com

Jump-Start Your Career Through BOMA

31855_EasonBOMA a_NewsletterComp 11/19/13 5:17 AM Page 2

3

31855_EasonBOMA a_NewsletterComp 11/19/13 5:17 AM Page 3

4

Prepare Your Building for the Future of Telecom

For more information, contact:Dave Ellebrecht, Vice President/General Manager925.953.7027Dave.Ellebrecht@twtelecom.comwww.twtelecom.com

Make your building’s telecomnetwork accessibility a defining element of your value proposition!

Building owners and managers know that telecommunication infrastructureis one of the most critical features potential tenants look for.

Tenant access to ultra high-speed, secure, scalable networks that

support cloud computing, Internet and Business Ethernet is not

a luxury, it’s a necessity! And end to end fiber is a must—

copper can’t satisfy the growing appetite for bandwidth.

tw telecom is a leader in “future fitting” buildings,

providing next generation network connectivity that

meets all those needs and anticipates tenant growth

and technology advances. With our fiber optic network,

we connect to nearly 20,000 buildings in the U.S.

And our

fiber doesn’t

stop at the

building telecom

common area space (MPOE). We coordinate with your building engineer

and riser management company to vertically pre-position fiber optic

cable to all floors. Our unique, proactive approach conserves riser

space, minimizes disruption and facilitates fiber connectivity directly

to the tenant’s suite for optimum network performance and reliability.

The result is a “close the deal” selling point that sets your building

apart from other properties.

Please contact tw telecom to upgrade and “future-proof” your

property. Make your building’s telecom network accessibility a defining

element of your value proposition!

31855_EasonBOMA a_NewsletterComp 11/19/13 5:17 AM Page 4

Members on the MoveCole Supply has promoted SandyBaxter to Commercial OfficeBuilding Segment RegionalManager, serving the Bay Area.Sandy brings a professional level ofexperience developed over morethan 20 years as an active partici-pant in the BOMA and commercialreal estate communities.

Universal Protection Service is pleased to announce that Kimberley Davis has joined itsNorthern California Team asBusiness Development Managerserving the Peninsula and thegreater San Francisco area. Withmore than eight years in the securityindustry out of Universal’s San Diegooffice and an active BOMA member,Kim looks forward to building new relationships andproviding potential clients solutions to their securityneeds.

John Hancock Real Estate recentlypromoted Aaron Killen to PropertyManager for the Market Center facility at 555 and 575 Market Street,San Francisco. Aaron has been in the property management field since 2005, served on the BOMA YPcommittee for five years and is nowinvolved in the BOMA Careers in RealEstate committee.

Amber Miller has been promoted toProperty Manager of Three and FourEmbarcadero Center. Amber was previ-ously Assistant Property Manager ofthe buildings and brings more thanseven years of experience to the job.She is a former BOMA YP Chair andgraduate of University of California,Davis in which she majored in bothMathematics and Political Science.

Your commercialIPM/Green/LEED specialists

Cranewelcomes fellowBOMA members

Serving commercial property managers throughout

Northern California...since 1930

415-922-1666www.cranepestcontrol.com

NPMA GreenPro Certified

For a complimentary consultation, please contact:Dan Sillin at (415) 796-6650, dsillin@oumcpa.com

Scott Miller at (415) 796-6540, smiller@oumcpa.com

Since 1976, businesses in the real estate industry have turned tous for the resources and expertise that help them grow. Our realestate group provides a wide range of services including financialstatement audits, income tax planning and compliance, lease andconstruction cost audits and CAM reviews.

www.oumcpa.com (415) 434-3744

Be sure to let us know about personnel changes at your company for Members on the Move. Send yournews to Tory Brubaker at toryb@BOMA.com

5

31855_EasonBOMA a_NewsletterComp 11/19/13 5:17 AM Page 5

31855_EasonBOMA a_NewsletterComp 11/19/13 5:17 AM Page 6

Principal Member Profile Liz Henderson, Property ManagerCAC Real Estate Management

Liz Henderson is not only one of the driving forces behind recruiting a more robustCRE workforce in the Bay Area, she is one of BOMA San Francisco’s best examplesof how a young professional can achieve a rewarding career in commercial real estate.

Her advice to young people considering property management?“There are many details and minutiae that take up our time on a daily basis, but if

you are able to look at some of the challenging moments as opportunities, then youcan really enjoy it. There are so many aspects of our jobs that are extremely reward-ing and satisfying, and we wear a lot of different hats. We are often given autonomyto make important decisions that affect a lot of people and cost a lot of money, sothese decisions can be stressful yet empowering. Every day is different, which keepsthe life of a real estate manager exciting. There are a lot of opportunities for growth ifyou push yourself. You definitely get out what you put in,” she says.

Henderson also puts in quite a bit of work at BOMA, where she has been a leader in forming what is now the BOMA Young Professionals and serves on the BOMA SanFrancisco Foundation board, where her counsel is particularly useful, since she is anexample of the type of person the industry wants.

When she not juggling tasks downtown, you might run into her hiking nearbymountains, paddleboarding, patronizing trendy restaurants or walking her pug, Chloe.

Associate Member Profile Horace W. Green, PartnerBuchman Provine Brothers Smith LLP

Liz enjoys hiking mountain trails in her spare time.

Attorney Horace Green is one of BOMA San Francisco’s foremost advocates at CityHall—and that’s not an easy job. “Commercial real estate’s most pressing challenge is a political climate that at best undervalues the contribution that commercial real estatemakes to the SF economy, and at worse is frequently antagonistic to the needs and concerns of the commercial real estate industry,” says Green, former vice chair ofBOMA’s Government Affairs Policy Advisory Committee. Green has also served asBOMA’s liaison to the San Francisco Chamber of Commerce’s Public Policy Committeeand was on the Mayor’s 2030 Transportation Committee.

How does San Francisco’s government act against the interests of commercial realestate? “The Board of Supervisors’ strategy over the past few years has involved placingincreasing financial and policing requirements on commercial building owners andmanagers. Recent measures include a number of tax and transfer increases, as well asnew requirements involving policing smoking and paying for healthcare. At the same

time, the Board has made it easier for the industry’s competitors, such as mobile foodtruck operators and on-line retailers, to do business here,” says Green.

It irked Green that during our recent recession, the Board of Supervisors placed Proposition N on the ballot “in thename of tax reform,” which increased the real property transfer tax rate to 2% for sales and long-term leases of realproperty valued at $5 million to $10 million, and to 2.5% on such transactions involving real property valued at or over$10 million. “This measure was aimed squarely at the commercial real estate industry. The voters approved the measure,not recognizing that at a time when real estate values were dropping that increasing the disincentive to buy commercialproperty was a bad idea; and/or that measures that would result in commercial rent increases would lead to fewer jobs inthe City,” says Green. What does Green do when he’s not fighting City Hall? Golf, softball, basketball and enjoying theGiants and the 49ers.

7

Horace plays golf and likes watching a variety of sports.

31855_EasonBOMA a_NewsletterComp 11/19/13 5:17 AM Page 7

BOMA SF 2013 President, Steven Ring, BOMA SF PAC Chair KathyMattes and BOMA SF's Vice President of Public Policy, Ken Cleaveland,met with Rep. Jared Huffman (CA Congressional District 2-North Bay)on November 5 to discuss federal issues currently affecting commercial real estate. These included a need for tax reform that would also giveowners a permanent 15-year depreciation allowance for leasehold

improvements, relax restrictions on foreign ownership of real estate, incent the installation of automatic sprinkler systemsin existing buildings, and re-authorize and improve the federallaw providing re-insurance for acts of terrorism that destroybuildings. The Congressman was not optimistic that any of theseissues would come up for a vote in the current session. BOMAreps also suggested that the Congressman introduce legislation at the federal level to allow owners of commercial properties tocorrect ADA deficiencies—once identified—prior to being suedfor a civil rights violation, similar to legislation that was passed in California last year. BOMA SF members will meet again withHuffman during the BOMA International Winter BusinessMeeting and National Issues Conference in D.C. in February.

8

Q: As education is such an important BOMA function, what are your recommendations for beginningan education program?

A: I recommend Foundations of Real Estate Management, whichis an elective, as a first coursetoward a RPA Designation.Foundations is an entry-level course that covers the fundamentalsof commercial real estate adminis-tration, management, building systems, accounting and reporting, contract management and more. It is perfect for those consideringjobs as property managers, thosewho interface with property managers, industry newcomers and anyone who may have learnedon the job.

Foundations is a five module 28-hour course taught by five seasoned industry professionals. The classroom setting allows students to network, participate in teamactivities and take building tours. Foundations is a mustfor new employees because it gives a complete overview of the commercial real estate industry.

Q: How do BOMA’s education programs help trainthe workforce of the future, as more Boomers retire?

A: In addition to membershipseminars and workshops, we offertraining that leads to a RealProperty Administrator (RPA) and Facility ManagementAdministrator (FMA) Designationthrough BOMi Institute. The RPADesignation trains students whomanage a single building or a portfolio of real estate assets withemphasis on building systems, riskmanagement, brokerage, andenhancing overall financial per-formance of the asset. The FMADesignation trains students whomanage a facility from the corpo-rate perspective, either as a tenant

or an owner of the facility, where they are responsible forthe care, comfort, and productivity of their employees bymaintaining building systems, technology, furniture systems,and daily maintenance.

To learn more about BOMA’s educational programs,visit the education & training page at www.bomasf.org.

Meet Akiba Davis, BOMA SF Education Coordinator

NationalIssues

Steven Ring, Kathy Mattes, Rep. Huffman and Ken Cleaveland meetto discuss issues pertaining to BOMA.

Akiba Davis stays busy coordinating the many educational offerings at BOMA SF.

31855_EasonBOMA a_NewsletterComp 11/19/13 5:17 AM Page 8

9

Construction Clean-UpPressure WashingHigh-Rise Window Washing

650-588-9808www.CAPITALBLDG.com

Eco Bay Services is a fully licensed, bonded and insured environmentaldemolition contractor, specializing in dust-free (LEED) demolition,

asbestos and lead abatement, and hazardous remediation. Rely on our expertise for your demolition and restoration needs.

� Asbestos Abatement � Flood and Fire Restoration

� Dust-Free Demolition � Dismantling/Decommissioning

� Lead Remediation � Boiler Removal

Eco Bay Services1501 Minnesota Street

San Francisco, CA 94107415.643.7777 • FAX 415.643.7703

www.ecobayservices.com

ENVIRONMENTAL • DEMOLITION

COMMERCIAL • HOSPITAL • INDUSTRIAL

BOMA Young Professionals visited SFFD’s ToyHeadquarters on October 29 to paint and decorate toy barrels for distribution to member buildings in mid-November. Since 1986 BOMA San Francisco has part-nered with the SFFD Toy Program to collect toys for

underprivileged youthand those displaced byfire or other catastro-phes. BOMA member-building lobbies providea convenient toy collec-tion point. Over the past 27 years, BOMAmember buildings havecollected over 1.2 million toys for the program which is thelargest program of itskind in the nation. If

your company is interested in volunteer opportunities,please contact SFFD Toy Program Chairperson SallyCassaza at reno2150@pacbell.net, 415-777-0440.

BOMA Young Professionals Give Back

31855_EasonBOMA a_NewsletterComp 11/19/13 5:17 AM Page 9

10

The good news is that some Chinese building industryleaders understand and appreciate the need for, and benefitof training in this regard, even though to date, they’vebeen very slow to move in this direction. During the con-ference, BOMA China unveiled the Mandarin translationof BOMA International’s Guide to Developing a StandardOperating Procedures Manual. It’s an important first steptoward educating commercial real estate professionalsthere about fundamental best practices. But while someunderstand that they need to do a better job of maintain-ing their buildings, the Chinese don’t have the culture ofsharing data and benchmarking operating practices thatwe enjoy in North America. Mega-Development

We toured the impressive economic development zoneof Tianjin. While we make a big deal out of a single newmajor office tower being constructed in our city, in Tianjinwe saw 160 high-rise office buildings presently under con-struction at once! The Chinese are confident that globalcompanies will locate there. It’s a port city with an airportwhere much of the traffic to date is cargo. Local economicdevelopment officials believe international companies willmanufacture their products in Tianjin and fill the officetowers and apartment buildings with support staff. Seeing

the magnitude of development there, I have my doubts…it will certainly take quite a while for the area to becomefully occupied. And note: Tianjin is just one of literallyhundreds of similar economic development zones! TheChinese are building entire cities everywhere. Once you see that, you begin to understand the impact on globalmarkets for concrete, steel, etc.Opportunities and Challenges

There may be business opportunities for commercialreal estate firms and vendors wishing to conduct businessin China, but you must have patience, a long time horizonto secure business and get a deal done, and an understand-ing of major cultural differences and business practices. Itseems like everyone wants to do business in China sinceit’s such a huge market. But my impression is that the bestway to open the door to potential opportunities is to takethe time to build personal relationships with senior corpo-rate and government officials and, if possible, partner witha local firm in a joint venture. BOMA China can be veryhelpful with pointers on business meeting etiquette andbusiness negotiation and decision-making practices. The“Wild Wild East” is a different world, with an unmistak-able impact on ours.

Marc Intermaggio, CAE, is the Executive Vice President ofBOMA San Francisco.

� Environmentally safer buildings with no on-site fuels or chemicals

� Lower operating costs with no capital expense for NOx boiler retrofits

� Reliable 24-hour staffing by district energy professionals

To partner with us, contact our local EnergyCenter at 415.644.9666.

www.nrgthermal.com

NRG Energy Center San Francisco delivers environmentally sound,energy-efficient heating to downtown buildings.

Share the Clean Energy Experience

The benefits include:

Chinese Visit: Continued from back page

31855_EasonBOMA a_NewsletterComp 11/19/13 5:17 AM Page 10

11

Mixing &Mingling

Elmer Johnson Golf Tournament Scenes from the Elmer Johnson Golf Tournament.

YP Boat Cruise

And the Winners are...

Top photo: Ryan Rusler,Associate Member of theYear, Steven Ring, BOMASF President, and PhilRapoport, Principal Memberof the Year. Second: BOMASF EVP Marc Intermaggiowith Kathy Mattes, winnerof the Raymond C. NannDistinguished Service Award, and Ring. Third photo: Ring with Public Official of the Year Scott Wiener and BOMA VP Ken Cleaveland. Fourth photo: Ring and Anne Hinz, retiring from the board after six years of service.

Above: Boston Properties’Kevin FitzPatrick (center) wonthe Deck of Cards Raffle/HalfMoon Bay Golf Package courtesy of NRG EnergyCenter’s Gordon Judd (left) and Dwain Botelho (right).

Left: Courtney Conrad, Hines,and John Toppin, SCA NorthAmerica, won Able's BestDressed Contest.

Mai Sese and Sha Brown, Ace Parking Management; Alexandra Rowe,CBF Electrical; and Chris McKenzie, Kastle Systems.

A special thanks to the sponsors of the annual YP Boat Cruise: Able,Impark, RN Field Construction Inc. and Universal Protection Service.

Views is published by BOMA San Francisco.Associate Publisher: Tory BrubakerEditor: Henry EasonAd and Art Director: Ellen EasonEason Communications LLC

To advertise, contact: Ellen Eason at 415.596.9466 or ellen@easoncom.com

About BOMA VIEWS

31855_EasonBOMA a_NewsletterComp 11/19/13 5:17 AM Page 11

BOMA San Francisco233 Sansome Street, 8th FloorSan Francisco, CA 94104-2134

415.362.8634www.bomasf.org

Printed on recycled paper.

What’s China Got to Do with Us? Plenty!

PRSRT STDUS Postage

PAIDOakland CA

Permit No. 3729

BOMA China is the latest of 14 BOMAs from othernations to join the BOMA International Federation.Recently, BOMA San Francisco President Steve Ringand I participated in BOMA China’s first annual conference in Beijing.

China is a significant trader, foreign investor andlender. Whether purchasing U.S. Treasury Bonds andglobal companies, or exploiting natural resources,China’s worldwide economic impact is staggering.China is the top trading partner with nine nations andis the second largest trader with at least eight others.By some estimates, real estate development and con-struction accounts for 30% of China’s economicgrowth. More and more Chinese capital is flowing intoU.S. real estate. It behooves us to develop a greaterunderstanding of how Chinese real estate investors anddevelopers operate and what they’re after.

San Francisco is a gateway city to all of Asia, and wehave more than 150 years of linkage to China. Our deepcultural and economic ties with China include having aSister City relationship with Shanghai since 1979.According to the San Francisco Center for EconomicDevelopment, more than 25 percent of the City’s popula-tion is of Chinese ancestry, and many San Francisco compa-nies, including our leading legal, financial, architecture,engineering and technology firms, are already doing busi-ness in China. As China’s economy continues to mature,more and more Chinese companies are looking to establishNorth American headquarters and business operations, andequally important, San Francisco Bay Area companies arelooking to benefit by participating in one of the fastest-growing economies in the world.

Many local, state and private initiatives focus on boost-ing business between China and San Francisco, the greaterBay Area and California. Given this history and context,participating in BOMA China’s conference was an opportu-nity to learn in particular about the state of China’s highrise office building industry, and to explore whether thereare opportunities for BOMA San Francisco and BOMAChina to work together.

Immature Industry = Serious Need for Training, Standards, Benchmarking

China’s real estate industry is still in its infancy, rela-tively speaking. Much of its high-rise development has transpired over just the past 25 years. Chinese commercialproperty owners/investors are not used to benchmarkingoperational procedures, and they don’t invest very much inpreventative or ongoing maintenance. They’re only justbeginning to be sensitive to energy efficiency and environ-mental sustainability. China’s office buildings appear mucholder than they are because of this.

Continued on page 10

The Last Word Marc Intermaggio

(Photo above: Intermaggio with Ring.)

31855_EasonBOMA a_NewsletterComp 11/19/13 5:17 AM Page 12