HOUSTON, TX, USA TICI1921@gmail.com TICI 3 GENERATIONS SINCE 1921 1
PRESENTED TO: PREPARED BY: HELEN MENDIOLA BANKS hmenbanks@att.net
TABLE OF CONTENTS PRIMARY OFFICERS CIRCLE OF INFLUENCE SERVICES OFFERED MENU OF SERVICES EXPERIENCE & COMMITMENT PARTIAL CLIENT LIST INDUSTRY AFFILIATIONS REFERENCES LICENSE NUMBERS & TAX ID
OFFICERS MISSION & VALUES Approach each assignment with the intensity of being in condition & position to win a triathlon HELEN MENDIOLA BANKS PRESIDENT/CEO hmenbanks@att.net http://www.linkedin.com/in/helen mbanks http://www.visualcv.com/hmb249 713-705-1598 TEXAS REAL ESTATE BROKERS LICENSE # 0246967 H. JAY BANKS CHIEF RISK OFFICER hjaybanks@sbcglobal.net http://www.linkedin.com/in/hjayb anks http://www.visualcv.com/hjayban ks 713-705-3376
TEXAS INTERNATIONAL CONSULTANTS, INCORPORTATED INTEGRITY EXPERIENCE RELATIONSHIPS SINCE 1921
SERVICES OFFERED CONSULTING ASSET MANAGEMENT PROTECTION TRANSACTION MANAGEMENT RISK MANAGEMENT SITE SELECTION PORTFOLIO OPERATIONS MANAGEMENT WORKPLACE STRATEGIES ACQUISITIONS DISPOSITIONS LEASE COMPLIANCE PROJECT MANAGEMENT
CLIENTS: GENERAL BUSINESS HEALTHCARE GOVERNMENT FINANCIAL SERVICES REAL ESTATE TEXAS INTERNATIONAL CONSULTANTS, INCORPORATED MENU OF SERVICES FEE PAID, PER DIEM OR BY THE HOUR RISK MANAGEMENT ASSET MANAGEMENT/PROTECTION CONSULTING INSURANCE OPERATIONS & MANAGEMENT PLAN RESEARCH/TREND ANALYSIS QUALITY ASSURANCE CAPITAL RESERVE ESTIMATES & BUDGET REVIEW LOAN WORKOUT UNDERWRITING LIASON REVIEW OF PERSONNEL QUALIFICATIONS & TRAINING UNDERWRITING WORKERS COMP. INSPECTION & ROUTINE MAINTENACE SCHEDULES AUDITS RISK MANAGEMENT DUE DILIGENCE REVIEW & RECOMMENDATIONS SAFETY EMERGENCY (READINESS) PLANS M & A PUBLIC & GOVERNMENTAL AFFAIRS FINANCIAL ANAYLSIS ENVIRONMENTAL ENTITLEMENTS PROJECT MANAGEMENT WORKPLACE STRATEGIES ZONING & PUBLIC HEARINGS CONCEPTION & PLANNING SURVEYS PROJECT ACCPOUNABILITY LOGISTICS VENDOR RELATIONSHIP & SCHEDULING & BUDGETING PLANNING MANAGEMENT TEAM SELECTION IT/TELECOM DOMESTIC & PROJECT REPORTING FURNITURE SYSTEMS INTERNATIONAL CONSTRUCTION MANAGEMENT IDENTIFY & INTERVIEW PROJECT TURNAROUND RECOMMENDATION MATRIX PROJECT COMPLETION
CONSULTING CONTINUED VENDOR CONTRACT MANAGEMENT REAL ESTATE SITE CONSULTANTS LEGAL INSURANCE ENGINERING TELECOM MAINTENANCE STAFF IN-HOUSE OR OUT SOURCED LOGISTICS/SUPPLY CHAIN PRO[ERTY/FACILITY MANAGMENT LANDSCAPING/GROUNDS MAINTENACE FOOD SERVICE TITLE/ESCROW BACK OFFICE CALL CENTER SECURITY PARKING JANITORIAL GENERAL CONTRACTOR ACHITECTURAL/SPACE PLANNER LEASE COMPLIANCE LEASE REVIEW/AUDIT LEASE ABSTRACT LEASE DATABASE/SOFTWARE RENT SCHEDULE TERMINATION MOVE OUT BUY-OUT/STORE CLOSURE SITE SELECTION ACQUISITION/DISPOSITION ECONOMIC CLIMATE FINANCIAL CLIMATE/FUNDS AVAILBILITY COMPETITION VALUATION TIMING IN MARKET TO ACQUIRE (LEASE/BUY OR BUILD) TIMING MARKETPLACE TO LIQUIDATE VENDOR RELATIONSHIP & MANAGEMENT VENDOR CONTRACT MANAGEMENT NEGOTIATION CONTRACT DUE DILIGENCE ESCROW/CLOSING TRANSITION TO PORTFOLIO/ASSET MANAGEMENT OPERATIONS/PORTFOLIOMANAGMENT ASSET(S) TRANSITION INTO PORTFOLIO OPERATIONS BUDGET & CAPITAL RESERVE ESTIMATES FINANCIAL MANAGEMENT RISK MANAGEMENT TRAINING & RECRUITMENT OF PERSONNEL VENDOR RELATIONSHIP & CONTRACT MANAGEMENT ASSET MANAGEMENT/PROTECTION CREATIVE MARKETING/CLIENT/TENANT RELATIONS COMMUNITY INVOLVEMENT/INVESTMENT MAPPING TIMING EXISTING OR B T S ZONING ECONOMIC & TAX INIATIVES ASSET DELIEVERY vs. OBSOLESCENCE
TEXAS INTERNATIONAL CONSULTANTS, INCORPORATED RESULTS PROVEN RESULTS ASSET PROTECTION PERFORMANCE INTENSITY & WORK ETHIC ASSET PORTFOLIO TRANSITION WINNING MARKET DEPTH & CONTACTS NEGOTIATIONS THOROUGH DUE DILIGENCE COMMITTMENT SINCE 1921 THINKING OUT OF THE BOX
SAMPLING OF RELATIONSHIPS & ENGAGEMENTS HUMANA CHASE HIRSCH & WESTHEIMER FOX ENTERTAINMENT HCA BANK ONE BRILL & JOHNSON AMERICAN EXPRESS THE ROSE BREAST INAGING CENTER TENET HEALTHCARE STERLING BANCSHARES BARLOW LACY & TODD BARRIOS TECHNOLOGY HEALTHSOUTH BAY AREA BANK & TRUST SCHLANGER COOK UNISYS CORP. HOSPITAL AFFILIATES DEV. CORP. AMSOUTH BANK (Now REGIONS) LAWLER WOOD PARTNERS, LLC ALLIED SIGNAL CHRISTUS HEALTH SYSTEMS MOHR PARTNERS, FIRST AMERICAN BANCSHARES INC. COMPUTER SCIENCE CORP. (CSC) THE LEWIS BP BON SECOURS SOUTH PARK NATIONAL BANK COMPANIES EXXON DEVEREAUX TX TREATMENT NETWORK CULLEN FROST BANK GRIFFIN PARNTERS, INC. ASTRO RESOURCES, INC. SOUTHEAST MEMORIAL HOSPITAL ING R.G. HALL HOLDINGS MY FIT FOODS, INC. DEACON HOSPITAL (CCRC) RBS InterTec FINANCIAL GROUP SQUARE D KELSEY SEYBOLD GOLDMAN SACHS WALTER G. HALL INTERESTS DEVEREAUX MARINE, INC. MED PARTNERS PHYSICIAN MANAGEMENT CITY SAVINGS H.L. LUGENHIEM HOLDINGS DELHOMME MARINE HEALTHCARE REALTY TRUST SURGICAL CARE AFFILIATES CORP. UNITED SAVINGS WESLEY WEST ESTATE MEL POWERS INVESTMENT/BUILDER AMERICAN RETIREMENT CORP. CAL FED JAMES BUTE III ESTATE LEON BROWN STUDIOS & GALLERIES MEDISTAR DEVELOPMENT JSC FEDERAL CREDIT UNION C C SCHMIDT FAMILY HOLDINGS R.G.MILLER ENGINEERS, INC. CAREMATRIX SENIOR LIVING TEACHERS CREDIT UNION ASHLAND HOLDINGS, INC. HERRING PLUMBING SUPPLY GRAND COURT SENIOR LIVING AMERICAN GENERAL (AIG) BRITTON FAMILY INTERSTS SNIDER TRANSMISSION CAPITAL SENIOR LIVING PRUDENTIAL BRIXTEX UNITED HOLDINGS (UK) MONTESSORI SCHOOLS MARRIOTT (BRIGHTEN GARDENS) TIAA ED EVANS INVESTMENTS CLEAR CREEK ISD LIFETRUST AMERICA, INC. JOHN HANCOCK FLEMING FAMILY HOLDINGS WEINGARTEN REALTY TRUST TEXAS STATE OPTICAL LAB CORP. BY BALDRIDGE PACIFIC MUTUAL TRUST GLAXO PHARMACEUTICALS CHUBB R.A.BUTLER ESTATE NASA WETCHER CLINIC AMERICAN NATIONAL INS. HERSCHEL BREGMAN TRUST ROBERT & DORIS HERVEY CLEAR LAKE MEDICAL ASSOICATES, LTD. RTC ESTATE LIPSKY EYE ASSOCIATES, LLP RAYMOND SCHINDLER PEGGY LEVUN, DDS HUD INTERESTS FRIENDSWOOD DEVELOPMENT CORP. OCEANNEERING SPACE SYSTEMS BOEING AEROSPACE McDONALD DOUGLAS
TEXAS INTERNATIONAL CONSULTANTS, INCORPORATED INDUSTRY AFFILIATIONS U S GREEN BUILDING COUNCIL FEDERAL REAL PROPERTY ASSOCIATION FRIENDS OF THE CHARTERED INSTITUTE FOR PURCHASING & SUPPLY REAL ESTATE FINANCE & INVESTMENT SOCIETY AMERICAN ACADEMY OF FINANCIAL MANAGEMENT HEALTHCARE REALTY ALLIANCE, USA HEALTHCARE & QUALTIY IMPROVEMENT MANAGEMENT BOMA MEDICAL OFFICE & HEALTHCARE FORUM COMMERCIAL WORKOUT PROFESSIONALS REAL ESTATE TURNAROUND & WORKOUT ASSOC.
TEXAS INTERNATIONAL CONSULTANTS, INCORPORATED REFERENCES DREW LEWIS, PRINCIPAL, GRIFFIN PARTNERS (CHAIRMAN EMERITUS NAI HOUSTON, FORMERLY THE LEWIS COMPANIES, GVA) 5151 SAN FELIPE SUITE 1300 HOUSTON, TX 77056 OFFICE: 713-439-5328 dlewis@griffinpartners.com SUZANNE T. MESTAYER, CPA MANAGING MEMBER, ADVISEAN ADVISORS, LLP (FORMERLY PRESIDENT AMSOUTH BANK) 1100 POYDRAS NEW ORLEANS, LA 70163 OFFICE: 504-528-3688 Suzanne.mestayer@advisean.com MARK MILLIS, PRESIDENT/CEO THE MILLIS GROUP (FORMERLY VICE PRESIDENT THE DUDDLESTON COMPANIES) 19855 S.W.FREEWAY SUITE 300 SUGARLAND, TX 77479 OFFICE: 281-343-1400 markm@millisgroup.com BRUCE REED, MCR SENIOR VICE PRESIDENT CHAS. HAWKINS COMPANY/CORFAC INTERNATIONAL 776 MELROSE AVENUE NASHVILLE, TN 37210 OFFICE: 615-345-7203 breed@chco.com
TEXAS INTERNATIONAL CONSULTANTS, INCORPORATED REFERENCES CONTINUED GEORGE W. JONES, FIRST VICE PRESIDENT, CBRE- BROKERAGE/INVESTMENTS 2700 POST OAK BOULEVARD SUITE 400 HOUSTON, TX 77056 OFFICE: 713-840-6688 George.jones@cbre.com BECKY HESTON, CPM, PRINCIPAL, ENDEAVOR REAL ESTATE GROUP (FORMERLY PRINCIPAL TRAMMEL CROW) 221 W. 6 TH STREET SUITE 1300 AUSTIN, TX 78701 OFFICE: 512-682-5500 bheston@endeavor-re.com HERMAN KLUGE, CFM VICE PRESIDENT CORPORATE REAL ESTATE & FACILITIES AMEGY BANK FIVE POST OAK HOUSTON, TX 77027 OFFICE: 713-232-1274 Herman.kluge@amegybank.com PATRICK WIFLER, VICE PRESIDENT, UGL-EQUIS (FOMERLY MOHR PARNTERS) 15253 BAKE PKWY. IRVINE, CA 92618 CELLUAR: 949-322-3080 Patrick.wifler@ugl-equis.com
TEXAS INTERNATIONAL CONSULTANTS, INC REFERENCES CONTINUED JOANNE M. BADEAUX, ATTORNEY (FOMRELY OF COUNSEL TO ALLIANCE COMMERCIAL INVESTMENTS, INC.) 16055 SPACE CENTER BOULEVARD SUITE 260 HOUSTON, TX 77062 OFFICE; 28`-486-4737 jb@dedicatedlaw.com REGINA HARRIS SR. PROPERTY MANAGER PEGASUS PROPERTY MANAGEMENT 202 BLOSSOM STREET WEBSTER, TX 77598 OFFICE: 281-338-1654 reginas@pegasusproperty.com AUSTIN T. EARHART, PRINCIPAL BEAU BOX COMMERICAL REAL ESTATE 6777 JEFFERSON HWY. BATON ROUGE, LA 70808 CELLULAR: 225-955-8269 aearhart@beaubox.com DAVID CROSKERY SENIOR MANAGING DIRECTOR HOLLIDAY FENOGLIO FOWLER, LP 9 GREENWAY PLAZA, SUITE 700 HOUSTON, TX 77046 OFFICE: 713-852-3586 dcroskery@hfflp.com
LICENSES & TAX ID TAX ID # 76-0104882 TEXAS REAL ESTATE CORPORATE LICENSE # 0397864 TEXAS REAL ESTATE BROKERS LICENSE# 0246967 ALSO LICENSED IN LOUISIANA & TENNESSEE
A Adjoining In actual contact with another object (i.e. attached). Same as Contiguous Add-on Factor Another term for the BOMA R/U Ratio, not defined in the BOMA Standard. Often referred to as the Loss Factor or Rentable/User (R/U) Factor, it represents the tenant s pro-rata share of the Building Common Areas, such as lobbies, public corridors and restrooms. It is usually expressed as a percentage which can then be applied to the usable square footage to determine the rentable square footage upon which the tenant will pay rent. ADD-ON FACTOR = (LOSS FACTOR X RENTABLE AREA)/USABLE AREA Addendum A change in construction documents made after they are issued for bidding but prior to award of construction contract, often in response to questions by bidders. Changes made by addenda may be reflected in record drawings. Assignee Individual to whom a contract is assigned. Assignment The manner by which a contract is transferred from one individual to another individual. Assignor An individual who transfers a contract to another individual.
AIA The American Institute of Architects, URL http://www.aia.org AIA Standard Methods of Calculating Areas and Volumes of Buildings, AIA Document #D101-1995 (current version), published by AIA. Architectural Area A term used and defined in the AIA Standard primarily for the purposes of construction cost estimating. Many of the standard estimating references employ this measure of floor area. Area As used in building area measurement, the quantitative measure of a horizontal two-dimensional plane expressed in Square Feet or Square Meters, bounded by lines relating to building walls or classes of space as determined by measurement standards or practices. B Basic Rentable Area BOMA term signifying the result of multiplying the Floor Usable Area of a floor, suite or Building Common Area, by the Floor R/U Ratio. An intermediary figure not directly used in leasing. (BRA) OFFICE AREA = OFFICE AREA x FLOOR R/U RATIO (BRA) STORE AREA = STORE AREA x FLOOR R/U RATIO (BRA) BUILDING COMMON AREA = BUILDING COMMON AREA x FLOOR R/U RATIO Base Rent The total minimum rent payments under all lease agreements in the building. Base Rent Escalations Payments based on a provision within the lease that allows for increase in accordance with an index such as the Consumer Price Index (CPI).
BIM Building Information Modeling, an enhancement to CAD that allows the construction of a virtual building on a computer. When complete, the computer is aware of the characteristics of the virtual building including its usable and rentable areas. BOMA Standard Either the Standard Method for Measuring Floor Area in Office Buildings or the Standard Method for Measuring Floor Area in Industrial Buildings, depending on the occupancy of a property. It is clearer to refer to the BOMA Office Standard or BOMA Industrial Standard, and clearer yet to specify the publication year. The Office Standard in particular has been modified and re-published many times and is likely that the Industrial Standard will be also. Building Area Section 502.1 of the International Building Code defines this term as the area included within surrounding exterior walls (or exterior and fire walls) exclusive of vent shafts and courts. Areas of the building not provided with surrounding walls shall be included in the building area if such areas are included within the horizontal projection of the roof or floor above. Building Common Area Fully enclosed space within a building that benefits all occupants of that building but which does not accommodate a tenant s personnel, furniture, fixtures or equipment. The usual example is the first floor building lobby. It may include additionally spaces like the building engineer s office, building HVAC areas and loading docks. See individual measurement standards for definitions
Building Core and Service Area Term used in the IFMA Standard to describe Floor Common Area excluding corridors on multi-tenant floors. See also Core Space. Building Rentable Area The BOMA Standard defines as the sum of all Floor Rentable Areas. Building Rentable/Usable (R/U) Ratio The BOMA Standard defines as the conversion factor that distributes the Building Common Area of a building. Build Out The construction or improvements of the interior of a space, including flooring, walls, finished plumbing, electrical work, etc. Building Permit Written government permission to develop, renovate, or repair a building. C Cancellation Clause A provision in a contract (e.g. lease) that confers the ability of one in the lease to terminate the party s obligations. The grounds and ability to cancel are usually specified in the lease. CAD Computer Aided Drafting Software enabling the execution of drawings on a computer to a much higher degree of accuracy than possible to build in the field while still fudging dimensions critical to a metrologist, like the location of the inside face of exterior glass. In real estate, it is also an acronym that stands for Cash Available for Distribution.
CAFM Computer Aided Facility Management Software that can contain some features of CAD that automate aspects of facility management. Most CAFM packages focus more on non-graphic aspects of facility management. Campus Common Area Fully enclosed space in a group of buildings that benefits all the occupants of the buildings without being used exclusively by any one tenant. An example might be a HVAC plant that heats and cools all buildings, or a cafeteria or auditorium shared by the occupants of a group of buildings. Campus R/U Ratio When multiple buildings share common elements (see Campus Common Area), the Campus R/U Ratio is used to allocate the floor area of those common elements to the Rentable Area of each tenant. It is also referred to as a Site R/U Ratio or Multi- Building R/U Ratio. Capital Improvement Any major physical development or redevelopment to a property that extends the life of the property. Examples include upgrading the elevators, replacement of the roof, and renovations of the lobby. Certificate of Occupancy The government issues this official form, which states that the building is legally ready to be occupied. Common Area Maintenance (CAM) This is the amount of additional rent charged to the tenant, in addition to the base rent, to maintain the common areas of the property shared by the tenants and from which all tenants benefit. Examples include: snow removal, outdoor lighting, parking lot sweeping, insurance, property taxes, etc. Most often, this does not include any capital improvements made to the property.
Contiguous Touching at some point or along a boundary. Contingency A requirement in a contract that must occur before that contract can be finalized. Contract A legal agreement between entities that requires each to conduct (or refrain from conducting) certain activities. This document provides each party with a right that is enforceable under our judicial system. Covenants Wording found in deeds that limits/restricts the use to which a property may be put (e.g. no bars). Ceiling Tile Count A method of roughly measuring floor area by counting ceiling tiles and multiplying by the area of each tile. This can be a more accurate way of measuring area than by pacing, but generally not accurate enough to be used for leasing or appraisal. Circulation Factor Used in conjunction with Space Requirements Projection, this factor is the result of dividing Secondary Circulation by Usable Area. It is applied to Assignable Area to calculate required Usable Area. Care must be taken in application of a Circulation Factor. For example, if the Circulation Factor is 25%, do not multiply Assignable Area by 1.25. Instead, divide it by 0.75. (Rule: divide by the compliment). Circulation Space Corridors, aisles and other similar space required for occupants to access means of egress and all other functions in and serving their space. Circulation may be classified as either primary, secondary or tertiary, and it may be fully enclosed as in a corridor, or unenclosed, as in a phantom corridor (a term coined by Willie Pena).
D Demising Line A legal term which describes a boundary line encompassing floor area (demised within) within which tenants or condominium owners possess certain rights to the use or possession of space. Demising Wall A wall that contains a Demising Line. The demising line may be located on either face, the centerline, or in some other location (like Dominant Portion) within the wall, depending upon wall location, measurement methodology or standard cited. Density A metric for office space utilization measured in square feet per person. The measure of square footage is usually Usable Square Feet, but Rentable Square Feet is used occasionally. Destructive Measurement Act of creating openings in walls by boring or sawing holes to permit inspection of hidden surfaces or enclosed spaces for the purposes of classifying space and determining field dimensions to space class boundaries. Dominant Portion A term used differently by various standards to identify the surface of a wall that constitutes the boundary of a floor area for measurement purposes. See individual standards for detailed definitions. Drip Line Method A method of measuring Industrial Space defined in the BOMA Industrial Standard as Method B.
E Encroachments A base building element that is part of the usable area of a floor but inhibits its use for furniture and equipment. Examples include window sills, columns, wall-mounted heating and cooling units and low headroom conditions under pipes, ducts or structure. Encroachments are not measured by some property management standards (BOMA) but may be under facility management standards like IFMA. Estoppel Certificate A legal instrument executed by the one taking out the mortgage (i.e. mortgagor). The owner of a property may require an individual leasing a property to sign an estoppels certificate, which verifies the major points (e.g. base rent, lease commencement and expiration) of the existing lease between the landlord and tenant. Eviction (Actual) Physical removal of a tenant either by law or force. Eviction(Constructive) The landlord or his agents disturb the tenant, rendering the leased space unfit for the tenant s previous use. Eviction (Proceeding) A legal proceeding by the landlord to remove a tenant. F Facility Usable Area From the IFMA Standard, fully enclosed space, excluding encroachments, that is available for the exclusive use of a building occupant for occupant s personnel, materials, furniture, fixtures and equipment. Field Measurement Dimensions determined on-site in a building using a measuring tape or device. Field dimensions are usually taken from apparent building elements and often require adjustment to determine the boundaries of classes of space
Flex Space Space with attributes suitable for occupancy either by offices or light industrial/warehouse operations. Such space might be measured for leasing employing either an office or industrial measurement standard at the option of the owner/landlord. Floor An enclosed horizontal division of a building characterized by a structural surface capable of supporting loads imposed upon it by occupants. It is sometimes referred to as a story. See also Interstitial Space. Floor Area (Gross) Section 1002.1 of the International Building Code defines this term as being The floor area within the inside perimeter of the exterior walls of the building under construction, exclusive of vent shafts and courts, without deduction for corridors, stairways, closets, the thickness of interior walls, columns or other features. The floor area of a building, or portion thereof, not provided with surrounding exterior walls shall be the usable area under the horizontal projection of the roof or floor above. The gross floor area shall not include shafts with no openings or interior courts. NPFA-101 has a different definition and some local building codes also depart from this measure in some respects. Floor Area (Net) A term used in building codes to describe the actual occupied area of a floor, not including accessory unoccupied areas (stairs, elevator & HVAC shafts, mechanical rooms, etc.) or the thickness of walls. See NFPA-101 Page 17, the International Building Code Section 1002.1, or local building code.
Floor (Rentable)/(Usable) Ratio A term used by the BOMA Standard to describe the conversions factor derived as the result of dividing the Floor Rentable Area by the Floor Usable Area. FLOOR R/U RATIO = FLOOR RENTABLE AREA/FLOOR USABLE AREA Floor Service Area A term used by the Washington Standard to describe the Floor Common Areas in the BOMA Standard except for corridors on multitenant floors. Examples include toilets, janitor, phone and electrical closets and mechanical rooms and their enclosing walls. Floor Usable Area A term used by the BOMA Office Standard connoting the sum of Office, Store and Building Common Areas on a floor. FLOOR USABLE AREA = OFFICE AREA + STORE AREA + BUILDING COMMON AREA FACILITY USEABLE AREA From the IFMA Standard, fully enclosed space, excluding encroachments, that is available for the exclusive use of a building occupant for occupant s personnel, materials, furniture, fixtures and equipment. G Gross Area The total of all areas of a building. The term is commonly used but its measure is defined differently by different stakeholders, which include designers, developers, cost estimators, appraisers, property tax officials, real estate brokers, financial institutions, insurance companies, building code and zoning officials, property managers and facility managers. There is no single accepted method of measuring Gross Area.
Building Area (GBA) A term used by federal agencies to measure multi-family properties and industrial buildings, and by the BOMA Standard. It is similar to Gross Area. Gross Leasable Area (GLA) Used in retail leasing. Generally the floor area available for the exclusive use of a retail tenant measured to the outside face of exterior walls and the centerline of demising walls separating tenants. It includes basements and mezzanines. In Australia, GLA stands for Gross Lettable Area and is well defined in the Property Council s Method of Measurement Standard. Gross Measured Area The BOMA Office Standard defines it as the total of all fully enclosed floor areas of a building, measured to the Dominant Portion of the Finished Surface of exterior enclosing walls, including basements and penthouses. Gross Measured Area The BOMA Office Standard defines it as the total of all fully enclosed floor areas of a building, measured to the Dominant Portion of the Finished Surface of exterior enclosing walls, including basements and penthouses. Gross Rentable Area Another term for Rentable Area, not defined by the BOMA Standard. Grossing Up A Canadian term for applying an R/U Ratio to Usable Area to determine Rentable Area. It is not defined by the BOMA Standard and is not to be confused with the Grossing Up of variable operating expenses as defined by the BOMA Escalation Handbook for Office Buildings. H Holdover Tenant A tenant who remains in possession of leased property after the lease term expiration.
I IFMA The International Facility Manager s Association, URL http://www.ifma.org IFMA Standard The Standard Classification for Building Floor Area Measurements for Facility Management, designated ASTM Standard E 1836-01 (current version). Inside Gross A term used in the IFMA Standard for the same purpose as Gross Measured Area in the BOMA Standard. Inter-Floor Common Area See Limited Common Area. This is not the same as Interstitial Space. Interior Gross Area A term used by the IFMA Standard that expresses the full area of a floor measured to the finished surface of the inside face of the exterior wall where it meets the floor. Interstitial Space Load-bearing platforms between floors suitable for equipment and mechanical use but not for occupancy by personnel except for maintenance purposes. Defined in the IFMA Standard and found most frequently in laboratory and medical building types. This is not the same as mezzanine space. Intra-muros Area A measure of floor area under the ISO Standard that excludes the area taken up by exterior enclosing walls, similar to Interior Gross Area. ISO International Organization for Standardization located in Geneva, Switzerland. The United States is represented at the ISO by ANSI, and ANSI distributes ISO standards in the U.S.; URL http://www.iso.ch
ISO International Organization for Standardization located in Geneva, Switzerland. The United States is represented at the ISO by ANSI, and ANSI distributes ISO standards in the U.S.; URL http://www.iso.ch ISO Standard ISO 9836, Performance Standards in Buildings Definition and Calculation of Area and Space Indicators, a widely used measurement standard in Europe, published by ISO and available through ANSI. J Joint Tenancy Ownership of real property by two or more individuals, each of whom has an undivided interest with the right of survivorships. L Leasable Area Areas available for leasing to, and the use of, a tenant. Measurement method is not defined by any published measurement standard and could be anything, including Gross Area, Rentable Area, or Usable Area. In Great Britain, Australia and many other members of the former British Commonwealth, this is referred to as Lettable Area. Leasing Depth The distance from a core wall of a building to the inside face of an exterior wall or the inside face of the exterior glass. If there is no central building core, it is half the distance between the exterior building walls. LEED Participation New Construction: LEED for New Construction and Major Renovations is designed to guide and distinguish high performance commercial and institutional projects.
Core and Shell: LEED for Core and Shell aids designers, builders, developers and new building owners in implementing sustainable design for new core and shell construction. Existing Buildings: LEED for existing Buildings: Operations and Maintenance provides a benchmark for building owners and operators to measure operations, improvements and maintenance. Limited Common Area Fully enclosed space that serves more than one floor (and not accommodating occupant s personnel, furniture or equipment) but less than the entire building. A common example is a fan room that serves the floor it is on and the floor immediately below it. Load Factor Another term for the BOMA R/U Ratio, not defined in the BOMA Standard. Loss Factor A term used correctly only in conjunction with the IFMA Standard to mark-up Usable Area to Rentable Area, allocating common areas of the building to each floor and tenant. Functions similarly to the BOMA R/U Ratio but expressed differently. Example: An owner may arbitrarily decide that the rentable area shall be 25% larger than the Useable Area throughout the building. This results in a Loss Factor of 20%. LOSS FACTOR = (RENTABLE AREA LESS USABLE AREA)/RENTABLE AREA
M Major Vertical Penetration (MVP) Major openings in a floor to accommodate vertical building elements such as stairs, elevators, HVAC shafts and the like, including their enclosing walls. They are distinguished from minor vertical penetrations by various rules of thumb ranging from 64 square inches to 144 square inches (1 square foot). See BOMA Standards. Measure Line A term from the BOMA Industrial Standard that is similar in use to the Dominant Portion as defined by the BOMA Office Standard. Mezzanine A floor structure within the exterior walls of a building and between two floors, capable of supporting personnel, equipment, storage or manufacturing. The area of a mezzanine is limited by some codes in some occupancies to a fraction (like 1/3) of the area of the floor immediately below. See the BOMA Industrial Standard. Multi-Tenant Floor A floor on which the Usable Area is or can be leased to more than one tenant. On a floor with two tenants, its Usable Area gets subdivided three ways two tenant suites and a common corridor that then becomes Floor Common Area.
N NASF Abbreviation for Net Assignable Square Footage. See Net Assignable Area. Net Assignable Area This term is used in educational facilities programming and planning to describe functional areas as classrooms and laboratories without required building support spaces like circulation, mechanical and structural areas. See also Assignable Area. Net Floor Area A term used in the ISO Standard to express the Interior Gross Area less the areas of all interior walls. Net Lease Also called triple net lease. The lessee pays not only a fixed rental charge but also expenses on the rented property, including maintenance. Net Leasable Area Another word for Rentable Area. This term is not defined in the BOMA Standards or any major published measurement standard. This term should not be used if the BOMA Standards are being employed. Net Rentable Area Another word for Rentable Area. Some people also use this term to refer to Usable Area. This term is not defined in the BOMA Standards or any major published measurement standard. This term should not be used if the BOMA Standards are being employed. Net to Gross Ratio A term used in facilities programming and planning as a measure of building efficiency, it is a number less than one (1), the numerator of which is the Net Assignable Area and the denominator of which is the Gross Area.
Net Usable Area A term used to describe the usable area available to a tenant on a multi-tenant floor, excluding corridors but including the thickness of exterior building walls. NIST The National Institute of Standards and Technology (successor to the National Bureau of Standards oversees U.S. measurement science, standards and technology. URL http://www.nist.gov. Non-Disturbance Agreement The tenant signs this to prevent himself from being evicted if the property owner does not pay the mortgage to the lender. Notary Public A public officer who is authorized to witness and verify certain documents (e.g. contracts, deeds, mortgages). Also, an affidavit may be sworn before this public officer. O Office Rentable Area Office Rentable Area is the area where a tenant normally houses personnel and/or furniture, for which a measurement is to be computed. Other Rentable Area Other Rentable Area is the rentable area not used or considered for office or retail space. Occupiable Area A term used by some government agencies as a measure of usable area and often as the basis upon which they will pay rent. Can exclude areas included in BOMA Usable Area such as window sills, wall-mounted HVAC units and the like. Lease language determines how the space is measured.
Office Area Enclosed space usable for personnel, furniture, equipment and office support areas, which has suitable finishes, lighting, environmental controls, power, communications support and ceiling heights. Ownership Types Institutional Investor: Organizations which pool large sums of money and invest those sums in companies. They include banks, insurance companies, retirement or pension funds, hedge funds and mutual funds. They act as highly specialized investors on behalf of others. REIT: Real Estate Investment Trust, a corporation which invests in real estate in order to reduce or eliminate corporate income taxes. They can be publicly or privately held. Other: Could include foundations, churches, unions, etc. P Partial Floor Factor Another term for the BOMA R/U Ratio that is not defined in the BOMA Standards. Primary Circulation Term used in the IFMA Standard to describe corridors on multi-tenant floors or their functional equivalent for fullfloor occupants. Property Class Class A: Most prestigious buildings competing for premiere office users with rents above market average for the area. These buildings have high quality standard finishes, state of the art building systems and amenities, exceptional accessibility, and a definite market presence. Class B: Buildings competing for a wide range of users with rents in the average range for the market. Building finishes are good to
fair for the area, and systems are adequate but the building does not compete with Class A at the same price. Class C: Buildings competing for tenants requiring functional space at rents below average for the market. Property Type Medical: Building with at least 75% of its space dedicated or intended for physicians and/or medical-related offices. Includes owner-occupied and single tenant buildings if the owner/tenant is medical related. Financial: Building with at least 75% of its space dedicated or intended for financial offices (banking, insurance, investment firm). Includes owner occupied and single tenant buildings if the owner/tenant is financial related. Government: Building owned by the government and operated by either public or private sector. Corporate Facility: Owner occupied facility (owner must occupy at least 75% of the square footage). Industrial: Building with at least 75% of its space dedicated or intended for industrial use. General: Multi-tenant building. Includes buildings with owner-occupied space if there are other tenants in the building. Single-Purpose: Single tenant in a non owner-occupied building (sale-leaseback type situation or leasing entire building). Other: Buildings which do not fall within any of the above types. Pro Forma A financial projection of income and expenses used as a basis for securing financing for a property. An important basis for the pro forma is the rentable area of the
property under the measurement standard cited in the lease document in addition to the projected rental rates and other factors. Pro-Rata Share A fraction, the numerator of which is the Rentable Area of a tenant and the denominator of which is the Rentable Area of the building. It is used in allocating certain expenses to tenants under certain types of leases. Q Quiet Enjoyment R The right of a landlord or tenant to use the property without disturbances. Rentable Area Also called Rentable Square Footage (RSF), the area of a building, floor or suite used as the basis for calculating. Base Rent. Dierent measurement standards define this in different ways. Refer to individual standards for measurement methods and definitions. R/U Ratio A figure greater than one (1), the numerator of which is Rentable Area and the denominator of which is Usable Area, which allocates Common Areas to Usable Areas and Basic Rentable Areas. There are Floor R/U Ratios, Building R/U Ratios and occasionally Campus R/U Ratios. Refer to specific standards for detailed definitions. This is often incorrectly called an R/U Factor, and is sometimes referred to as an Add-On Factor, Common Area Factor, Loss Factor, Load Factor, Gross- Up Factor or Partial Floor Factor. Retail Area A term used as a standard to define Store Area, but optionally including certain exterior areas
S such as outside dining for restaurants or carry-out food establishments, or a portion of the main building lobby. Secondary Circulation Used by the IFMA Standard, corridors and walk-ways required within the Usable Area of a tenant or department, required for access and egress to/from all Assignable Areas. Single-Tenant Floor A floor on which all usable area is completely occupied or leased by a single tenant. SIOR The Society of Office and Industrial Realtors, an organization that collaborated with BOMA in development of the BOMA Industrial Measurement Standard; URL http://www.sior.com Space Management System A system that determines and tracks space occupancy, density and utilization by department and division within an organization for the purpose of optimizing space utilization and minimizing occupancy costs. Square footage figures from these systems drive chargeback systems. Space Planning The process of translating a space program into a physical layout or floor plan that satisfies an occupant s needs in terms of square footage, adjacencies, circulation, workflow, capacity for growth and many other criteria. Space Requirements Projection A projection of the Usable Area needed by an occupant at one or more future time horizons. It is often based upon space
standards, a detailed space inventory and circulation factors. When done for tenants, they usually assume that basic building services (toilets, fan rooms, and the like) are part of the base building and are therefore excluded from the program. Space Standards A documented standard allocation of square footage to each position or function within an organization. It is used as a basis for doing a space requirements projection as well as a tool to control actual allocation of space in many organizations. Specific Performance When a court requires a defendant to carry out the terms of an agreement or contract. Square Foot (SF) A square unit of area measuring twelve inches on each of its four sides that becomes grotesquely distorted when found in office buildings (attributed to John Windsor, past chair of the BOMA Method of Measuring Floor Area Committee). Stacking Chart A horizontal bar chart that uses a stacked bar for each floor of a building to indicate the square footage occupied by each tenant, department or vacant suite on each floor. Easily implemented in an Excel spreadsheet and very useful for developing strategy for phased restacking of organizations occupying multiple floors or buildings. Storage Area Space suitable only for the storage of materials and equipment and not for occupancy by personnel, by virtue of inadequate lighting, finishes, environmental controls, power, access, egress or ceiling height.
Store Area Space on the street level of an office building that is suitable for retail occupancy. This is not the same as retail space in shopping centers and is defined in the BOMA Standards. Strategic Facilities Planning (SFP) The process of crafting a facilities plan for an organization that integrates with and supports its business plan while minimizing occupancy costs. A good space management system is a foundation for as SFP. Structural Density A term used in real estate development, meaning the ratio of the total ground floor area of a building to the total area of its site. Building area for this purpose is measured to the outside face of exterior walls. Average urban densities in the U.S, have been declining since 1945, which is a measure of urban sprawl. Subletting The leasing of space from one tenant to another tenant. Subscribing Witness The witness to the execution of an instrument who has written his name as proof of seeing such execution. Surrender The cancellation of a lease by mutual consent of the tenant and the landlord. Support Space In a space requirements projection, space for functions other than workstations occupied by staff. Includes conference rooms, filing areas, reception spaces and the like, but does not include primary or secondary circulation space.
T Tare A term used in architectural programming meaning difference between the Gross Area or the Usable or Rentable Area of a building or portion thereof and the Assignable Area required by a tenant/occupant. Tenant Area Space that is used exclusively by a tenant for their personnel, furniture, equipment, storage, support and processes of any sort. It includes Secondary Circulations and, for a tenant occupying a full floor, Primary Circulation. It may be applied to any type of occupancy (office, industrial, retail, etc.) and thus can be measured many different ways. Tenancy at Will A license to occupy or use lands and buildings at the will of the landlord. Tenancy by the Entirety An estate which exists only between husband and wife. Each has equal right of enjoyment and possession during their joint lives, and each has the right of survivorship. Tenant Improvements Work done on the interior of a space, which can be paid for by landlord, tenant, or some combination thereof. Tenancy in Common Ownership of property by two or more individuals, each of whom has an undivided interest, without the right of survivorship. Tenants at Sufferance An individual who comes to possess land via lawful title and keeps it in perpetuity without any title.
Tertiary Circulation Space allowing flow of people through assignable spaces. For example, a file room may include an aisle that not only allows for opening of file drawers but also passage of staff through the file room or other assignable spaces. Tie-In Arrangement A contract where one transaction depends upon another transaction. Tolerance The allowable difference between an area calculation made by an individual and the actual area of a subject space, floor or building. If the Tolerance is 1%, then two individual s area calculations must always be within 2% of each other (one could be 1% high and the other 1% low). Total Rentable Area Total Rentable Area is the usable area of an office or retail area on a floor with its associated share of floor common area and building common areas. Total rentable area is used as the basis to calculate base rent. Total Usable Area Total usable area includes the office area, retail area and common area on the floor of a building, Triple Net Lease A lease requiring tenants to pay utilities, insurance, taxes and maintenance costs. U Usable Area Fully enclosed space that is available for the exclusive use of a building occupant for occupant s personnel, materials, furniture, fixtures and equipment. Different standards measure this is different ways. It is referred to in leases as The Premises.
V Variance The difference between two area calculations of a subject suite, floor or building area made by two individuals. The area calculation of a building owner is deemed accurate if the variance between their area calculation and that of another party is less than 2%, under the BOMA, GWCAR and NAHB Standards. Vertical Penetration See Major Vertical Penetration. Void Area A term used in the IFMA Standard to describe portion of an enclosed floor area that is open to the floor below. It is sometimes indicated on plans with the abbreviation OTB, for Open to Below. Examples are an upper level of a multistory atrium or portion of a ramp (sloping floor) whose area is included in the floor area of a lower level. It is distinguished from Major Vertical Penetrations in that it does not usually provide inter-floor building services like elevators, stairs and mechanical shafts. W Waiver The intentional relinquishment or abandonment of a specific claim, privilege or right. Work Letter An amount of money that a landlord agrees to spend on the construction of the interior of a space per the lease, usually negotiated. Workstation The square footage dedicated to supporting the tasks of a single worker, measured to the centerline of any normal enclosing walls or panels. In some instances, workstations are designed to be shared between two or
Z Zoning Floor Area (ZFA) Floor area as measured for purposes of compliance with a zoning code. It is usually defined as Gross Area measured to the outside face of enclosing walls, but is also defined by some municipal codes as measured to the inside face of exterior walls and excluding certain spaces like elevator shafts, open balconies, atriums and certain other areas.
TEXAS INTERNATIONAL CONSULTANTS, INCORPORATED SINCE 1921 THANK YOU FOR YOUR TIME & CONSIDERATION
TEXAS INTERNATIONAL CONSULTANTS, INCORPORATED SINCE 1921