CHANGES IN BOMA STANDARDS CAN LEAD TO OPPORTUNITIES

National interior architecture and design firm, Staffelbach, is notifying those involved in commercial real estate that the Building Owners and Managers Association (BOMA) standards have changed for the first time since 1996. New terminology, as well as changes in what can be considered measurable and applicable space, can provide opportunities to find new, leasable space in commercial buildings.

“Building owners should take the time to get to know these new standards,” said Linda Mann, Project Director and Tenant Procurement Specialist. “By bringing in a firm like Staffelbach to review and measure a structure, a concrete and intimate understanding of a building’s available and lease-able space becomes the foundation by which new financial projections can be made. At a time when so many involved in commercial real estate are trying to find something to give them a measure of assistance in their ability to survive, we have often found great news to give them when we have been able to properly analyze a space, thus providing a set of numbers that can be held confidently against counterparts and peers in the industry.”

The new 2010 BOMA standards have been accepted by the American National Standards Institute (ANSI) and were released on December 31, 2009. BOMA International has been publishing standards since 1915.

“The best thing that an owner can do is get their space evaluated,” said Mann. “BOMA is the tangible standard that allows commercial structures to be compared to each other, apples to apples. With these standards the numbers provide a real understanding as to the value of that building that the owner is holding in their hands. It prevents an abstract system which can mean a real difference in a building’s listed square footage. We have seen it mean tens of thousands of square feet worth of product – and that equals a lot of money to someone in this industry.”

About Staffelbach
Staffelbach is a nationally-recognized group of interior designers, architects, facilities planners and support staff with an over 40 year history of creating and transforming interior spaces for an ever-expanding roster of clients. Based in Dallas, Texas, Staffelbach is a national company with core businesses that include a design and architectural studio, a corporate services / facilities planning group and a rebranding and tenant development specialty. A certified Women’s Business Enterprise, Staffelbach is licensed to practice architecture in all 48 contiguous United States. More information at www.Staffelbach.com.

About The Building Owners and Managers Association
For almost 100 years, BOMA International has set the standard for measuring buildings. In 1915, BOMA first published the Standard Method of Floor Measurement for Office Buildings, an accepted and approved methodology by the American National Standards Institute. Throughout the years, the standard has been revised to reflect the changing needs of the real estate market and the evolution of office building design. Today, BOMA International is the secretariat of a suite of measurement standards. More information at BOMA.org.

About The American National Standards Institute
As the voice of the U.S. Standards and conformity assessment system, the American National Standards Institute (ANSI) empowers its members and constituents to strengthen the U.S. marketplace position in the global economy while helping to assure the safety and health of consumers and the protection of the environment. The institute oversees the creation, promulgation and use of thousands of norms and guidelines that directly impact businesses in nearly every sector. More information at ANSI.org.

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WHAT IS “SOUND MASKING”?

Sound masking is the addition of natural or artificial sound (commonly, though inaccurately, referred to as “white noise” or “pink noise“) into an environment to cover-up unwanted sound by usingauditory masking. This is in contrast to the technique of active noise control. Sound masking reduces or eliminates awareness of pre-existing sounds in a given area and can make a work environment more comfortable, while creating speech privacy so workers can better concentrate and be more productive. Sound masking can also be used in the outdoors to restore a more natural ambient environment.

Sound masking can be explained by analogy with light. Imagine a dark room where someone is turning a flashlight on and off. The light is very obvious and distracting. Now imagine that the room lights are turned on. The flashlight is still being turned on and off, but is no longer noticeable because it has been “masked”. Sound masking is a similar process of covering a distracting sound with a more soothing or less intrusive sound.

Sound masking can be used anywhere to ensure speech privacy or reduce distractions. Sound masking is typically used in selected workspaces but it can also be helpful in residential environments. The most common sound masking installations are:

• Open office plans – open offices can be either too quiet (where someone dropping a pen in the next cubicle is distracting) – or too noisy (where the conversations of others in the office make it impossible to concentrate). Open offices can benefit from sound masking because the added sound covers existing sounds in the area – making workers less distracted and more productive.

• Private offices – private offices and other enclosed spaces often appear to provide privacy but actually do not. Many times, walls are lightweight and do not extend to the ceiling deck – only to the ceiling tile. In these cases, sound can easily travel through partitions or over the walls. Sound masking can be provided in adjacent private offices, or in hallways outside of private offices, to ensure that confidential conversations remain confidential.

• Public spaces – sound masking is useful for reception areas, pharmacies, waiting rooms, and financial institutions. Sound masking is provided in the area where conversations should not be heard – not necessarily in the area where the conversation is taking place. For instance, a psychiatrist does not want those in the waiting room to overhear a private conversation with a patient, so sound masking is provided in the waiting area: not in the psychiatrist’s office.

Sound masking may also be used to hide other unwanted noise, such as the intermittent sounds from machinery. In an office this could be sound of elevators and compressors. Sound masking may render conversations unintelligible by nearby listeners and may thus help compliance with HIPAA and GLBA regulations.

WIKI

BE A LITTLE MORE “GREEN” …

If you are involved in commercial real estate and are wondering what you can do to be a little bit more “green”, then we have some tips for you. Staffelbach is committed to the process of reducing our carbon footprint on the world and we are always glad to lend some of our own in-house expertise on the subject.

Enjoy!

Owners and investors – when it comes to site selection, here are some things to keep in mind:

• Select a LEED certified building
• Use Non-potable or grey water for site irrigation
• Landscape with Xeriscape  (landscaping ways that reduce or eliminate the need for supplemental irrigation) designs
• Use integrated pest management, erosion control and a landscape management plan
• Inspire water use reduction by going with :
  • Ultra low-flow water closets
  • Composting toilets
  • Waterless urinals
  • Motion detector on sinks
  Inspire by:
• Select a building near public transportation
• Provide bicycle storage and shower facilities
• Provide priority parking for car-pools or van-pools

When it comes to energy and the atmosphere, think of these:

• Install daylight-responsive lighting controls
• Purchase ENERGY STAR equipment and appliances
• Engage in a contract for electricity from renewable sources
• Implement a green cleaning policy:

When it comes to green cleaning, the US Green Building Council says:

“Because of the environmental and human health benefits associated with cleaning practices, the LEED® for Existing Buildings (LEED-EB) Rating System has incorporated credits that reward green cleaning. Green cleaning provides an excellent opportunity for enhancing a building’s sustainability without expending large sums of money

A major benefit of green cleaning is that it minimizes the environmental and health concerns associated with conventional cleaning practices. Many traditional products are derived from non-renewable natural resources and can be toxic to human health and cause long-term environmental problems. It is critical to recognize that the solution to these problems is not to clean less, as cleaning is essential to protecting occupant well being and safety. Rather, the solution is the selection and use of appropriate cleaning and maintenance products. Using cleaning technologies that utilize rapidly renewable derived resources without sacrificing quality, performance, or adding additional cost has tremendous life cycle advantages.”

(Read that entire article HERE)

When it comes to building, construction, or the office itself, here are some tips in regards to materials and resources:

• Provide designated area for recyclables (paper, corrugated cardboard, glass, plastics and metals)
• Commit to a minimum of 10 year lease
• Recycle or salvage construction waste
• Use salvaged or refurbished furniture
• Purchase materials that are from the region – it keeps shipping to a minimum thereby reducing the number of vehicles and miles used in the transportation of the materials you are going to use.
• Purchase materials that are rapidly renewable (Bamboo flooring, cotton batt, Linoleum flooring, sunflower seed board, wheatgrass cabinetry and wool carpet)
• Use certified woods

Now that you’re inside – what should you consider for the interior?

Use low-emitting materials. These are materials with low volatile organic compounds (VOC’s). According to the Environmental Protection Agency:

“Volatile organic compounds (VOCs) are emitted as gases from certain solids or liquids. VOCs include a variety of chemicals, some of which may have short- and long-term adverse health effects. Concentrations of many VOCs are consistently higher indoors (up to ten times higher) than outdoors.”

Materials that you can be sure fit this description are many and include: Adhesives and sealants, paints and coatings, carpets, composite wood and laminate adhesives, systems furniture and seating.

Working with an interior architecture and design firm that has LEED certified staff – like Staffelbach – is one way to be sure that you are kept aware of the latest ecologically responsible products available.

Another tip for your interiors is to plan offices, and other enclosed spaces, to maximize daylight. Available and ambient light – light that isn’t provided electrically – can be maximized to the tenant’s (and the earth’s) maximum benefit with proper planning.

Staffelbach is committed to merging the needs of clients with the needs of the world around us.
If you are someone who has needs or questions, do not hesitate to call.

ABOUT STAFFELBACH

Staffelbach is a group of interior designer, architects, facilities planners and support staff with a 43-year history of creating and transforming interior spaces for commercial clients throughout the United States. The company’s core businesses include a design and architectural studio, a corporate services / facilities planning group and tenant development specialty. As rebranding experts, Staffelbach continues to work with real estate owners and investors throughout the country to renovate and reposition large commercial office properties for added return on their investments. A Women’s Business Enterprise company, Staffelbach is based in Dallas, Texas and is licensed to practice within the 48 contiguous United States. More information at www.Staffelbach.com.