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For General Manager, Bruce Clifford, there is no business-as-usual at 99 High Street, a 730,000-square-foot, downtown Boston office building. In the midst of managing $33 million in capital projects, the Jones Lang LaSalle team reduced operating costs $0.90 per square foot (8%) by re-evaluating all contracts and operating procedures.
This new and improved asset goes back to basics
Director of Operations, Mike McGloin, has been instrumental in the successful completion of multiple capital projects worth $23 million, designed to re-brand this Boston asset. In 2008, street level improvements were completed to increase curb appeal, including new sidewalk, streetlights, storefronts, entry, canopies and planters. A three-year, roof replacement, façade restoration and window replacement project is underway. The replacement of 4,000 windows will improve appearance and comfort, as well as reduce energy costs an additional $0.51 per square foot annually.
The Jones Lang LaSalle team implemented these programs while maintaining building occupancy above 93% and managing over $10 million of tenant capital improvements. Additionally, all aspects of building operations were targeted with the aid of Property Manager, Pauline McDonagh, in the quest to reduce expenses in 2009.
- § The electricity contract was re-bid and, when combined with efficiencies resulting from energy conservation programs, including common area lighting retrofit, high-rise elevator modernization, cooling tower replacement, and air handling unit upgrades, will save an estimated $0.32 per square foot annually.
- § Security expenses were reduced $0.14 per square foot due to installation of electronic surveillance, card key access, closed circuit TV monitors and the addition of security gates in the main lobby, which allowed for a reduction in daily security staff.
- § The cleaning contract was reduced 20%, or $0.13 per square foot, by re-evaluating contract scope as part of the re-bidding process, and aggregating the contract with other properties in the Boston-area portfolio.
- § Heating costs were lowered $0.06 per square foot due to upgrades in the central plant, which improved efficiency, and the use of condensate return water to heat the parking garage.
- § The elevator maintenance and waste removal contracts were also re-bid regionally and recycling increased within the property, further reducing disposal costs.
In the midst of the continuous capital improvement activity and changes in operations, 99 High Street has attained an Energy Star rating of 85 indicating it ranks in the top 15% nationally for similar buildings in energy efficiency. |
