Virtually out of nowhere and literally overnight, electric scooters have appeared on downtown sidewalks in cities across the United States. As both the public and private sectors now scramble to determine how to handle the onslaught, the commercial real estate industry also is scrambling for answers. BOMA International’s advocacy staff is working hard to provide members with resources to tackle this issue. Check out BOMA’s newly released policy brief and analysis of the topic in the current issue of BOMA Magazine.

The Pulmonary Fibrosis Foundation (PFF) invites building owners across the nation to light iconic buildings in PFF blue in celebration of Pulmonary Fibrosis Awareness Month in September. Pulmonary fibrosis is a devastating lung disease affecting 200,000 Americans. BOMA International joined the PFF's lighting campaign in 2017 and with everyone's participation, we can expand our reach.

The PFF will again promote the lighting program through a dedicated social media campaign, #BlueUp4P throughout September. Last year, 35 buildings and structures went blue, including Miami Tower, John Hancock Building, Indiana Power and Light Co., Union Station in Kansas City and many others and the campaign reached more than 1.2 million people. With your help, we will reach many more this year. 

For more information about going blue for PFF, please contact Dorothy Coyle, marketing consultant to the Pulmonary Fibrosis Foundation at dorothyccoyle@gmail.com or 773-332-6201. 

NYC Door Lock Monitoring Deadline

There has been a recent change in the New York City (NYC) Department of Buildings (DOB) Building Code, which must be addressed by January 1, 2020, for elevators to be in compliance with ASME A17.3. This code change has enormous implications; in fact, the provision impacts up to 40,000 elevators out of the 65,000 throughout the city. It addresses a specific safety issue: that an elevator car will never move with its doors open. Unfortunately, that hasn’t always proved true.

Door Lock Monitoring

Door-lock monitoring (DLM) which is sometimes referred to as “redundancy,” has been included in 17.3 code 2002 and is in elevator controls built to meet 2000 or subsequent codes. This means that most microprocessor-based controllers built since 2000 (and a few relay-based systems built earlier) either come with monitor circuitry already installed or can be connected to devices that have door fault-monitoring capability. The problem NYC face comes from the vast number of elevators in the city using legacy equipment, which will not easily permit fault monitoring to be added 

How DLM Works? 

In simple terms, an elevator “knows” when to close its doors and depart from a landing, because the controller sends it a signal to do so. The signal is created when monitoring sensors within the car door gate switch make contact with sensors in the interlock on the landing door, completing an electrical circuit that lets the controller know it’s safe to move the elevator. This means the product meets the new NYC code provision by constantly monitoring the car and preventing operation with the doors open. 

Impact from the Upcoming Deadline

Some property owners/managers are only now starting to consider how the 2020 code change will affect them.  Considering that up to 40,000 elevators could be impacted, this has become a cause for concern for many.

On the bright side, the code only stipulates what the change is and when it must be implemented. It doesn’t require that existing equipment be changed; some equipment could simply be upgraded to comply. Modernizing of an elevator can be done at a fraction of the cost of an entirely new system. And, while there may be some who will see any expense to address code compliance as a burden, the liability associated with noncompliance is huge. In addition to loss of service, it can include fines, canceled insurance coverage, legal liabilities and massive inconvenience to tenants. 

What do I need?

To address each existing elevator the owner/building manager should consider the following rough guidelines in preparation for code compliance.

• Elevators installed or modernized before July 1, 2009: will likely need a software update and possibly a hardware update.
• Controllers installed or modernized after July 1, 2009: may be compliant. This needs to be confirmed by an elevator contractor, especially the Firefighter’s Service Phase II exception which may need a software update.
• Equipment Installed or modernized after August 1, 2017: should be compliant, but this needs to be confirmed as some vendors were still shipping none compliant equipment manufactured prior to code requirement through early 2018.
• Also note that modernization of controllers and door equipment going forward will be compliant, so this is a viable method of achieving compliance if it will be completed by January 1, 2020.

This is merely a guideline, and although it may have been required by code when the equipment was installed, it doesn’t mean it is operating properly at this time. Each elevator should be inspected by a certified elevator contractor to assure current code compliance.

The Next Code Compliance Upgrade

In addition to the 2020 code situation, professionals also must consider the impact of NYC DOB Building Code Appendix K3 and Rule 3.8.4.1, which must be fulfilled by January 1, 2027. This requirement provides protection against unintentional car movement (UCM) as specified in A17.1 Section 2.19.2. It also requires one to either convert to a dual-plunger brake assembly or incorporate an emergency braking system to prevent UCM and ascending car over-speed (ACO) motion. 

Time is running out

Regardless of whether you are targeting the upcoming 2020 compliance deadline, or are being proactive and also thinking ahead to 2027, you should move quickly and consult with Liberty Elevator Corp. on how best to address the situation. The technical solutions are out there, and the costs for them are not prohibitive; indeed, the biggest challenge is time. For the NYC elevator industry, the countdown to compliance is well underway, and it can take up to six weeks just to obtain the necessary city permits to proceed. Waiting much longer could risk failure to meet the compliance deadline.

Code Link

For more information contact BOMA-NJ Member, John Miller, Liberty Elevator, JMiller@libertyelevator.com

• Electricity & Gas Opportunity Map
• Fundamental Market Drivers
• NOAA Weather Forecasts
• CRUDE Oil – 12 Month Strip
• Henry Hub Nat Gas – 12 Month Strip
• NYMEX Monthly Settlements
• Natural Gas Forward Pricing
• Natural Gas Storage Report
• NYISO (NY) – 12M Flat Forward Pricing
• PJM WestHub – 12M Flat Forward Pricing
• PJM NI (Midwest) – 12M Flat Forward Pricing
• MASS Hub (MA) – 12M Flat Forward Prices
• ERCOT (TX) – 12M Flat Forward Prices
• CAISO (CA) – 12M Flat Forward Prices
• ISO-New England Capacity Prices
• PJM Capacity Prices

The Energy Market Analysis is provided by:

Transparent Energy - BOMA Member, Elizabeth Anello, eanello@transparentedge.com

 

In July, over 3,000 runners, 200 volunteers and thousands of spectators came out to Somerset, NJ to raise money and promote awareness for Multiple Sclerosis. The Mission of the MS Muck Fest is to support people living with MS in our community through vital support services and cutting-edge research. 100% of the funds raised support the Society and its work within the region.

The “MS” part of MuckFest MS stands for multiple sclerosis, an unpredictable, often disabling disease of the central nervous system, that interrupts the flow of information within the brain, and between the brain and body. Symptoms range from numbness and tingling to blindness and paralysis. The progress, severity and specific symptoms of MS in any one person cannot yet be predicted, but advances in research and treatment are moving us closer to a world free of MS. Most people with MS are diagnosed between the ages of 20 and 50, with at least two to three times more women than men being diagnosed with the disease. MS affects more than 2.3 million worldwide. This is the reason we come together—to rally friends in support of people living with MS in our community. 

BOMA NJ Members included Allison Berg (Cooper Pest Control), Victoria Tietz (Controp Temps), Christine Rothmel (Fisher Development) and Erika Toscani (Transwestern). 

If you would like to participate in the 2019 event, please contact Allison Berg at allison.berg@cooperpest.com.   

As a beginning golfer, I took many lessons.  One teacher told me something that stayed with me: she said to always remember that any forward motion, whether 15 yards or 200 yards, is good.  I am excited to see BOMA NJ’s significant strides forward.  We are not just moving in small increments but are taking large steps in a positive direction, as well as moving forward jointly with BOMA International, our parent organization.  

It is hard to believe we are nearing another year’s end, but it is coming all too quickly.  Let’s take a moment to look back on some recent accomplishments.  The golf outing was as successful as ever with great weather, a challenging course, and networking. During our September membership meeting, we learned about the challenges that we will face should marijuana be legalized in the state. This issue is important to us all from a business perspective. At the end of September, a team of our members pulled an airplane at Newark Airport to benefit the Special Olympics NJ.  We raised just under $6,000 for this great cause and had a wonderful time. This was followed by a new event - the Tackle Kids Cancer Charity Bowling night. Again, raising just under $6,000 for this worthy cause, a fun time was had by all and the opportunity for one-on-one networking while enjoying the night was key.  Next up is the hands-on fire training at the Somerset County Fire Academy.  This experience will combine learning and fun.  

Coming soon, we will be meeting at the Red Bull Arena and learning about its development from one of our long time members.  

I cannot say enough how wonderful it is to have the caliber of volunteers BOMA NJ is fortunate enough to have.  The new and creative committee ideas and their execution have sparked new interest in the organization.  I am hearing this from both active members and from those who have not been as engaged.  With a Board open to new and different ideas, committees have been revitalized and are working together to get things done.   

I would encourage all of our volunteers to keep moving forward, making a difference, and encouraging others to join you in your efforts. Working closely with someone to plan an event or educational session is a great way to connect on a deeper level rather than at a meeting. These efforts are paying off by building an organization that will make a difference in our industry through education and networking with some fun added to the mix.   

As this year progresses, do not be surprised to see BOMA International visibly back, playing a role in our meetings.  We will remind ourselves at each meeting of the advantages of having this powerful organization behind us. Our website has been improved and simplified, and our logo and support materials will be updated. Be on the lookout for these changes.  

I will say it again and again - getting involved is the best way to gain value from your membership.  Every voice is important and new ideas are welcome.  I look forward to seeing everyone at the Holiday Party. 

Debbie Sparks, RPA

BOMA New Jersey President 2018-2019 

On Wednesday, October 10, 2018, members of the Building Owners and Managers Association of New Jersey (BOMA NJ) gathered together to participate in the first ever Strike Out Cancer Event at Bowlmor Lanes in Green Brook Township, NJ. Seventeen sponsors led twenty bowling teams to help raise money for Tackle Kids Cancer - an initiative through The Children’s Cancer Institute at Hackensack University Medical Center. The event organizers -  Andrew Shaw of Fullerton Grounds, Linda Licitra of John Mini Distinctive Landscapes, the BOMA NJ staff, and Amir Gilani of BELFOR Property Restoration - helped make the event a success.  

 

  

The sponsors for the event included the following:

• Fullerton Ground Maintenance

• John Mini Distinctive Landscapes, Inc.

• Danker

• Belfor Property Restoration

• Cooper Pest Solutions

• BRAVO! Property Restoration

• Spinella Electrical Contracting

• Valcourt Building Services

• City Fire Equipment Company

• Building Security Services

• Liberty Elevator Corp.

• Fania Roofing Company

• Servpro of Eatontown/Long Branch

• Advanced Pavement Group

• Parker Interior Plants & Holiday

• American Landscape

• Roma Snow Management Services

   

BOMA New Jersey donated all proceeds from the event to Tackle Kids Cancer which totaled $5,800.00

View more images from the event.