Maximizing Your Asset Value

Property Management

Flexible, tailored solutions that deliver optimal results.

Formed by the merger of the nation’s

most successful privately held

commercial real estate firms with a

heritage covering 100 years, Cassidy

Turley is large enough to offer all the

real estate services you require, yet

nimble enough to tailor them to your

specific needs. Our professionals

combine a passion for producing

exceptional results with expertise that

encompasses property management,

corporate services, brokerage, capital

markets, market research, project and

development services, valuation and

strategic consulting.

One-size does not fit all. Your property should be managed

according to your individual financial

goals, objectives and priorities. At

Cassidy Turley, we don’t impose

predetermined policies and procedures.

Instead, we address your asset’s

distinctive physical characteristics

and market potential, as well as

your requisite reporting needs and

decision-making path. By staying

flexible and delivering tailored solutions,

we provide you with exactly the level

of service you require.

Our property management portfolio

continues to grow dramatically because

of the key advantages Cassidy Turley

delivers to you.

It’s about our people working for you.With an average of 10 years experience,

our professional property managers are

highly trained in both the financial and

physical characteristics of each asset.

They do not simply address immediate

needs, but act as your property’s CEO,

proactively seeking ways to enhance

the property’s value. Everyone on

the team, from engineers to leasing

specialists, shares the same drive and

passion to achieve the absolute best

possible results.

“The Cassidy Turley platform

will benefit our clients with

expanded resources and

services. Our national reach

coupled with local delivery

will clearly enhance our client

focus which is the center of

everything we do!”

- William A. Grillo, CPM®, RPA,Managing Director, Property Management

It’s about relationships you trust.Many of our clients have been with us

for over a decade. As their portfolios

have grown in size and complexity, we’ve

grown with them, proactively adding

people and resources while ensuring

that critical account staff remains

consistent. Our account leaders are

involved at a hands-on level; they do not

just appear at contract renewal time. Our

commitment to you is for the long term.

It’s about the knowledge you gain.Our property management professionals

are active in industry organizations like

BOMA, ULI and IREM. To augment

Cassidy Turley’s in-depth proprietary

training programs, we encourage our

people to pursue advanced professional

training in order to earn CPM®, CCIM,

RPA, FMA designations as well as

LEED® AP accreditation. Our property

management professionals integrate

our training and industry knowledge

with a deep understanding of their

local markets, which gives them clear

insight into each asset’s market position,

value and potential.

It’s about getting it done for you.Utilizing the valuable expertise acquired

from our advanced training and

extensive experience, our property

management team focuses on producing

measurable results. We are committed

to providing best-in-class service to

each client, from international portfolio

investors to individual building owners,

with the intent of achieving their goals.

We are Cassidy Turley.

We Are Cassidy Turley

2 | Cassidy Turley

cassidyturley.com | 3

4 | Cassidy Turley

“I’ve always believed in providing

quality customer service. The

Cassidy Turley team does too,

from our building engineers to

my senior account leader. It’s

a strong part of who we are

and makes my interactions

with customers and vendors

a pleasure.”

- Ornetta Buchanan, Property Manager

Are All Property Managers the Same?

We think it takes a special kind of person

to lead the team that will make such a

difference to the future of your asset.

All of our property management

professionals are well educated, street

smart and have been thoroughly

interviewed and evaluated to ensure that

we find and retain the best talent the

industry has to offer.

As your property CEO, our Cassidy Turley

property managers are trained to:

• Plan for the future to preserve and

enhance your asset for the long run.

• Continually search for cost savings to

reduce operational expenses without

diluting tenant services.

• Provide insightful market data

and analysis to assist with your

decision-making.

• Supervise day-to-day operations

including leasing, reporting,

engineering, maintenance, tenant

relations, cash flow and budgeting.

• Provide proactive customer service.

On every account, our property

managers are supported by a senior

account leader, who has a hands-on role

in strategic development, planning and

implementation, as well as providing

the valuable perspective gained through

years of experience.

Cassidy Turley property managers lead

a fully integrated team that is committed

to enhancing your asset’s value through

their expertise in:

• Building maintenance and engineering

• Accounting and financial reporting

• Leasing and marketing

• Market research

• Sustainability consulting

• Project and development services

• Contract and vendor management

• Lease compliance and administration

• Tenant retention

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Project Overview

Blackstone announced its purchase of Equity

Office Properties (EOP) in November of 2006.

In early 2007, Beacon Capital Partners LLC

purchased 5.3 million square feet of EOP office

property in Washington DC from Blackstone.

Based on a long, successful history with Cassidy

Turley, Beacon Capital Partners LLC contacted

us 45 days before the transaction closed to

transition and manage the 22 building office

and retail portfolio.

The Challenge

Due to the sheer volume of property and

personnel involved, a full-time transition

team was deployed of experts in property

management, human resources, technology,

accounting, project management, engineering

and leasing along with key corporate leaders.

Our engineering team unearthed significant

deferred maintenance needing immediate

attention. Our technology specialists discovered

that EOP’s centralized database could not easily

separate out pertinent building information,

asset inventory or human resources information

for this portfolio. Analysis from our accounting

team revealed substantial collections issues.

Site visits and lease reviews by our property

management team found a myriad of tenant

disputes pending.

The Cassidy Turley Solution

Cassidy Turley developed an intensive training

and orientation for 70 former EOP employees

regarding new technology platforms, preventive

maintenance management, and company

culture, benefits and policies.

Our property management team developed

operational budgets and five-year capital

improvements plans, and immediately

implemented energy efficiency programs,

addressed building deterioration and rebid

over $10,000,000 in service contracts.

An extensive communication plan was

implemented to understand tenants’

concerns and reassure them of the new

owner’s plan to manage the buildings to

a Class A status.

Our IT specialists collaborated with

EOP technical staff to determine the

most efficient method of identifying and

transferring pertinent data while our

accounting staff analyzed the enormous

amount of historical tenant data to

determine actual payments due to the

new landlord.

Results Achieved

The Cassidy Turley team developed and

put a comprehensive emergency response

and crisis communication plan into place,

including training and tabletop exercises

with all staff and key property vendors.

Our leasing team increased rental rates

throughout the portfolio, and in one

building by as much as 30%. Accounts

receivables were stabilized to a 95%

collection rate by the 10th of each month.

The sustainability program improved

baseline energy performance at every

asset. Four assets earned the ENERGY

STAR® designation and four projects

earned LEED® designation.

Our project management team completed

over $15,000,000 in upgrades within two

years, effectively rebranding the buildings

to attract new tenants. Despite the

challenging economy, the combination of

these efforts produced a positive increase

in net operating income for ownership.

To learn more about how Cassidy Turley

can help you achieve great results, visit

Success Stories at www.cassidyturley.com.

Client: Beacon Capital Partners LLC

Real Estate Type: Office

Portfolio Scale: 5.3 million square feet

Services: Landlord Representation,

Project and Development Services,

Property Management

Beacon Capital Partners LLC Washington DC and Northern Virginia

Building Maintenance and EngineeringWe believe that curb appeal should not

end at the curb.

To maintain the value of your property,

preventive maintenance is a necessity.

We hire only the most qualified,

experienced building engineers and

recruit the sharpest entry-level people

in the market. Our senior engineers

have a minimum of 10 years experience

in commercial building maintenance

and our entry-level people must

undertake a rigorous training course

that includes safety, maintenance

and customer service.

Accounting and Financial Reporting With regard to accounting and reporting,

we are committed to timeliness and

absolute accuracy.

Our process is driven by the strength

of our people. Our accounting staff has

an average of 14 years experience in

everything from basic accounts payable

to complex financial accounting. Our

management team, most of whom have

earned CPAs or advanced accounting

degrees, monitor process, quality and

consistency. Our systems are designed

to ensure appropriate controls and

safeguards over your property’s financial

data, and our internal controls are

reviewed and tested annually as part of

our Statement of Accounting Standards

(SAS70) Type I and Type II audits.

It Takes a Team to Do It Right

Project Overview

Like many property owners and corporations,

in 2008 Panattoni Development Company

re-evaluated the profitability and efficiency of its

in-house capabilities and decided to outsource its

property management functions. Based on similar

multi-market assignments and the breadth of

our property management team, Cassidy Turley

was awarded Panattoni’s portfolio located east of

Denver, which includes 130 offices, industrial,

and land assets that represent more than 21

million square feet in 12 major markets.

The Challenge

The sheer size of the portfolio presented a

challenge to ensure a smooth transition of

operations and accounting. Though Panattoni

had a highly centralized accounting and

reporting system, the company also wished to

accommodate the accounting and reporting

needs of its individual investors and partners.

Panattoni wanted to ensure that its 160 tenants

continued to receive hands-on, responsive

service, and requested that dozens of in-house

managers and maintenance technicians be

evaluated for a potential transition to the Cassidy

Turley payroll.

The Cassidy Turley Solution

A senior account leader was assigned to

the account to coordinate activities and give

Panattoni Development Company a central point

Client: Panattoni Development Company

Real Estate Types: Office, land, industrial

Portfolio Scale: 21 million square feet

Cassidy Turley Services: Landlord

Representation, Property Management

Panattoni Development Company National Assignment

6 | Cassidy Turley

“We have the opportunity

to work with many property

managers, both in the United

States and Europe, and we

rarely have been served by as

knowledgeable and as diligent

a Property Management

Group as Cassidy Turley.”

– Ulrich Steinmetz, Deka Immobilien Investment, Frankfurt, Germany

Our accounting staff collaborates

with your property manager to review

and deliver the reports you require to

make sound business decisions. From

standard financial reports to highly

sophisticated customized reports, we

tailor our reporting to fit your specific

requirements. We host Yardi Voyager

as well as MRI and our accountants

are equally experienced in Skyline,

Timberline, and CTI. Our automated

payables system, Nexus, ensures

efficient routing, approval and electronic

storage of vendor invoices. Whether

dealing with one building or a large

portfolio, we can scale our services

to deliver consistent, high quality

financial performance efficiently

and cost effectively.

Leasing Services When it comes to leasing your properties,

Cassidy Turley does not believe that

simply installing a “For Lease” sign

constitutes a marketing plan.

Your property’s value lies in its net

income. While managing your real

estate efficiently, we are equally focused

on driving your revenue stream. Our

leasing specialists take pride in

crafting leasing plans that are creative

and informed, marketing that is targeted

and intelligent, and most importantly,

achieving the best results possible for

your asset. Delivering deep familiarity

with all our markets, Cassidy Turley

leasing professionals close over

8,200 transactions across the

country annually.

Panattoni Development Company National Assignment

of contact. The team also created a Sharepoint

website to provide a central data storage location

that is accessible to all managers on the portfolio

and Panattoni decision-makers.

Our human resources staff performed thorough

evaluations of existing managers and technicians,

retaining and retraining the most qualified while

replacing others with experienced Cassidy Turley

associates. Using our regional and national

relationships with vendors and suppliers,

immediate cost savings were identified and

implemented. Our property managers also worked

with local tax appeal firms to verify existing

assessments and recommended appeal for

those that were overvalued. We implemented a

communication plan to inform tenants of any new

procedures and our efforts to reduce their costs.

Our property accountants worked closely with

Panattoni staff to become familiar with the client’s

MRI software. They also developed custom

reports for each unique ownership entity within

the portfolio. Our property managers analyzed

leases and prior CAM reconciliations to ensure

that all monies due were collected from tenants.

Results Achieved

The Cassidy Turley Transition and Quality Control

Team implemented a 162-point transition plan

to ensure key owner objectives were met while

allowing property management to focus on

tenant relationships and, in particular, quality

tenant service.

Over 150 budgets were completed by

the property managers and loaded into

the accounting system in advance of the

ownership deadline. The accounting team

played an integral role in our transition

success. Our accounting staff is responsible

for the timely application of over 3,000 rent

payments and the payment of 20,500 invoices

on behalf of Panattoni on an annual basis.

To learn more about how Cassidy Turley can

help you achieve great results, visit Success

Stories at www.cassidyturley.com.

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Enhancing Value Through a Multi-faceted Approach

8 | Cassidy Turley

“Flawless execution of

a misguided plan is not

success. Eighty percent

of the value of our service

is in the first 20 percent

of the project.”

– Gary Helminski, Managing Director, Project and Development Services

“I am responsible for real

estate projects for Schwab

on the East Coast and

recently moved into a Cassidy

Turley managed property in

Washington, DC. I work with

property managers all over

the country and recognize

the complexity behind what

they do and Cassidy Turley

makes it all very easy.”

– John Toner, Corporate Real Estate, Charles Schwab & Co., Inc.

Tenant RetentionSecuring new tenants is our objective.

Retaining existing tenants is an

“absolute must.”

We appreciate the value of good

tenants and have a genuine interest in

providing excellent customer service and

maintaining a superior work environment

for them. Our property management

professionals do whatever it takes to

prevent problems whenever possible,

respond quickly to tenant concerns

and communicate clearly, consistently

and professionally.

Contract and Vendor Management The lowest cost doesn’t always provide

you with the best value.

It takes many hands working in synch

to keep a property running smoothly.

We find the most reliable, experienced

regional and national vendors and

suppliers. Then we leverage the millions

of square feet we manage to negotiate

contracts that drive down costs while

ensuring quality. We treat our vendors

as valued members of our team, tapping

their skills and knowledge to make

sure that your property gets the best

possible service.

Lease Compliance and AdministrationA well-negotiated lease benefits you only

if it is strictly adhered to.

The lease sets the tone for the

landlord/tenant relationship, providing

security and accountability for both

parties. Our property managers receive

extensive training in lease language

and administration to make sure that

provisions of each lease are followed

carefully, that notices are served promptly

and that costs are allocated correctly.

Project and Development ServicesLower your project costs, not

your standards.

Our team of project managers, architects,

designers, engineers, and construction

managers develops flexible, affordable

solutions for top owners and occupiers.

From site selection, alternatives analysis,

planning, design, and construction, our

comprehensive approach ensures your

success. Whether a ground-up project,

tenant build-out, renovation, or capital

improvement, we save our clients time

and money. Through integrated project

management, we develop the most

efficient solutions for your real estate

needs. With an average of 18 years of

experience, Cassidy Turley’s Project

and Development professionals deliver

superior results.

Sustainability ConsultingFor many years, Cassidy Turley has

incorporated sustainable practices

throughout our clients’ properties. We

use the triple bottom line as our guiding

principle — the impact of the facility on

people, the environment, and company

profitability — to define our sustainability

offerings. This comprehensive approach

enables us to customize solutions

to support the unique financial and

cultural needs of our clients. We work

closely with our clients to develop

solutions that conserve energy, create

healthy environments and improve life

cycle costs. As an ENERGY STAR®

Partner and a member of the US Green

Building Council, Cassidy Turley helps

clients develop sustainability programs

to acheive LEED® certification. From

designing major capital projects to

analyzing utility consumption, we remain

at the forefront of innovative projects that

conserve our resources and environment.

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Project Overview

Built in 1982, OneAmerica Tower is a landmark

36-floor office tower which signaled the rebirth

of downtown Indianapolis almost three decades

ago and has been managed and leased by

Cassidy Turley since its inception. As the

building owner, American United Life Insurance

Company and its parent company OneAmerica

occupy one third of the building as its corporate

headquarters. Throughout its history, the

building has led the downtown Indianapolis

market in desirability and occupancy, housing

many of the city’s premier companies. In 2008,

the ownership approached Cassidy Turley to

upgrade the building’s mechanical and energy

systems to preserve its pre-eminent status

within the market.

The Challenge

Partnering with ownership, we had implemented

a proactive preventive maintenance program

which extended the building’s systems past

their 20-year useful life. But after 26 years,

these systems were outdated and obsolete.

The current fire system required upgrades and

elevators needed to be modernized. Chillers and

the cooling tower needed to be replaced. Most

importantly, the ownership wanted to ensure

that this major work would be completed with

minimal disruption to existing tenants and without

destroying the beauty of the building and its

finishes of high-grade granite, marble and wood.

The Cassidy Turley Solution

An integrated team of Cassidy Turley

specialists in engineering, project and

development management, and sustainability

consulting collaborated with Cassidy Turley

property management professionals and

building ownership to create an aggressive

strategy for necessary improvements while

minimizing disruption to the building’s tenants.

A detailed schedule and communication plan

was developed to ensure that tenants and the

City of Indianapolis were kept well-informed.

We leveraged our relationships with top vendors

in the region and created a competitive bidding

process for all aspects of the projects. We then

collaborated with chosen vendors to value

engineer the projects to obtain optimum value.

Obsolete base building systems were

replaced with energy-efficient elevators,

chillers and cooling tower. The roofing system

was replaced with a more energy-efficient

solution and the 21 elevators were completely

modernized to improve reliability, response

time, and speed. A new fire and life safety

system was designed that utilized present

day technology and brought the system up

to current fire code standards.

Results Achieved

This 30-month, $9.8 million assignment

began in 2008 and was completed in 2010.

Through value engineering and careful

contract negotiation, we were able to reduce

original cost estimates by $900,000. Careful

scheduling and time management reduced

the elevator modernization work by six

months. Throughout Cassidy Turley’s 28-year

management of the OneAmerica Tower, the

company consistently scored 100% on its

overall tenant satisfaction rating and did so

once again during these projects. Though

downtown occupancy in Indianapolis averages

85%, we have been able to maintain a 98%

occupancy rate. OneAmerica Tower is now

positioned to maintain its status as the

preeminent building in downtown Indianapolis.

To learn more about how Cassidy Turley can

help you achieve great results, visit Success

Stories at www.cassidyturley.com.

Client: American United Life

Insurance Company

Real Estate Type: Office

Portfolio Scale: 700,000 square feet

Cassidy Turley Services: Engineering

Management, Landlord Representation,

Project and Development Services,

Property Management, Sustainability

Consulting

American United Life Insurance CompanyIndianapolis

Investment Sales We treat every transaction as a unique

investment opportunity.

For decades, our institutional and private

client investment sales professionals

have achieved optimal returns for clients

ranging from pension funds and REITs

to private individual investors. Our

investment sales professionals have

an average of 20 years experience,

advanced real estate credentials and

complete billions in sales transactions

each year. This depth of experience and

expertise enables us to deliver integrated

solutions, tailored to the entire asset

lifecycle and create exceptional results

in each and every assignment.

Debt and Equity ServicesWe specialize in creating the competition

for the best possible financing terms for

our clients.

Our structured finance professionals

leverage their varied backgrounds in

banking, Wall Street and insurance

companies to serve as client advocates

and trusted advisors to lenders and

borrowers across all product lines. As

our clients’ needs have evolved, we have

expanded our skill set to provide access

to and knowledge of all major lending

and equity sources. Whether it is finding

financing for multi-state special use

portfolios or securing debt and equity

for speculative office construction, our

professionals have the sophistication

to capitalize on the right structure by

evaluating the transaction, performing

detailed analysis, identifying pre-qualified

capital sources and establishing the

most preferable terms for our clients.

Additional Services

10 | Cassidy Turley

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Investor Services

• Capital Markets

• Distressed Asset Services

• Landlord Representation

• Owner Occupier Sales

• Project Management and Development Services

• Property Management

Specialty Services

• Auction Services

• Financial Advisory Services

• Location Advisory and Incentives

• Sustainability Consulting

• Valuation and Advisory Service

Occupier Services

• Corporate Services

• Owner Occupier Sales

• Project Management and Development Services

• Tenant Representation

Practice Groups

• Food and Beverage Facilities

• Healthcare

• Higher Education

• Hospitality

• Law Firm

• Life Sciences

• Multifamily

• Not-for-profit

• Retail

We invite you to visit www.cassidyturley.com for more information on the full range of Cassidy Turley commercial real estate services.

About Cassidy Turley

Cassidy Turley is a national team of dedicated commercial real estate professionals, delivering superior results

for our clients for more than 100 years. Our team of professionals is dedicated to consistently delivering solutions

that produce superior results and champion your business goals. We believe in face-to-face relationships and

that hands-on problem solving is fundamental. We become your partner and advocate, and are passionate about

achieving long-term success on your behalf. We leverage our world-class expertise, our local market knowledge

and our deep industry connections to deliver integrated, tailored solutions around the globe.

PM12P100A Publication date: 05.2010 Copyright © Cassidy Turley. All rights reserved.