2008 BOMA/IREM Joint Income Expense Survey Form
430 N. Michigan Avenue
Chicago, IL 60611-4090
312-329-6000 Submittal Deadline: March 1, 2009 for Free Book & March 2 to 31, 2009 for 50% Discount
Person to receive EPC and other information: 16. Year Building Opened: 30. Year-end Asking Rents:$ RSF
1. Name: 17. Number of Above Ground Stories: (Gross full service lease):$ GSF
2. Company Name: 18. Location: Downtown Suburban 31. Tenant Alteration Allowance (TIs):
3. Address: 19. What Major City is it in or nearest: 3-year Lease: $ RSF
4. City: 5-year Lease: $ RSF
5. State/Prov: Zip/Zone: 20. Is this building operated by a third party 32. Alteration Support Fees:$ or %
6. BOMA Member: Yes No management agency? Yes No 33. RSF on which Alteration Fees Paid: RSF
IREM Member: Yes No 21. Building Class: 34. Retail Area Only:
7. Name of Preparer of this form: A B C Do you provide Cleaning: RSF
22. Building Type: Do you provide R/M Service: RSF
Preparer Phone: 1. Medical Do you provide Utilities: RSF
Preparer Email: 2. Financial
8. Building Name: 3. Government INCOME AND EXPENSES
9. Building Address: 4. Corporate Please submit data which covers only actual ’08 calendar or fiscal year.
10. City: Corporate Facility Headquarters? Yes Report in whole dollars – NO Cents. No Negative figures except where
11. State/Prov: Zip/Zone: 5. Industrial indicated by parenthesis "()".
12. Floor Measurement Method: 6. General Multi-Tenant Yes No
1. BOMA Rentable (1996) 7. Single Purpose (Please Specify): Income:
2. BOMA Rentable (1989) 8. Other (Please Specify): 35. Currency: US Canadian
3. GSA 23. Total Hours of Operation:
4. New York (REB 68) Hours Per Week (168 Max)
5. BOMA Usable 24. Total Number of Office Leaseholders:
6. Other (define) A) Office Lease Holders 36. Office Rent
7. Unknown B) Retail Tenants A. Base Rent $
13. Building Square Footage: 25. Average Number of Tenant Employees B. Additional Rent
A. Rentable Office Area: RSF Throughout the Year: 1. Pass-Throughs $
B. Rentable Retail Area: RSF 26. Size of Owner Office: 2. Operating Cost Escalations $
C. Rentable Other Area: RSF RSF C. Base Rent Escalators $
D. Total Rentable Area: 0 RSF 27. Total Number of Onsite, full time (or equivalent) D. Lease Cancellations $
E. Total Gross Building Area: GSF building Maintenance and engineering staff E. Rent Abatements (-) $
F. Total Usable Area: USF at this site?
14. Total Number of Parking Stalls: 28. Average Office Occupancy Rate for the Year:
Parking Ratio: Per 1,000 Gross Sq Ft. % (continued on next sheet)
15. Number of Buildings Reported: 29. Average Retail Occpancy Rate for the Year:
Managing Company Are You A CPM? Yes No Building Name or Code
Address City State Zip
City State Zip Person to Contact E-Mail
Property Manager Phone Phone IREM Chapter to Receive Credit For This Form
To submit your data online go to http://ie.irem.org/irem/cwb
F. Total Actual Office Income $ 0 C. Electricity: E. License/Fees/Permits $
G. Vacancy/Rent Loss $ C1. HVAC: $ F. TOTAL FIXED EXPENSES $ 0
H. Gross Potential Office Income $ 0 C2. KWH
37. Retail Rent (Gross to 100% Occupancy) C3. Non-HVAC $ 54. TOTAL OPERATING PLUS FIXED $ 0
$ C4. KWH
38. Other Rent (Gross to 100% Occupancy) D. Gas: $ 55. Leasing Expenses - RSF Leased: RSF
$ E. KWH
39. TOTAL RENTAL INCOME $ 0 F. Fuel Oil: $ Direct($) Amrt/Dep($)
40. Gross Parking Income $ G. US Gals A. Payroll
41. Tenant Service Income $ H. Steam: $ B. Commissions/Fees
42. Retail % Income $ I. 1000 Lbs. C. Advertising/Promotion
43. Miscellaneous Income $ J. Chilled Water: $ D. Travel/Entertainment
44. TOTAL INCOME $ 0 K. 1000 TonHrs E. Professional Fees
L. Water/Sewer $ F. Tenant Improvements
45. Do the income figures above include rental M. TOTAL UTILITIES $ 0 G. Buy-outs
charges for owner occupied space? Yes H. Other Leasing Costs
No 49. Roads/Grounds Expense I. TOTAL LEASING $ 0 $ 0
A. Landscaping $
EXPENSES (In Gross Actual Figures-Round to the Nearest $) B. General Parking (Free) $ 56. Parking Expenses (For a fee)
C. Snow Removal $ A. In-house $
46. Cleaning Expenses D. Miscellaneous/Other $ B. Contract $
A. Payroll, Taxes, Finges $ E. TOTAL ROADS/GROUNDS $ 0 C. Snow Removal $
B. Routine Contract $ D. Shuttle $
C. Window Washing $ 50. Security Expenses E. TOTAL PARKING $ 0
D. Other Specialized Contracts $ A. Payroll, Taxes, Fringes $
E. Supplies/Materials $ B. Contracts $ 57. Telecom
F. Miscellaneous $ C. Equipment $ A. Rooftop Income $
G. Trash Removal/Recycling $ D. Miscellaneous/Other $ B. Wire/Riser Access Income $
H. TOTAL CLEANING $ 0 E. TOTAL SECURITY $ 0 C. TOTAL TELECOM INCOME $ 0
D. TOTAL TELECOM EXPENSE $
47. Repair/Maintenance Expenses 51. Administrative Expenses
A. Payroll, Taxes, Fringes $ A. Payroll, Taxes, Fringes $ 58. Primary Ownership Type:
B. Elevator $ B. Allocate Overhead Fee $ 1. Insurance 2. Bank
C. HVAC $ C. Management Fees $ 3. Corporate 4. Pension
D. Electrical $ D. Professional Fees $ 5. Developer 6. REIT
E. Structural/Roofing $ E. General Office Expenses $ 7. Foreign 8. LLC
F. Plumbing $ F. Employee Expenses $ 9. Other (define):
G. Fire/Life Safety $ G. Miscellaneous/Other $
H. General Building Interior $ H. TOTAL ADMINISTRATIVE $ 0 59. Capitalization Threshold: $
I. General Building Exterior $
J. Parking Lot $ 52. TOTAL OPERATING EXPENSES $ 0 60. Forward this form to BOMA? Yes No
K. Miscellaneous $
L. TOTAL R/M $ 0 53. Fixed Expenses
M. TOTAL R/M Contracts $ A. Real Estate Taxes $
B. Personal Property Tax $
48. Utility Expenses C. Other Tax $
A. All Electric: Yes No D. Building Insurance $
B. Primary HVAC Fuel
BOMA/IREM Joint Income Expense Survey Form
Upon completing the form, please send a copy to:
Income/ Expense Analysis Department
Institute of Real Estate Management
430 N. Michigan Avenue
Chicago, Illinois 60611
Q1-5 The name and mailing address of the person to receive the expense performance comparison and notification of special EER related deals.
Q6. Check “Yes” if you are an active member of either BOMA or IREM.
Q7. The name, telephone number and e-mail address of the person preparing this form.
Q8-11 The name and street address of the building being reported.
Q12. Floor Standard Definitions (too long to be typed by me – identical to BOMA Floor Standard book and existing form)
Q13A. Total rentable square footage dedicated to office uses. Include space occupied by the owner, manager, and/or single occupants. Include space
such as computer rooms, copy/mail rooms, and lunchroom which serve office tenant operations.
Q13B Total Rentable square footage of retail areas. Include space for cafeteria, fitness center, and child-care facility, if operated as stand alone entities and
are not subsidized as amenities (see the definition of Other Space for amenities, Question 13C.) Also, treat bank lobby space as retail.
Q13C. Total rentable square footage for residential, industrial, and/or other non-office, non-retail space excluding parking area. Include space for amenities
such as cafeteria, fitness center, child care center, etc. that are underwritten by the building owner. For public sector buildings, treat court
room/courthouse waiting room, cells/detention room in a police station, and the process space in a post office as other space.
Q13D. Total rentable square footage of the building. The summation of Q13A, B, and C.
Q13E. Gross Building Area is computed by measuring to the outside finished surface of permanent outer building walls without any deductions. All ANSI
enclosed floors of the building including basements, mechanical equipment floors, penthouses, and the like are included in the measurement. (From
Z65.1-1996) For the purpose of this publication please exclude all parking spaces and parking garages from this calculation. The Gross Building Area
must be greater than or equal to the Total Rentable Area (Q13D).
Q13F. Report the Usable Square footage for the space identified in Q13A-C. Usable area shall be calculated by measuring the area enclosed by the finished to
surface of the office side of the corridor and other permanent walls; the dominant portion or a major vertical penetration, and the center of the
partitions that separate the area being measured from adjoining Usable Areas. No deductions should be made for column and projections necessary
the building. Also do not include areas such as mechanical rooms, janitorial rooms, restrooms, upper level floor lobbies, and any major vertical
penetrations of a multi-tenant floor. BOMA Usable = IREM Net Rentable.
Q14. Report the total number of parking stalls and the parking ratio (divide the total number of stalls by the Gross Building Area (Q13E) and multiply by 1000).
Q15. The number of buildings reported/included with this form. We prefer one building per survey instrument.
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Q16. Year the building was opened for use. If more than one building is included with this form give the year opened for the largest (by square footage) building reported.
Q17. Number of above ground floors. If more than one building is included with this form give the number of above ground floors for the largest (by height) building reported.
Q18. The location of the building relative to its urban character.
Q19. The nearest “major” city to the building. Example, Bethesda in Maryland would be reported as Washington, DC.
Q20. Is a fee based third party used to manager/operate this building?
Q21. Check the appropriate box that will describe the office building’s classification:
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. Buildings 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.
Q22. Check the box that best describes the office building’s primary use:
Medical - Building with at least 75% of its space dedicated to doctor's 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 to financial offices (banking, insurance, investment firm). Include 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). These participants are also encouraged to complete the attached corporate facility supplemental question
Industrial – Building that is specially zoned for heavy or light manufacturing and warehouse operations.
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- Any buildings that does not fit into the above categories.
Q23. Indicate the regular or standard operating hours (when HVAC is supplied without after hour charges) of the facility. Total hours can not exceed 168 hours.
Q24. The number of office tenants (leaseholders) located in this building. An owner who occupies space in the building for purposes other than property
management should count themselves as a tenant.
Q25. Total number of office tenants (employee population) working in the building. Exclude building operation related staff/employees.
Q26. Square footage of the owner/property management office located in the building.
Q27. Indicate the number of dedicated, on site, full time (or part-time equivalent) building maintenance and engineering staff (outsourced contractors included)
who work in this building. Sum up part time employees based on the number of hours they work per week (40 hours = 1 full time employee). Exclude all
janitorial related staff.
Q28. Give the average occupancy rate for the office portion of the building for the year.
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Q29. Give the average occupancy rate for the retail portion of the building for the year.
Q30. Current asking rents (based on a gross full service lease) for vacant space in the building. Please report in dollar per square feet.
Q31. Amount of money in dollars per rentable square feet that the building owner allows for tenant alterations for a new tenant based on a 3-year and/or 5-year
lease after the building is initially filled.
Q32. Report all fees for supervising alterations paid by the owner to the managing agent.
Q33. Report the rentable square footage of the area affected by alterations on which the supervising fees were based.
Q34. Services provide by building management to retail spaces only:
Cleaning – The number of retail rentable square feet for which building management provides cleaning services.
R/M – The number of retail rentable square feet for which building management provides repair/maintenance related services.
Utilities – The number of retail rentable square feet for which building management provides or sells utility services.
I. INCOME SECTION
Q35. Check the appropriate box to indicate if you are reporting in U.S. or Canadian dollars.
Q36. Office Rent: Base Rental and operating expense escalation/recovery income from office areas. Office Rent contains the income detail categories of base
rent, additional rent (pass-throughs and/or operating cost escalations), base rent escalators, lease cancellations, and rent abatements. [30 000]
Q36A. Base Rent: The total minimum rent payments under all lease agreements in this building. [30 100]
Q36B. Additional Rent: Income received from the tenant per the lease agreement, generally come in two forms, Pass-throughs and/or Operating Cost
Escalations. Both are possible under the same lease agreement. [30 200] [30 300]
Pass-throughs are normally costs that are 100% “passed through” to the tenant on a dollar for dollar basis equal to the landlord’s expenses. For
example, the landlord pays $1.00 per square foot for cleaning; they pass through $1.00 per square foot in cleaning expenses to the tenant. [30 200]
Operating Cost Escalations are those items of additional rent that are calculated as the tenant’s portion above a predetermined number such as a
stop, base year amount, negotiated amount and so forth. For example, during a tenant’s first year of occupancy operating expenses were $6.00 per
square foot. This would be considered the stop or base year, depending on the lease language. If the expenses rise to $6.50 the following year, the
tenant is responsible for an additional $0.50 per square foot as an operating cost escalation. [30 300]
Q36C. Base Rent Escalators: Payment based on a provision within the lease that allows for increase in accordance with an index such as the Consume Price Index (CPI). [30 400]
Q36D. Lease Cancellations: Amount of money that a tenant pays for the privilege of canceling their lease, usually based on a calculation of future rental payments due. [30 500]
Q36E Rent Abatements: Free rent. Depending on the landlord’s accounting system, it is usually shown as a contra-asset account to minimum or base rent. [30 600]
Q36F Total or summation of Q36A through Q36D minus Q36E equals Total Actual Office Income.
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Q36G Additional rental income (based on gross full service lease) that would be realized if the office portion of the building was 100% occupied. Two ways to
calculate: Q30 (Asking rents) x vacant rentable office square footage or Divide Q36F (Total Actual Office Income) by the occupied rentable office
square footage to give you average rental income per square foot, then multiply this $/rsf number by the vacant rentable office square footage.
Q36H Gross Potential Office Income – summation of Q36F and Q36G.
Q37. Retail Rent: Base rental and operating expense escalations/recovery and percentage rent from retail space in the office building grossed-up to 100%
occupancy (use formula outlined under Q36G). Include retail tenant payment for non-lease provided energy sales and for services not provided for by or
include in the lease document. [31 000]
Q38. Other Area Rent: Rental Income from “other” areas such as storage space, antenna, riser space rental, UPS, telecommunication providers, etc grossed-
up to 100% occupancy (use formula outline under Q36G). [33 000]
Q39. The total or summation of Q36H (Gross Potential Office Income), Q37 (Retail Rent), and Q38 (Other Area Rent)
Q40. Gross Parking Income from the operation of parking facilities. [32 000]
Q41. Tenant Service Income: All income derived from services rendered to/for the tenants outside the scope of the lease documents, include such things as
after-hours HVAC or electricity, cleaning, repair/maintenance, security and so forth. [34 000]
Q42. Retail % Income – Percentage rent from retail store sales.
Q43. Miscellaneous Income: All non-rental income. Include income from such things as vending machines, pay telephones, signage, late charges, interest,
special events, health club, recycling, concierge, and so forth. [35 000]
Q44. Total or summation of Q39 (Total Rental Income), Q40 (Gross Parking Income), Q41 (Tenant Service Income) Q42 (Retail % Income) and Q43
Q45. Check “YES” if the income figures reported in question Q36 include rental income for owner-occupied space. If “No”, make sure you completed
Q46. Cleaning: All required items for both daytime and nighttime cleaning of offices, public areas, atriums, elevators, restrooms, windows, and so forth.
Includes upkeep and ordinary expenses, as well as replacement of cleaning equipment and supplies. Does not include any expenses for machine rooms
and other restricted access areas. [40 000]
Q46A. Payroll: Payroll, taxes, and fringe benefits for directly employed cleaning personnel including salaried supervisors or managers. [40 100]
Q46B. Routine Contract Services: Routine day/evening cleaning expenses contracted to outside firms. [40 200]
Q46C Window Washing: list costs of all contracted window-washing services. [40 300]
Q46D. Other Specialized Contracts: Includes all other cleaning services not covered by the routine contract service or window washing, such as drapery and
carpet cleaning, etc. [40 300]
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Q46E. Supplies/Materials: Includes ordinary cleaning supplies and materials, paper products, plus directly expensed upkeep or replacement of cleaning
equipment, directly expensed tools/equipment and personnel uniforms. [40 400]
Q46F Miscellaneous: All other cleaning related expenses not captured above excluding trash removal costs (see Q46G) [40 400]
Q46G. Trash Removal/Recycling: Includes all trash removal and recycling expenses including medical and hazmat waste removal. [40 500]
Q46H Total or summation of all cleaning expense line items (Q46A through Q46G)
Q47. Repairs/Maintenance: All expenses for elevators, HVAC, electrical, structural/roof, plumbing, and other building maintenance (including common
areas, parking lots and general upkeep). Total payroll from individual item categories should be included in Payroll. Contract services and designated
supplies should be included in individual item categories. [41 000]
Q47A. Payroll: Payroll, taxes, and fringe benefits for directly employed operating engineering and maintenance personnel, including salaried operating or chief engineer. [41 100]
Q47B. Elevator: Includes all elevator contract services, fees, directly expensed tools/equipment, and supplies/materials/miscellaneous expenses. [41 200]
Q47C. HVAC: Includes all HVAC contract services, fees, directly expensed tools/equipment, and supplies/materials/miscellaneous expenses. [41 300]
Q47D. Electrical: Includes all electrical contract services, fees, directly expensed tools/equipment, and supplies/materials/miscellaneous expenses. [41 400]
Q47E. Structural/Roof: Includes contract services, fees and supplies/materials/miscellaneous expensed during the operating year. [41 500]
Q47F. Plumbing: Includes contract services, fees and supplies/materials/miscellaneous for domestic water and sewage services.
Does not include piping for the mechanical system, sprinkler/standpipe system. [41 600]
Q47G. Fire and Life Safety: Includes contract services, supplies/materials/miscellaneous, maintenance contracts, monitoring
contracts, and fees. [41 700]
Q47H. General Building Expenses (Interior): Includes directly expensed outlays for building interiors such as pest control, signage, painting, music, carpet
repairs, and other interior surface repairs. [41 800]
Q47I. General Building Expenses (Exterior): Includes directly expensed outlays for building exteriors such as exterior window replacement, repainting, power
washing, repainting, and so forth. [41 850]
Q47J. Parking Lot: Include costs of all contracted (or in-house) services for parking lot repairs and maintenance. All non-repair maintenance parking costs are
reported under Q49B or Q56.
Q47K. Miscellaneous: All other repair/maintenance related costs/expenses not captured above.
Q47L. Total or summation of all Repair/Maintenance line items (Q47A through Q47K).
Q47M. Portion (dollar value) of the total repair/maintenance expense (Q47L) that is outsourced or contracted out. If the entire repair/maintenance function is
outsourced or a single source contract Q47M will equal Q47L.
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Q48. Utilities: All utilities expensed to the building. Includes any energy that is sub-metered, even if you are receiving income for it; show the total expense,
that your numbers are estimated by writing “estimated” in the margin. [42 000]
Q48A. Check “YES” if the building’s energy is supplied by electricity only.
Q48B. List the primary fuel source for your building HVAC system; examples include Coal, Electricity, Gas, Fuel Oil, Purchased Steam, etc.
Q48C1& 3. Electricity: Total gross electrical utility expense for the building. [42 100] Please breakout your Electricty costs by HVAC charges (Q48C1) and Non-
HVAC charges (Q48C3) if possible. If a breakout is not possible, report total electricity costs on line 48C1 HVAC.
Q48C2 & 4. Total electrical consumption of the building reported in kilowatt hours (KWH). Please breakout your Electricty consumption by HVAC charges (Q48C2) and
Non-HVAC charges (Q48C4) if possible. If a breakout is not possible, report total electricity consumption on line 48C2 HVAC.
Q48D. Gas: Total gross gas utility expense for the building [42 200]
Q48E. Total gas consumption of the building report in 100 cubic feet (CCF)
Q48F. Fuel Oil: Total gross fuel oil utility expense for the building [42 300]
Q48G. Total fuel oil consumption of the building report in U.S. Gallons.
Q48H. Purchased Steam: Total gross purchased steam utility expense for the building. This is the cost of utilizing steam purchased from any outside
source. Similarly, include the purchase of hot water expense here. [42 400]
Q48I Total purchased steam consumption reported in 1000 pound units.
Q48J. Purchased Chilled Water: Total gross purchased chilled water utility expenses for the building. [42 500]
Q48K. Total purchased chilled water consumption reported in 1000 Ton-hours.
Q48L. Water/Sewer: Total gross water/sewer expenses for the building. [42 600] [42 700]
Q48M. Total or summation of Q48C1, Q48C3, Q48D, Q48F, Q48H, Q48I, and Q48K.
Q49. Roads/Grounds: Any expense related to exterior maintenance (exclude parking lot r/m) other than the building structure (or related remote fee, do not
mechanical equipment), such as landscaping, snow removal, site signage, site lighting, and so forth. [43 000] Note: If the parking lot charges a parking
include any of its maintenance costs here; see Parking Expenses [46 000].
Q49A. Landscaping: Includes expenses associated with salaried employees such as payroll taxes and benefits, landscaping contract, directly expensed
tools/equipment, outdoor sprinklers, and supplies/materials/miscellaneous. [43 100]
Q49B. Garage/Parking (free): Includes expenses associated with salaried employees involved in the operation of “free” building parking, contracts, fees,
utilities, cleaning, r/m, directly expensed tools/equipment, and supplies/materials/miscellaneous. If income is derived from the parking
operation then record all expenses under question 42. Exclude all parking lot related r/m costs (report under 47J) [43 200]
Page 8 of 22
Q49C. Snow Removal: Includes long-term contracts, directly expensed tools/equipment as well as supplies/materials/miscellaneous. [43 300]
Q49D. Other Roads/Grounds Expense: All other supplies/materials/miscellaneous expenses not capture above as well as expenses associated with exterior
lighting and signage. [43 400]
Q49E. Total or summation of Q49A, Q49B, Q49C and Q49D.
Q50. Security: Expenses related to the security of tenants and buildings. [44 000]
Q50A. Payroll, Taxes, Fringes: Payroll, taxes, and fringe benefits for directly employed security personnel. [44 100]
Q50B. Contract: Total of all security related contracts; include both guard and monitoring contracts. Contracts/Guard: Expenses of individuals and/or firms
contracted to perform specific security tasks. [44 200] Contracts/Monitoring: Includes expenses/contracts for security monitoring programs. [44 300]
Q50C. Equipment: Includes all directly expensed security equipment/systems plus maintenance expenses associated with them and ordinary supplies
necessary to operate a security program such as uniforms, batteries, control forms, access cards, etc. Also include Vehicle Lease; including cost of
lease/vehicle and all associated maintenance for specific use by security personnel. Example - Golf cart, security car. [44 400] [44 500]
Q50D Miscellaneous/Other Security Expenses: All other security expenses not captured above. [44 600]
Q50E. Total or summation of Q50A, Q50B, Q50C, and Q50D.
Q51. Administrative: Expenses directly connected with administration of the building. Does not include general maintenance/operation costs. [45 000]
Q51A. Payroll: Payroll, taxes, and fringe benefits for directly employed administrative personnel such as building manager, building secretary, and
assistant building manager. (Engineering, maintenance, and other building staff should be allocated to the appropriate functional categories.) If you
checked “NO” to question 20A then this line should not be blank. [45 100]
Q51B. Allocated Admin. Fee: Pro rata share of any or all Administrative overhead charges/fees assigned to this building. [45 200]
Q51C. Management Fee: For a building managed under a management contract. If you checked “YES” under question 20A then this line item should not be blank. [45 300]
Q51D. Professional Fees: Pertaining to the operation of the building, such as labor disputes, contractor agreements, and so on. Also includes accounting, data
processing, and auditing costs to the extent necessary to satisfy tenant lease requirements and permanent lender requirements. Does not include
legal costs pertaining to leasing nor should it include costs of owner’s income tax work, partnership reporting requirements, or other non-operating
accounting work. [45 400]
Q51E. General Office Expense: General expense of running and maintaining the building manager’s office: supplies, furniture, telephones, temporary office for
help, postage, and so on plus such things as dues/subscriptions, classified ads for hiring/contract solicitation and E/O insurance. Includes “office rent”
the building manager’s office calculated at fair market value [45 500]
Q51F. Employee Expenses: Includes travel and entertainment, educational programming, and car allowances. [45 600]
Q51G. Miscellaneous/Other Administrative Expense: All other Administrative expenses not capture above. Examples include - Concierge Service,
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Merchant Association Dues. [45 700]
Q51H Total or summation of Q51A, Q51B, Q51C, Q51D, Q51E, Q51F, and Q51G.
N. Total Operating Expenses
52 Total or summation of Cleaning (Q46H), Repairs/Maintenance (Q47L), Utilities (Q48L), Roads/Grounds (Q49E), Security (Q50E) and Administrative
O. Fixed Expenses
53 Fixed Expenses: Includes real estate taxes, personal property tax, other taxes, building insurance, and any related licenses, fees, and permits. or
Exclude any fixed expenses that are not operational-related such as ground rent, which is treated as a financial expense. Include the gross tax amount
what the taxes would have been if money was owed – do not Net out any refunds or reimbursements. [47 000]
Q53A. Real Estate Taxes: Total land and building real estate taxes. [47 100]
Q53B. Personal Property Tax: Total Personal Property Taxes [47 200]
Q53C. Other Taxes: Includes any kind of annual or periodic or excise tax. Payroll taxes should be included with the appropriate Payroll categories; do not
include ground rent. [47 300]
Q53D. Building Insurance: All types of building insurance, including fire, boiler and other. Does not include errors and omissions (General Office Expense),
insurance related to employee benefits or, in the case of corporate facilities, liability insurance that would normally be paid by tenants. [47 400]
Q53E. Licenses/Fees/Permits: All license, fees, and permit expenses associated with the above taxes and insurance. [47 500]
Q53F. Total or summation of Q53A, Q53B, Q53C, Q53D, and Q53F.
Total Operating plus Fixed Expenses
Q54. Total or summation of Q52 and Q53F.
Q55. Leasing Expenses: Expenditures directly related to the leasing of space within the building. Depending on the accounting methods and practices,
report either directly expensed or the amortized/depreciated value. Leasing expense should not be report twice. However, if some expenditures are
directly expensed and others amortized/depreciated within the same general ledger account, it is okay to report as such them under the appropriate
columns. [50 000] [60 000] [61 000] Also, please indicate the square footage covered (leased) by these leasing expenditures.
For Q55B, Q55F, Q55G, and Q55H, include all amortized leasing expenses on signed leases incurred during the current year as well as any expenses incurred from
previous leases that are scheduled to be amortized in the current year.
Q55A. Payroll: Payroll, taxes, and fringe benefits for directly employed leasing personnel [50 100]
Q55B. Fees and Commissions: Directly expensed (typically a lease of 1 year or less) leasing commissions and other fees paid to the leasing broker. [50 150] ]
Leasing Commissions: Amortized (typically a lease of more than 1 year) leasing commissions and other fees paid to the leasing broker. [60 200
Q55C. Advertising/Promotions: Costs for advertising and promoting building space. [50 200]
Q55D. Travel and Entertainment: Travel and Entertainment expenses incurred as a result of leasing activity. [50 300]
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Q55E. Professional Fees: Legal and other fees incurred for leasing negotiations. [50 400]
Q55F Tenant Alterations: Alteration expenditures made during the year to retain current tenants or secure new tenants. Include the value of standard items
supplied from building inventory and deduct all tenant contributions toward the alteration cost. Report the directly expensed amount [50 600] and/or the
amortized amount (only portion to be assessed during current year). [61 400]
Q55G. Buyouts: Expense of buying out existing tenants (directly expensed) [50 500] or Expense of buying out existing tenants (amortized portion – only portion to
be assessed during the current year). [60 200]
Q55H. Other Leasing Costs: All “other” leasing costs not captured above – either directly expensed or amortized. Includes costs of preparing documents and
cash advances for moving expenses. [50 600]
Q55I. Total or summation of all directly expensed leasing costs (Q55A-Q55H) and/or the total or summation of all amortized/depreciated leasing expenses
Parking Expenses (for Fee Facility)
Q56. Parking Expenses: Expenses directly connected with administration and operation of a fee based parking facility(s). If the parking facility is operated
directly by the building owner or manager, then expenses associated with cleaning, repairs/maintenance, utilities, and so forth should be recorded here.
If the facility is operated on a net basis, then only the building owner’s parking-related expenses should be reported. If parking is “free” to all
tenants, parking expenses should be reported under Q49B and Q47J. [46 000]
Q56A. In-house: Includes all expenses including payroll, cleaning, repairs/ maintenance, utilities, security, administrative, fixed and
supplies/material/miscellaneous expenses. [46 100]
Q56B. Contract: Management fees associated with the operation of the facility by a separate contractor specializing in parking operations, also includes their
supplies/materials/miscellaneous expenses. [46 200]
Q56C. Snow Removal: Separately contracted expenses associated with snow removal from parking areas if not provided in the above operations. [46 300]
Q56D. Shuttle: Expenses associated with moving tenants/worker to and from satellite parking facilities; includes all contracts and repairs/maintenance. [46 400]
Q56E Total or summation of Q56A through Q56D.
Q56F Parking Area: Rentable Square Footage of the parking lot/garage
Q57A. Wire/Riser Access: Total Income derived from telecommunication providers for wire access to the building.
Q57B. Roof-top Access: Total Income derived from telecommunication providers for roof-top access to the building.
Q57C. Total Telecom Income: Total or summation of Q58A and Q58B. Note, this amount should still/also be reported as part of Q38 – “Other Space Rent”.
Q57D. Total Telecom Expenses: Total of all expenses incurred by the owner/manager associated with the above telecom income. If any of these
expenses are amortized/depreciated, only report the portion of this expense incurred in current year.
Q58. Check the appropriate box that represents the sole or largest share of ownership of the building.
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Q59. What is the monetary value or threshold for capitalizing expenditures in the building? If no company/corporate standard exists, please estimate the
threshold/value for your building.
Forward to BOMA
Q60. Check "Yes" if you would like IREM to forward your form to BOMA.
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is medical related.
he owner/tenant is financial related.
orate facility supplemental questionnaire. Check "Yes" if the facility is the corporate headquarters.
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