Thursday, May 17, 2012

Clicks or Bricks in Gaston County Commercial Real Estate


I was reading in an MIT Open University Graduate Level Course in Real Estate about what the Professor said was “Clicks vs. Bricks”, web based sales vs. physical local spaces. His strong point was even web sales must be fulfilled somewhere and that local spaces still made economic sense based on the following measurements of a business.

Office and Service Companies need to pay attention to Rent/SF - SF/Employee – Billings or Sales/Employee

Warehousing and Distribution needs to look at SF/Worker – SF/$ of Inventory – Inventory/Worker

With Taranis and Sucellus Flex Space in 2T Park renting for approximately $7.50 per sf per year with all of the included costs, we believe leasing from us makes quantifiable sense for large and small businesses.

Thursday, May 3, 2012

WHAT JUST HAPPENED! NCECC2012 & CONSTRUCTION

WHAT JUST HAPPENED!

This question is being asked all over the state of North Carolina with the New North Carolina Energy Conservation Code (NCECC) taking effect March 1st, 2012.
The background is by Executive Order embraced by the DOE, US Conference of Mayors, ASHRAE, and AIA established THE2030 CHALLENGE which is designed to change the energy codes every three years with 10% improvement in efficiency each cycle until 2030 a structure will have NET ZERO net energy use.
The 2012 NCECC is a six year jump in this process. The NCECC is currently more stringent than Energy Codes in Oregon and Washington and is in the top five most stringent in the US. This sweeping change in the way Development and Construction is probably more impactful than Phase II Storm Water.

I won’t bore you with technical details. Suffice it to say this Code looks at the total structure when calculating compliance. The key concept here is Old School was Prescriptive Compliance and the New is Performance Compliance. No more my roof insulation material is R-19 and my wall insulation material is R-14 and I pass. Plus this Code moved the compliance target. For example the roof goes from R-19 to R-30CI and it dictates how to achieve thermal value and other goals such as air infiltration  (CI).  Compliance would not be complete until the walls and slab are included in a total calculation that includes doors, windows, vents, etc…
WHY WOULD  I BLOG THIS WARNING ?

Well because from the Financial end as a Lender replacement costs just took a substantial leap up and because some material suppliers such as Metal Building Brokers are located outside North Carolina your clients could purchase substantial materials that could not the used to construct. Example: the old r-panel screw down (direct attachment to purlins) is out due to the gap required for the insulation and the disallowing of the pinch down at the purlins. Simply stated a pre-engineered package with the fasteners, trim, and panel for this type roof cannot be constructed in NC anymore, a whole roof system thrown away.
As an Insurance Provider or Appraiser in addition to substantial upward adjustment of replacement costs, pricing information from valuation services located outside of NC may not have adjusted for these sweeping changes. I am thinking of RS Means and Marshall Swift among others.
For my Clients and Design Professionals I can only say we have to start over at square one in planning any projects whether new construction or remodel and both Residential or Commercial

For my Friends in the business who have survived since 2007. This is game changing sweeping transformation to how we design, construct and think. Failing to compensate for this Code is a path to failure.

My goal has been to raise questions for you on what this means to you based on how you relate to the construction industry. From that point I have I have provided some links to guide you to research to become knowledgeable on the issue. Construction has now become highly complex with interwoven sometimes conflicting regulations and requirements. My job is to guide my clients to sucessful outcomes.