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ANALYSIS

Setting the standard in engineering assessments and support.

The Hines Central Operations and Engineering Support department (COES) supports Hines' on-site management teams by providing:

Periodic assessments of:
- Mechanical/Physical Facilities
- Preventive Maintenance
- Energy Management
- Equipment Efficiency
- Water Treatment
- Personnel Development
- Environmental and Safety
Operations personnel training programs.
On-site problem analyses.
Chiller efficiency tests —Developed, implemented and monitored by this department, these tests assure maximum chiller efficiency is being obtained.
Energy management report (monthly).

Performance

We measure performance in a number of areas:

Operations Area	Measurement Method	Frequency
Condenser Water Quality	Water Treatment Analysis	Daily
Security	Activity Reports	Daily
Occupant Work Order Tracking	Work Order Completion Report	Daily
Chilled Water Quality	Water Treatment Analysis	Weekly
Cleaning Quality	Property Inspection & Report	Weekly
Accounts Receivable Status	Delinquent Accounts Report	Monthly
Chiller Performance Tests	Performance Report	Monthly
Cleaning Productivity	Production Report	Monthly
Elevator Performance	Performance Report	Monthly
Employee Training	Phase-Training Tests	Monthly
Energy Management	Consumption Report	Monthly
Equipment Warranty Tracking	Warranty Tracking Report	Monthly
Financial & Leasing Activity	Operations Report	Monthly
Recycling	Activity Report	Monthly
Life Safety Training & Testing	Property Compliance Calendar	Quarterly
Telecommunications Management	Telecommunications Site Assessment	Annually
Overall Operations	Property Inspection by SPM	Semiannual
Operating Costs Control	Variance Reports	Semiannual
Accounting Records	Internal Audit	Annually
ADA Compliance Planning	ADA Surveys & Internal Audit	Annually
Capital Expense Management	Five-Year Forecast	Annually
Compliance with Hines Engineering Standards	Central & Regional Engineering Assessment	Annually
Compliance with Hines Operations Standards	Central & Regional Operations Assessment	Every 18 months
Emergency Generator Testing	Full-Load Tests	Annually
Employee Performance	Performance Evaluations	Annually
Hazardous Chemicals Communications	Central Engineering Assessment	Annually
Hazardous Waste Management	Central Engineering Assessment	Annually
Indoor Air Quality	Central Engineering Assessment	Annually
Occupant Satisfaction	Occupant Survey	Annually
Operating Costs Planning	Budget	Annually
Parking Operations	Internal Audit	Annually
Preventive Maintenance	Central Engineering Assessment	Annually
Refrigerant Management	Central Engineering Assessment	Annually

Pleasanton Corporate Commons, Pleasanton, CA

COES personnel evaluate overall property operations in the following areas:

		Property Administration

		Risk Administration

		Personnel Management

		Contract Services Management

		Physical Facilities