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ESPERSON Cameron Management Accomplishments & Capabilities July 31, 2017
Table of Contents
Strategy & Execution since 2012 ❖ Capex To Rejuvenate Esperson’s Market Image ❖ Addressed and Corrected Deferred Maintenance Conditions ❖ Restart and Aggressively Manage Marketing and Leasing Program ❖ Rebuild Tenant Relations
Cameron Management Team ❖ Principals
➢ Dougal Cameron ➢ Ted Dom
❖ Marketing & Leasing ➢ Jano Nixon Kelley ➢ Madeline Gregory
❖ Engineering & Construction ➢ Brandon Johnson ➢ Allan Fuller ➢ Shaune Greenwood
❖ Finance & Accounting ➢ Scott Schroer ➢ Alane Thorson
❖ Property Management ➢ Kathy Gonzales ➢ Mary Caroline Lee ➢ Lory Margraves
Marketing & Leasing
❖ Marketing & Leasing Strategy “Connecting The Dots”
CapEx Projects managed by Cameron Management ❖ Lobby Tunnel Redevelopment
inclusive of Art Wall & Escalator ❖ 14th & 16th Corridor / 1st Floor
Restrooms ❖ Sprinklers ❖ HVAC Controls
❖ Elevator Cabs & Modernization ❖ Roof & Tie Back Repair ❖ Parking Garage / Drive-through ❖ 25th Floor Conference Room ❖ Garage Panels ❖ Façade
Appendix
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Strategy & Execution since 2012 Capex To Rejuvenate Esperson’s Market Image
❖ Add new lobby, rebuild lobby corridors, add escalator ❖ Reconstruct food court ❖ Multi-tenant corridors and updated restrooms ❖ Sprinkler system throughout the building
Addressed and Corrected Deferred Maintenance Conditions
❖ Identify and remove widespread leaks and odors ❖ Partial modernization of passenger elevators to improve mechanical operations ❖ Extensive air balance in tenant suites and add zones ❖ Repaired exterior garage panels ❖ Façade restoration on north wall ❖ Garage equipment, lighting, and painting
Restart and Aggressively Manage Marketing and Leasing Program
❖ Establish on-site leasing personnel ❖ New broker contact and visitation program ❖ New leasing materials and social media content ❖ Secure major tenant’s (EDPR) tenancy through termination option, renewal, and
expansion ❖ Identify and aggressively market key, high-profile tenant prospects ❖ Network through participation in nonprofits and attending events ❖ Manage tenant work process in a tenant-friendly manner
Rebuild Tenant Relations
❖ Engage all members of Cameron team with appropriate tenant contacts ❖ Record and respond promptly to tenant requests (ANGUS software) ❖ Regular tenant visitations to inquire about performance of basic services (cleaning,
security, etc) ❖ Tenant lunches and events to build tenant rapport and communication ❖ Clearly state and consistently manage building rules and regulations ❖ Promptly address delinquent rent payments ❖ Building owner participation in resolving tenant issues
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Cameron Management Team
A. Principals Dougal Cameron - President
❖ Business Development, Marketing & Leasing, Finance
Ted Dom - COO Managing Partner ❖ Asset Management, Engineering, Construction, and Property Management Programs,
Finance
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B. Marketing & Leasing Jano Nixon Kelley - Director of Marketing & Leasing Madeline Gregory - Marketing & Leasing Coordinator
❖ Experienced on-site leasing and thorough knowledge of the building and Esperson selling
points
❖ Networking in market to stay current with market trends and lease economics
❖ Networking to generate leasing prospects such as Amegy Bank, Osprey Resources
❖ Manage broker relations; Esperson team well regarded in broker community
❖ Generate professional and public relations to promote Esperson through high-profile
events, social media, press releases, and television coverage
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C. Engineering & Construction Management Brandon Johnson - Director of Projects Allan Fuller - Director of Engineering Shaune Greenwood - Chief Engineer
❖ Experienced project management; thorough “hands on” knowledge of the building
❖ Manage tenant work from boutique to building standard build-outs
❖ Perform engineering designs and lead outside engineers on complicated projects
❖ Performs “hands on” engineering; many routine functions performed “in-house”
❖ Certified mechanical contractor and licensed electrician; order materials at wholesale
costs; lead project crew and engineering staff to perform routine maintenance repairs and
equipment
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D. Finance & Accounting Scott Schroer - CFO Alane Thorson - Accounting
❖ Finance - valuation, acquisition/divestiture, budget, audit
❖ Accounting - financial reporting, receivables, payables
❖ Investor Relations - financial partners, lenders
❖ Banking - cash management/security
❖ Insurance - liability, property/casualty, environmental, auto
❖ Tax - property, investors (partnerships)
❖ HR - payroll, benefits, procedures, Workers’ Comp
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E. Property Management Kathy Gonzales - Property Manager Mary Caroline Lee - Project & Property Manager Assistant Lory Margraves - Tenant Liaison
❖ Experienced management team
❖ Established tenant relationships with persistent and multiple communications
❖ Understands historic buildings, ownership, current regulations, and advancing technology
❖ Firm collection policy from tenants
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Marketing & Leasing Marketing & Leasing Strategy
A. Customized Tours
Every broker request is responded to within the same day. Tours are customized specifically to the broker request, bearing in mind the client’s business, emphasizing the on-site parking garage, and all amenities, inclusive of the redeveloped food court.
B. Focus Group Program
Dougal Cameron personally leads tours to strategic decision makers including:
Mark Cover – Hines Jeff Hines Doug Foshee Michael Skelly Steve Biegel - Savills-Studley
C. Broker Lunches, Prospects, Tours, and Cold Calls
Cameron Management hosts regular broker meetings, lunches, happy hours, dinners, etc., with members of its extensive list of broker contacts and potential tenants. Usually accompanied with a brief tour of Esperson, the brokers and prospects get a chance to view all of the progress made with the physical property and are encouraged to provide additional feedback. Leasing has had very positive response regarding these more intimate question/answer occasions where brokers can speak directly to ownership and leasing personnel. Brokers are escorted to attention-grabbing suites including Dancie Ware, Interior Architects, ccrd/WSP, EDPR, and Henneman Rau. This brings a new level of attention to brokers who have traditionally done business in the Class A submarket whose clients are now experiencing sticker shock. Cameron Management also hosts outside tours over the weekend for the Museum of Fine Arts, the Rice Design Alliance, and the Heritage Society, which showcases Esperson’s latest improvements and awards to the public.
D. Marketing Events
Bisnow (distribution 18,000) hosted its 5th Annual Networking Event on April 21, 2016. Dougal Cameron secured Jeff Hines to headline this important event, which featured Esperson’s redevelopment. This high profile event was catered by Morton’s Steakhouse and included the Cameron 20 signature drink in celebration of Cameron Management’s 20th Anniversary. Live entertainment from the Houston Symphony (one of Esperson’s major tenants) and live painting by Houston artist Taft McWhorter helped create a unique event atmosphere. The event also included free UBER transportation courtesy of Cameron Management.
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CHIME: Central Houston Inc., Millennial Enterprise is a young, professional organization that falls under the Central Houston organization. Cameron Management hosted a Cupola tour and speaker event featuring Dougal Cameron at Esperson. This event was held in the Art Gallery event space located on Level 1 off the Rusk Lobby. This tour introduced Esperson to the young professionals, showcased the redevelopment, and highlighted Amegy Bank.
STARTUP CULTURE partnership with Cameron Management, Gensler, McCoy Steelcase, Turnstone, Poetic Systems, Serendipity Labs, and catered by Morton’s The Steakhouse
Houston Heritage Society Events
Events hosted inside Peli Deli to bring back Esperson’s history during the city's economic growth. Event themes include a presentation on Texas Home Front in WWII and Houston Murder Mysteries.
Preservation Houston Young Professionals Cupola Tour
Ars Lyrica Gala March 2017
Cameron Management sponsored the Ars Lyrica Gala to showcase how involved Cameron Management is within the arts community and how well positioned Esperson is within the Theatre District of downtown.
Creation of UBER Venue Destination using former loading dock
Cameron Management’s Engineering and Project Crews moved the construction dumpster to an unused area on the first level from the former loading dock. The former loading dock was painted, power washed, striped for cars, and turned into a Car Services drop off/pick up drive-through (the only one in a major office building). The Marketing team then bartered with UBER to be Downtown’s first office venue destination in return for UBER signage.
HBJ - Heavy Hitters Event planned for Spring 2018
Houston Business Journal is already gathering sponsors for its Heavy Hitters presentation reception. This reception will be held on both the first and tunnel food court levels.
Ars Lyrica Gala planned for Spring 2018
Based on the success of Ars Lyrica’s Roaring 20’s Gala, Ars Lyrica is planning a Roman Holiday Event for 2018. This type of event attracts C-level persons.
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E. Prospective Tenants / Coworking
Serendipity Labs has identified Esperson as its “Hub” location. Serendipity Labs, a new concept in coworking, operates at a business class hotel level of hospitality, attracting smaller tenants for business “start-up” incubation. Serendipity Labs services national companies who need a “landing pad,” as well as current tenants who can take advantage of the Lab for everything from immediate expansion to off-site meetings. This environment can be used for group meetings, events, and creates cross platform networking opportunities.
F. Social Media Marketing for Esperson
Marketing focuses on social media to gain viewers and enhance market perception. Sponsoring ads for events, building awards, and suite vacancies is an ongoing initiative on Twitter, Facebook, and LinkedIn. Cameron Management can be seen across the following platforms:
❖ CoStar / LoopNet
❖ Website
❖ Constant Contact E-blasts
❖ Holiday Gifts
❖ Promotional Items
❖ Bob Rose Gift Cards - strategic tiered
marketing
Social Media Interaction - Tenant Rottet Studio tweets from Cupola (left) and architect Page/ tweets about the new Rusk lobby renovations and BOMA Toby award (right).
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G. Esperson Building Signage
Esperson uses the highly trafficked corner of Rusk and Milam to promote new tenants (Amegy Bank, DPWPR, etc.) as well as the escalator connectivity. This “ticker tape” effect is easily changed, which further enhances awareness to the project.
I. LoopNet/CoStar Video
Cameron Management has contracted with LoopNet/CoStar, the #1 provider in the nation for commercial real estate listings. Our contract provides for Esperson to be in the “top search” category – always on the first page of a broker search. Additionally, all vacancies appear along with a description of the property on both LoopNet and CoStar websites. We are scheduled to shoot a new video which will include the escalator and connection to the tunnel food court.
Additionally, Cameron Management has purchased a banner ad which appears randoming on a CoStar subscriber’s home page and is based on an algorithm. Commercial brokers use this tool daily so this advertising is being constantly viewed.
J. Tenant Communication
Esperson publishes a quarterly newsletter. The tenants really enjoy reading tenant spotlights and seeing pictures of tenant events as well as breaking news on new leases, including the recent Amegy Bank lease and Houston Symphony expansion.
In addition, Esperson produces electronically distributed notices via Constant Contacts, Angus Work Order System, and flyers to notify tenants of building news and upcoming events in Downtown Houston.
Every year, Cameron Management hosts an annual Town Hall Meeting. The Town Hall Meeting gives ownership and property management an opportunity to discuss with tenants the past and future plans for Esperson in a formal atmosphere.
The entire Cameron Management team is attuned to tenant relations. Onsite Property Management, Engineering, Marketing, and Leasing interact with tenants by “connecting the dots.”
K. Community Involvement & Sponsorships
Cameron Management hosts events for not-for-profit organizations. These types of events draw decision makers/publicity from a wide range of participants. Cameron Management purchases tables and supports organizations under the Esperson/Cameron Management umbrella (costs shared between Esperson and Cameron). These sponsorships allow Dougal Cameron, Jano
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Nixon Kelley, and Madeline Gregory to invite brokers, high-profile tenants, and potential tenants to events.
Supported causes benefit Downtown’s community and include Rice Design Alliance, Houston Symphony, Central Houston, Inc., The Beacon’s “Come to the Table,” Houston Parks Board and Buffalo Bayou Partnership, and Compass homeless support agency. All are patronized by high-end decision makers and brokers. NAIOP, HOLBA Golf Tournament, and Colliers Classic Golf Tournament are organizations and events of which Cameron Management is an official sponsor.
L. Esperson Marketing PowerPoint
The Prospective Tenant PowerPoint is emailed out to those interested in leasing space at Esperson. The PowerPoint presentation scrolls through all marketing slides on conference room television screens and is visible on street level for an additional marketing presence.
M. Move In Ready Spaces
The objective of this program is to maintain a small inventory of move-in ready suites to service prospective tenants that need to move in “tomorrow.”
Suite 2100 (9,057 RSF) Suite 1625 (10,511 RSF) Suite 1505 (1,268 RSF) Suite 1145 (1,844 RSF) Suite 240 (6,890 RSF) N. White Box Program
The purpose of this program is to take poorly configured space that is deemed unleasable and convert it into “blank slate” white box space. Cameron Management currently has 14,474 RSF within the following suites: 1406, 1418, 1008, 1020, 1128, 1453, & 1445.
Proposed for White Box: Suite 1632 (1,341 RSF) Proposed for White Box: Suite 1635 (1,306 RSF) Proposed for White Box: Suite 2400 (4,671 RSF) O. Amenities & Services
❖ On-site Property Management, Marketing, Leasing, and Engineering
❖ 2016 TOBY Award: Houston & Regional Winner (Historical)
❖ 2015 & 2016 ENERGY STAR Award ❖ LEED Registered ❖ 7-Story Parking Garage with Access
Control ❖ Valet Visitor Parking ❖ UBER Designated Pickup/Dropoff ❖ Retail Amenities / Food Courts /
Amegy Bank and ATM / Peli Deli
❖ Tenant Bike Room ❖ Building Conference Room ❖ Level 25 Tenant Amenity Level with
two balconies ❖ Datawatch Card Key Access ❖ 24-Hour Property Monitoring
Personnel ❖ Surveillance Cameras ❖ Fiber Optic Data, Internet, Cable,
Voice ❖ After Hours Air Requested Service ❖ 17 Total Elevators
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Cameron Management “Connecting the Dots”
The theme line “connecting the dots” grew from the company’s culture of service, teamwork,
and thinking outside of the box. Every day, Cameron is connecting the dots for growing
companies by providing great workplaces where they can succeed. It’s also connecting the dots
for real estate brokers by delivering premier locations and lease opportunities.
Inside Cameron, the dots get connected constantly as the Cameron team works together to
provide responsive, first-rate service to tenants and to each other. Plus, a review of Cameron
Management’s property portfolio quickly reveals that the company’s success includes a track
record of connecting the dots to revitalize and upgrade buildings whose potential others had
overlooked.
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CapEx Projects
Cameron has a talented engineering staff with several licensed engineers: electrical, boiler, &
stationery accompanied by an in-house project team. Between the staff, Cameron Management
is able to handle most R&M projects and many capex projects in-house. We pride ourselves on
our ability to ‘value engineer’ the projects. This gives the building a competitive advantage in
both lower CAM rates to tenants and lower TI costs. Outside contractors are used for larger jobs
and those requiring special expertise. However, even on those jobs Cameron Management often
acts as the defacto General Contractor, controlling the workflow, heading off potential problems
and returning a portion of the TI budget back to the building.
Lobby Tunnel Redevelopment inclusive of Art Wall & Escalator Installation
Status: Completed Note: Cameron served as the GC for this entire project.
BEFORE & AFTER
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Lobby Tunnel Redevelopment continued
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14th & 16th floor Corridors / 1st floor Restrooms
Status: Ongoing Corridor by Corridor
The goal of the corridor and restroom upgrades is to enhance leasing by modernizing floors of the building that look dated. Further upgrades are planned based on this design. The 1st floor restrooms were in an unusable condition and were remodeled in conjunction with 1st floor reactivation and leasing activity.
16th Floor Corridor Before & After / 1st Floor Remodeled Restrooms
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Sprinklers
Status: 97% complete
Expected completion: Q4 2017
The city of Houston mandated all office buildings be fully sprinklered by the end of 2017, with an
interim target of 50% sprinklered by the end of 2015. Esperson met the 50% target in 2015 and
anticipates being fully sprinklered ahead of the mandated deadline.
HVAC Controls
Status: Ongoing (currently over 100 zones have been added)
The controls project at Esperson is a building-wide effort to increase the number of HVAC zones throughout the building to enhance tenant comfort. There are only 7 original HVAC zones per floor in the building, which proves to be more than challenging to maintain comfortable temperatures for all of our tenants. Our project raises the zone count to around 20 zones per floor, depending on layout which allows more specific temperature settings for different areas of the floor.
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Elevator Cabs & Modernization
Status: Architectural plans approved
Estimated Completion: Q4 2017
Elevator cabs in the Niels building are being remodeled, making them brighter and more modern. Garage cabs are also being upgraded with new floors, walls, ceiling and lights.
Pictured current condition: Montage of damaged panels in Niels elevator cabs.
Pictured below: New elevator cabs designed by Gensler.
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Roof & Tie Back Repair
Status: Roof repair ongoing; Tie back repair complete
Esperson has multiple roofs. Most have been upgraded since 2012 when Cameron acquired the building (there was a lot of deferred maintenance). Cameron’s Project Crew is a certified Seal-o-flex installer.
Most of the building tie backs were out of code compliance when Cameron acquired the building. Those in unsatisfactory condition have been replaced.
Pictured below: Repaired roof
Pictured below: tie back repair
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Parking Garage / Drive-through
Status: Completed
The building had an existing drive through that at one time served a retail banking office located on the first floor (site of the new Rusk lobby). The drive through had evolved into a home for the building dumpster, contractor parking and general storage. Cameron upgraded the drive through, moving the dumpster to a more discreet, secured area and then re-painted the drive-through. This created a new tenant amenity (covered passenger dropoff and building entrance). Cameron Management negotiated with Uber Houston to create the first office building venue pickup and dropoff in the CBD.
Garage Before & After
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25th Floor Tenant Event Space
Status: Completed
Cameron white boxed the 25th floor, turning what had been unusable space into a tenant amenity. The floor has two outdoor patios, lots of light, great views and has proven very popular with tenants and some non-tenants who have hosted events in the space.
Pictured below: During demo and after demo. BEFORE
AFTER
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Garage Panels
Status: Completed
A structural engineering study commissioned by Cameron found at least six panels decorating the outside of the parking garage were in some danger of falling. All 170 panels have since been re-anchored.
Note: Cameron’s Director of Engineering, Allan Fuller, came up with an alternative design that was approved by the structural engineers and ended up reducing the project cost by over $300,000 which constituted a 50% savings.
Pictured 1: Garage cladding on the Rusk side with swing stage from tiebacks.
Pictured 2: Loose panels removed for repair.
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Façade (Rusk St)
Expected Completion: Q3 2017
Unstable terra cotta and masonry conditions are being stabilized under a plan developed by Esperson’s consulting engineer. All of the terra cotta pieces that need to be cast have been removed and sent to the fabrication shop. During the fabrication lead time, we continue the other items within the scope, such as weather proofing, brick repair, and coatings.
Pictured: Niels façade repair with scaffolding.
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Appendix
❖ Page Southerland Page 1st Floor Tunnel Study ❖ Newsletters published by Cameron Management ❖ Articles published my major news media ❖ Marketing Presentation ❖ Before & After Presentation ❖ Esperson Building Flyer ❖ Marketing & Leasing SWOT ❖ Esperson Control Book ❖ Cameron Management Team Resumes
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