At KAYinvest, we approach our clients with systematic process of deploying, operating, maintaining, upgrading, and disposing of assets cost-effectively. The primary function of the Property Asset Management Division is to drive KAYinvest property strategy through defining an appropriate return, cost structure, investment plan, disposal criteria, acquisition strategy and maintenance plan for each property under management, and the portfolio as a whole.

 

KAYinvest has managed properties since 1997, establishing operational excellence as a core value. Approaching property and facility management from an owner’s perspective, KAYinvest delivers unparalleled service, asset management, energy efficiency and the reduction of real estate investment risk.

 

Properties managed by KAYinvest consistently outperform their competition, with better caliber tenants, higher rents, consistently superior tenant satisfaction ratings and high retention rates. It’s understandable why KAYinvest is recognized as a leader by various management and energy-efficiency benchmarks worldwide.

Asset & Property Management Services

 

Third-Party Property and Facility Management

KAYinvest has the skill and knowledge to evaluate a property and create the management strategy to maximize value. KAYinvest offers a full range of customizable services to corporate and institutional real estate owners including asset management, property management, marketing/leasing, development/redevelopment, acquisition/disposition, finance/accounting and engineering. The firm works closely with each client to identify their specific needs and create innovative solutions to reach short- and long-term investment goals. Firm principals are heavily involved in third-party management and approach each assignment or challenge with an ownership perspective.

Comprehensive Asset Analysis

 

Total Management

Total Management supports KAYinvest’ onsite management teams by providing standards guidelines and periodic assessments of property administration; risk administration; personnel management; contract services; mechanical physical facilities, preventive maintenance; energy management; equipment efficiency; water treatment; and personnel development.

Operations and Engineering assessments are performed every two-to-five years based on a property-specific risk matrix. An assessment report is provided by the review team following the assessment, which includes an executive summary, a listing of all areas reviewed, any findings and suggested remedies. Each item reviewed either “Meets,” “Meets with Few Exceptions” or “Does Not Meet” the KAYinvest standards for either operations or engineering. Specific action plans are developed for areas that do not meet expectations.

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Preventive Maintenance

As KAYinvest developed a portfolio of world-class structures, it also developed a sophisticated preventive maintenance program to protect its assets. Today, our third-party clients benefit from this program via building equipment exceeding the industries expected life cycle, optimal energy management and minimal unplanned shutdowns.

 

Energy Management

KAYinvest’ engineering philosophy is to constantly strive for greater energy efficiency without sacrificing Class-A service. We provide guidance on effective management of building control systems, understanding of usage patterns and participation in energy rating programs, yielding best energy star ratings for its managed properties.

Operating Cost Management

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Economies of scale are captured through pricing agreements that are negotiated by KAYinvest Corporate Operations with national vendors to reduce property operating costs while maintaining established KAYinvest quality standards. Updated annually, the preferred pricing available to KAYinvest properties assures savings for services and supplies of approved quality. In conjunction with our national programs, local management teams are focused on cost-saving measures and internal programs to minimize costs, while still providing superior asset protection and tenant satisfaction. Some examples include a robust utility management operations and reduction standard, chiller performance testing, energy tracking and consistent re-bidding of service contracts.

 

Building Commissioning

KAYinvest property management experts are brought in during the early planning stages to ensure that each building is designed and built to be operated at peak efficiency. As a project nears completion, these experts work with the designers, contractor and KAYinvest’ construction team to monitor the testing, balancing and commissioning of building systems to confirm their readiness for operation and initial occupancy. The critical closeout phase is tightly managed to deliver all documents, drawings, O&M manuals and warranties for a complete asset data room.

 

Retro-Commissioning

The term retro-commissioning is best described as inspecting building equipment that uses significant energy, reviewing the past history of that equipment and setting in place a re-commissioning program that returns the equipment back to the manufacturers’ originally intended operating parameters. KAYinvest can develop a retro-commissioning plan specifically for each asset’s major energy-usage components, including an in-depth analysis of the building’s operating infrastructure to determine potential deficiencies and, once identified, harvesting those energy savings.

 

Project Redevelopment

KAYinvest has extensive experience in modernizing and repositioning existing buildings. Such redevelopment is a collaboration of the KAYinvest regional project, construction and property management teams, the Total Management teams. These KAYinvest resources transform underperforming assets into Class-A projects.

 

Construction Management

KAYinvest’ local construction management teams work alongside the Total Management throughout the entire design and contracting process. This gives them a unique insight into the nuances of the design and construction contracts, resulting in a smooth transition for a highly detailed, hands-on management of construction execution. KAYinvest’ construction managers are experts in ensuring that each project is built on time, in budget and meets the highest standard of quality.

 

Capital Expenditure Forecasting

Accurate, timely and strategic capital expenditure forecasting is essential to asset positioning, ownership cash flow projections and planning for future operations. Through ongoing assessments, KAYinvest’ Asset and Property Management teams ensure that each component is operating as efficiently as possible and that each property’s aesthetics and function are meeting ownership goals. When these items can no longer meet agreed-upon standards, KAYinvest forecasts capital expenditures by engaging internal resources including our construction and development teams, KAYinvest Central Operations and Engineering Services, and the KAYinvest Conceptual Construction Group, as well as a vast external network of contractors, architects, consultants and professional engineers. Each year, during the annual plan process, the KAYinvest team presents to ownership a comprehensive, multi-year plan outlining recommended capital investments and proposed timing, incorporating approved projects into the annual budget and cash flow projections.

 

Benchmarking and Market Analysis

KAYinvest benchmarks all proposed new projects against competing projects in the market, with an in-depth understanding of the local environment and of those meaningful features that will differentiate the project from its competition. This process allows KAYinvest to develop the most successful project for that specific market, in line with the client’s and investor’s objectives.