1. Building Operations

Metro Management Services will

• Assume the day-to-day operating responsibilities of the property and be available for consultation with the owner and tenants as needed.
• Review the procedures necessary for smooth operation of properties, including emergency situations and contingency plans for inclement weather, power failure, and the interruption of municipal services.
• Prepare an operating budget and an analysis for the Owner's review.
• Maintain a 24-hour emergency communications service.
• Develop, review, monitor, and enforce all building rules and regulations.
• Establish and/or review specifications for building services such as elevators, energy management, landscaping (both interior and exterior), snow removal, building staff, parking, cleaning, and trash removal, among other things.
• Review the specifications of each of the above items with Owner. Upon agreement, Metro Management will solicit multiple bids for each contract, evaluate the results, and award and administer the contractor with the concurrence of the owner.
• Establish a log entry system for the building's physical plant to record temperatures, equipment readings, maintenance, and repair schedules. This system shall also provide for on- and off-site management to study and analyze the operating efficiency of the property.  In addition, a comprehensive preventive maintenance schedule shall be developed that ensures all necessary maintenance is performed on a regular basis.
• Schedule and supervise repairs and maintenace and verify that all the work is performed in a high-quality and timely manner.
• Maintain all permits, licenses, and inspections that are required by local jurisdictions.
• Develop and implement a purchase order system in order to optimize pricing and delivery of supplies.
• Provide main office support for on-site personnel and inspect facilities on a regular basis to ensure that the project continues to be managed in a highly professional manner.
• Implement effective communications with staff via two-way radios and beepers.

2. Property Administration

Metro Management Services will

• Maintain a system of office records, ledgers, and accounts relating to management of property including copies of leases, service contracts, and correspondence.
• Calculate, invioce, and administer all escalations and pass-thrus of operating expenses according to the terms of the lease agreements.

3. Construction Management Services

Metro Management Services provides Construction Management Services for the build-out of tenant space, reconstruction, and remodeling. All work is competitively bid and contracted with qualified licensed and bonded companies with experience in the marketplace.  Standard AIA construction management protocols are followed.

Metro Management Services will

• Meet with Clients and Architects to establish goals and objectives.
• Review bids and select the best firm for the tasks.
• Consult with the owner/tenant for approval, and discuss alternate methods and value engineering.
• Coordinate the design and construction process.
• Review build-out plans.
• Review construction.
• Assemble written guarantees and warranties.
• Conduct follow-up inspections.
• Review and recommend approval of plans and designs to ensure conformity with local building and life-safety codes.

4. Monthly Operating Statements

Metro Management Services will provide detailed monthly operating statements which will clearly report income, expenses, and cash flows.  This report will also reflect current activity as well as cumulative year-to-date computations on a cash basis.  Monthly statements contain the following:

• A Status Report summarizing tenant leasing activity and highlights building operation.
• A Comparative Income Statement showing variance for both current period and year-to-date revenues and expenses versus budgeted revenues and expenses.
• A Tweleve-Month Cash Flow Projection displaying the actual activity through current period versus the forecast for the balance of calendar or fiscal year.
• A Cash Flow Report summarizing cash activity on receipts and disbursements and reporting the net change in the cash account from the beginning to the end of the month.
• A Rent Roll listing each tenant and showing their monthly base rent, square footage, and annual rent per square foot.  This report also includes the step-up increases in each tenant's rent, the tenant's rent/lease start and expiration date.  Total occupied percentages are calculated in terms of amount and square feet.
• A Tenant Activity Report providing a complete listing of charges and payments for each tenant, as well as security deposits held.  This report shows activity on a tenant-by-tenant basis for the month.
• A Check Register listing what was paid and the date of payment.  This report includes check number, check date, vendor name, invoice number, and expense account code.
• A General Ledger reporting both beginning and ending balances and all journal transactions for each account in a chart of accounts.
• A Bank Reconciliation Statement listing outstanding checks and the difference between the book and bank balance.