Refrigerant Management Program The real estate industry response to the international ban on the production of ozone-depleting refrigerants varies from confused procrastination to panicked conversion and/or replacement of major refrigeration equipment. As the dwindling refrigerant supply and the rush to conversion and replacement are taking shape following the December 31, 1995 production ban, the lack of preparation precipitated by the procrastination approach may cause properties to be unable to provide adequate cooling to the occupants. The panicked conversion and/or replacement approach prevents equipment from achieving its useful life and results in major capital expenditures, the use of new controversial refrigerants, employee exposure to controversial refrigerants, possible loss of capacity and/or efficiency, facility modifications and potential duplicate attempts to address the basic issue. Hines met the challenges precipitated by the production ban by developing, and in January 1990 implementing, a comprehensive Refrigerant Management Program, a program developed specifically for commercial real estate by Hines. The Hines Refrigerant Management Program is composed of the following major steps: Supply Management This step implements a series of operation changes and minor equipment modifications to produce further improvement in our refrigerant containment and use program. This phase of the program also provides full compliance with EPA’s regulation of ozone-depleting refrigerants contained in Title VI of the Clean Air Act Amendment of 1990. Smooth Transitional Supply This step of the program established a limited refrigerant supply to allow for a managed conversion to alternative refrigerants, after the controversial issues have been resolved and subsequent generations of replacements have been developed. Managed Conversion and Replacement Eventually all CFC-based and HCFC-based refrigeration equipment will have to be converted or replaced. Hines stays abreast of the latest developments and is able to integrate the most current information into the decision process when conversion or replacement becomes appropriate. Summary Effective implementation of the Hines Refrigerant Management Program reduces a seemingly unmanageable issue to a manageable, common-sense approach that: Manages and minimizes capital expenditures. Provides dependable tenant services throughout the process. Prevents employee exposure to controversial refrigerants. Provides stepped conversion after the industry has refined the available refrigerants and processes. The Hines Refrigerant Management Program puts the owner back in control. Americans with Disabilities Act Effective January 26, 1992 the Americans with Disabilities Act became law, requiring building owners and tenants to remove architectural barriers (where the actions can be carried out without “undue hardship”) to ensure that individuals with disabilities (mobility, vision and hearing impaired) are not discriminated against. This standard is constantly changing and is open to interpretation. Hines experience in managing design and construction will be utilized to oversee inspections and modifications that may be required as tenant construction occurs during the life of the building. Underground Storage Tanks Hines has an established program for properties with underground storage tanks (USTs). A synopsis of the program is as follows: Objectives Minimize potential liability arising from the ownership or operation of underground storage tanks (USTs). Manage USTs in accordance with all applicable laws, governmental directives and Hines guidelines. Property Role Ensure compliance with all regulatory requirements. Develop and implement a site-specific operation and maintenance program. Coordinate UST financial responsibility efforts with Risk Management. Respond to all suspected or known releases. Notify regulatory authorities and Risk Management of tank activities (i.e., release, repair, removal). Central Operations and Engineering Services (COES) Role Provide review and counsel to the properties in their development and implementation of site specific operation and maintenance programs. Conduct, as part of the property assessments, periodic reviews and provide further directives, as needed, for UST management. Provide counsel regarding responses to actual or suspected releases from USTs. Provide counsel to the properties in responding to the financial responsibility requirements. Indoor Air Quality Click here to be directed to the IAQ page.