Boma Glossary

Boma Glossary of Toronto Commercial Real Estate Terms (courtesy BOMA and Commercial Tenant Strategies Inc. BrokerageYou can use the Google search engine to search anything on this page or on the entire site!

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AAR. Asbestos Analysts Registry. A program run by the American Industrial Hygiene Association (AIHA) to establish the proficiency of field staff who are analyzing asbestos using phase contrast microscopy (PCM).AAS. Atomic absorption spectrometry. A method of measuring the presence of elements such as lead.ABANDONMENT. Decommissioning an unusable underground storage tank in place by cleaning and filling it with an inert material. ABATEMENT. A comprehensive process of eliminating exposure or potential exposure to hazardous materials such as asbestos or lead; might include testing, measures to ensure worker protection, containment of dust and debris, cleanup and disposal of waste, and clearance testing. ABIH. American Board of Industrial Hygiene. Oversees certification and code of ethics for certified industrial hygienists (CIH) and occupational health and safety technologists (OHST). ABOVE BUILDING STANDARD. Services and finishes provided by a landlord that exceed those provided under the base rent. The tenant reimburses above standard services to the landlord. ABSORPTION CHILLER. A system that uses a refrigeration cycle to provide cooling in commercial buildings. Absorption systems transfer heat by using a lithium bromide solution to alternately absorb heat at low temperatures and reject it at high temperatures. ABSORPTION RATE. The rate at which properties for sale or lease can be marketed within any given market area. Studies of absorption rates are used to forecast sales or leasing rates to substantiate a development plan or to justify financing. ABSTRACT. A summary of essential facts contained in consecutive deeds to a parcel of real estate which establishes the title history of the property. The abstract should begin with the initial transfer of title from the sovereign to the first private owner and continue to the present day. AC (ALTERNATING CURRENT). The most commonly used type of electricity, in which the source changes or reverses the polarity of the terminals, typically 50 or 60 times per second. ACCENT LIGHTING. Lighting that provides an unusual or dramatic effect to accentuate or draw attention to a specific object or area. ACCEPTANCE. An unequivocal acknowledgment of an agreement to accept the terms of an offer.ACCEPTANCES. A much less common form of bank debt. These obligations take the form of a guarantee of a promissory note issued by a borrower. ACCESS FLOORING. A system of floor panels supported above a building's structural (load-bearing) floor by struts 6 in. to 2 1/2 ft (15.2 cm to 76.2 cm) high. Individual panels can be removed, without being damaged, to access components concealed by the floor. ACCESSION. A common-law principle under which a person acquires title to personal property by either mistakenly performing labor on it, or by incorporating additional property into it, so that the value added by the labor or additional property exceeds the value of the original property.ACCOMPLICE. A person who is held responsible for a crime committed by another person.ACCOUNTS RECEIVABLE INSURANCE. Indemnifies or covers businesses for the financial loss that results when they are unable to collect money owed because of damage to accounts receivable records, or pays the expense of reconstructing the records. ACCORD AND SATISFACTION. A compromise settlement of a contract claim. Accord is the agreement substituted for the original contract, and satisfaction is the performance of the substituted agreement.ACCREDITED MANAGEMENT ORGANIZATION (AMO). A distinction awarded by the Institute of Real Estate Management (IREM) to companies who subscribe to the principles of the IREM bylaws. ACCREDITED RESIDENTIAL MANAGER (ARM). A professional classification offered by the IREM. ACCRUAL-ACCOUNTING METHOD. Under this method, income is assumed as received and expenses are assumed spent, even though the timing of actual receipts and disbursements may vary. The accrual method helps to avoid anomalies that may be present on a cash basis. ACGIH. American Conference of Governmental Industrial Hygienists. ACID CLEANING. Removal of millscale, rust, and scale from the metal surfaces of boilers or cooling tower condensers through the use of strong chemical cleansers. ACIDIC SOIL. Soil common in areas with heavy rainfall, sandy soil, and soils rich in organic matter. ACIDITY. Having a pH value less than 7. ACM. Asbestos-containing material. According to the EPA, any material composed of more than 1 percent asbestos. ACS. Automatic call sequencer. A telephone system that puts incoming calls on hold and indicates how long each caller has been on hold. ACTIVE SOLAR HEATING SYSTEMS. Solar heating systems that capture and store heat from the sun's rays using pumps, valves, heat exchangers, and other auxiliary equipment. These systems also require a fluid to transfer heat to a building's interior. ACTUARY. An insurance company specialist who determines statistical probabilities and rate structures. ACTUATOR. A device that operates valves and dampers that regulate the flow of air and fluids. ACUTE EFFECT. A severe or immediate reaction to a hazard, usually resulting from a single, large exposure. ACV. Actual cash value. The actual cost to replace property with new property, less reasonable depreciation. ADA. Americans with Disabilities Act of 1990. A federal act that requires employers to make facilities where business is conducted fully accessible to persons with disabilities. ADDENDUM. Amendments to construction contract documents made prior to receipt of bids or proposals for construction. ADDITIONAL INSURED. A person or business entity, other than the named insured, who has certain rights and coverage under the insurance policy. ADDITIONAL PERSONS AS INSUREDS COVERAGE. Adds your employees as insureds under your general liability insurance coverage for acts performed within the scope of their employment. ADDITIONAL RENT. (1) Results from lease provisions that allow increases of fixed expenses, such as taxes and insurance, to be passed on to the lessee on a prorated or other agreed-upon basis. (2) A lease term that obligates a tenant to pay certain expenses in addition to the tenant's periodic rent. Additional rent often includes late payment fees, costs of collection, and other miscellaneous expenses and may include operating expenses in excess of an expense stop.ADJACENCY ANALYSIS. A method of assigning priorities to the proximity needs of different individuals or organizational units. Used extensively in space planning. ADJACENCY DIAGRAM. A diagram documenting critical adjacencies (physical proximity) of workstations and support functions, or proximities of organizational groups to each other. ADJUNCT. Add-on telecommunications equipment, with its own CPU and intelligence, that works with a telephone system but is separate from it. ADJUSTED BASIS. An asset's original cost increased by improvements and reduced by depreciation and tax credits. ADMINISTRATIVE AGENCIES. (1) Those regulatory or other bodies created by the U.S. Congress or a state legislature to enforce specific laws. (2) Law-making agencies of the federal government that are created by acts of Congress to regulate specific areas. Federal administrative agencies include the Environmental Protection Agency (EPA), the Equal Employment Opportunity Commission (EEOC), and the Federal Communications Commission (FCC).ADMINISTRATIVE SUPPORT. Includes mail and reproduction services, transportation services, guest and hospitality services, food service, and others. ADMISSION. A statement of admission by one party as to the truth of factual matters that are not in dispute.ADMITTANCE MONITORING AND CONTROL. A security service consisting of controlling admittance at the perimeter of a building through a combination of security guards or concierge services and electronics, such as specially coded key pads or cipher locks, or electronic card access systems. ADVANCE PREMIUM MUTUAL INSURANCE COMPANIES. Insurance companies that set their premiums at a level that they believe will be adequate to pay loss expenses and build up the surplus of the company. If such premiums prove inadequate, these companies rarely have the right to assess the policyholders for the difference. ADVERSE POSSESSION. A method of acquiring legal title to property by taking open and notorious possession and control over the property, to the exclusion of all others, for a prescribed period of time.ADVERSE SELECTION. The process by which undesirable or marginal risks seek out insurance coverage. A/E. An informal abbreviation for architectural/engineering or architect/engineer. A/E/I/P. Architectural Engineering, Interior Design or Space Planning firm. AEROBIC BACTERIA (AEROBES). A slime-forming bacteria that can thrive only in the presence of oxygen. Slime is most often found in evaporative condensers and air conditioning piping. AFFIRMATIVE EASEMENT. An easement that allows the holder of the easement to go on the grantor's land for a specific purpose and to make use of the land in accordance with the terms of the easement.AFFIRMATIVE WARRANTY. A condition that the insured promises exists at the inception or beginning of the policy period. AGENCY-BILLED PREMIUM. Insurance premium billed by the insurance agent. AGENCY BY ESTOPPEL. Agency in which a principal, by negligence in failing to supervise the agent's affairs, allows the agent to exercise powers not specifically granted to the agent, thus justifying the belief by others that the agent possesses the requisite authority.AGENCY BY RATIFICATION. An agency relationship that arises when a principal acknowledges the acts of a party as being the acts of his or her agent, even if there was no agency relationship when the agent acted.AGENCY RELATIONSHIP. Relationship in which one party (the principal) grants to another (the agent) the management of some business or affair that is to be transacted in the name of the principal.AGENT. One entrusted and authorized to act for another.AGENT OF RECORD LETTER. Letter specifying on the insurer's letterhead which agent or broker the insurer recognizes as the insured's agent. AGGREGATE. A combination of various inert materials such as sand, gravel, crushed stone, cinders, crushed furnace slag, burned clay, expanded vermiculite, and perlite that is used as a filler with cement paste to make concrete. AGGREGATE LIMIT OF LIABILITY. The annual total limit of coverage for claims. AGGREGATE STOP LOSS INSURANCE. Insurance typically purchased by self-insured companies to cover any loss amount that exceeds a certain predetermined total annual amount for all claims. AGREED AMOUNT PROVISION. A provision in the loss-of-income coverage form that waives the coinsurance requirement based on an agreement between the policyholder and the insurance company that the amount of insurance coverage purchased represents full insurance to value. AHERA. EPA Asbestos Hazard Emergency Response Act (40 CFR Part 763). Regulations targeting asbestos in schools. A Model Accreditation Plan (MAP) established for asbestos workers, supervisors, and inspectors, and for designers and management planners. AIHA. American Industrial Hygiene Association. An organization that defines and promotes the practice of industrial hygiene. AIR EMISSION INVENTORY. A document that identifies the amount of pollutants being emitted from a facility or region. AIRFLOW WINDOW. A window with double-pane, insulated glass on the outside and venetian blinds on the inside. Air flows through the space between the blinds and the glass and is either exhausted outdoors or sent to the HVAC system for distribution to other parts of the building. AIR HANDLING SYSTEM. The system that moves conditioned air throughout the interior of buildings. AIR HANDLING UNIT. The heart of the air handling system via fans, filters, and other equipment. It circulates, cleans, heats, cools, humidifies, dehumidifies, and mixes air for distribution within a building. AIR HORSEPOWER (AHP). The work done in moving a given volume or weight of air at a given speed. AIR TOXICS. The 189 chemicals identified by the EPA Clean Air Act Amendments of 1990, National Emission Standards for Hazardous Air Pollutants (NESHAP) provision, as hazardous air pollutants. Can cause acute health effects in humans. AL. Action level. As defined by OSHA, the point at which something must be done to correct or eliminate the presence of a hazardous substance. ALARM RESPONSE. A security service consisting of monitoring alarms in the building, responding to investigate the causes of the alarms, and acting when the response dictates. ALGAE. Simple plants that require sunlight for growth. They produce thick mats on tower decks. ALGEBRAIC LOGIC. A sequentially-based mathematical logic system that assigns levels of power to mathematical operations. ALGORITHM. A set of mathematical rules. ALIEN INSURER. An insurer operating in a state outside of the country in which it is domiciled. ALKALINE SOIL. Soil high in calcium carbonate or other minerals. Supports a wide variety of plants. ALKALINITY. Having a pH value greater than 7. In water treatment, the important forms of alkalinity are bicarbonates and carbonates. ALLERGENS. Biological materials, such as the mold penicillium, that elicit a response from the body, usually on the sensitive membranes where the body contacts the environment (e.g., the eyes, nose, sinuses, throat, and lungs). ALLIGATORING. (1) Cracking caused by shrinkage of the bituminous surface of built-up roofing, or the exposed surface of smooth-surfaced roofing, in which the cracks have the scaly look of an alligator's hide. (2) Cracking of a finish coat of paint, usually caused by its application before undercoats or primer are completely dry, or by exposure of the surface to extreme heat. ALLOCATION. The economic mechanism that combines self-interested behavior with scarcity and results in competition for material benefit. ALLOCATION OF INSURANCE PREMIUMS. The division of insurance costs between a business's departments or among property management clients so that a fair percentage of the cost is apportioned to each. ALLOWABLE COSTS. Costs paid by the seller on behalf of the buyer at closing. These costs are legally paid by the seller and include title insurance and financing points. ALPHANUMERIC. Including both letters and numbers, but not graphic data. ALTA/ACSM SURVEY. A survey showing (i) the surveyor's findings about the property boundaries, (ii) the easements and exceptions to coverages cited in the title commitment, and (iii) the improvements and utilities within the property. ALTERNATING CURRENT (AC) GENERATORS. Devices that convert mechanical energy into AC electricity through electromagnetic induction. ALTERNATOR. An electrical generating device that reverses the functions of the rotating armature (windings) and stationary magnetic field in a standard generator. AMBIENT LIGHTING. The general level of illumination created by overhead fixtures and outside natural light.AMBIENT TEMPERATURE. The temperature in the general area surrounding a specific location, usually resulting from the combined effects of internal and external heat loads. AMERICAN DRAWING RIGHT (ADR). A United States registered equity security that evidences stock ownership in a foreign business firm. AMMETER. A meter that measures electric current in amps (A). AMMETER (CLAMP ON). An electric meter that can measure the current flow through a conductor without actually connecting the meter to the circuit. AMORTIZATION. Periodic payments, usually level, which include repayment of principal and payment of interest on the declining principal balance of a loan. AMORTIZATION OF A LOAN. The gradual reduction of a debt balance through periodic partial payments of principal over the term of the loan. AMOSITE. A brown or gray type of asbestos mineral frequently used as a plaster-like insulation material on pipes and boilers. AMPACITY. The current-carrying capacity of a conductor. The maximum ampacity of a conductor is the largest amount of current that can flow through a conductor without causing the conductor to overheat. Article 310-16, National Electrical Code (NEC). AMPERAGE-INTERRUPTING CAPACITY. The maximum amount of short-circuit current that a circuit breaker can safely interrupt. AMPERE-HOURS OR AMP-HOURS. Battery rating that indicates the ability of a battery to provide a current flow (amperes) for a specific period of time (hours). AMPERES OR AMPS. A measure of the rate of electron flow or electric current; the number of electrons passing a certain point within a conductor or circuit per unit of time; usually abbreviated A and symbolized by I. ANAEROBIC BACTERIA (ANAEROBES). A bacteria that can thrive only in the absence of oxygen. Usually creates corrosive acids. ANALOG. Physical characteristics — such as voltage, pressure, or shaft rotations — expressed in numerical form. ANALOG DEVICE OR METER. A device that measures the relative strength of a specific item or force and translates that measurement into a corresponding voltage using a needle indicator vs a digital display. ANALOG SIGNAL. A control signal that varies over a range (e.g., temperature of a room). ANNUAL. Planting that germinates from seed, grows and blooms, forms seeds, and dies within one growing season. ANNUAL PERCENTAGE RATE (APR). The simple interest rate charged a borrower by a lender over the period of a year. ANNUAL SUMMARY. A record of each year's occupational injury and illness totals from the OSHA No. 200 log. ANNUAL WORK PLAN. A plan of facilities work, including both projects and operations activities, to be accomplished in the present year or coming year. ANNUITY. Literally meaning an annual income. An annuity is a contract for income payable at regular intervals and at specified amounts.ANNUITY CAPITALIZATION. A method of converting net income to a value estimate. This relies on a predictable income stream, which usually means the existence of leases, and employs the process of discounting. ANNUNCIATOR PANEL. A control panel that locates and displays the source of an activated fire detector, security breach, or other building emergency. ANODE. (1) A metal surface that emits positively charged ions transferred to a cathode through an electrolyte.(2) A place along a metal surface where metal loss occurs. The dissolving metal releases electrons into the water.ANODIC HARDCOAT COLORING. An anodizing process that develops a denser, harder, and even more abrasion-resistant coating than standard anodizing. Color-fast "earthtone" hues can be integrally developed as an added benefit of these architectural hardcoat finishes. ANODIZED ALUMINUM. Aluminum treated by electrolysis to develop a protective coating on its surface. ANPRM. Advanced Notice of Proposed Rulemaking. Issued by the EPA; summarizes a proposed regulation and invites public comment. ANSI. American National Standards Institute. A professional organization that publishes standards for safe work practices and exposure to toxic substances. ANTHROPOMETRY. The study of the dimensions of the body and its segments. ANTIGENS. Substances such as toxins that can trigger an immune response. APPARENT AUTHORITY. In an agency relationship, authority that the principal knowingly permits the agent to assume or that the principal holds the agent out as possessing (also called Ostensible Authority). APPARENT CONSENT. Consent that a reasonable person would infer from the plaintiff's conduct.APPARENT LEAD CONCENTRATION. The average of at least three X-ray fluorescence (XRF) single-cycle readings on a painted surface. APPARENT POWER. The power consumed by a device with both inductance and resistance, expressed in units of volt-amperes (VA). APPELLATE COURTS. Courts that decide whether the law was correctly interpreted and applied at the trial court level.APPLICATION. A software program designed to perform the tasks associated with a specific type of work, such as word processing, database management, or cost accounting using spreadsheets.APPRECIATION. An increase in value such as the value of real estate property. APPURTENANCES. Structural additions to land, including, but not limited to, buildings, fences, and specialized structures such as towers, security barriers, etc. ARBITRAGE. The process of purchasing a good in one market and selling the same good in another market at a higher price. ARBITRATION PROVISION. The policy provision that specifies the process by which disagreements about claims will be settled. ARC DISCHARGE LAMP. A device that produces light when an arc is generated between a cathode and an anode within a lamp filled with gases common in mercury and high pressure sodium lamps. ARCHITECTURAL PARTITION PLAN. A construction drawing that indicates the placement and type of all new and existing partitions and doors. ARCHITECTURAL SCALE. Scales based on the English system of measurement using 12 inches to the foot and fractions of inches. ARCHIVAL RECORDS. Records that document significant events in the history of an organization. See also Inactive Records and Vital Records.ARCHIVAL STORAGE. Storage space designed to preserve records by carefully restricting access and monitoring environmental conditions. AREA AMENITIES. Those amenities within the neighborhood or the geographic area surrounding a building and comparable buildings. AREA CLEANING. Performance of all cleaning tasks within a given area by the same cleaner, except for rest room and project cleaning. AREA SAMPLE. A stationary asbestos air sample that targets a certain volume of air in a building space; used for hazard assessments and abatement clearances. AREA TAKE-OFFS. Calculations of space area in square feet or meters, taken from a drawing.ARM (ASSOCIATE IN RISK MANAGEMENT). A designation awarded upon completion of three examinations focusing on risk management. ARMATURE. The rotating component of an Alternating Current (AC) generator constructed of multiple winding or coils wrapped around a laminated steel core. ARSON. A crime consisting of the malicious burning of another's dwelling or other building.ARTICLES OF ORGANIZATION. A formal document that legally creates a limited liability company when filed with the state in which the limited liability company is formed.ASBESTOS. Generic name for a number of naturally occurring, hydrated mineral silicates with a unique fibrous structure known for fire resistant qualities. ASBESTOS ABATEMENT LIABILITY INSURANCE. Covers the asbestos abatement contractor against claims of third-party bodily injury or property damage caused by a release of asbestos during abatement activities. ASBESTOS-IN-PLACE INSURANCE. Insurance that provides liability protection to property owners who decide to leave asbestos in place under an operations and maintenance program. ASBESTOSIS. A chronic, nonmalignant, progressive, irreversible lung disease caused by inhaling asbestos-containing materials. AS-BUILT DRAWINGS. An accurate record of the placement of construction components and the routing of other components such as cables, pipes, and ducts that indicate how a building was actually built, rather than how it was designed to be built. ASHARA. EPA Asbestos School Hazard Abatement Reauthorization Act. Extended the Model Accreditation Plan (MAP) into public and commercial buildings. ASHRE. American Society of Heating, Refrigerating, and Air Conditioning Engineers. AS-IS OR AS-BUILT CONDITION. The existing condition of a tenant space, including all improvements. AS IS SALE OF REAL PROPERTY. A condition of a sale wherein the buyer agrees to purchase and accept the property in its current condition. The seller makes no representations or warranties as to the condition or habitability of the property. ASKED PRICE. The price a securities dealer or stockbroker will accept to sell an investment security to a purchaser. ASPHALT. The dark brown to black, highly viscous hydrocarbon residue produced from the petroleum distillation process, used as the waterproofing agent in built-up roofs. Asphalt comes in a wide range of viscosities and softening points, from about 135°F (57.2°C) (dead level asphalt) to 210°F (98.9°C) or more (special steep asphalt). ASPHALT MASTIC. A mixture of asphaltic material, graded mineral aggregate, and fine mineral matter that can be poured when heated, but that requires mechanical manipulation to form. ASPHALT TILE. A substance composed of asbestos fibers bound together by a blend of selected asphaltic binders. Pigments are added for color and in some cases polystyrene plastic for strength. Asphalt tiles tend to be brittle. Removal of asphalt tile may be considered hazardous. ASSAULT. A threat of being physically attacked. (2) An act intended to cause harmful or offensive contact with the plaintiff or a third person, or intended to cause imminent apprehension of such contact, and where the plaintiff is thereby put in such imminent apprehension.ASSESSABLE STOCK. An equity security which provides that, in the event of failure of the firm, the stockholder of record can be assessed a predetermined amount to satisfy creditors of the firm. ASSESSED VALUE. Administrative, government-imposed valuations or the value according to the tax rolls in ad valorem taxation. ASSESSMENT MUTUAL INSURANCE COMPANIES. Insurance companies that concentrate on writing insurance for farm properties in rural areas of the country and that have the right to charge back or assess their policyholders for losses if the losses are more than were expected. ASSENT. The agreement of the offeror and offeree as to the terms of their bargain. ASSET. Something, such as a building or piece of equipment, that retains value for a period of time (longer than one year) after it is purchased. An asset has residual value as well as a predicted economic life, usually expressed in years, that represents the period of time during which it will retain some economic value. ASSET-BASED CAFM APPLICATIONS. Computer-based management systems that track furniture and equipment piece by piece. See also Catalog-Based CAFM Applications.ASSET MANAGEMENT. Maximizing value to a portfolio of properties from acquisition to disposition within the objectives defined by the owner. Asset management uses strategic planning, investment analysis, and the positioning of a property in the marketplace. ASSET MANAGER. A member of a financial institution who is responsible for the management of investments, and whose main goal it is to create value by directing and measuring asset performance. ASSIGNED RISK POOLS. A market for risks that do not meet the underwriting criteria of insurance companies in the voluntary market. ASSIGNMENT. (1) A transfer of an entire interest in an unexpired lease term. (2)A transfer of rights from one party to another. ASSUMPTION. A transfer of obligations from one party to another. ASSUMPTION OF RISK. Legal defense to negligence based on express or implied assumption by the plaintiff of the risk of injury resulting from the negligent act. ASSUMPTION-OF-RISK THEORY. Allegation that the plaintiff knew he or she was entering into or involved in a situation with known or apparent risks, and the defendant should not be held responsible since the plaintiff failed to object to the inherent risks or remove himself or herself from the situation. AST. Aboveground storage tank. A container, constructed to hold a substance, with less than 10 percent of its volume, including the contents of connected pipes, underground.ATRIUM. A floor opening or series of floor openings connecting two or more stories and covered at the top by panels of plastic or glass. Permits natural light to illuminate interior areas. ATTAINMENT AREA. An area that meets regulatory limits for specific ambient air pollutants, typically sulfur dioxide, nitrogen dioxide, carbon monoxide, ozone, lead, and particulate matter.ATTEMPT. A crime that consists of an overt act combined with the intent to commit a crime. ATTORNMENT. A term that describes the tenant's recognition of the mortgagee as the landlord in the event of a loan default. ATTRACTIVE NUISANCE. (1) Some condition or situation on the premises of a property that is inherently dangerous and particularly enticing to trespassing children. (2) The legal doctrine that makes the property owner negligent for having conditions on the property that are both attractive and dangerous to children, e.g. tractors, open pits, unattended swimming pools.ATTRIBUTABLE COSTS. Costs that can be directly associated with a particular project, program, or cost center. These costs are often called pass-through costs. See also Indirectly Attributable Costs and Non attributable Costs. ATTRIBUTES. In software, descriptive information attached to a piece of data to help identify and describe it (e.g., the part number, style, color, finish, brand name, manufacturer, or condition of a chair). Attributes can be used to set up data tables within a database management system. See also Spatial Designation. AT-WILL EMPLOYEE. An employee who can change or terminate the employment relationship at any time for any lawful reason.AT-WILL EMPLOYMENT. An employer-employee relationship that can be changed or terminated at any time by either the employee or the employer for any lawful reason.AUDIT. (1) A detailed environmental investigation focusing on the current operating and administrative procedures of a facility to evaluate environmental health and safety concerns for regulatory compliance. (2) A methodology used by asset managers to verify the correctness of property-accounting records. The auditor will meticulously look over specific files that are initially requested and explore any additional files in the process. AUDITED FINANCIAL STATEMENT. This indicates that a company has employed a professional, independent accounting firm to review its financial records. These statements must be signed by a CPA. AUDITING. The function of the insurance company that primarily ensures that the insurance company receives the proper premium based on the audited policy exposures.AUDIT POINT. A formal letter from an auditor that lists deficiencies in a company's accounting records or controls. AUDIT-RESPONSE LETTER. A letter sent in response to the post-audit letter. It is important that a timely and thorough response be provided. AUDIT TRAIL. A term that refers to the proper accounting documentation of an accounting transaction. AUTHORITY HAVING JURISDICTION. Local rules supersede those outlined in the National Electrical Code/Canadian Electrical Code (NEC/CEC). Location interpretation of the NEC/CEC is left to the discretion of a local inspector, building department, or electrical board. Local rules may never be less stringent NEC/CEC. AUTOEXEC.BAT. The name of the batch file that instructs the computer how to automatically load various types of software each time the computer is turned on. AUTOMATED ATTENDANT SYSTEM. A telecommunications system used to answer incoming calls, provide instructions to the callers, and route the calls within the system based on the digits that a caller dials. See also Voice Response System.AUTOMATED OFFICE. Refers to automated clerical, technical, and managerial functions associated with information-based jobs. AUTOMATIC STORAGE HOT WATER HEATER. A water heater incorporating a storage tank, controls, and a heating mechanism in a single unit. AUTOMOBILE COVERAGE SYMBOLS. Numerical symbols on the declarations page of an automobile insurance policy that indicate the coverages that apply to specific autos. AUTOMOBILE MEDICAL PAYMENTS COVERAGE. Insurance to pay the medical expenses of injured persons without regard to fault. Medical payments coverage pays for the medical expenses of those persons occupying, entering, or leaving the automobile involved in an accident.AWG. American standard wire gauge. For most common applications, electrical wires are numbered according to this standard. The smallest-diameter wire is assigned the number 40 and the largest 4/0.

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BACKBONE. Several file servers grouped together with software that distributes the workload of several users according to which file server can handle a certain task at a given time. BACKGROUND NOISE. Noise in a work environment at a level low enough not to interfere with the normal conduct of business and conversation. BACKNAILING. The practice of blind nailing in addition to hot-mopping all plies to a substrate to prevent slippage on roof slopes of 1 1/2 in. or more per foot (12.5 cm/m) for steep asphalt, 1/2 in. (4.2 cm) or more for coal-tar pitch and dead-level asphalt. BACK-UP OFFER. The acceptance of an offer to purchase subject to a previously accepted offer. Should the first offer fail, the back-up offer takes priority. BACKWARD COMPATIBILITY. The ability of older software to be run on newer machines; the ability to retrieve and edit data stored in older versions of software by using a newer version of the same program. BACKWASHING. To wash a filtering material upward through a softening bed. Done to cleanse material of suspended matter or dirt.

BACTERICIDE. A disinfectant that kills bacteria, either beneficial or harmful. BAFFLE. A floating device installed in a stormwater system to prevent oils or other floating products from being discharged into the receiving stream. BAILEE. The person to whom personal property is delivered when a bailment occurs.BAILEE FOR HIRE. A bailee who is compensated for caring for bailed property.BAILEES. Persons or companies who have property of others in their care, custody, or control for the purposes of performing service or repair work on it, or because they are warehousing it for the owner. BAILMENT. (1) Holding property for another person.(2) Delivery of property to a person to be held in trust for a particular period of time.BAILOR. (1) The party who temporarily surrenders possession of the property to the bailee. (2) The person who delivers the personal property when a bailment occurs. BALANCE. The principle that real property value is created and sustained when contrasting, opposing, or interacting elements are in a state of equilibrium. BALANCE SHEET. An accounting statement listing a company's total assets, total liabilities, and net worth. Capital assets are included, but operating expenses are not. BALLAST. A transformer or solid-state device, located in an arc discharge fixture, that regulates the voltage and amperage of the electricity supplied to the lamp and starting circuit, especially fluorescent fixtures. BALLOON MORTGAGE. A mortgage for which the specified periodic payments do not produce a complete amortization of the principal balance at maturity. The unpaid loan balance is due at maturity. BALLOON PAYMENT. A payment that is larger than the amount of other loan installments and is due at a time specified by a loan agreement. A balloon payment may occur at any time during the term of a loan; however, it is typically the final payment. BANDWIDTH. The amount of data that a transmission medium (a cable or bus or wavelength) can carry. For digital signals, bandwidth is measured in megabits per second (Mbps); for analog signals such as electrical waves, transmission is measured in megahertz (MHz, or cycles per second). BAS. Building automation system. An integrated, automated system that controls several aspects of building operation, such as HVAC, elevators, fire suppression, and security. BASE. Placed over subgrade, consists of various sized rock and finely ground stone. BASE BUILDING. The basic structure of a building: its foundation, structural system, core, roof, and exterior walls, and building-wide HVAC, electrical, and plumbing systems. BASE BUILDING LEVEL. A project planning level that addresses components that belong to the building as a whole rather than to any individual occupant group or end user. See also Tenant Build-out Level and Workstation Level.BASE LEVEL SERVICES. In facilities operations, those services required to support occupancy of a facility by a customer. BASE SHEET. Saturated or coated felt placed as the bottom or first ply in a multi-ply built-up roofing membrane.BASE YEAR. (1) A term used to calculate a base of operating expenses over which a tenant is expected to pay his or her proportionate share; usually, the base year is the calendar year in which the lease is signed. (2) A term used to calculate a base of operating expenses over which a tenant is expected to pay its proportionate share; usually, the "base year" is the calendar year in which the lease is signed.BASIC CONSTRUCTION. Includes evaluation of the basic quality of construction and materials, lobby finishes, ceiling height, and window mullion spacing. BASIC FORM. The most limited property coverage form, because it provides coverage for only the most basic causes of loss. BASIC MANAGEMENT ACTIVITIES. Include organization and planning of a facilities management department; management of both facilities management and outsourced personnel; administration and development of facilities management policies and procedures, such as space standards and filing of work orders and project requests; and management of facilities management service delivery. BASIS. The purchase price of an asset to determine annual depreciation or cost recovery, and gain or loss on the sale of the asset.BASIS POINT. Refers to the percentage of the value of a portfolio. Asset managers' fees are quoted in terms of basis points. One basis point equals 0.01 of a percentage point. BATCH FILE. A computer file containing a series of related program commands that instruct a computer to perform a series of tasks such as loading a word processor and opening a particular data file. BATTERY. (1) A group of two or more cells combined so that each cell converts chemical energy into electric energy. (2) Physical contact by another in an undesirable manner, using an unlawful application of force without the other's permission. (3) An act intended to cause a person harmful, offensive contact, or apprehension that such a contact will imminently occur, and where such person, or a bystander, suffers such contact as a result.BAY. An area enclosed on three or more sides by material such as plastic or glass. Permits natural light to illuminate interior areas. BAY SIZE. The length and width of a building area bounded by four columns or a combination of columns, core, and/or outside walls.BEAD. A molding of sealing compound, flexible sealant, or gasket material. BEARER BOND. A debt security whose owner is not registered in the records of the security's issuing authority, i.e., there is no owner of record. These securities can be purchased and sold without necessarily leaving ownership evidence. Interest on such securities is paid upon presentation of coupons that were originally attached to the securities. Government tax policies are forcing the discontinuation of this form of security. BEARING WALL. A wall that provides support for the weight of a higher part of the building, including floor or roof loads.BEDDING PLANTS. Herbaceous plants grouped together for mass effect. BEIs. Biological exposure indices. Reference values derived from measurements of biological exposure when a worker is exposed to the Threshold Limit Value (TLV). BELIEF SYSTEMS. Cultural norms that convey core values and encourage individuals to seek new opportunities and work toward a common purpose. BENCHMARKING. Comparing activities, standards, levels of performance, and other factors to those of another, such as a company.BENEFICIARY. The creditor party under a deed of trust in whose favor the deed of trust is granted.BENTONITE SEAL. The use of an expandable clay (bentonite) to form an impermeable layer above the sand filter pack of a monitoring well.BEQUEST. The transfer of personal property other than money by will.]BEST'S GUIDE. The generally recognized authoritative source pertaining to insurance companies' financial condition.BEST'S RATING. The rating assigned to insurance companies by A. M. Best's Guide, one of the most authoritative insurance company rating guides. BID PRICE. The price a securities dealer or stock broker will pay for an investment security offered for sale. BILATERAL CONTRACT. A contract that contains an exchange of promises.BILL OF SALE. A written receipt showing proof that personal property has been sold, transferred, and paid for at a certain price.BINARY. A numbering system with only two digits (1 and 0) used as the basis for all computer programming.BINDER. The element in paint that joins all the other paint components together and adheres them to the surface being painted.BINDING COVERAGE. Making insurance coverage effective on a temporary basis until the permanent policy is issued. BIOLOGICAL CONTAMINANTS. Agents that are derived from or that are living organisms (e.g., viruses, bacteria, fungi, and mammal and bird antigens) that can be inhaled and can cause many types of health problems. BIOMECHANICS. The study of the mechanical operations of the body; also defines ergonomics-related body movements. BIO-REMEDIATION. An action strategy in which microbial organisms capable of changing the structure of chemical contaminants are used to lower the concentration of contaminants in media (soil or groundwater) below regulatory action levels. BIOS. Binary input/output system. A program containing the most basic instructions that direct a computer how to operate. The program is loaded into memory when a computer is first turned on. BIOS instructions are encoded into ROM chips. BIT. The smallest unit of data processing storage or memory. Eight bits are required to store one character (a letter or number).BITUMEN.The generic term for a semisolid mixture of complex hydrocarbons derived from petroleum or coal after distillation. In the roofing industry, there are two basic bitumens: asphalt and coal-tar pitch. Before application, they are either (1) heated to a liquid state, (2) dissolved in a solvent, or (3) emulsified. BLACK WATER. Sanitary wastewater associated with toilets only.BLANKET POLICY. A single policy on the insured's property for (1) two or more different kinds of property at the same location; (2) the same kind of property at two or more locations; or (3) two or more different kinds of property in two or more different locations. BLANKS. Nonexposed samples of the medium used to test for lead, for example, such as a wipe or filter, which are analyzed to determine whether they are contaminated with lead before they are collected (e.g., at the factory or the testing site) or after collection (e.g., during transportation to the laboratory or in the laboratory). BLEEDING. A paint defect produced by substances on or in a poorly prepared surface which release stains into new paint. BLEEDOFF. The mechanical removal of concentrated solids in an air conditioning cooling tower. BLENDED RATE. An interest rate of a newly refinanced loan that is higher than the existing rate but lower than the current market rate. BLISTER. The bubble-like, spongy, raised portion of a roofing membrane, ranging in size from 1 in. (2.5 cm) in diameter and barely detectable height to as much as 50 ft2 (4.6 m2) in area and 1 ft (30.5 cm) high. Blisters result from pressure of entrapped air or water vapor, expanding under heat from sunlight. BLOCK ALLOCATION PLANS. Drawings that show gross allocation of space to each functional group, e.g., a division, department, or branch. BLOCK DIAGRAM. The most basic type of electrical drawing; shows the relationship among various major components in a system. BLOOD LEAD LEVEL. The amount of lead absorbed in the bloodstream. BLOOMING. A thin film or milky opalescence that veils color or reduces gloss on a coat of varnish, shellac, or lacquer. BLOWDOWN. The process of withdrawing water from a boiler system in order to avoid the excessive concentration of dissolved solids. BLS. Bureau of Labor Statistics. The U.S. agency responsible for administering and maintaining the OSHA recordkeeping system and for collecting, compiling, and analyzing work injury and illness statistics. BLUE COLLAR. Human labor based on the use of manual skills. BLUE CROSS AND BLUE SHIELD ASSOCIATION PROGRAMS. Nonprofit hospital and physician expense prepayment programs that are negotiated with members of the association. BLUEPRINTS. Drawings reproduced with white lines against a dark blue background. Note that blueprints and construction drawings are not synonymous terms. See also Ozalid.BODILY INJURY. Injury caused to the body. BODY BURDEN. The total amount of a substance such as lead that is deposited in the body.BOILER. A pressurized tank designed to transfer heat to a fluid, usually water or steam. Contrast to a furnace, which transfers heat to air. BOILER AND MACHINERY INSURANCE. Coverage for damage to property and the resulting legal fees and loss of income caused by the malfunction of specialized property, which is usually excluded by typical property coverage forms. Such specialized property includes steam boilers, compressors, pumps, production equipment, and electrical equipment.BOARD OF DIRECTORS. The persons who direct the management of a corporation and are elected by the corporation's stockholders, usually on an annual basis.BOMI INSTITUTE. The educational institute that offers designations in real property management (RPA), facilities management (FMA), and systems maintenance (SMT/SMA). Courses are delivered by classroom study, self-study, corporate classes, accelerated review, and facilitated group study.BONA FIDE PURCHASER. A person who buys property for value and without reason to doubt that the seller has good title.BOND. (1) A formal promise to pay a specified sum of money on a specified future date. A bond may be secured or unsecured, but it must be in writing, contain a specified maturity, and specify any interest to be paid. (2) The binding force preventing delamination, as the glue between wood in a laminated beam. BONDING. Permanently connecting metal components to provide an electrical path, normally to ground. BOOTLEGGED PROGRAM. Software copied and used illegally without obtaining a license from the original vendor. BORING LOG. A graphical representation of field geological conditions for a specific soil boring. BORROWED LIGHT. Interior glass between rooms or spaces inside of buildings. BOSTI. Buffalo Organization for Social And Technological Innovation. A nonprofit organization dedicated to researching the impact of design and office environments on productivity. BOUNDARY SYSTEMS. Cultural norms that set up rules and identify actions considered inappropriate and pitfalls that must be avoided. BOUNDED MEDIA. A physical line, such as cabling or a metal bus, on which data is transmitted electronically. See also Unbounded Media. BOW TIE. A loan covenant form in which a lender shares in both the cash flow and equity appreciation of a project, as well as receiving interest on the project financing. BRAINSTORMING. A problem-solving method that uses creative group-thinking to generate bold and innovative ideas. BRAKE HORSEPOWER (BHP). The work done by an electric motor in driving the fan and measured as horsepower (hp) delivered to the fan shaft. In belt-drive units, the total work load is equal to the work load of the electric motor plus the drive losses from belts and pulleys. The brake horsepower is always a higher number than the air horsepower. BREACH. The failure (without a legally recognized excuse) to perform as required in a contract. It affords the other party various remedies, including a claim for damages.BREACH OF CONTRACT. Failure of a party to perform according to a promise made in a contract.BREAKAWAY TORQUE. The minimum amount of torque needed to start turning a given load.BREAKDOWN MAINTENANCE. The level of maintenance that occurs when an item of equipment is operated without maintenance until it breaks down, at which time it is replaced.BREAKDOWN TORQUE. The maximum load that a given motor can move. BREAKER PANEL. The first electrical equipment after the service connection; provides both overcurrent protection and a method of distributing electric power to individual circuits. May contain fuses or circuit breakers. BREAK-EVEN POINT. The point at which total income and total expenditures equal each other.BREATHING LINE. The layer of air that people breathe, located above the floor at the level between a standing and seated position. BRI. Building-related illness. Diagnosable illness whose symptoms can be identified and whose cause can be directly attributed to airborne building pollutants (e.g., Legionnaires' disease, hypersensitivity pneumonitis). BRIBERY. A crime consisting of the corrupt receipt or payment of anything of value in return for actions by another person.BRICK. One of the oldest building materials; made from clay, molded into oblong blocks, in different grades for different applications. BRIDGE. An electronic connection between two or more networks operating on the same protocol. See also Router. BRIEFCASE MOVES. Personnel relocations in which the furniture, walls, phones, and electricity remain; people move only their immediate belongings to a new space. BRIGHTNESS RATIO. The measurement of the intensity of light as reflected from a surface. BRINE. A solution of sodium chloride (salt) used for regenerating water softeners. BROAD FORM PROPERTY DAMAGE LIABILITY COVERAGE. Provides broader insurance protection for those persons or companies, such as contractors, who typically work on property of others. Instead of excluding damage to property of others altogether, this coverage restricts the exclusion to that particular part of the property on which work was being performed. BROADLOOM. Conventional carpeting sold in rolls 6 ft to 12 ft wide. BROKER'S PRICE OPINION (BPO). The broker's written opinion of the value of real property. It justifies the value on the basis of the condition of the property and compares it with similar ones on the market. BROWNFIELDS. Abandoned or unused industrial and commercial properties with perceived or actual environmental contamination, often located in urban areas.(Btu) BRITISH THERMAL UNIT. A measurement expressing the quantity of heat possessed by an object. One Btu is equal to the amount of heat required to raise the temperature of one pound of water one degree Fahrenheit. BUDGET. A statement of financial position for a specific period based upon estimates of income and expenditures during the period. BUDGETING CYCLE. The process and length of time required to prepare funding requirements, conduct deliberations, and decide on the final plan for allocating funds to various programs and departments. BUILDER'S RISK INSURANCE. Covers damage to a building under construction, including payment for the labor and materials needed to construct the building. BUILDING ENVELOPE. The exterior surfaces of a building that enclose the building's interior space. The building envelope includes walls, windows, doors, roof, and exposed floors. BUILDING OPERATIONS AND MAINTENANCE. Includes management of building systems, such as HVAC (heating, ventilation, and air conditioning), electrical, plumbing, security, and, in some cases, data and telecommunications cabling; maintenance of building structures and interiors, furniture, and equipment; and maintenance of grounds, landscaping, and site improvements. BUILDING OWNERS AND MANAGERS ASSOCIATION (BOMA). An association founded in 1907 by a group of individuals who wanted to share ideas and experiences in their related industry. It has grown to a 1996 membership that owns or manages more than 6 billion square feet (465 million square meters) of commercial properties. BUILDING PERMIT. A permit issued by the local government authorizing construction of a project according to construction documents found to comply with that government's building, safety, and fire codes. BUILDING RESIDUAL TECHNIQUE. A technique used when an income stream attributable to the land is deducted from the property's net operating income. BUILDING SERVICES. Heat, cooling, and elevator services vs nonbuilding services (e.g., status updates on projects). See also Service Orders. BUILDING STANDARD. Services and finishes provided as part of the base rent paid by a tenant. See also Above Building Standard. BUILD-TO-SUIT. (1) An approach to real estate development that enables a corporation to assume ownership by having a developer hold ownership until the project is complete and ready for occupancy. It is a form of delayed ownership. (2) The term also refers to an offer by an owner/landlord to construct a building in accordance with the tenants' requirements.BULB. A specialized type of perennial with a thickened underground storage organ that contains a reserve of nutrients. BULK SAMPLES. Representative specimens of suspect asbestos-containing material. BULLET. A financing due date prior to the loan term that would fully amortize the project funding. BULLET LOAN. A fixed-rate loan of short duration that is generally amortized over a period of twenty to thirty years. BUR (BUILT-UP ROOFING MEMBRANE). Any continuous, semiflexible roof covering made up of laminations or plies of saturated or coated felts alternated with layers of bitumen, surfaced with mineral aggregation or asphaltic materials. BUREAU INSURERS. Insurance companies that may determine their rate structures by adhering to rates that have been developed by rating bureaus. BURGLARY. A crime that consists of entering another person's dwelling or other type of building with the intention of committing a felony.BURNOUT. A deterioration of attitude in which a person becomes tired, defensive, frustrated, cynical, bored, and generally pessimistic about the job — and usually the company or a major part of it. BUS. A general circuit in a computer that transmits signals to and from the central processing chip and related peripherals, circuit cards, and accessories. BUSBARS. Electrical distribution equipment constructed of heavy copper (a conductor); supported in and insulated from the cabinet in which they are installed. These devices allow for easy connection to the distribution points within the main panel. BUSINESS CYCLE. Alternating periods of expansion and decline in economic activity.BUSINESS INCOME FROM DEPENDENT PROPERTIES INSURANCE. Protection from financial loss resulting from a supplier's or customer's property losses. BUSINESS INTERRUPTION INSURANCE. Coverage for the loss of income a business suffers following covered damage to insured property. Now referred to as loss-of-income insurance. BUSINESS OWNER POLICY. A policy combining property, liability, and business interruption coverage for various types of small businesses. BUYER'S MARKET. A real estate market where sellers outnumber buyers, or where conditions such as interest rates favor the buyer.BYPASS PROVIDER. A telecommunications company that is permitted to install its own cable and network and bring it back to a central point. BYLAWS. Formal rules and regulations by which a corporation is managed and internally governed.BYTE. A unit of data processing storage or memory required to hold one character (letter or number), consisting of eight bits of data. Computer storage and memory are usually measured in megabytes (millions of bytes); data transmission rates are measured in kilobytes (thousands of bytes) or megabytes.

C

CABINETS. Housing for a telecommunications system's carriers. Cabinets also house essential power equipment, cooling fans, and mass storage for software translation. CABLE. Frequently used to describe the application of two or more single conductors within a single jacket or sheath.CABLE TRAYS. Open, suspended troughs that hold data, signal, and power cables. CAB LOAD. The weight of the passengers in an elevator cab. CAD. Computer-aided design. An automated software program used to develop and manage construction drawings and other types of drawings associated with facilities. CAFM SYSTEM. Computer-aided facilities management system. A collective group of computer hardware and software systems used to automate typical facilities management operations such as leasing, maintenance, property management, space inventory, furniture inventory, and drawings production. CAISSON. A cylindrical shaft driven into the ground and filled with reinforced or unreinforced concrete. Used in foundation work for bridges spanning rivers and for high-rise buildings. CALCIUM. One of the principal elements making up the earth's crust, the compounds of which, when dissolved in water, make the water hard. The presence of calcium in water is a factor contributing to the formation of scale and insoluble soap curds, which are means of clearly identifying hard water. CALIBRATION. The exact setting of control devices to render accurate readings — e.g., thermostats and other sensors. CALIPER. Tree size determined by the diameter of the trunk 1 ft (30.5 cm) above the ground.CALL-BY-CALL. A telecommunications service that allows the twenty-four channels on a T-1.5 line to be used for any type of call (voice, fax, data, video). CANDELA OR CANDLE POWER. The unit of light intensity or brightness; abbreviated cd. One candela is the intensity of the light produced in one direction by a burning candle of standard size. CANT STRIP. An inclined, continuous strip of wood that supports the flashing on a roof. This base forms a triangle with a structural deck and a parapet wall or other vertical surface. The 45 degree slope of exposed surface of cant strip provides a gradual transition for base flashing and roofing membrane from the horizontal roof surface to the vertical wall surface. CAPACITANCE. Property by which an electrical component (a capacitor) stores and later releases electric energy; abbreviated C. CAPACITOR. (1) A device used to temporarily store electric energy in a circuit by establishing an electrostat field between two conducting media. (2) An electrical device that stores electricity for short periods of time; used in ballasts for light fixtures, in electronic equipment, and to provide increased starting torque in some motors.CAPACITOR-RUN MOTOR OR PERMANENT-CAPACITOR MOTOR. A split-phase motor that always has a capacitor and auxiliary winding in the circuit during operation. Improves overall motor power factor. CAPACITOR-STARTING/RUN MOTOR. A split-phase motor with two parallel capacitors — connected in series with the auxiliary winding. High starting torque, high power factor.CAPACITOR-START MOTOR. A split-phase motor with a capacitor connected in series with the starting winding. Each is energized only during starting. Exhibits high torque for starting under load. CAP FLASHING. See Flashing.CAPITAL. (1) Corporate assets in the form of cash; capital projects add asset value to a corporate portfolio and show up on the balance sheet. See also Operating Funds.(2) The store of produced goods that is saved, or wealth that is represented by the surplus of production above the level of consumption.CAPITAL BUDGET. Corporate funding allocated to the production of assets and capital gains that have residual value for longer than one year. Capital is usually generated from equity investment (stocks) or debt instruments, such as bonds or mortgages. Capital budgets span several years. See also Operating Budget.CAPITAL EXPENDITURE. Those costs incurred by acquiring or upgrading assets that produce revenue. Capital expenditures are expected to produce a return in the form of increased project value that appears in a corporate balance sheet. They may include tenant build-out costs, renovation costs, capital repair items, and commissions. CAPITAL GAIN. Gain resulting from the sale of investment property. CAPITALIZATION. A process through which future income streams are transformed into present value, resulting in the elimination of a consideration of economic profits. The conversion of expected future benefits into a capital sum. The discounting of future incomes to present value. CAPITALIZATION RATE (CAP RATE). An income rate that reflects an investor's analysis of risk. It is used to convert a single year's net operating income expectancy into a price or value. An investor's cap rate is also considered the desired rate of return.CAPITAL PROJECT. A project that creates residual asset value to a company. Most require the approval of top corporate management, compete with nondepartmental capital projects for funding, and often are highly visible and may be politically sensitive.CAP SHEET. A sheet of mineral-surfaced coated felt (or a coated felt without mineral surfacing) used as the top ply of built-up roofing membrane. CAPTIVE INSURER. An insurance company set up by a business whose sole or major customer is the business itself. CARCINOGEN. A cancer-causing substance. CARETAKER FUNCTION. Emphasis on facilities operations and maintenance based on standard work performance criteria or guidelines set by management. CARGO INSURANCE. Coverage for property that is in the process of being transported from one place to another. CARPAL TUNNEL SYNDROME. A cumulative trauma disorder (CTD) causing pain, numbness, and tingling in the hands due to compression of the median nerve.CARPET TILE. Carpeted flooring sold as tiles, usually 24 in. by 24 in. See also Broadloom and Modular Carpet.CARRIERS. Shelves into which telecommunications system circuit packs are installed. (Do not confuse this term with a Local Exchange Carrier or Long-Distance Carrier.) See also Resellers.CARRYOVER. The entrainment of boiler water solids in the steam system due to mechanical or chemical conditions. CARTRIDGE FUSE. A fuse that consists of a cylindrical insulated housing with a copper ferrule, or tubular section, at each end. The element inside the fuse is connected by the two ferrules. CAS. Call accounting system. A telecommunications system that maintains a database of all calls made from the system and enables users to identify abuse, bill charges back to departments or clients, and track trends for use in budget development. CASE GOODS. Independent, freestanding desks, tables, credenzas, file cabinets, and bookcases; chairs of all sorts, whether ergonomic or not. CASEMENT. A window with a sash that opens or hinges at the side, or the sash itself. CASH-ACCOUNTING METHOD. A method which measures cash flow computed by taking any cash-income received, less cash-expense paid. CASH EXPENSE. An expense for which money is paid to someone else; canceled checks and receipts are retained as evidence of the transaction. This type of expense constitutes the great majority of deductible expenses. See also Noncash Expense.CASH FLOW. Actual cash, or spendable income, that remains after expenses and debt service are subtracted from the gross income of an investment or enterprise. The flow of funds into and out of a firm or economic enterprise. CASH-ON-CASH RETURN. A ratio derived by dividing the actual income received from an enterprise by the actual cash invested in the enterprise. Also known as the equity-dividend rate. CATALOG-BASED CAFM APPLICATIONS. Furniture and equipment inventory management systems that track assets by a catalog number that encompasses several characteristics; useful for tracking multiple quantities of the same item. See also Asset-Based CAFM Applications.CATCH BASIN. A manufactured device that surrounds the fill pipe of an underground storage tank to catch overfill or spilling during filling operations. CATHODE. A metal that collects the metal ions emitted from the anode during corrosion. CATHODES. Areas along the metal surface which attract the electrons from the anode. The cathode area controls how fast the metal loss occurs at the anode. CATHODIC PROTECTION. An engineered solution for preventing corrosion of steel or other metal structures by using induced currents to counteract the natural corrosion process. CATION. A positively charged ion that is attached to the cathode in electrolysis. CATION EXCHANGE. In water softening, this is principally the exchange of calcium and magnesium ions in water for sodium ions in an insoluble ion exchange material. Ferrous iron and other metals such as manganese and aluminum are sometimes present in small quantities. These metals are also exchanged, but they may precipitate and foul the exchanger bed. CAVEAT EMPTOR. (1) Latin for "let the buyer beware!" A buyer should inspect the goods or realty before purchase, because the buyer buys "as is" and at his or her own risk. (2) A principle of law that states that a purchaser of an item is responsible for examining and judging for himself or herself the acceptability of the item (i.e., the purchaser buys at his or her own risk).CCTV. Closed circuit television. CD. An informal abbreviation for construction document. CD-ROM. Compact Disc-Read Only Memory. An electronic computer data storage device that can be used to manage large volumes of information. CEC. Canadian Electrical Code. In Canada, strict electrical codes and standards written to safeguard the health and safety of people from the hazards inherent in using electricity; published by the Canadian Standards Association (CSA), with direct references to the standards of various trade and professional groups. CEDING COMPANY. An insurance company that purchases reinsurance. CEILING CONCENTRATION. An airborne concentration of a toxic substance in the work environment that should never be exceeded; often measured in fifteen-minute intervals. CEL. See Consultants' Environmental Liability Coverage.CELL. The intersection of a column and a row on a spreadsheet or table. CELLULAR DECK. A honeycomb-like pattern of preformed sheet steel used as a form when pouring concrete floors in many commercial buildings. CENTRALIZED MANAGEMENT. Management of a business entity that is concentrated in a relatively small number of individuals as compared to the number of owners.CENTRALIZED PROCESSING. Computer systems based on a large mainframe computer to which many terminals are attached. All data processing is done at the central unit rather than at the users' terminals. CENTRALIZED STATION ENERGY MANAGEMENT CONTROL SYSTEM. An Energy Management Control System (EMCS) that uses a centralized computer to control sensors and actuators operating building equipment. CENTREX. Telephone service leased from the local phone company. The service extends the capabilities and intelligence of the phone company's central office via controller equipment located in a customer's building. CENTRIFUGAL COMPRESSOR. A compressor using a high-speed impeller or motor to compress refrigerant volume instead of using pistons. CENTRIFUGAL SWITCH. A switch mechanism, mounted on a motor shaft, that typically opens a circuit when the motor speed reaches the correct speed. CEPA. Canadian Environmental Protection Act. The Canadian regulations governing the enforcement of environmental laws at the federal level. CERAMIC TILE. A material consisting of a fired clay body with a decorative face, produced in slab form. CERCLA. Comprehensive Environmental Response Compensation and Liability Act. An act of Congress that makes the owners or operators of real property liable for the cleanup of environmental hazards, regardless of whether they were responsible for them or not. CERCLA, OR SUPERFUND. The Comprehensive Environmental Response, Compensation, and Liability Act, a federal statute that imposes liability on a wide variety of potentially responsible parties for cleaning up hazardous substances released or posing a threat of release into the environment.CERCLIS. CERCLA Information System. Maintained by EPA for reporting information collected under CERCLA. CERTIFICATE HOLDER. The party to whom the insurance certificate is sent. CERTIFICATE OF COVERAGE. The evidence of coverage given to the employee to show that he or she has group health, life, or dental insurance coverage. CERTIFICATE OF DEPOSIT. An evidence of debt issued by a bank or other financial intermediary for a fixed period of time and rate of interest. CERTIFICATE OF INSURANCE. Written verification of types, terms, and amounts of insurance carried by the named insured, which are sent to those who require proof of such coverage. See also Certificate of Coverage.CERTIFICATE OF LIMITED PARTNERSHIP. A certificate that legally creates a limited partnership when it is filed with the state in which the limited partnership is formed. CERTIFICATE OF OCCUPANCY. A certificate issued by a local government authorizing occupancy of a space that has been found to meet building code requirements and is considered safe for human occupancy.CERTIFIED EMPLOYEE BENEFITS SPECIALIST (CEBS). A designation awarded to those in the employee benefits field upon completion of ten examinations. CERTIFIED INDUSTRIAL HYGIENIST. A professional qualified by education, training, and experience to anticipate, recognize, evaluate, and develop controls for occupational health hazards; certified to practice by the American Board of Industrial Hygiene. CERTIFIED MARKETING DIRECTOR (CMD). A professional certification offered by the International Council of Shopping Centers (ICSC). CERTIFIED PROPERTY MANAGER (CPM). A professional classification within the Institute of Real Estate Management (IREM) that is common in asset management. CERTIFIED SHOPPING CENTER MANAGER (CSM). A professional certification offered by the International Council of Shopping Centers (ICSC). CFCs. Chlorofluorocarbons. Environmentally hazardous substances, now being phased out of use, found in air-conditioning and fire suppression systems. CFM (CUBIC FEET PER MINUTE). The physical volume of air moved by a fan and expressed as fan outlet conditions. CFR. Code of Federal Regulations. An annual compilation of U.S. regulations divided into titles and then into parts, subparts, and paragraphs. CHAINING LOGIC. A strict, sequentially-based mathematical logic system in which the operator is assigned prior to entering the numeric value. CHAIN OF COMMAND.The line of authority in an organization, from the most senior company officer to each employee. See also Line Authority.CHALKING. A powdery surface on a coat of paint. CHANGE IN SERVICE. A closure option for tanks being used to store products different from those originally intended. CHANGE ORDERS. Revisions to the scope of construction work, in terms of time, physical space, or funding, made after the construction contract has been initiated. CHARACTERISTIC WASTE. A solid waste that meets the criteria of ignitability, corrosivity, reactivity, or toxicity. CHARGEBACK. A cost for facilities department services, materials, or products levied on an end user of space. CHARGEBACK SYSTEM. An administrative mechanism for billing the costs of facilities operations and services to facilities customers, usually on the basis of each customer's actual costs and/or share of the total area of the corporate space inventory. CHARTERED FINANCIAL CONSULTANT (ChFC) AND CERTIFIED FINANCIAL PLANNER (CFP). Designations awarded to those in the tax planning and investment fields. CHARTERED LIFE UNDERWRITER (CLU). A designation roughly similar to the CPCU for those in the life insurance field. CHARTERED PROPERTY CASUALTY UNDERWRITER (CPCU). A designation awarded to those in the property and casualty area who have passed a series of ten examinations covering such areas as risk management, law, accounting, and insurance. CHATTELS. Any movable personal property (things).CHECK-THE-BOX REGULATIONS. Tax regulations adopted by the U.S. Treasury Department and the Internal Revenue Service that allow certain business organizations to elect whether to be treated as a corporation or as a partnership for federal income tax purposes.CHECKING OR CRAZING. A pattern of fine cracks in a paint surface caused by stress in the paint film. CHELATION THERAPY. Medical treatment in which a drug that is attracted to metals (such as lead) is infused into a patient's vein. The drug binds to the metal in the blood; both the drug and the metal are then excreted. CHEMICAL BIOCIDE. A treatment specifically designed to control microbiological organisms in a water system. CHEMICAL CORROSION INHIBITORS. Special chemicals, that inhibit corrosion by forming a protective film layer on metal surfaces or by destroying corrosive materials such as oxygen.CHEMICAL TREATMENT PROGRAM. An overall plan to control corrosion, scale, fouling, and microbiological growth. CHIPPING OR FLAKING. A condition in which paint breaks away from the surface, usually caused by lack of surface preparation. CHROMA OR INTENSITY. The brightness of a color. CHROMATICITY or COLOR TEMPERATURE. A common measurement of the color of a light source on heat; measured in degrees Kelvin (K). CHRONIC EFFECT. A response to being exposed to a hazard that may take days, months, or years to develop. CHRYSOTILE. A white, serpentine type of asbestos mineral that is the most common form used in buildings. CHURN RATE. The annual rate of reconfiguration, relocation, or other physical change in a facility expressed as a percentage of square feet (square meters) or population involved in the change. CINDER BLOCKS. Concrete masonry units used in many types of masonry construction, either loadbearing or nonloadbearing, hollow or solid. Made from an aggregate of cleaned cinders from coal-fueled power plants mixed in a portland cement paste and formed into blocks. CIRCUIT. A distinct geographic area that defines the jurisdictional boundaries of each of the thirteen United States Courts of Appeals.CIRCUIT ANALYZER. A device that plugs into standard receptacles and can function simply as a voltage tester — which indicates the available voltage only — or incorporates sophisticated circuits with digital readouts. CIRCUIT BREAKERS. Devices designed so a circuit can be opened and closed manually. A circuit will also open automatically if a predetermined amount of overcurrent flows through it, without damaging the circuit breaker when it is being used correctly within its rating.CIRCUIT PROTECTION DEVICES. Devices that detect any unsafe increase in current flow and automatically open the affected circuit. CIRCULAR MIL. The standard used for wire sizes larger than 4/0, AWG. The smallest-diameter wire in this system is 250,000 circular mils, written 250 kcmil or 250 MCM. The largest wire in this system is 2 million circular mils, written 2,000 kcmil or 2,000 MCM. CIRCULATION SPACE. The area allocated to corridors and aisles. CIVIL LAW. Body of law concerned with private rights and remedies.CIVIL PROCEDURE. The body of law that governs the practices, procedures, and methods used in civil litigation within a particular court system.CLAIMS ADJUSTER. The insurance representative who investigates and settles claims on behalf of the insurer. CLAIMS-MADE POLICY. Liability policy in which the claim must actually be made during the policy period and, perhaps, even reported to the insurance company during the policy period. CLAIMS-MADE TRIGGER. A limitation on claims to those made during the time when a policy is in effect, regardless of when the event causing the claim occurred. CLASS A FIRE. A fire involving combustible materials such as paper and trash. CLASS B FIRE. A fire involving flammable liquids or grease. CLASS C FIRE. A fire involving electrical equipment. CLASS D FIRE. A fire involving combustible metals such as magnesium or potassium.CLASS (OF BUILDINGS). The method used to determine the desirability of one building over another using age, location, and quality of improvements as determining factors. Usually defined as Class A, B, or C. CLASS RATING. A system of rating risks in a standardized manner based on general characteristics the risks have in common. CLAY SOIL. Composed of microscopically small mineral particles, flattened and fitting closely together. CLEAN AIR ACT. A law that authorizes comprehensive control strategies that regulate sources of air emissions and establish ambient air quality standards. Regulations are published by the EPA in 40 CFR 52-99. CLEANER. A worker whose duties consist only of cleaning. CLEAN POWER. Electric power that has been filtered to eliminate any electromagnetic interference, harmonic distortion, or "noise." CLEAN ROOM. The intermediate area between the outside environment and a sterile environment or between a contaminated environment and a noncontaminated environment. CLEANSER. A scouring material that cleans primarily by abrasive action.CLERICAL ACTIVITIES. Tasks such as data entry, customer service, and word processing. CLINICAL CLEANING. Removes all traces of dirt of any kind, including bacteria and viruses.CLOCK SPEED. The frequency at which a CPU processes instructions, measured in megahertz (millions of cycles per second, abbreviated as MHz).CLOSED-LOOP GEOTHERMAL HEAT PUMP. A heat pump that uses the earth as a heat source or heat sink. Heat transfer liquid remains in a sealed pipe, and is continuously circulated through the loop. CLOSED PLAN. An approach to designing workspace with a predominance of full-height walls and few or no screens, panels, or modular furniture.CLOSED RECIRCULATING SYSTEM. A water system in which the water is continuously reused. A closed recirculating system is common in chilled water loops in air conditioning systems and hot water recirculating systems. CLOSING. The settlement of the sale of real estate when the purchaser delivers the purchase price and the seller delivers the deed to the real estate.CLOSURE. Removal of an existing underground storage tank; may be temporary, permanent, or a change in service. CLOUDS ON TITLE. A cited exception on a title report that can impede the transfer of clear title of a property during buying or selling transactions; usually involves a lien or some unresolved claim. CLU. See Chartered Life Underwriter. CMS. Call management system. A telecommunications system that can assess the productivity of a telephone order or telemarketing group; it can pinpoint areas of the operation that need improvement and provide a group manager with enough information to reassign resources. COAL-TAR PITCH. A dark brown to black solid hydrocarbon mixture obtained from the residuum of the distillation of coke-oven tar, used as a waterproofing agent of dead-level or low-slope built-up roofs. Coal-tar pitch is supplied in a narrow range of softening points, from 140°F to 155°F (60°C to 68°C). Compare with Asphalt. COATED BASE SHEET OR FELT. A felt sheet previously saturated (impregnated with asphalt) and then coated with a harder, more viscous asphalt, which greatly increases its impermeability to moisture. COATING. Any material spread over the surface of an object to protect the surface from deterioration caused by the object's environment. COAXIAL CABLE. A combination of a single wire surrounded by insulation and a woven copper braid that shields against electromagnetic noise. COBRA. See Consolidated Omnibus Budget Reform Act. CODE. A set of legal requirements adopted by a governing body as the minimum standards for a material, component, or system, and intended to protect the health, safety, and welfare of the public.COEFFICIENT OF PERFORMANCE (COP). The ratio of useful heating or cooling provided by a system to the energy consumed by the system in delivering the heating or cooling; in consistent units for a specific temperature. Higher COPs indicate higher system efficiencies. COERCIVE REMEDIES. Remedies that involve orders issued by a court to do or refrain from doing something; these commands are backed by the contempt power of the court.COHESION. The ability of a new coat of paint to bond to a surface. COINSURANCE CLAUSE (PROPERTY INSURANCE). The amount of each loss that the insurance company pays according to a specific ratio between the amount of insurance carried, the amount of insurance required, and the amount of loss. COINSURANCE (HEALTH INSURANCE). The agreed-upon percentage of the bill for covered medical expenses paid by the insurance company after the deductible is paid by the insured individual. COLA. See Cost-Of-Living Adjustment. COLD-PROCESS (ROOFING). Any bituminous membrane comprising layers of coated felts bonded with a cold-applied asphalt roof cement and surfaced with cutback or emulsified asphalt roof coating. COLD SITE. A redundant Secured Compartmental Information Facility (SCIF) kept in a ready state to start operation on very short notice but not kept running concurrently with the primary site. See also Hot Site.COLLATERAL. Property pledged by a borrower to protect the interests of a lender. COLLATERAL CONTRACT. A contract that allows for the possibility that the parties entered into two contracts — a written contract and an oral contract that relates to the collateral item.COLLECTORS. A term used to identify a system designed to collect backwash water from the surface of ion exchange beds.COLLISION INSURANCE. A type of physical damage auto insurance that covers losses caused by collision or overturn of the vehicle. COLOR. The eye's perception of light reflected from a surface. COLOR-RENDERING INDEX (CRI). Describes an object's color — on a scale from 0 to 100 — when viewed in a nonincandescent light and compared to an incandescent lamp with the same color temperature in degrees Kelvin (K). COLOR-RENDERING PROPERTIES. A general expression for the appearance of surface colors when illuminated by light from a given source compared with their appearance under light from a reference source. A color-rendering index (CRI) number is assigned to a light source based on its ability to match the reference standard. COLOR RENDITION. The spectrum of frequencies of light waves emitted by an electric lamp. Determines our ability to see various colors without natural light. COLOR TEMPERATURE. The apparent color temperature of a light source, measured in degrees Kelvin (K), indicates its degree of warmth or coolness, higher numbers indicating coolness.COMBINABLE ENTITIES. A rule of common ownership which states that there must be at least 51 percent common ownership for entities to be combined for the purpose of insurance. COMBINATION. Increasing the number of units exposed to loss.COMBINED SEWER SYSTEM. A sewer system that conveys both sanitary sewage and stormwater flows. COMBINED SINGLE LIMIT OF LIABILITY (CSL). Bodily injury liability and property damage liability expressed as a single sum of coverage per occurrence, commonly used in automobile insurance. COMBUSTIBLE LIQUIDS. Liquids with flash points above 100°F (37.8°C) but below 200°F (93.3°C).COMMERCIAL BANK. A financial intermediary having the principal function of financing the production, sale, and distribution of goods and services. COMMERCIAL COMPARABILITY. In facilities management, comparing service delivery in corporate-owned space to how the same services are provided and billed in commercial-leased space. COMMERCIAL GENERAL LIABILITY POLICY (CGL). Liability coverage section with separate limits of coverage for claims alleging liability arising from an occurrence, meaning events that occur over time or gradually. COMMERCIAL LINES MANUAL. A manual that contains many rules concerning such areas as classification of risks, the proper premium exposure basis for each classification, and a detailed background summary of general procedures in rating, categorizing, and pricing risks. COMMERCIAL PAPER. An unsecured, interest-bearing or discount obligation of a large, creditworthy corporation issued for periods of 1 to 270 days. COMMITMENT FEE. A fee paid by the borrower to the lender in consideration of the lender's processing of the loan application and commitment.COMMODITY. An economic good that is useful or valuable. COMMON AREA MAINTENANCE (CAM) CHARGES. Fees charged directly to tenants by owners for upkeep of common areas. COMMON AREAS. Areas of a building usable by all occupants or visitors: lobbies and reception areas, halls and stairs, and rest rooms. COMMON CONTROL. Used to refer to a telecommunications system's CPU where the system memory and those control cards critical to the overall operation of the system are stored. COMMON LAW. Judge-made law. A body of law developed over the years by the U.S. federal and state appeals courts. (2) Body of law derived from usage, custom, and judgments and decrees of the courts and not from any written statute or regulation.COMMON STOCK. Represents fundamental ownership of the firm after all other legal claims upon the firm have been paid. COMMUNICATION. Includes oral, written, and graphic communication; presentations to all levels of management; development of standards, work practices, and procedures; and development and management of specialized and technical information in a management context. COMMUNICATION INTERACTION ZONE. The distance established between us and other people for different types of communication. COMMUNITY PROPERTY. A principle in property law holding that property obtained during a marriage is jointly owned by the marital parties. COMMUTATOR. That portion of the rotor on which the brushes from the stator ride or make electrical conduct in a DC motor. COMPARABLE SOLD PROPERTIES. Properties that are very similar to the subject property and that have sold and closed in the last 180 days. COMPARATIVE NEGLIGENCE. A principle of law that apportions negligence in an accident according to the percentage of negligence applicable to each party. COMPARISON GRID. A spreadsheet used to compare similar properties and make adjustments for differences among these properties for the purpose of estimating value. COMPARATIVE NEGLIGENCE. Legal doctrine that compares the relative fault of the plaintiff and the defendant in a negligence action and awards damages based on the defendant's percentage of fault.COMPATIBILITY. (1) Generally, the similarity of data file formats that enables a file produced by one computer system or program to be imported successfully into another computer system or program, without first having to convert the file. Refers also to operating systems and software. (2) The ability of one paint to mix with another. COMPENSATORY DAMAGES. Damages awarded to compensate a plaintiff for actual harm or loss suffered. Intended to restore the plaintiff to his or her same position prior to the injury.COMPETENCY ASSESSMENT. A process of identifying underlying characteristics that lead to successful performance among a group of employees (typically a department), within a job category, or at a given hierarchical level in an organization. COMPETITIVE MARKET ANALYSIS (CMA). See Broker's Price Opinion COMPETITIVE UPGRADE. A discount offered by a software or hardware vendor to switch from a competitor's product to theirs. COMPLAINT. The first pleading filed in a civil lawsuit.COMPLETED OPERATIONS LIABILITY. A named insured's (contractor's) liability for claims alleging loss that is caused by faulty work and that occurs after the work has been completed. COMPLETE PERFORMANCE. The fulfillment of all obligations or duties of a contract.COMPLIANCE. The act of meeting the explicit and implicit requirements of environmental health and safety laws. COMPLIANCE (MANAGERIAL) AUDITS. These audits review compliance with procedures and verify whether transactions are properly documented and on file. COMPOSITE DATA. Information from sources available to the public. This is also known as public data. COMPOST. Organic matter made from decaying remains of plants and animals. COMPOUND DOCUMENT. A document produced by using dynamic data exchange (DDE). COMPOUND INTEREST. Interest that is earned on cash assets and is immediately included in the investment principal. Compound interest is interest that is earned on itself, thereby increasing the actual interest derived. COMPOUND MOTOR. A Direct Current (DC) motor that combines the operating characteristics of series and shunt motors. COMPREHENSIVE BOILER AND MACHINERY INSURANCE. Coverage for all objects at the insured locations, rather than coverage only for certain "scheduled" objects.COMPREHENSIVE ENVIRONMENTAL RESPONSE, COMPENSATION AND LIABILITY ACT (CERCLA), ALSO KNOWN AS SUPERFUND. Legislation passed in 1980 that imposes a standard of strict, joint, and several liability on entities associated with contaminated property. The law is applied retroactively to sites already contaminated. COMPREHENSIVE INSURANCE. Another type of physical damage auto insurance to cover losses not caused by a collision or overturn of the vehicle. COMPREHENSIVE MAJOR MEDICAL PLANS. Standard comprehensive major medical plans underwritten by an insurance company or by Blue Cross and Blue Shield. These plans usually set deductibles, coinsurance, out-of-pocket maximums, and overall maximum coverage limits.COMPRESSED GASES. Contained gases with pressures greater than 40 psi. COMPRESSION FITTINGS. Couplings used with an Electrical Metal Tubing (EMT) conduit that provide a moisture seal. Their use is allowed by the National Electric Code/Canadian Electric Code (NEC/CEC) in some wet locations. COMPRESSIVE STRESS. A force tending to crush a material, such as the downward force within a brick wall caused by the weight of the upper bricks. COMPRESSOR. A primary refrigeration system component that increases the pressure and temperature of a refrigerant. COMPUTER-AIDED FACILITIES MANAGEMENT. See CAFM. COMPUTERIZED MAINTENANCE MANAGEMENT SYSTEMS (CMMS). User-friendly computer software packages used in building operation and maintenance departments to record, store, analyze, and manipulate vast quantities of data to control costs and improve productivity. COMPUTER LITERACY. Knowledge of and ease in using computer terminology, the basic design and general structure of hardware, and software programs. COMPUTER-USE ADOPTION RATES. The rates at which manual jobs are automated. CONCEALMENT. Hiding facts from the insurer.CONCENTRATION. The buildup of contaminants in boiler or tower water due to evaporation.CONCENTRATION-DILUTION CYCLE. A refrigeration cycle that transfers heat by using a lithium bromide or other type solution to alternately absorb heat at a low-temperature level and reject it at a high-temperature level. CONCENTRATOR. An absorption chiller component that separates refrigerant from a lithium bromide-refrigerant (or dilute) solution by heating the solution and vaporizing the refrigerant. CONCEPTUAL COMPETITION. A competitive process that asks each broker or agent to analyze the loss exposures, risk management, and insurance needs of a business and to then propose an appropriate plan of coverages and services. CONCRETE. An artificial stone made by binding together particles of aggregate with a paste made of cement and water. CONCRETE BLOCKS. Concrete masonry units used in many types of masonry construction, either loadbearing or nonloadbearing, hollow or solid. Made from stone or other types of aggregate in a portland cement paste. CONCRETE SEAL. A poured concrete cap usually near the surface of a monitoring well used to secure the placement of the well. [BOMI Institute source]CONCURRENT CONDITION. The occurrence of a condition precedent that obligates both parties to a bilateral contract to perform at the same time.CONCURRENT OWNERSHIP. Ownership of a particular parcel of real property by two or more persons either as joint tenants, tenants in common, or as tenants by the entirety.CONCURRENT WORK PROCESS. Multiple tasks being performed at once. See also Linear Work Process. CONDEMNATION. (1) The taking, by a governmental entity, of private property for public use through the exercise of government's right of eminent domain. Condemnation proceedings must include payment of fair compensation for the property that is converted to public use.(2) The process through which the water content of air liquifies as the air temperature drops or atmospheric pressure rises. See also Dew Point. CONDENSER. A heat exchanger in which hot, pressurized refrigerant is condensed through the transfer of heat to cooler surrounding air, water, or earth. The condenser is the heat rejection component of an air conditioning system. CONDITIONAL CONTRACT. Contract in which the insured or the insurer are required to do certain things only if and when certain conditions occur. CONDITION PRECEDENT. An act or event that must occur before one of the parties to the contract is obliged to perform.CONDITIONS. The section of an insurance policy that lays out the general ground rules of the insurance policy. It describes the rights and obligations of both the insured and the insurer. CONDITION SUBSEQUENT. The occurrence of an act or event that can relieve a contract party from an obligation to perform a promise or to compensate the other party for breach of contract.CONDOMINIUM INTEREST. One in which various owners have a fractional interest in a larger property.CONDUCTANCE. A measure of the ability of a material to allow electrons to flow. Conductance, abbreviated G, is the reciprocal of resistance. CONDUCTION. The transfer of heat through matter due to temperature differences between adjacent objects. CONDUCTIVITY. The measure of water's capacity to carry an electric current. The greater the water's mineral content, the higher its conductivity. CONDUCTOR. In electrical circuits, the wire that carries current to the appliance that uses the current. Commonly used conductors include copper and aluminum. CONDUIT. An enclosure for wire or cable whose primary purpose is to protect the wires running through it from physical damage and excessive moisture. Metal conduit may also serve as a continuous grounding connection. CONFIG.SYS. The standard name of the file containing instructions telling a computer how to configure itself to accommodate peripherals. CONFIGURATION. The process of organizing how program and data files are managed as well as telling a computer what sorts of devices it must work with and how to communicate with them. CONFINED SPACE. A workplace area — large enough and configured so that a person can bodily enter it — having limited or restricted egress, and not designed for continuous occupancy. CONFUSION. The blending, mixing, intermingling, or merging of goods so that they can no longer be distinguished.CONIFERS. See Softwood. CONNECTIVITY. Accessing and using files in homogeneous and heterogeneous environments. In building automation systems, the ability to monitor the controls of one manufacturer's system from another system. See also Interoperability. CONNECTORS. Rivets, welds, bolts, etc., used to connect lengths of the structural members used in wide-span designs. CONSENT. The voluntary agreements to an act or a proposal. Consent may be either express or implied.CONSEQUENTIAL DAMAGES. Damages that, although they are caused by the contract breach, do not result directly from the breach but rather from special circumstances.CONSIDERATION. That which is bargained for in exchange for a promise or performance.CONSOLIDATED OMNIBUS BUDGET REFORM ACT (COBRA). A federal act that makes it mandatory for employers to offer continued health benefits to employees (at the employee's expense) for up to 18 months after employment has been terminated, for up to 29 months if the employee is on Social Security disability, and for up to 36 months for dependents of those employees. CONSPIRACY. A crime that requires an agreement between two or more persons, an intent to enter into such agreement, and an intent to accomplish either some criminal or unlawful act, or a lawful act by unlawful means. CONSTANT-AIR-VOLUME (CAV) SYSTEMS. A type of air handling system that maintains comfort in buildings by providing a constant flow of air at varying temperatures. CONSTRUCTION ADMINISTRATION. General management of the construction phase of a project, including review of shop drawings, approval of progress payments and change orders, and interpretation of construction documents. CONSTRUCTION CONTRACT. The written legal agreement between a property owner and a construction contractor for provision of construction labor, services, and materials for a specific project.CONSTRUCTION CONTRACT DOCUMENTS. Five types of documents used for construction contracts: the written legal agreement for construction, construction drawings and specifications, addenda, and change orders. CONSTRUCTION DRAWINGS. A complete set of architectural drawings with keyed notes detailing the work required and types of materials to be used in constructing the improvements; synonymous with working drawings. CONSTRUCTION LOAN. A loan for the purpose of financing the construction or substantial renovation of buildings and other improvements. CONSTRUCTION LOAN AGREEMENT. A loan document that sets forth the conditions for disbursement of construction loan funds.CONSTRUCTION MANAGEMENT. Management of the construction components of a project, such as selection of materials, construction methods, and how architectural detailing is approached; does not address how an occupant's needs are identified or how a strategy is formulated to make a project support corporate business objectives. A construction manager addresses the requirements of construction, not those of the occupants or the company.CONSTRUCTION MANAGER. An individual or firm that provides construction services to an owner/landlord in an owner-representative form. See also General Contractor.CONSTRUCTION RATIO. In the U.S. General Services Administration, a numeric ratio of the cost to build special space of a given type compared to the cost of building typical office space. CONSTRUCTION STANDARD. Standards that apply to building construction but, in facilities management, most often to occupant space, such as typical interior partition assemblies and which walls will be insulated or run slab-to-slab. In commercial leasing, such standards are set during lease negotiations in the work letter. CONSTRUCTION SUPERVISOR. The day-to-day manager of the construction process who ensures that a project is built according to the drawings and specifications. CONSTRUCTIVE (OR INVOLUNTARY) BAILMENT. A bailment in which the bailee does not desire to take control over the bailed property.CONSULTANTS. Important members of a property-management team which might include: attorney, appraiser, architect, accountant, contractor, and environmental consultant. CONSULTANTS' ENVIRONMENTAL LIABILITY COVERAGE (CEL). A form that combines coverage for pollution liability and professional liability. CONSUMER PRICE INDEX (CPI). An index that attempts to statistically measure the effect of inflation on the purchasing power of a U.S. dollar. This monthly report is published by the Bureau of Labor Statistics, U.S. Department of Labor. CONSUMER PRICE INDEX. A government statistic used to measure inflation.CONTAINMENT. A method of protecting both workers and the environment by controlling exposures to the dust and debris from hazardous materials such as lead created during abatement. CONTAMINATION. The presence of hazardous substances in quantities above regulatory limits or at levels representing elevated risk to those who are exposed. CONTIGUOUS SPACE. Space that is directly adjacent to another space or spaces, or space that is directly above or below a specific space. CONTINENTAL SEATING. Auditorium seating characterized by deeper spacing between rows and fewer aisles compared with conventional seating. CONTINGENCY. An unresolved issue that determines whether a buyer will finalize an offer to purchase. CONTINGENCY FUNDS. Funds allotted to cover unexpected costs that may be incurred throughout the project. CONTINGENCY PLAN. A document that sets out an organized, planned, and coordinated course of action to follow in case an accident, fire, or explosion releases hazardous waste that could threaten human health or the environment. CONTINGENT INTEREST. An equity participation by lenders that allows lenders to participate in the cash flow of a project after specified income objectives are met. CONTINUOUS CURRENT RATING. The ampere rating at which a circuit breaker can operate continuously without exceeding its thermal limits. CONTINUOUS POWER. Electric power that ensures no interruption in service, even during a power failure. Continuity is usually provided by a an Uninterruptable Power Supply (UPS) system. CONTRACT. A promise or set of promises that the law will enforce as a duty, or for which, if broken, the law gives a remedy.CONTRACT ADMINISTRATION. In the context of the provision of Architect/Engineer (A/E) services, the administration of the construction contract, including supervision of the bidding process, site visits, inspection of the work, review of change order requests, interpretation of drawings and specs, review of shop drawing submittals, and attendance at job progress meetings. CONTRACT DOCUMENTS. The combined documents of working drawings, details, and specifications from which a project will be built. See also Working Drawings. CONTRACTING OFFICER. A person officially authorized to contractually bind a company to a contract.CONTRACT OF ADHESION. A contract offered to the insured individual or small business as a standardized document to be accepted or declined by the insured without changes or bargaining. CONTRACT OF SALE. A contract that typically specifies the purchase price and identifies the conditions that must be met in order for each party to complete the transaction.CONTRACTORS' OPERATIONS AND PROFESSIONAL SERVICES COVERAGE (COPS). A form that combines pollution liability insurance with professional liability coverage. CONTRACTORS' POLLUTION LIABILITY INSURANCE (CPL). Coverage that protects contractors from claims of third-party bodily injury and third-party property damage arising from pollution conditions caused during operations. CONTRACT RENTAL RATES. Rental rates to be paid, specified in a lease or other agreement. CONTRACTUAL LIABILITY COVERAGE. Coverage for liability assumed in a contract or agreement that is an insured contract. CONTRACT UBERRIMAE FIDAE. Agreement of utmost good faith, in which the insured is required to make known all material and pertinent facts to the insurance company. CONTRARIAN-INVESTMENT FUND. Sometimes referred to as a "vulture fund," or opportunity fund. Comes into play when property values are depressed, and investors buy up property at depreciated prices, expecting to resell at a higher rate when the economy improves. CONTRAST RATIO. A numeric ratio of the light reflectance values of two surfaces. CONTRIBUTION. A theory that looks at individual portions of the whole property and measures their relative worth. CONTRIBUTORY NEGLIGENCE. (1) The principle of law recognizing that injured persons may have contributed to their own injury; under this theory, a defendant may allege that since the defendant and plaintiff were both negligent, each is in the wrong, and neither should be able to collect from the other. (2) Negligent behavior by a plaintiff which, together with the defendant's negligence, contributes as a proximate cause to the plaintiff's injury and may bar recovery from defendant.CONTROL JOINTS. Cracks intentionally formed in concrete at designated intervals to absorb the forces of expansion and contraction in an orderly pattern. Control joints allow a certain amount of tilting and heaving to prevent high stresses from developing and possibly breaking the concrete. CONVECTION. The transfer of heat by the circulation of a liquid or gas. CONVENTIONAL MEMORY. The first 640 kilobytes of memory in a PC. See also Extended Memory and Upper Memory. CONVERGENT ORGANIZATION. A type of organization in which related development activities are consolidated and colocated, usually at corporate headquarters (e.g., R&D, design, and product engineering). See also Divergent Organization. CONVERSION. (1) Wrongfully taking the property of others into one's care, custody, and control and either disposing of it, failing to return it as agreed, refusing to return it, or breaking it while in one's possession. (2) Any intentional or unauthorized act which permanently or indefinitely deprives owner of its chattels.CONVERTIBLE DEBT. A debt instrument that can be converted into equity or stock in a project or firm. CONVERTIBLE MORTGAGE. A mortgage that enables the lender, at its option, to convert all or part of the mortgage debt into equity in the project.CONVERTIBLE SECURITY. A corporate debt instrument that is convertible into either preferred or common stock, or a preferred stock that is convertible into common stock. COOLING. The process in which heat is transferred (e.g., by evaporation) from one substance to another, cooler substance. COORDINATION OF BENEFITS. The medical insurance policy provision that is designed to ensure that individuals covered under their employer's health plan and also under their spouse's health plan cannot be reimbursed more than 100 percent of total covered charges. COORDINATION OF CONSTRUCTION DOCUMENTS. The process of cross-referencing architectural and engineering drawings and specifications for contractual integrity by avoiding dimensional conflicts between systems, inconsistencies between notes on drawings and specifications, and similar problems.COPE. Acronym for the four most important property underwriting criteria: construction, occupancy, protection, and exposure. CORE COMPETENCY OR FUNCTION. A business function directly related to the corporate mission and to sales generation. (Noncore functions include any business function not directly related to a company's core business and sales generation, including facilities management.) CORE FACTOR.The number of square feet in a multitenant building devoted to the lobby and hallways and for which each tenant is assessed a certain percentage.CORK. The light, thick, elastic outer bark of the cork oak tree, found in southern Europe, made in sheets and tiles. Cork has four surface types: (1) natural, (2) waxed, (3) resin-reinforced-waxed, and (4) vinyl. CORPORATE CHARTER. A formal document that accomplishes the incorporation of a legal entity when filed with the state of incorporation.CORPORATE MISSION. The purpose or plan of a company to produce a distinctive good or service.CORPORATE REAL ESTATE. The owned, leased, or subleased real property including land, facilities, and legal commitments (such as easements and rights-of-way) controlled by an organization in support of the organization's business mission. CORPORATE STRATEGIC PLANNING. The process of developing strategies, options, scenarios, and contingencies for pursuing corporate business objectives. See also Strategic Facilities Planning. CORPORATION. A body formed and authorized by law to act as a single person, although made up of one or more persons, and legally endowed with multiple rights and duties, including the capacity of succession. (2) A statutorily authorized entity that has a legal existence separate and apart from its owners.CORRECTED LEAD CONCENTRATION. An amount calculated by subtracting the substrate-effect lead from the apparent lead concentration. CORRECTIVE MAINTENANCE. Repair work to restore normal operation in equipment or systems that are deficient or have failed. CORROSION. The destruction of metal through electrochemical oxidation; the gradual wearing away of material, usually by chemical action. CORROSION COUPONS. Metal strips that are inserted into water to get an indication of the corrosion rates of different metals. COST. The total dollar expenditure for any improvement, for either replacement or reproduction cost. COST APPROACH. One of the three basic approaches to value computed by determining the value of vacant land, estimating construction costs, and subtracting actual depreciation. When used by appraisers it considers the cost of totally replacing or reconstructing a property, including the purchase of land where the property is located. COST-BENEFIT ANALYSIS. An analysis of the ratio of the monetary and nonmonetary benefits of an item or proposal to its monetary and nonmonetary costs. COST CENTER. A program, project, or organizational unit in which budgetary funding is used to sustain operations. COST-EFFECTIVENESS. Obtaining the best value for the money, not necessarily the lowest-cost solution. COST-OF-LIVING ADJUSTMENT (COLA). An optional provision in disability insurance policies to increase the benefits payable over time based on a cost-of-living index. COST SAVINGS/COST AVOIDANCE. In cost-benefit analysis, money saved or costs avoided, over existing spending levels, by a proposed initiative. See also Cost-Benefit Analysis. COULOMB. A quantity of electrons flowing through a conductor; (6.25 x 1018 electrons) coulombs per second equals one ampere. COUNTERCLAIM. A claim brought by a defendant against the plaintiff that will oppose or reduce the plaintiff's claims. COUNTER ELECTROMOTIVE FORCE. The Electromotive Force (emf) that opposes the flow of current. Just as the windings of a generator produce voltage, the rotor in a motor produces voltage that is counter or opposed to the supply voltage. This counter emf creates additional resistance that must be overcome by the supply voltage. COUNTERFLASHING. See Flashing. COUPON. A means by which interest payments are received by a holder of bearer securities. The coupons are physically removed from the security and presented for payment on or after a specified payment due date."COUPON CLIPPER." A term applied to an individual who, rather than working, lives on interest and dividends received from inherited wealth. COVENANTS. A promise contained in a deed or other document under which one party is bound to the other for the performance or nonperformance of a specified act or a particular set of conditions. It is also a private legal restriction on the use of land.COVENANTS OF TITLE. Legal binding warranties or promises made by the seller of real property in the deed regarding the quality of title to the real property.COVERAGE. The surface area in square feet (square meters), or squares to be continuously coated by a specific unit of roofing materials, after allowance is made for specified overlap. COVERAGE RATIO. The ratio of the annual net operating income from a property to the annual debt service on a mortgage loan on the property. Also termed the debt coverage ratio. The relationship between net operating income and required debt service payments on a loan. Sometimes termed the loan coverage ratio. CPU. Central processing unit. The basic components of a computer system located on the system board or motherboard inside the case: the silicon chip that processes instructions, ROM, RAM, the power supply, the computer's internal clock, hard disk and floppy disk drives, and its ports. CRACK. A tear or break in a membrane, produced by bending or shrinkage, often at a wrinkle. CRACKING OR SCALING. A paint defect where the surface splits or curls back, usually caused by buildup of too many coats on a surface or by paint applied too thickly.CRADLE TO GRAVE. The basic premise behind the Resource Conservation and Recovering Act (RCRA) in defining the liability associated with the management and ownership of hazardous waste. Hazardous waste must be managed properly from the time it is generated until its ultimate treatment or disposal, and beyond. CRASH. The failure or malfunction of computer hardware or software that makes programs inoperable or causes data loss. CRAWLING AND CREEPING. A paint defect that develops when paint, varnish, or enamel draws up into beads and does not wet a hard, glossy surface. CREEP. (1) Permanent elongation or shrinkage of a membrane resulting from thermal or moisture changes. (2) Permanent deformation of a structural member, such as framing or deck, resulting from plastic flow under continued stress or dimensional changes accompanying changing moisture content or temperature. CRIMINAL LAW. Laws that define which actions are prohibited or illegal and provide for the punishment of those acts.CRISIS MANAGEMENT. The practice of attempting to manage by reacting to events rather than anticipating events and planning an appropriate response. See also Reactive Maintenance. CRITERIA AIR POLLUTANTS. Substances for which a National Ambient Air Quality Standard has been established under the 1970 Clean Air Act Amendments. CRITICAL PATH CHART. A chart showing the minimum amount of time required to complete a project from beginning to end, and which tasks must be completed before subsequent ones can be started. It is based on the time required for each task, its timing relative to other tasks, and interrelationships between tasks. CRITICAL RADIANT FLUX. A measure of a carpet's resistance to bursting into flames in the presence of a heat source. CROCIDOLITE. A blue type of asbestos mineral that is the least common form found in buildings. CROSS-CLAIM. A claim brought by co-defendants or co-plaintiffs against each other. These parties are on the same side of a main litigation. CROSS TRAINING. Preparing for and participating in multiple facilities management functions as part of a job.CSHOs. Compliance safety and health officers. Personnel within the ten OSHA regions who are responsible for ensuring compliance with workplace safety and health standards. CSI. Customer Satisfaction Index. A baseline index that allows a before-and-after view and ongoing monitoring of contractor performance against an established standard. CSL. See Combined Single Limit Of Liability.CTD. Cumulative trauma disorder. An injury resulting from repetitive motions or tasks, which place stress on the body and ultimately result in injury. CUBIC FEET (METERS). The volumetric unit used for measuring ion exchange materials. Volume is measured on an in-place, backwashed, drained, and settled condition. CURB APPEAL. The appeal of a property from the exterior of the rental unit as perceived by a prospective tenant.CURE PERIOD. The time necessary for a market to gain an equilibrium in the real estate market. CURRENT-INTERRUPTING RATING. The highest current at rated voltage that a fuse or circuit breaker is intended to interrupt without damage under standard operating conditions.CURRENT LEASING REPORT. Itemizes current lease negotiations. CURRENT TRACER. A device that can be attached to any accessible point in the circuit to physically trace circuit wiring back through the building. CURTAIN WALL. An external nonloadbearing wall, which is intended to separate the exterior and interior environments and which is fixed to this external building frame. CUSTODIAL HOUSEKEEPING. Activities performed to keep a facility clean and tidy. See also Improvements and Maintenance. CUSTODIAN. A caretaker, generally in an institution, who has general building maintenance duties in addition to cleaning. CUSTOMER SERVICE AGREEMENTS. Informal minicontracts between the facilities department and its customers for facilities services. CUSTOMIZATION. The process of modifying a standard-issue software program to meet the needs of a specific user or requirement, usually by altering the source code (programming language) of the original program. See also Fine Tuning. CUTBACK. An organic, solvent-thinned, soft or fluid cold-process bituminous roof coating or flashing cement.