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  Service and Product Provider
           Success Story
Service & Product Provider Partner

ABM Industries
5300 S. Eastern Ave, Los Angeles, California 90040
Business: Facility and Engineering Service
John H. Harvey, Regional Manager
Phone:714-292-5224
Email: iohn.harvey@abm.com
    Customer

    USAA Real Estate Company
    2201 Dupont Drive, Suite 360, Irvine, California 92612
    Business: Commercial Real Estate
    Brenna Walraven, Managing Dir. Natl. Prop. Mgmt.
    Phone: 949-442-7700/Fax: 949-261-0926
    Email: brenna.walraven@usrealco.com
ABM Engineering implements energy management performance metrics to improve USAA
Real Estate Company's overall Energy Performance Rating.

Project Scope
ABM Engineering partnered with USAA Real Estate Company to improve USAA's operational practices
throughout their commercial portfolio, including its FBI Chicago office building.  Performance metrics and goals
were developed and implemented to promote continuous improvement in operating efficiency, resulting in
significant energy and financial savings.

Project Summary
The performance metrics implemented across the USAA commercial portfolio include the measurement and
tracking of electricity, gas, and water data, through the use of the ENERGY STAR Portfolio Manager tool.  Goals
included completion rates for critical and non-critical preventative maintenance tasks and service requests.
Success metrics from the FBI Chicago office building include the following:

•  Energy Savings
   The FBI took occupancy in 2006, and within the first year ABM was able to achieve a baseline ENERGY
   STAR energy performance rating of 78, enough for the building to earn the ENERGY STAR. By the end of
   2007 the rating was improved to 87.  This was accomplished by the entire building management staff
   working as a team in locating areas for potential energy savings. In 2008 the building's ENERGY STAR
   rating improved to a 95 - representing a 20% improvement in efficiency since the beginning of 2007.

•  Investment
   The investment cost in 2008 totaled approximately $328,000 in energy efficiency retrofits.

•  Financial  Return
   The FBI Chicago office building is saving $90,000 annually in energy costs. Programs established to
   shutdown the boiler system and adjust the air handling units and relief fans after hours when outside air is
   above 50 degrees results in an estimated savings of $44,640 annually alone. Additional energy-saving
   measures  implemented include updating the fluorescent lighting, the installation of a sub metering pilot
   program, and the procurement of gas from an independent source versus a local utility.

•  Other Benefits
   Other environmental  improvements at the FBI building include water conservation measures and expansion
   of the recycling program to include construction materials. These programs are reducing annual water use
   by over 3 million gallons and have diverted 150,000 pounds of material that would otherwise go into landfills.

Monitoring &  Verifying Energy Savings
ABM's use of the ENERGY STAR Portfolio Manager tool to measure and track performance metrics has
allowed USAA Real Estate Company to engage in a process of continuous improvement in terms of tenant and
employee comfort,  energy efficiency, asset value, and positive impacts to the environment.

Distinguishing Value
USAA Real Estate Company's average ENERGY STAR rating was 82 in 2008, up from 48 in 2000. USAA's
commercial portfolio has saved more than $12 million dollars as it works toward the goal of reducing total
energy consumption 25%.
Engineering
Services
ISO 900X1 Cortilita
   United States
   Environmental Protection
   Agency
                                                                                   USAA
                                USAA Real Estate Company
                                 Investor Developer • Manager

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