CARRAMERICA

About CarrAmerica

CarrAmerica, a real estate investment trust traded on the New York Stock Exchange, owns, develops, and operates office properties. From its inception in Washington, D.C., CarrAmerica has grown into 12 major U.S. markets in Austin, Chicago, Dallas, Denver, Los Angeles, Orange County, Portland, Salt Lake City, San Diego, San Francisco Bay Area, and Seattle.

Currently, CarrAmerica and its affiliates own, directly or through joint ventures, a portfolio of 290 office properties, totaling nearly 27 million square feet. Its portfolio in Washington, D.C. contains 60 buildings equaling 11 million square feet of office space.

Client Challenge

Prior to September 11, 2001, each of CarrAmerica’s buildings made independent security system decisions. Following the terrorist attacks, though, the company realized the need to implement consistent standards in all of its properties’ security systems. Of primary concern was the potential vulnerability of its buildings located near the White House and other Washington, D.C. landmarks.

CarrAmerica understood that its core business involved buying and managing properties, not running security systems. Accordingly, the company enlisted Kastle to design and deploy a standard security platform in its Washington, D.C. buildings. According to Harold Nelson, Vice President – Director of Operations, “We turned to Kastle because it is the definitive authority in security systems. Based on our longstanding relationship and Kastle’s expertise, we knew that Kastle would listen to our concerns, then recommend solutions that would not only meet our requirements, but also address issues to ensure the long-term viability of our systems.”

Kastle’s first step involved performing an audit of existing equipment and security operations in each building, which enabled management to identify patterns and trends, as well as define platform requirements that could be used as a centralized management and knowledge-sharing tool. Using these results, Kastle designed a unified security system, which was then installed in more than 40 of CarrAmerica’s properties.

Problem Solved by Kastle

The key to system effectiveness. The various functions of ongoing system management, which include programming and operating the systems, initiating the appropriate response to alarms, and upgrading equipment and software, must be performed on a 24/7 basis in order for the systems to operate properly. Kastle ensures that these functions are performed continuously and correctly on behalf of CarrAmerica.

 Greater control, lower cost through outsourcing. To run their security systems, CarrAmerica would have to create in-house departments for each of its independent buildings. Outsourcing to Kastle is a better choice, as it provides CarrAmerica with greater control, better security, and lower costs.

 Emergency lock-down options. In the event of an emergency or heightened security alert, authorized CarrAmerica employees have the ability to “lock down” their buildings through Kastle’s Emergency Link. This can be done on the premises or remotely by Kastle. Tenants are notified of the building’s status via email and may check for updates on the emergency section of Kastle’s website.

 Streamlined visitor processing. CarrAmerica expedites visitor registration, verification, and admittance by using Kastle’s Visitor Link. Tenants or building managers authorize visitors over the Internet, which Kastle maintains in a secure central database. When the visitor arrives, he or she must provide identification, which is scanned by a reader and verifies whether or not he or she has been authorized.

 Web-based database management and card administration. CarrAmerica personnel have an internet-based, Kastle-run database management system that facilitates the real-time administration of access cards to reflect additions, terminations, or supplementary privileges. Activity reports for employees and visitors are also available in real time.

 One-card access for multiple buildings. With a unified Kastle system, CarrAmerica cardholders have the ability to use the same access card to enter the company’s other buildings. This feature is particularly appealing not only to tenants with multiple offices, but also to CarrAmerica employees whose responsibilities span several buildings.

 Photo identification. When a person enters a CarrAmerica building, he or she must apply their photo identification access card to an entry reader. The cardholder’s image then appears on the computer screen at the guard station, which verifies whether the badge holder is the legitimate owner.

Strong Relationship

CarrAmerica enlisted Kastle with the objective of protecting and enhancing its portfolio of buildings. In addition, the company sought to provide the highest quality of building amenities and services to attract and retain tenants. To ensure the building security systems continue to meet building and tenant needs, the CarrAmerica and Kastle teams meet quarterly.

Per Harold Nelson, Vice President – Director of Operations, “By proactively anticipating our evolving needs, Kastle ensures our buildings’ security continues to meet our high standards. The experts at Kastle handle the countless details of managing our systems on a 24/7 basis. For more than twenty years, CarrAmerica has trusted Kastle to run our building security systems.”