VORNADO REALTY TRUST

Client Challenge

The 2004 Republican National Convention in New York City raised critical security concerns for the owners and tenants of the 1.1 million square foot 11 Penn Plaza building. Before the convention convened, owner and manager Vornado Realty Trust was committed to meeting the higher security standards suggested for buildings located in the 10-block quadrant surrounding Madison Square Garden. Vornado also wanted to address the concerns expressed by the employees of large tenants regarding their personal safety.

Vornado, known for its diverse and extraordinary operations, was not satisfied with the legacy system in place and needed to make a change. The security system audit uncovered several problems with the existing access control system. The card reader for tenant admission was not a proper deterrent to unauthorized users. Access card activation and administration for tenant employees lagged employee rosters. Activity reports were difficult to generate. Technical support for tenants was slow. Tenants, building employees and security guards were frustrated by the inefficiencies of the system and were abandoning the existing access control system all together.

The underlying problem was one that many building owners and managers experience: the existing system, while only several years old, was inflexible to upgrades and caused even the most basic elements of the system to perform poorly.

As one of the largest REITs in the U.S., Vornado owns and/or manages approximately 87 million square feet of real estate and is no stranger to the need for reliable, functional and cost-effective security systems. But never before had Vornado been under such considerable time constraints -- to design and install an access control and security system for one of their largest buildings, and have it operational in less than three weeks.

Problem Solved by Kastle

Vornado management realized that coordinating and managing the diverse elements of the security solution under the existing time constraints would require extraordinary effort and could also yield uncertain and undesirable results. Vornado elected to outsource the running of its security system to a company whose core business is designing, installing, maintaining and performing all the requisite functions of ongoing systems management. With the expertise and infrastructure to handle each aspect of a building's access control and security systems requirements, Kastle Systems provided a comprehensive and seamless solution.

A thorough threat analysis of the building was performed to determine optimal security system design for 11 Penn Plaza. With input from Vornado's management, employees and tenants, a comprehensive security solution that incorporated components of the original existing system was installed and operational in just three weeks.

Kastle upgraded the building's existing access control by adding prop points to monitor doors to the freight loading dock and installing an audible panel. The panel monitors tenant admission by reading cards instantly and emitting a signal to alert guards when it detects an invalid card. To ensure access cards can be activated/deactivated in real time, Kastle enabled card administration and reporting through the Internet, from any location. All building information is contained in a database that is backed up in multiple locations and controlled by Kastle.

Kastle's customer service team introduced Vornado's security personnel to the new system and trained them to interface with it properly. Tenant confidence was instilled through proper education of how to use the system to ensure optimal security.

A Continuing Relationship

Kastle's work has just begun, as the process of securing a building is ongoing. Kastle's trained staff of professionals is now responsible for monitoring all building alarm points, the status of interior and perimeter building doors, as well as conditions such as temperature, flood, smoke and equipment failure 24/7. Kastle is also responsible for running the system to ensure performance; managing and operating redundant telephones and computers, software and manpower; plus backing-up the system. Its programming responsibilities involve implementing all changes to the operating system - for example, incorporating tailored response procedures, exception events and out-of-the-ordinary protocols - and updating hardware and software.

Benefits Realized

The most important benefits are just beginning to be realized. The building's operating costs continue to decrease as building staff is used more efficiently and Kastle handles the tenants' security needs. Not only was the stringent time constraint met, but also by outsourcing ongoing systems operation for 11 Penn, Vornado management gained the benefits of Kastle's expertise and infrastructure, ensuring the long-term functionality and viability of the building's security system. By enlisting Kastle, Vornado benefits from greater security at a lower cost.