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Monthly Archives: September 2016

Myths About Tar Based Parking Lot Sealcoating

parking lot sealcoatingWe are often approached about whether or not coal tar based parking lot sealcoating is toxic. There have been several articles written condemning these sealants stating they are hazardous and should not be used. We are going to try to dispel these myths for you.

Parking lot sealcoating applies a protective coating that works much like paint protects wood, metal and other surfaces. The tar based parking lot sealcoating applied to the pavement surface protects the asphalt binder from degradation caused by sunlight, chemical attack and water intrusion. Seal coating provides an added benefit because it is formulated to also provide wear resistance to vehicular traffic.

We use coal tar based pavement sealers to sealcoat parking lots. These sealers are made from a selectively refined fraction of crude oil. Recent claims describing sealers as “toxic waste” have been circulating online and in the press.

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Why do some people claim parking lot sealcoating is toxic?

These sealants are under scrutiny because they contain PAHs (Polycyclic Aromatic Hydrocarbons). However, PAHs are everywhere. Sources include grilled, roasted, baked and fried foods, as well as bread, cereal, grain and certain vegetables. The USDA allows over-the-counter-sales of shampoos and ointments that contain coal tar to treat dandruff, eczema, psoriasis and dermatitis.

Neither OSHA nor the EPA classifies coal tar-based sealants as being hazardous. Independent studies have repeatedly concluded that coal-tar sealants pose little risk to health or the environment, particularly because they are INSOLUBLE in water, which means living organisms can’t easily absorb them.

There is no scientific data that these products are hazardous or carcinogenic and we are confident that our employees are not at risk during the application process.

Driveways and especially large retail parking lots are capital investments that increase the value and
functionality of a property. Proper maintenance can extend the life of asphalt surfaces by as much as 300 percent. Sealcoating is still the best way to protect Pavement and is certainly a safe way to do it.
For more information, visit the PCTC (Pavement Coating technology council) website at www.pavementcouncil.org




WCRE 2016 Celebrity Charity Hockey Game Exceeds Expectations

Former Philadelphia Flyers, business leaders help commercial real estate firm raise tens of thousands for local causes through charity hockey game

charity hockey game

Blending a pro-sports fantasy camp with a corporate gala fundraiser was a unique way to take its community commitment to the next level, but the Wolf Commercial Real Estate (WCRE) team is always comfortable in uncharted territory. Its Celebrity Charity Hockey Event was a runaway success. The game, conceived by Philadelphia Flyer legend and WCRE director of strategic relationships Brian Propp, brought several fan favorites back to the ice for a game alongside thirty area business leaders this weekend. The result was an incredible gross of $45,000 raised for a variety of local charities.
Joining Propp in the cause and on the ice were former Flyers Doug Crossman, Ray Allison, Kjell Samuelsson, Andre Faust, Ed Hospadar, and Todd Fedoruk. Recent Philadelphia Sports Hall of Fame inductee Lou Nolan, public address announcer of the Philadelphia Flyers, served as emcee.

All proceeds from the charity hockey event will be shared among the CARES Institute at Rowan University, the Jewish Federation of Southern New Jersey, the Alzheimer’s Association Delaware Valley Chapter, the American Cancer Society, YMCA of Burlington and Camden Counties, and Samaritan Healthcare and Hospice. Each of these organizations benefits from WCRE’s long-standing practice of donating a portion of its proceeds from every transaction to an area charity. Learn more about this program at https://wolfcre.com/community-commitment/.

“Since the day we opened our doors our team has kept a tight focus on improving the health, well-being, and opportunities of the people of Southern New Jersey and Philadelphia,” said Jason M. Wolf, founding principal of WCRE. “With more than sixty sponsors and hundreds of people coming to support the game, it has been thrilling to see that so many of our friends, associates, and peers share our commitment to this community.”

See a video recap of the game featuring comments from the participants, sponsors, and beneficiaries here.


About Wolf Commercial Real Estate

Wolf Commercial Real Estate (WCRE) is a full-service commercial real estate brokerage and advisory firm specializing in office, retail, medical, industrial and investment properties in Southern New Jersey and the Philadelphia region. We provide a complete range of real estate services to commercial property owners, companies, banks, commercial loan servicers, and investors seeking the highest quality of service, proven expertise, and a total commitment to client-focused relationships. Through our intensive focus on our clients’ business goals, our commitment to the community, and our highly personal approach to client service, WCRE is creating a new culture and a higher standard. We go well beyond helping with property transactions and serve as a strategic partner invested in your long term growth and success.

Learn more about WCRE online at www.wolfcre.com, on Twitter & Instagram @WCRE1, and on Facebook at Wolf Commercial Real Estate, LLC. Visit our blog pages at www.southjerseyofficespace.com, www.southjerseyindustrialspace.com, www.southjerseymedicalspace.com, www.southjerseyretailspace.com, www.phillyofficespace.com, www.phillyindustrialspace.com , www.phillymedicalspace.com and www.phillyretailspace.com.



Shutting Off Utilities During a Disaster

Shutting Off Utilities During a DisasterShutting off utilities during a disaster is important when utilities have been disrupted. There may be a need to turn off certain utilities in order to control additional damage from the disaster. This usually involves turning off one or more of the following: natural gas, water and electricity. Emergency service providers and utility employees will be overwhelmed following the disaster, so it’s important that your family and your neighbors know how and where to control the utilities. Pre-planning and fast actions can save both lives and property.

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Shutting Off Natural Gas Utilities During a Disaster

• Natural gas leaks and explosions are responsible for a significant number of fires during and after disasters. It is vital that all household members know how to shut off natural gas. Gas meters can usually be found on the side of the house.
• Because there are different gas shut-off procedures for different gas meter configurations, it is important to contact your local gas company for any guidance on preparations and response regarding gas appliances and gas service to your home.
• When you learn the proper shut-off procedure for your meter, share the information with everyone in your household. Be sure not to actually turn off the gas when practicing the proper gas shut-off procedures.
• If you smell gas or hear a blowing or hissing noise, open a window and get everyone out quickly. Turn off the gas, using the outside main valve, if you can, and call the gas company from a neighbor’s home.
• Caution: If you turn off the gas for any reason, a qualified professional must turn it back on. NEVER attempt to turn the gas back on yourself.

Shutting Off Water Utilities During a Disaster

• Water quickly becomes a precious resource in a disaster situation. It is crucial that all household members learn how to shut off the water at the main house valve.
• Before an emergency happens, locate the shut-off valve for the water line that enters your house and label this valve for easy identification. Make sure all household members know where it is located. You should also make sure the valve can be completely shut off. It may be rusted open or it may only partially close. If so, replace it.
• Cracked lines may pollute the water supply to your house. It is wise to shut off your water until you hear from authorities that it is safe for drinking.
• The water in your hot water heater and toilet tanks may drain due to gravity unless you trap it in your house by shutting off the main house valve. (This is not the street valve in the cement box at the curb; the street valve is extremely difficult to turn and requires a special tool.)

Shutting Off Electrical Utilities During a Disaster

• Electrical sparks could ignite natural gas if it is leaking, and they could also cause other flammable materials to catch fire. It is wise to teach all household members how to shut off the electricity.
• Locate your electrical circuit box. For your safety, always shut off all the individual circuits before shutting off the main circuit. If your house has fuses instead of circuit breakers, keep extra fuses on hand in case one blows during an emergency. Never replace a fuse with one of higher amperage.
• Finally, make sure your circuit breaker or fuse box is properly labeled so you know exactly what switches cut power to which areas of the house.
In addition to insuring your home, Hardenbergh Insurance Group is committed to helping you and your loved ones stay safe when disaster strikes. If you would like more information on developing a family emergency plan or building a disaster supply kit, please contact us at (856) 489-9100 or http://www.hig.net today.

Shutting Off Utilities During a DisasterBrian Blaston
Commercial Lines – Manager
Hardenbergh Insurance Group
phone: 856.489.9100 x 139
fax: 856.673.5955
email: brianb@hig.net


CRE Growth Holds Steady as Fundamentals Remain Strong

new Jason stats graphic - June 2015While key liquidity indicators in the U.S. commercial real estate market – including Philly office space, Philly retail space and Philly industrial space – remain steady, a deceleration in deal activity is likely to result in more modest price growth as the second half of 2016 draws to a close, according to the most CoStar Commercial Repeat-Sale Indices (CCRSI).

The third quarter started on a strong note, the indices showed, as a combination of healthy market fundamentals, low interest rates and steady availability of capital in the U.S. and Philadelphia commercial real estate markets continued to fuel price growth during July.

This report on national and Philadelphia commercial properties was made through Philadelphia commercial real estate broker Wolf Commercial Real Estate, a Philadelphia commercial real estate brokerage firm.

Both the CCRSI equal- and value-weighted national composite price indices advanced in July. The value-weighted U.S. Composite Index, influenced by high-value trades, increased 1.3% from the previous month and 10.1% from the prior 12-month period, propelling the U.S. and Philadelphia commercial real estate properties index 25% above its prerecession peak level.

The equal-weighted U.S. Composite Index also increased 1.3% in July, contributing to an annual gain of 7.2% for the year-prior period as investors continued to seek value in properties beyond the primary U.S. markets. The equal-weighted index among national and Philadelphia commercial real estate listings has now advanced to within 1% of its peak before the recession.

Pricing in the General Commercial segment of the equal-weighted index, influenced by transactions involving smaller, lower-end properties, increased by 1.4% in July and 7.5% for the 12 months as strong capital flows continued across the entire spectrum of property in the U.S. commercial real estate market – including Philly office space, Philly retail space and Philly industrial space. Although still up 2.8% for the 12-month period, and now within 1.1% of its prerecession peak, the Investment Grade index declined 1.4% for the month.

While transaction activity remains strong, the total composite pair volume of $68.9 billion year-to-date through July 2016 was 2.8% lower than the same period in 2015. The deceleration in trading is likely to contribute to more modest price growth for 2016 than the record pace of the last two years.

Two other CCRSI indicators signaled continued strong liquidity in the investment market encompassing U.S. and Philadelphia commercial real estate listings:

  • The average time for-sale properties spent on the market dropped sharply, declining 20% in the 12-month period ending in July.
  • Also, the ratio of sale price to asking price narrowed by 2.5 percentage points in the last 12 months to 95.3% in July, the highest reading for the ratio since August 2006.

For more information about Philly office space, Philly retail space and Philly industrial space or other Philadelphia commercial properties, please call 215-799-6900 to speak with Jason Wolf (jason.wolf@wolfcre.com) Leor Hemo (leor.hemo@wolfcre.com) or Lee Fein (lee.fein@wolfcre.com) at Wolf Commercial Real Estate, a leading Philadelphia commercial real estate broker that specializes in Philly office space, Philly retail space and Philly industrial space.

Wolf Commercial Real Estate is a Philadelphia commercial real estate brokerage firm that provides a full range of Philadelphia commercial real estate listings and services, marketing commercial offices, medical properties, industrial properties, land properties, retail buildings and other Philadelphia commercial properties for buyers, tenants, investors and sellers.

Wolf Commercial Real Estate, a Philadelphia commercial real estate broker with expertise in Philadelphia commercial real estate listings, provides unparalleled expertise in matching companies and individuals seeking new Philly office space, Philly retail space or Philly industrial space with the Philadelphia commercial properties that best meets their needs.

As experts in Philadelphia commercial real estate listings and services, the team at our Philadelphia commercial real estate brokerage firm provides ongoing detailed information about Philadelphia commercial properties to our clients and prospects to help them achieve their real estate goals.  If you are looking for Philly office space, Philly retail space or Philly industrial space for sale or lease, Wolf Commercial Real Estate is the Philadelphia commercial real estate broker you need — a strategic partner who is fully invested in your long-term growth and success.

Please visit our websites for a full listing of South Jersey and Philadelphia commercial properties for lease or sale through our Philadelphia commercial real estate brokerage firm.


Disaster Recovery Planning and Unplanned Outages

disaster recoveryHaving a disaster recovery plan is crucial to business. Unplanned outages can cause disastrous outcomes, whether related to a power outage, server crash or a natural disaster. While some businesses never recover from an outage, others survive – but with varying levels of success. Data today is the lifeblood of most businesses, and when access to it is blocked, companies want to know that they can easily recover their data – either immediately from another location or via a full restoration once the network is functional.

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Organizations always face the possibility of confronting some form of disaster or unplanned outage, so a sound Business Continuity/Disaster Recovery (BC/DR) strategy is critical. Disaster Recovery (DR) planning is the process of restoring an IT infrastructure in the quickest manner possible. It especially comes into play when Business Continuity (BC) plans — arrangements that allow a business to continue operations during a crisis — and other processes fail, or were never in place. The safeguarding of employees, as well as the protection of facilities, technology and customer data should be a top organizational priority. However, there are often issues and restraints facing an organization’s BC/DR planning, such as balancing risks and costs, limited budgets and inadequate applications, communications, data backup and redundancy.

Disaster Recovery is often taken for granted within an organization. Sometimes, the Information Technology (IT) department is given responsibility for disaster planning because it’s keenly interested in keeping IT systems up and running during and immediately following disasters. However, a survey of more than 250 IT managers revealed that just 31% agreed that their organizations were prepared to
handle outages and disasters.

Today, IT end-users and customers require constant access to their applications. The time it takes an organization to recover from a system’s downtime or data loss can cause financial peril, even leading to a company closing its doors. Recent studies have found that the average cost per hour of downtime is $163,000. When an outage occurs, businesses need a backup provider to ensure their communications systems stay up and running. Let’s explore some of the trends driving the use of BC/DR within specific sectors: healthcare, financial services and hospitality/e-commerce.

Healthcare Disaster Recovery

A robust BCP is imperative for a healthcare organization, but establishing it can be a daunting task. Requirements include keeping clinical operations open 24/7/365, providing safe and secure facilities, and ensuring compliance with Health Insurance Portability and Accountability Act (HIPAA) and Electronic Health Record (EHR) regulations through reliable, secure and redundant network routes. All of these requirements must be met at all times and, when disaster strikes, recovery of these functions is of the utmost importance.

Financial Services Disaster Recovery

In the financial industry, the security of data is paramount. Financial firms, brokers and financial services providers are constantly
working to make the most secure trades, and they must adhere to complex regulations related to security and BC/DR at all times.
Having a solid BC/DR plan in place, and ensuring redundancy and uptime with limited to zero failure is extremely important.

Hospitality Industry Disaster Recovery

Hospitality organizations and other e-commerce businesses depend on reliable and secure communications infrastructure. Hotels, restaurants and retail stores are increasingly expected to offer free Wi-Fi almost everywhere and at all times, and pertinent guest information, such as credit card numbers and billing specifics, is stored on computers. If these systems fail, a plan must be in place to ensure they are back up and running immediately.

People and technology are more interdependent than ever, and that relationship will only continue to strengthen. RCN Business offers a full suite of communications technology solutions suited for BC/DR planning, including E-Line point-to-point and E-LAN multi-point Ethernet, high-speed Internet, voice, video and network solutions. RCN Business provides tailored communications services over its wholly owned state of the art fiber-rich network. A dedicated RCN Business account representative can help identify a business’s goals and challenges and work to deliver an intelligent customized solution that meets a business’s specific needs.

Wholly Owned and Locally Managed Fiber-Rich Network: RCN maintains and operates its own resilient, fiber-rich network, offering extensive fiber density with redundancy and enhanced performance. Dedicated Internet Access: RCN Business Dedicated Internet Access (DIA) provides a dedicated, fiber-based connection between a Local Area Network and Internet. With available speeds up to 10 Gbps, RCN Business DIA is ideal for businesses requiring more bandwidth and a highly secure dedicated connection.

24/7/365 Dedicated Business Support: RCN Business’s U.S.-based Network Operations Center (NOC) proactively monitors your network, while local technical teams and a dedicated account manager are available 24/7/365 to attend to your business’s needs and handle any emergency that might occur.

Hosted Voice: Hosted Voice is a fully managed cloud-based phone system with the intuitive features a business needs to run a faster, more productive and efficient operation, and companies can use it to bolster their disaster recovery plans. In the event of a disaster, businesses must keep in touch with customers and partners. Hosted Voice makes that possible – as it sits in the cloud, allowing a business to access its functionality online and even plug its phones into a modem to create a virtual office space.

E-Line: For businesses in need of connecting two locations, E-Line service provides a secure Point-to-Point Ethernet connectivity between two user network interfaces so that they appear to share the same LAN despite the distance between them.

E-LAN: Providing multi-point connectivity, E-LAN services provide a transparent Layer 2 virtual LAN that can seamlessly connect multiple sites, such as multiple branches or satellite offices.

For more information, please visit www.rcn.com/business.

To download the RCN Business Disaster Recovery ebook, please visit http://rcn.com/business/news-and-events/free-ebook-disasterstrikes/

aaron andrews



Efficient lighting is important in your office building. The answer to your office lighting needs could be LED retrofit lighting. Ross Greenberg, president of ZLED Lighting, explains.

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Ross Greenberg, IALD, LC LEED-AP O&M, President, ZLED Lighting September 2, 2016

The LED retrofit business is growing. It’s easy to understand why, commercial buildings represent over 80 billion square feet of space and consume 36% of all electricity in the united states. Studies done by US Energy Information Administration indicate that more than 36% of that energy is being wasted by inefficient lighting and HVAC systems. Because lighting represents up to 30% of a commercial facilities energy usage, an energy efficient lighting retrofit can represent one of the best ways to reduce costs and the facilities environmental impact. Property managers are looking for faster, newer, smarter ways to complete lighting retrofits and the marketplace is quickly responding. What began with simple LED tubes is now a booming industry, with new and exciting products being introduced constantly.

Due to product changes and new technologies, customers can often feel overwhelmed or willing to just retrofit with any product they find on the distributors shelves. Suppliers, electricians and property managers can give their clients a unique benefit by being fully versed in current retrofit trends. This is where a knowledgeable manufacturer can corner off large parts of the market, training the people who talk to the end user, helping them suggest new products that fit the consumers’ needs.

We had the opportunity recently to supply the Comcast Center in Philadelphia with LED retrofit products. The building is the tallest in the Philadelphia skyline, 54 floors with many retrofit opportunities. For large buildings such as this, executives quickly recognize the benefit of LED retrofits. In Comcast’s case, they reached out to Hatzel and Buhler, a large electrical contracting firm. Hatzel and Buhler had experience with retrofit products but since there are new innovations every day they reached out to several manufacturers. We showed them our magnetically backed LED retrofit and a CFL replacement lamp. These types of products install very quickly with minimal tools and have high efficiency ratings. The magnetic retrofit product installs in less than ten minutes, simply falling into place, turning the entire body of the metal fixture into a heat sink.

An occupied building appreciates a product that installs quickly and easily. For Comcast, installing new lamps, on 54 floors, at night, they required a unique product like our Magnetic Retrofit Kit. The employees benefit because their workday isn’t interrupted and properly controlled lighting increases productivity and overall mood in their workspaces. When facilities managers are planning large scale LED upgrades they need to keep in mind the effect that it will have short term on the business. When we helped a surgical center with an LED retrofit, it was a similar story. They could only do the work on a single night, since the center could not close operations, scheduled months in advance, for such a project. A knowledgeable contractor, working with a good manufacturer can solve these problems by making the right choice in retrofit products.

Short term, companies care about the installation, long term they care about the return and cost savings. The magnetic retrofit kits tout an impressive energy savings, up to 61% off the energy consumption of the 5 foot T8’s on every floor. In total, Comcast is estimated to see a reduction of almost 1,600,000 kWh annually with a 19 month return on investment. That’s not including the maintenance savings from not having to perform relamping periodically as the bulbs and ballasts fail, as all fluorescents do. Partner those factors, with reduced heat output and HVAC savings and Comcast is primed to save a large amount of money in the next year.

When manufacturers become educators in the LED retrofit business everyone benefits. We often tell our customers that fixtures are just metal boxes, they last, and replacing the technology inside them is cheaper, easier and more environmentally responsible. It is all possible while maintaining all the benefits of upgraded lighting. Helping customers choose the right product for their application can make a huge impact in their overall satisfaction and that’s what has helped make LED retrofits the successful industry it is.

ZLEDLighting is a manufacturer of innovative and energy efficient LED lighting fixtures and retrofit products. Since 2009, ZLEDLighting has been developing creative lighting solutions to solve clients lighting challenges and we are located right in Cherry Hill NJ. We can be reached at 800-679-9243 or by visiting www.ZLED-Lighting.com. A ZLEDLighting salesperson will be happy to come out to your facility and help you and your staff with any retrofit questions you may have.

For more information, contact:
LED RetrofitRoss Greenberg, IALD, LC LEED-AP O&M,
President, ZLED Lighting
1536 N. Kings Highway
Cherry Hill, NJ 08034
P 800.679.9243