The overall building is considered to be in good condition and has been the recipient of a sufficient level of preventative maintenance over recent years considering the age of the building. With the exception of some isolated deficiencies, there was no major structural or mechanical distress that was noted to be prevalent throughout. Although the building is 31 years old, renovation, upgrades, and a pro-active level of maintenance have extended the expected use of life ("EUL") of some systems, but have not forestalled functional obsolescence. Many of the building's systems and components have and will realize their EUL within 2009 and budgeting for replacement, overhaul or modernization is recommended during the short and long term periods.

The mechanical HVAC (heating, ventilating, and cooling) system is comprised of a central chilled water plant with four built-up custom variable volume air handling units located on the 21st floor. These systems serve the entire building (two units for the lower tower and two units for the upper tower) except for the lobby level and lower level. A separate system is located at the lower level which serves the lower level and lobby level. The air handling units supply nominal 55 degrees Fahrenheit air to variable terminal boxes located throughout the building. At the perimeter exterior wall electrical baseboard heaters are utilized to offset the building's heat loss.

The purpose of this project review is for JEK Architects + Engineers, Inc. and their consultant to provide an overview for GLL Real Estate Partners Inc. and it is in no way inferred that every aspect of the project has been reviewed. The sole purpose of this report is to observe the major aspects of the property and evaluate their condition. Construction drawings were provided and were used as reference material and as a basis for take-offs. It is not the intent of this office to assume any part of the design responsibility, but rather to report our findings to the Client.

Opinions of probable cost are based upon quantity take-offs and a unit pricing method to arrive at line item totals. Unit prices are based upon historical data complied by this office and in no way imply that bids were received from the subcontractors. No bid documents or corrective drawings were prepared.

JEK Architects + Engineers, Inc. consists of a group of engineers, architects and construction consultants providing construction-related consulting services to institutional clients, both nationally and internationally. The main office of JEK Architects + Engineers, Inc. is located in Rolling Meadows, Illinois.

The firm consists of approximately 20 professionals with various architectural and engineering backgrounds and extensive construction experience. Our firm is also involved in construction workout projects and owner representation in the development process, as well as in wide variety of concerns having to do with the construction process.

Dual 12" combined water services enter the building in the lower level pump room. These mains were installed in 1990-1991 when the system was upgraded from a standpipe system to a combined standpipe and wet sprinkler system throughout the building except for electrical equipment rooms or areas. This was a standard practice to excluded electrical areas although it is common practice at this time to provide sprinklers in these areas. The original standpipe system is routed through a 125 HP for the upper tower and 60HP for the lower tower. Hose cabinets and racks are provided near each egress stairwell. The hoses have been recently replaced although the hoses are not required under the present code. The wet sprinkler is a 100HP fire pump for the upper tower and a 50 HP for the lower tower. The fire protection systems are routinely tested yearly under the supervision of the City of Chicago.

As part of our services, JEK Architects + Engineers, Inc. has performed an analysis of the major building components, which may require replacement or major maintenance/repairs to keep or maintain the facility in fully satisfactory operating condition. The analysis is based upon our physical observation during our site visit, review of available maintenance logs or historical capital expenditures, as well as scheduled or in-progress capital improvement programs when this information has been provided to us. It should be noted that items considered routine maintenance have been indicated as maintenance, as in-house staff typically addressed these items. Items costing less than $1,000.00 is value are not included or have also been identified as maintenance with the exception of life and safety and ADA cost.

According to information provided by the property management company of Prentiss Properties, the total building square footage is 380,360 including their present office of the building and a building conference room, which can be rented by any office tenant. Refer the exhibit C. attached for a list of all present tenants and a comparison of the listed rentable and usable square footage. This exhibit also indicates the current loss factor associated with the tenant's leasable square footage. A subsequent building total rentable square footage memo submitted October 14, 2005, indicated a lesser rentable square footage of approximately 320,000 square feet exists. The buildings 12 floors are 98% leased. The average floor plate sizes range from a low of 25,470 RSF to 35,800 RSF.

The survey focuses on items we have found to be problematic in other buildings of similar type, construction and location. General tasks performed were from visual examination of readily accessible areas, including the immediate site and building exterior, roof and interior spaces. Photos of items were taken. Existing drawings were reviewed for a brief familiarity with components and details not readily seen. A verbal interview was conducted with the current Facility Manager. Some items specifically not included in the survey are identification of lead and asbestos materials, the condition of interior finishes, elevators, landscaping and parking lots, and items pertaining to a leased tenant responsibility.

Accompanying each repair / remediation item is a probable associated cost, estimated for a "typical" repair of that particular item. These are approximate and should not be used to establish firm capital expenditures. A level of priority has also been designated as follows:

None = Item listed for information only
Urgent = Immediate action is necessary
Moderate = Action is required within one year, or before change of seasonal weather
1to2 = Action is required from one to two years
2to5 = Action is for life-cycle of property, required within five years

Three (3) parallel-redundant, Emerson 562.5/450KW UPS modules currently supply conditioned power and battery backup capabilities to the building data center. Presently, there is an installation being performed for a 500KVA system which will be tied to the end of the dual-ended switchgear that has no data center load at this time. The intent is to develop a dual power arrangement for the data center.

One (1) Emerson 37.5/34KW UPS module is servicing the special system including telecommunications. There is no redundancy for this system.

There are four (4) battery systems consisting of three (3) power safe DDM85-33 (for 2-450KW UPS modules and 1- for the 34KW UPS module) and one (1) wet cell battery system (for 1-450KW UPS module). The wet cell battery system is scheduled to be replaced with a sealed battery system in the near future. The data center UPS system includes an external maintenance bypass panel to provide uninterrupted power to the critical loads should the UPS system require maintenance or repair. Two (2) UPS modules are 20 years old and one (1) module is 10 years old, all are in good condition. The sealed battery system is 1 ½ years old and the wet cell system is 20 years old. The sealed battery systems are in good condition. The UPS system load status at the time of the site survey was approximately 15% (250KVA) of the total redundant rated capacity.

Halon has been banned in all of Europe and Canada. It can still be legally used in the United States, but production of Halon 1301 gas has ceased since 2002. The current legislative initiatives call for its total ban by no later than 2013. In the meantime, existing gas is being harvested and reutilized from data center sites that are being de-commissioned. This gas is then being reused for data centers that may have had a Halon discharge. The cost per pound of Halon gas is ever increasing and its scarcity will also increase in time. Its continued use is a source of controversy, since it is a chloro-fluorocarbon that negatively affects the ozone layer in the upper atmosphere. Therefore, legislation could potentially be passed that completely eliminates its use before 2013.

The existing Halon and preaction systems are activated via cross-zoned smoke and heat detectors installed at ceiling level and below the raised floor. The detection unit coverage per sq. ft. is adequate above and at the based on the quantity of air movement provided below the raised floor, the below floor detection system may require enhancement.

The data center process cooling system installed in the data center raised floor space consists of three (3) 13-Ton and three (3) 5-ton, Dx air-cooled type, computer room air conditioning (CRAC) units. The larger units are equipped with reheat and humidification functions, but the smaller ones do not have that capability. Heat rejection is performed via refrigerant piping between each CRAC unit and its' dedicated condenser unit located on grade outside the data center.

The large CRAC units are down-flow type and distribute cooled, filtered air via the raised floor plenum to the data center IT equipment via perforated panels installed in the raised floor system. The smaller CRAC units have direct discharge out of the units, providing a means of cooling the ambient air, but not directing it to any specific location within the room.
This system is designed to provide nominal 41 tons of total cooling capacity with full unit redundancy. The CRAC units and associated condensers are mostly 6-7 years old and are in very good operating condition.

Fresh makeup air is not apparent in the data center.

Emergency power for the building is provided by a Diesel generator. The generator is manufactured by "Onan" and the voltage output is 277/480V, 3 phase, 4 wire, but the size is undetermined at this time as there is no available documentation and all nameplates have been removed from the equipment. It is estimated that the generator is sized at approximately 275kW. Normal emergency power is derived from the main switchboard side "A" and routed through a 200amp automatic transfer switch. Power is then distributed through a step down transformer to a 100amp, 208Y/120V plug fuse panelboard. There exists a second 200amp automatic transfer switch that provides power to a 112.5kVA transformer. From this transformer power is routed through a manual transfer switch and to a 400amp, 208Y/120V, 3 phase, 4 wire UPS power panel. The UPS power panel provides power to two panelboards located in the first floor, northwest electrical closet, and a circuit breaker is provided for a UPS system since removed from the building.

The electrical system has a great benefit in that the primary power source for the data center emanates from the Mills on site electrical power plant. It has been relayed that the power generated from the on site plant is highly reliable. A second incoming power source is provided by the local utility company. Downstream of the two utility sources are multiple, possible single points of failure. There is only one UPS system for the data center. The data equipment is dual corded and fed from separate panelboards but the secondary panelboard is not backed up by a UPS. It is recommended that a second UPS system and associated panelboards be installed for redundancy.