As developers, owners and managers of real estate, Cross & Company understands what it takes to create, improve and maintain the short and long-term value of an asset. We understand that superior real estate management is essential to the realization of maximum return on investment, so we ensure that each property is managed, operated, maintained and serviced with the utmost care and professionalism.

Cross & Company provides specific management services that include the following:

Repairs & Maintenance
Cross & Company coordinates all repairs and maintenance on the building, grounds and other improvements to provide cost-effective operation of the property to meet the needs and standards desired by the owners. It is our experience that scheduled and preventative maintenance provides cost savings in daily operation and reduced repairs, decreases the owner's liability risk and enhances the asset appreciation.

Service Contracts
Cross & Company negotiates the terms and specification for all service agreements for building utilities, maintenance and for the acquisition of such equipment and supplies as may be necessary for the management, operation, maintenance and servicing of the property.

Personnel
Cross & Company employs on-site management and maintenance personnel as may be necessary to perform its management obligations. Continuing education is encouraged at all levels so that employees keep in tune with the ever changing city, state and federal codes, regulations and requirements which directly impact the property.

Tenant Relations
Cross & Company maintains familiarity with the terms and provisions of all leases at the property and performs the duties of the owner, so that the lease remains in full force and effect. Cross & Company maintains contact with tenants, receives requests and complaints and acts upon them in an efficient manner. In addition, we attribute much of our success in maintaining and improving our portfolio occupancy levels to an ongoing, vigorous and prepared tenant retention program, developed and tailored for each specific property.

Record Keeping
Cross & Company maintains a comprehensive system of office records, books and accounts. The property's records are maintained either at the property, Cross & Company's principal place of business, or at the applicable Property Manager's site office.

Monthly Reporting
Cross & Company provides a monthly financial package customized for the specific reporting requirement of the owner. This report is prepared on a cash or accrual basis and provides for a profit and loss statement showing the results of operations of the property, with comparisons (for the month and year-to-date) to the approved budget.

Other reports include:

• A Monthly Summary of activity at the property
• A Variance Report providing details and discussing any positive or negative variances in excess of 5% from the annual budget in any revenue or expense line items or capital expenditure items
• A Rent Roll including the name of each tenant, location, size of premises, rent payable, escalation bases, term, lease options and other requested items
• A receivable Aging Report listing all delinquent rents as of the end of the preceding month, specifying the amount due, the nature of the receivable, the person or entity from whom the receivable is due and a summary of collection efforts to date.

Annual Reporting
Based on the owner's goals and objectives, Cross & Company prepares for the owner an Annual Budget for the property estimating receipts and expenses for each month of the next calendar year, including the estimated amount of real estate taxes, assessments, insurance premiums, maintenance and other operation expenses and any proposed capital improvements. These expenses are then compared to previous year's operating records to analyze performance. The Annual Budget also includes an updated Market Assessment. This inclusive package then provides information in detail and summary formats to allow the owner a complete picture of the property's performance past and future.

Compliance with Laws & Insurance Requirements
Through affiliation with local and national organizations, Cross & Company keeps informed on any changes or pending legislation impacting property owners. Cross & Company operates each property to comply with all laws, rules and regulations and any and all order or requirements of any governmental authority having jurisdiction affecting the property.

Taxes
Cross & Company can provide coordination of property tax valuation appeals and tax litigation, conducted in-house or through the engagement of third-party tax consultants, to ensure that the property is carried with the taxing authorities at or below market values.

Collection & Handling of Funds
Cross & Company handles all procedures for the collection of rent and other payments due from tenants or others to the owner with respect to the property.

Construction Management
Cross & Company will work with the leasing agent, interior architect and engineers required to produce specification to obtain multiple bids from qualified contractors to construct and tenant lease space, common area renovations or capital improvement. Cross & Company awards the construction contract to the lowest bidder and supervises the construction, reviews and approves invoices or draws, inspects progress, prepares "punch" lists and obtains final lien waivers. This service ensures the quality and integrity of the property structure. It also allows a continuity of building finish standards throughout the property and reduces repair time and maintenance costs.