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To: Claude Cormier who wrote (1307)7/16/1998 11:53:00 PM
From: Essam Hamza  Respond to of 2534
 
[www.bellsouth.net] [South Florida Business Journal] [Apple Computer]
[Image]

July 13, 1998

Stop Y2K bug before it gets into your building

-------------------------------------------------------

Bruce Christman

The Year 2000 -- or Y2K -- millennium bug can be a
significant pest for those who own, lease, manage, rent
or finance real estate.

Many computer programs and embedded computer chips
recognize only two digits when interpreting the year
and may well assume that Jan. 1, 2000, is Jan. 1, 1900.
As a result, computers may make incorrect computations
about any time-sensitive programming, such as the day
of the week, date, month, time of day or year.

Some of the systems in a typical building that may be
affected by computer chips or software that failed
recognize the year 2000:

* Telephone systems and switches.

* Lighting.

* Sprinkler and other fire safety systems.

* Security systems -- badge readers, key systems,
surveillance cameras, alarm systems.

* Power utilities.

* Underground storage tank monitors.

* Generators.

* Parking access systems.

* Utility metering.

* Elevators.

These systems may not work at all, or they may
malfunction in unexpected ways.

Access may be denied to some but be permitted to
others.

Sprinkler systems may go off.

When the three elevators -- which were thought to be
identical -- in one building were tested for their
reaction to the year 2000, one went to the roof, one
went to the basement and indicated it had not received
maintenance in a long time, and the third went to the
first floor and opened its doors to accept
firefighters.

Identifying problems

Building owners should be prepared to face several
legal issues. Tenants may claim they have not been
provided quiet enjoyment of their leased premises,
which could result in lawsuits for damages or lease
terminations.

Warranty claims and issues related to who is
responsible for maintaining certain equipment in proper
working order may arise when systems malfunction and
you are presented with substantial bills to fix the
problem.

Disputes over whether you are able to pass on the costs
associated with fixing the problem to your tenants
could surface. This is a good time to review leases to
determine if existing insurance policies afford you
coverage.

First, become aware of the extent of your Y2K problem.

Conduct an audit to determine that systems might be
affected, and who is responsible for the systems.

If there are elevators in your building, is there a
contract with a company for elevator maintenance? Does
your contract cover this type of system? Are there
warranties in place that would cover the cost of the
fix, or will you be required to pay for the solution?

If you are a tenant, contact your landlord to find out
if your landlord is doing anything to correct the
problem. Second, begin to work on solutions to the
problem. The system that needs to be corrected and the
type of problem will determine the solution. Some are
more expensive, some may only postpone the problem, and
some are relatively simple.

Testing solutions

Third, once the solutions are in place, test the
systems to determine if in fact they are year 2000
compliant.

Obtain certifications that the systems are compliant.
Also, you should be aware that there are several
definitions of compliance. Make sure that the
definition of compliance suits your requirements.

Fourth, do some contingency planning. Plan what you
will do if you overlooked a system that should have
been fixed or if a system that you thought was fixed
was not.

Finally, if you are a building owner, communicate with
your tenants about the status of your year 2000
situation. The more you communicate and let them know
you are working on the problem, the less likely you are
to become involved in disputes.

Be prepared to face the expense of fixing the problem
and legal issues that may result from tenant and
warranty claims.

Of course, if you are a tenant, initiate and continue
the dialogue with your landlord so that you will be
better prepared to know what to expect.

The millennium bug has already begun to have an impact
on systems. The financial and legal repercussions could
be significant. Begin now to prepare your building for
the year 2000 by obtaining a thorough checklist of the
systems in your building that may be affected. This is
one deadline that will not be extended. Proper planning
could prevent headaches and possibly significant
expense for owners, managers, lenders and occupants
alike.

c 1998, South Florida Business Journal
amcity.com



To: Claude Cormier who wrote (1307)7/17/1998 12:11:00 AM
From: Essam Hamza  Respond to of 2534
 
June 8, 1998

Building bug demands attention

By MARK HUCKE

There's another millennium time bomb and it threatens to knock out
building electronics, as early as September next year. MARK HUCKE
reports.

--------------------

EXPERTS are warning that a millennium bug time bomb, which threatens
to knock out building electronics as early as September next year, is
hard to fix and hasn't received the attention it demands.

The programming fault is identical to the Year-2000 bug on computers,
affecting electronic security, emergency power, air-conditioning and
access systems found in commercial and industrial buildings.

Building owners and managers are not serious about checking the
technology that runs building services, says John Good, head of the
Year 2000 centre at Azimuth Consulting in Auckland.

"Some tenants, managers and owners haven't even heard about it. Others
ignore the problem or assume they're automatically safe."

And the problems could be very serious.

"Lifts may decide they haven't been serviced for 100 years and shut
down. Security systems may unlock the office on a weekend, or open
doors to comply with fire regulations. Then there's emergency power
supplies and air conditioning," says Mr Good.

Real Estate Institute councillor Rex Hadley, who is responsible for
commercial and industrial issues, says most buildings won't have a
problem, and those that do are likely to be in Auckland and
Wellington.

"It is my opinion that the very vast majority of buildings won't be
affected at all," he says.

"The average little industrial building in most of the smaller cities
won't be affected."

Mr Hadley adds that many office buildings are operated by large
corporate companies, who are "well aware of these situations".

Mr Good is surprised at this. The age, size and ownership of a
building has nothing to do with its millennium bug exposure, he says.

"That is a rather naive view. There'll still be air conditioning and
security, even in the small buildings. You can't presume that you're
automatically safe," says Mr Good.

He says tenants should check contracts soon, to find out who is
responsible for implementing a bug-hunt. "You need to satisfy yourself
that the big corporate landlord is doing something about it. Talk to
the building manager and get an expert in."

John Daken, the director of Building Owners and Managers Association
(BOMA) based in Auckland, says many of its members have started
tackling the bug. However BOMA has no rules for the buying, selling or
leasing of buildings that may not be Year-2000 compliant. "We don't
issue policy statements on that sort of thing," says Mr Daken. "I'm
not aware of any legislative requirement. We are doing something for
our members soon, getting them together for a workshop."

Wellington-based property management company Knight-Frank has been
proactive with its clients, says property management head Steve
Rodgers. "We have to ensure business continuance in the building, that
it's fixed on behalf of the owner."

Mr Rodgers says the problem systems to date have been air conditioning
and security.

Nationally, the Real Estate Institute does not have a millennium bug
policy for its members, says chairman Colin Brown. "Maybe we should
have."

Azimuth's Mr Good says the building-busting bug is harder to find and
fix than its computer cousin, because it appears less frequently and
reacts differently.

He says most office electronics use hardware instructions, burned on
to silicon chips which are harder to interrogate than computer
software.

"The frequency of exposure is much lower in embedded chips. That means
the effort to diagnose is greater. But if the system is controlled by
a PC it's even more likely to have problems" he says.

"You have to be diligent."

Mr Good says many organisations that have addressed the issue make it
part of a larger Year-2000 bug-hunt of their computer systems.

He suggests that tackling the building bug should start with an audit,
which should be completed by expert consulting engineer.

"On average, they find three times as many problems as building
management staff. They know the systems, and they know where to look."

Wellington-based Crown enterprise Government Property Services (GPS)
is responsible for 30 government-owned properties nationwide, a
portfolio worth $260 million. It is contacting tenants and suppliers,
to ensure its electronic building services are Year-2000 ready.

"We've been working on it for six to nine months, contacting our
suppliers of services or equipment. We get assurances about the
systems operating on New Year's Day, Year-2000," says Nick Wevers,
general manager of GPS.

He says most building services are in "reasonable" shape. "Some of
them are not of course, it depends on the supplier and the nature of
their system."

Mr Wevers says GPS is working with all its tenants, to advise them of
what is being done.

"We're letting them know we have processes in place to be Year-2000
compliant on all our systems."

He says most building system vendors are eager to cooperate, to
resolve the issue.

"For instance 'Mr Otis' doesn't want his lifts to be the only ones not
working on New Year's Day."

Mr Wevers is unwilling to reveal the GPS budget for resolving the bug.

Wellington's Defence House is managed by Government Property Services.
Its tenant, the New Zealand Defence Force, recognised a potential
security and safety threat, and says responsibility lies with GPS.

"We rent Defence House, and we've been speaking to our landlord,
Government Property Services. They're investigating whether there is a
problem," says Defence services manager Michael Rhys. However Mr Rhys
says Defence-owned buildings, at its military establishments, will be
checked internally with separate teams for Army, Navy and Air Force.

"I guess my big fear is that people will get stuck in a lift or in
offices in Waiouru somewhere, because we didn't correctly identify a
bug," he says.

"We think we're on top of it."

The Department of Corrections, which runs New Zealand prisons, does
not receive funding for Year-2000 issues. However it will re-channel
funds from within its purse, if problems are revealed.

Chief financial officer Richard Morris, based in Wellington, says the
department is reviewing electronic control systems to ensure security
from the millennium bug. "All suppliers have been contacted to confirm
Y2K compliance for their products. This review is not complete yet,
but no problems have been identified to date."

The department receives $22 million a year for prison security.
infotech.co.nz



To: Claude Cormier who wrote (1307)7/17/1998 12:11:00 AM
From: Essam Hamza  Respond to of 2534
 
'Year 2000' Bugs Could Go Far Beyond
Computers

By ROGER MADOFF
c.1997 Bloomberg News

EW YORK -- Oil pipelines. Building alarms. Voice-mail
recorders. Radiation therapy systems.

Those are just a few items on the expanding list of devices that
engineers are concerned may falter when the calendar flips to Jan. 1,
2000.

These machines contain scores of computer chips -- and many are
susceptible to the Year 2000 problem that plagues big computer
systems. The chips house clocks that can't count past the millennium.
That is, when 2000 arrives they will think it's 1900.

''It's a major problem,'' said Jim Lott, a senior product manager at
Dallas Semiconductor Corp., the world's largest maker of such chips.
Some 85 percent of the ''real-time'' clocks sold today by Dallas
Semiconductor can't understand dates after 2000.

The silver lining here is that most embedded chips, which number in
the billions, won't stop working in 2000. A watch will keep ticking
even though it thinks it's 1900. A VCR will keep playing tapes though
it will have trouble recording because it won't recognize 2000 as a
leap year.

Engineers and programmers are far from panicking over the faulty
chips, Lott said. Often, they simply can write software that tricks
machines into understanding post-2000 dates. Still, with less than
three years to react, many customers may not switch in time.

''There will people who won't buy this, for whatever reason,'' said
David Ladd, chief technical officer at Octel Communications Corp.,
the No. 1 maker of voice-mail systems, which last week agreed to be
bought by Lucent Technologies Inc. Getting ready for 2000, said
Ladd, is ''just inconvenient as hell.''

One big chore is simply counting the chips. ''It's going to be a major
job for anyone just to get the inventory,'' said Bill Grimes, a
technology planner heading up Year 2000 projects for Austin, Texas.
Grimes' office just assembled a list of everything city-owned that might
contain embedded chips.

It includes elevators, streetlights, alarm systems, sprinklers, libraries,
motion sensors, waste water plants and golf caddie shacks.

The problem of locating chips is especially acute on the factory floor,
where complete lists of equipment are rare.

''Companies do not have a good idea at all of what's running in their
plants,'' said Ken Owen, who started a year 2000 consulting unit for
Fluor Daniel.

Some of the areas in factories that need to be inspected are
''production and controls, laboratory information systems, smart
instrumentation and black boxes and embedded systems,'' not to
mention the links with suppliers and utilities, he said.

Fluor Daniel is the engineering arm of Fluor Corp., the world's largest
engineering and construction company. So far, Fluor Daniel has four
clients for whom it's working on year 2000-related maintenance.

Owen said the small number is due partly to the fact that information
technology consultants don't understand the factory environment, and
so they downplay the issue.

Government is starting to push companies to fixing their embedded
chips. Last month, the Food and Drug administration recommended
that all medical device makers locate date deficiencies in their
products, assist customers in fixing those already sold and assure that
new products won't malfunction because of the date change.

Already, the FDA knows that some radiation treatment planning
systems will experience problems if left unchecked, according to
Thomas B. Shope, who heads the FDA's electronics and computer
sciences unit.

By reading 00 as 1900 instead of 2000, certain treatment planners will
miscount how long it's been since the therapy machine was last
serviced -- and recommend giving an improper dosage of radiation to
a patient.

Such potentially life-threatening defects are rare, Shope said.

After spending a year asking companies to identify potential problems,
he compiled a short list of products, including some
electrocardiographs and record-keeping software, which will churn
out bad information if left unchecked.

In the oil industry, major pipelines could have trouble monitoring oil
flow and maintenance schedules of shut-off valves, according to a
study by Jim Porter of Harvard, Porter & Associates.

''These are not as critical as valves malfunctioning,'' he said. ''Still,
revenue readings are quite important.''

There is a possibility of a shutdown or spill at an oil pipeline, although
the probability is slim, said Porter, formerly a chief information officer
at Atlantic Richfield Co.

At Federal Express Corp., a year 2000 program began last month.
''It wasn't obvious at first that an elevator would be mission critical,''
said Cynthia Hubard, who heads the package delivery company's year
2000 effort. ''Or that burglar alarms would shut down if they haven't
been serviced in a long time.'' Finishing the work, she said, will take
until fall 1999.

The Federal Aviation Administration, which sets rules for FedEx and
other airlines, expects to complete its assessment of the 55,000
individual pieces of equipment by the end of this year, said Les Door,
a spokesman. Code conversions and chip replacement will take until
Jan 1, 1999.

''Anything they have found in the terminal automation code is
manageable,'' said Door. ''There is a 'moderate' impact on
maintenance control. Radars aren't date-critical.''

Doomsayers often name airplanes, with their thousands of automated
processes, as susceptible to date-induced mishaps.

Hubard of FedEx said a person who refuses to fly because of safety
concerns on New Year's Eve 2000 isn't overreacting.

''That's pretty good advice.''
nytsyn.com