Bruce Edwards
EVP, Managing Director, Operations

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As Executive Vice President and Managing Director of Operations, Bruce Edwards is responsible for the quality and efficiency of property management functions as well as facility, engineering and construction services at PM Realty Group (PMRG).
      
Mr. Edwards brings 38 years of experience in engineering and construction management. He is responsible for the implementation and maintenance of the PMRG Engineering Quality Control Program. As an integral part of PMRG's Real Estate Standards Training Team, he actively participates in the training of administrative, engineering and management personnel across the nation. As a measure of assurance to guarantee the proper implementation of the PMRG Real Estate Standards, he participates in the Performance Management Review processes conducted at key facilities across the nation.

Mr. Edwards' responsibilities involve corporate support and oversight of engineering and sustainability management for 172 million square feet of commercial, retail and industrial properties. He has diverse experience in the developmental design, operations, construction, and renovation of commercial office buildings. As a member of the United States Green Building Council, he provides guidance for LEED certification and other sustainability projects nationwide. He also has substantial knowledge of data center design, construction and operation, including extensive experience with Uninterrupted Power Source Systems (UPS), emergency and prime power generator installations, dedicated HVAC systems, environmental air quality systems, and fire suppression systems. He has also conducted extensive surveys and evaluations of data center operations for PMRG's clients throughout the United States.  With his working background in both electrical and mechanical distribution systems, structural and mechanical retrofits, energy conservation and automation retrofits as well as an extensive knowledge in the field of environmental management, he is able to provide valuable support to PMRG's clients.

bedwards@pmrg.com | (713) 209-5771

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As Executive Vice President and Managing Director of Facility Services, Robert Dunlap serves as Account Executive over a portfolio of JPMorgan Chase facilities across 14 states and Western Canada. In this capacity, Mr. Dunlap is responsible for managing the engineering services account with more than 300 employees, providing building maintenance, energy management, preventive maintenance, training and quality control for more than 27 million square feet of facility space.

Mr. Dunlap brings more than 29 years of experience. Prior to the JPMorgan Chase assignment, he was responsible for the start up activities of PM Realty Gulf Group, the firm’s first overseas real estate business venture. As Director of Operations, he was involved with management, real estate advisory and property engineering services for international clients in Dubai, U.A.E., Bahrain and Qatar.

Prior to the Middle East assignment, Mr. Dunlap supervised the management, engineering and administrative services for the JPMorgan Chase portfolio of 168 properties located in Texas, Florida, Arizona, Louisiana and California. He managed a staff of 162 employees assigned to the 8.5 million square feet portfolio that included corporate buildings, retail banks, data centers and call centers, all of which operated on a $43,000,000 annual budget. He served as team leader for all "aggressively sourced" services for the Chase properties during this ten year assignment. He has participated in several large central plant retrofits, fire alarm system installations, elevator modernization and code compliance projects.

Mr. Dunlap also served as Senior Property Manager for the Greenspoint Plaza complex in Houston for Friendswood Development Company (Exxon). The property was a mixed use commercial office and retail complex of six buildings (2.1 million square feet). During his four years at Greenspoint, He participated on the project team that developed the Anadarko Tower building (450,000 square feet), was awarded BOMA’s Building of the Year honor for the Greenspoint Six building, and was named PM Realty Group Manager of the Year. Prior to joining PMRG, he served as Administrative Services Manager for major oil companies in Houston.

Mr. Dunlap is a graduate of Northeastern Oklahoma State University. He is a member of the Corporate Real Estate Network and the International Facility Management Association (IFMA).

rdunlap@pmrg.com | (713) 216-4855

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As Senior Vice President of Facility Services for PM Realty Group (PMRG), Diane Rahn serves as the Finance and Administrative Executive on the JPMorgan Chase facilities account. In this capacity, Ms. Rahn is responsible for the financial and administrative functions of a portfolio with more than 300 employees who provide engineering services across 14 states and Western Canada totaling more than 27 million square feet of facility space. Ms. Rahn’s responsibilities include monthly and annual financial client reporting for an annual budget of over $30 million and vendor account management related to fleet vehicles, cell phones, and uniforms for the engineers assigned to the JPMC account. Ms. Rahn’s role also allows her to work with operational personnel to streamline processes and manage projects efficiently to meet client objectives and initiatives in all facility management areas.

Ms. Rahn has been with PMRG for twelve years in various positions including Assistant Controller of the Central Division, Assistant Controller of the Eastern Division, Controller of PMRG’s overseas venture in Dubai, and Vice President of Facility Services for PMRG’s facility services’ clients, including JPMC, Chevron and CenterPoint. She has developed and led a variety of training courses for accounting and operational personnel within the company. Prior to joining PMRG, Diane was Vice President/CFO for a Houston-based general contracting company and has almost 30 years of accounting, administrative, and operational experience in various industries, including over 10 years in property and facility management.

Ms. Rahn is a graduate of Our Lady of the Lake University with a Bachelor of Arts degree in Management.

drahn@pmrg.com | (713) 216-5265

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As Senior Vice President of Engineering and Construction Services for PM Realty Group (PMRG), Robert Filbert is responsible for the oversight and administration of the engineering operations for approximately 8 million square feet of commercial property in the Central Region.

Prior to joining PMRG, Mr. Filbert served as Director of Engineering for the Dallas area with CB Richard Ellis.  In his capacity, he was responsible for approximately 7 million square feet of commercial and industrial property along with capital projects and tenant improvement.

Mr. Filbert is a graduate of Texas State Technical Institute and Collin County Community College. He is a member of the National Fire Protection Association (NFPA) and the Institute of Real Estate Management (IREM).

bfilbert@pmrg.com | (972) 421-3329

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As Senior Vice President of Operations and Engineering, John Rowen oversees approximately 35 projects consisting of over 12,000,000 square feet and is responsible for the overall profitability for PM Realty Group's (PMRG) Southern California Region.

With a staff of over 50 real estate professionals, Mr. Rowen and his team excel at delivering a high level of customer service to our tenants, and increasing the value of the assets for our clients.

Also responsible for providing technical support and oversight for a group of highly-trained operating engineers at the commercial, retail, medical and industrial properties managed by PMRG, Mr. Rowen works with ownership and management recommending operational changes to reduce costs and maximize efficiency.

Mr. Rowen brings more than 40 years of experience in facility operations, maintenance, and management, and has performed numerous operational due diligence inspections and reviews focusing on total facility systems, staffing, and the development of repair and retrofit strategies to improve asset value.

Mr. Rowen attended school in Manchester, England and completed a comprehensive 5-year electrical and mechanical engineering apprenticeship before immigrating to the U.S. He worked for Byron Jackson in the power plant & nuclear industry followed by many years working as a hands-on engineer with SCE, United Airlines and Fluor Corporation before transitioning to the management side of the business. He has held senior management positions on both the ownership and contractor sides of the business with companies such as Fluor Corporation, The Irvine Company, OneSource, and Shorenstein, LLC.

jrowen@pmrg.com | (949) 390-5510

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As Senior Vice President and Director of Operations, Joseph Lugiano is responsible for oversight and administration of property management, engineering operations and construction management for approximately 1,000,000 square feet of CBD and East End office and suburban properties.

Prior to joining PM Realty Group (PMRG), Mr. Lugiano was employed by Prentiss Properties Limited, Inc. as the Chief Engineer of a 21 acre Class "A" office park building under construction. In this capacity, he directed a crew of three engineers and day porters.  During his tenure with Prentiss, he was responsible for a 12-man crew during the "start up" of a 1.3 million square foot class "A" office Building.

Previously, Mr. Lugiano served as a member of the design team for the development and design of storm water management, sanitary sewer and grading plans for William H. Gordon & Associates, providing training for draftsmen in design and drafting.

Mr. Lugiano holds a Master HVAC Contractors License from the Commonwealth of Virginia and the District of Columbia and is certified in "Universal" CFC from Ferris State University.  He has completed additional training in air conditioning and refrigeration from the National Association of Power Engineers and is in pursuit of an Associate's Degree at the Northern Virginia Community College in Woodbridge, Virginia.

Mr. Lugiano has extensive training in building start-up to include chillers and variable frequency drives, cooling tower operation and maintenance, elevator control and operation, fire alarm system operation and maintenance, water treatment, load curtailment and switchgear operation and maintenance, centrifugal pump and plumbing systems operation.

jlugiano@pmrg.com | (202) 503-1855

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As Vice President of Facility Services, Greg Walters is responsible for oversight and administration of engineering services for the JP Morgan Chase East Region and Critical Sites. In this capacity, Mr. Walters is responsible for managing the engineering services for more than 200 employees, providing building maintenance, energy management, preventive maintenance, life safety, training and quality control for more than 20 million square feet of facility space.

Mr. Walters brings more than 21 years of engineering experience and 15 years of construction experience. Prior to the JP Morgan Chase assignment, he was responsible for oversight and administration of engineering operations for 1.2 million square feet of real estate for Sumitomo Life Realty.

Mr. Walters has extensive knowledge of building systems and operations and has completed numerous engineering courses through Building Owners and Managers Association (BOMA) and area technical schools. He is certified in "Universal" CFC from Ferris State University and is a member of BOMA and the International Facility Management Association.

gwalters@pmrg.com | (404) 760-4636

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As Vice President of Construction, John Sterling is responsible for managing both capital and tenant improvements as well as building shell construction for a variety of buildings managed by PM Realty Group (PMRG).  

In this capacity, Mr. Sterling focuses on coordinating the tenant's design needs with the particular architects and consulting engineers, and managing the general contractor throughout the construction process, including pricing review and approval. He is also responsible for complete interface between the tenant, leasing director, property manager, and all design and construction team members on each project, including all municipal code compliance and ownership approvals.  

Mr. Sterling is also responsible for the management of the Southern California Construction Management Department for PMRG consisting of four construction management professionals.

Mr. Sterling brings more than 40 years of experience in architecture, design and construction management for commercial, medical, industrial and retail projects. He has been involved in a wide variety of project types and scopes, from inception through completion. Having been a principal in both architectural and interior design firms before moving into construction management, he has a unique insight into the design/build process.

Prior to joining PMRG, Mr. Sterling operated his own consulting firm, Sterling & Associates, for 14 years which served many of the large development community clients in Orange County, California.

He earned his Bachelor of Architecture degree from Yale University, and has been a past member of the Building Industry Association, Construction Specifications Institute, and The American Institute of Architects.

jsterling@pmrg.com | (949) 390-5511

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As Vice President of Facility Services, Dan Jones maintains operational oversight of the CenterPoint portfolio as well as Chevron’s Gulf Coast regional portfolio consisting of over 7.2 million square feet of office, data center and research space. In this capacity, Mr. Jones directs a staff of more than 100 employees, providing building maintenance, energy management, preventive maintenance, training and quality control.

Mr. Jones brings more than 20 years of experience in property and facility management, construction management, financial analysis and real estate property expertise, from acquisition through disposition. He has participated in several large central plant retrofits, tenant build outs, cooling tower replacement and new facility developments.

Prior to joining PM Realty Group (PMRG), Mr. Jones served as the Director of Corporate Real Estate for Stewart & Stevenson, a billion dollar corporation involved in the manufacture and sale of equipment used in energy generation, oil field services and material handling. S&S’s real estate portfolio consisted of 51 facilities in North America, as well as 8 additional facilities in South America, with a total footprint of nearly 3 million square feet.  He was responsible for directing all operational activities including property management, leasing, capital improvements, acquisitions and dispositions for the company. Prior to his time at S&S, Mr. Jones was a property manager for Hines Interests in the central business district of Houston, TX. He was fully responsible for the property and maintenance functions of various buildings ranging from a 400,000 square foot critical- operation facility to a 1.3 million square foot multi-tenant high rise.

Mr. Jones holds a bachelor’s degree in Construction Science from Texas A&M University, is a member of the Building Owners and Managers Association (BOMA), a Certified Property Manager (CPM) candidate and serves on the Houston Livestock Show & Rodeo’s Calf Scramble Committee.

djones@pmrg.com | (713) 209-5978

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