Getting prepared: an action plan for owners.

(The following is a summary of strike preparedness procedures suggested by the Realty Advisory Board. For more detailed information contact them at [phone] or visit their website at www.rabolr.com.)

If there is a strike, outside repair and delivery workers including contractors, waste haulers, snow shovelers, package and freight delivery services, oil truckers and other non-building personnel that provide services to the property or to tenants may decide not to cross picket lines.

This can be a spur of the moment decision made by one essential worker, or an action organized by other labor groups.

All vandalism should be immediately reported to the RAB. In 1996, this enabled the RAB to quickly obtain an injunction and stopped further incidents.

Some vandalism has also occurred pre-strike. Targets include elevator controls, fill-pipes, alarm systems, rooftop tanks, etc.

Recent tenant reliance on sensitive telecommunications and computer equipment makes these systems - from rooftop microwaves and antennas to fiber optics and HVAC - particularly vulnerable.

For these reasons the RAB makes the following advice:

* Inspect and repair all building systems immediately.

* Test and repair security, fire alarm, sprinkler and communication systems.

* The RAB suggests having all work completed by December 15th. That is next Tuesday.

* Arrange alternatives with waste haulers and obtain additional containers.

* Contract with a snow hauler who will cross picket lines.

* Discuss strike delivery scheduling with oil suppliers and arrange to top off the tank before the strike deadline.

* Review the fire evacuation plan with management personnel.

* Review insurance policies for strike coverage possibly adding additional coverage against vandalism or malicious mischief.

* Secure all building machinery and equipment rooms at least 24-hours before the strike deadline.

* Hire and train replacement workers now for critical equipment such as manual and freight elevators. Candidates can be found through managing agents, service vendors, trade organizations and the Building Owners and Managers Association (BOMA).

* Arrange for security guards to maintain tenant and building safety and to manage possible strike violence.

* Lobby attendants should be replaced by security guards.

* Those security guards covered by the 1996 agreement must continue to work through February 28, 1999, and should be instructed not to admit or "do favors" for anyone, even long-time acquaintances.

* Guards, including current employees, should have radio communication available.

* It may be useful to have a video camera on hand, and possibly some pocket flash cameras.

* The guards should have updated lists of all tenants and sub-tenants, and phone numbers for police, fire and other emergency services.

* If a Local 32B-32J employee normally distributes the mail, assign a security guard or other building employee to this task.

* Arrange for other office cleaners who will work during a strike and make plans to reduce cleaning schedules within tenant spaces, by cleaning only core lavatories, for instance.

* Decide whether or not to keep employee garages open during a strike and inform those who now use it if it will be closed.

* Consider establishing what is known as a "reserved gate" system, which limits picketing to one entrance that must be used by RAB members, its suppliers and employees. All others, including tenants, then use neutral entrances which are not picketed. The Preparedness Committee, chaired by Peter L. DiCapua of Atco Properties, has a booklet describing the steps to set up this system, which requires specific notice procedures.

* Don't sign "You too" agreements, which break the solidarity of the RAB and its bargaining power with the union.

More information will be provided by REW over the next few weeks as necessary.