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OHOH BUILDING─ SERVICES

─ Commercial · Class-A Office

Facilities operations built to the standard your tenants signed for.

From single-tenant towers in Century City to multi-building Spectrum campuses, OH Building Services delivers BOMA-aligned janitorial, MEP, building engineering, and capital programs — with the tenant-relations discipline Class-A property management requires.

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─ The reality

What slows class-a office down.

Pain point

Tenant escalations the asset manager hears about

When a vendor misses a restroom restock or leaves a lobby spot under-cleaned, the email chain ends with the asset manager. Class-A trades on perception — your facilities partner has to operate like they know it.

Pain point

Vendor sprawl across MEP, janitorial, and capital

Separate companies for HVAC, plumbing, electrical, janitorial, and TI work mean five COIs, five PMs, and five different versions of who owns the elevator-lobby ceiling repair.

Pain point

After-hours escalations during commute hours

A water-heater failure at 5:30 a.m. or an HVAC drop on a 95-degree afternoon hits during the worst possible window. Vendors who route through voicemail cost you tenant goodwill measured in months.

Pain point

TI and capital work bid-shopped over and over

Every TI build-out feels like starting from zero — three bids, three different scopes, three different schedules. The PM time burned is rarely accounted for.

Pain point

ESG and LEED documentation gaps

LEED O+M, BOMA 360, and tenant ESG questionnaires keep getting bigger. Vendors that can't produce green-cleaning logs, refrigerant-tracking records, or waste diversion data put your certifications at risk.

Pain point

Building-engineer turnover risk

Losing your chief engineer means losing institutional knowledge of every quirk in every system. A facilities partner that documents work and pre-stages parts becomes the redundancy your operating plan needs.

─ How OH solves it

A facilities partner that thinks like you.

OH Building Services runs Class-A office as a program, not a punch list. We start with a written scope mapped to BOMA standards, a labor model sized to your rentable square footage and tenant mix, and a tenant-facing playbook so day porters, night crews, and MEP techs all behave like extensions of your management office.

Every trade your Class-A asset needs — janitorial, day porter, HVAC, plumbing, electrical, life-safety, lighting retrofit, glass and metal care, and TI / capital projects — runs under one PM, one MSA, and one invoice. CSLB Class A and B in-house means we can self-perform most capital work without bid-shopping.

Our SoCal Class-A clients report 15–25% lower total facilities spend within 12 months of consolidation, measurable drops in tenant complaints, and BOMA 360 / LEED O+M documentation delivered without a separate consultant.

─ Services for Class-A Office

Every trade your property needs, on one program.

See all services

Janitorial & Day Porter

CIMS-aligned night crews, lobby day porters, restroom programs sized to tenant traffic.

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HVAC & Building Controls

Chiller plants, VRF, RTUs, BAS programming, Title 24 documentation, IAQ testing.

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Plumbing & Riser Service

C-36 licensed, high-rise riser experience, 24/7 slab-leak and sewage response.

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Engineering Augmentation

Backfill for chief engineer vacations, after-hours coverage, BAS programming bench.

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TI & Capital Projects

B General in-house — TI buildouts, lobby refresh, garage striping, exterior repaint.

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Restoration & Emergency

IICRC-certified water, fire, and smoke response with same-day mitigation and rebuild.

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─ Why OH for Class-A Office

We've built the playbook for your property type.

BOMA-aligned operations

Programs modeled to BOMA standards with documentation that supports BOMA 360 and tenant ESG reporting.

Tenant-relations playbook

Every crew trained on Class-A tenant decorum — uniforms, badges, elevator etiquette, after-hours protocols.

<2-hour emergency SLA

Real 24/7 dispatch desk. Most after-hours calls — HVAC, plumbing, electrical, glass — on-site in under 90 minutes.

Audit-ready reporting

Monthly photo-documented reports formatted for asset-manager packets and lender / appraiser audits.

─ Compare

OH vs. typical class-a office vendors.

Most boards and asset managers end up stitching together a roster of single-trade vendors, an after-hours answering service, and a folder of expiring COIs. Here's how OH compares.

Capability

The OH way

OH Building

Typical

Single-trade vendors

Alternative

In-house staff

100% W-2 employee crews

Background-checked, badged, uniformed, bilingual

Photo-documented QA every visit

Before/after photos and supervisor sign-off, auditable from your phone

24/7 dispatch with <2-hour SLA

Real humans on the desk — not a third-party answering service

Full licensing in-house

B General · C-10 Electrical · C-20 HVAC · C-36 Plumbing · IICRC · CIMS

One PM, one MSA, one invoice

All trades consolidated under a single program

Reserve-study & capital-plan integration

Every component tagged to your reserve study or capex schedule

StandardSometimes / extra costNot offered

─ How we engage

A cadence that fits how you operate.

01

Property tour with your PM and chief engineer

Free 90-minute walkthrough — lobby to mechanical penthouse, plus tenant-facing spaces. We listen to the building, not just the spec.

02

Written program proposal in 7 days

Scope mapped to BOMA, labor model with shift-by-shift staffing, KPIs, and pricing — delivered in 7 days.

03

Onboarding with no tenant disruption

Phased start, supervisor shadowing, after-hours transition where appropriate. Tenants notice nothing change — except the result.

04

Monthly QA + quarterly asset review

Photo-documented monthly reports. Quarterly review with PM, chief engineer, and asset manager — capital pipeline included.

"Our chief engineer went on six weeks of leave and the building didn't notice. OH covered the after-hours desk, ran preventative routes on schedule, and had a ready-to-go replacement bench when one of the chiller compressors failed."

[Property Manager Placeholder]

[Class-A office tower · 480K rentable sq ft · Orange County]

─ Case studies

Real properties. Measurable outcomes.

A sample of class-a office engagements across Southern California — anonymized at the request of our clients, but the metrics are real.

View similar industries
[Photo placeholder]
Case study 01
Class-A office tower · 480K RSFNewport Beach, Orange County

Five vendors → one program. Tenant complaints down 64%.

A Newport Class-A tower replaced janitorial, day porter, HVAC, plumbing, and lighting vendors with OH. Within 12 months tenant satisfaction scores rose materially, BOMA 360 documentation was delivered without a consultant, and capital spend was rephased to spread across two budget cycles.

Annual savings
$214K
Tenant complaints
−64%
Vendor count
5 → 1
BOMA 360 ready
✓ On time
[Photo placeholder]
Case study 02
Multi-building campus · 1.2M RSFIrvine Spectrum, Orange County

Chiller-plant retrofit phased across 3 buildings, zero downtime.

OH engineered and self-performed a phased chiller-plant retrofit on a three-building Spectrum campus, scheduling around tenant operating hours and capturing IRWD and SCE rebates. Title 24 acceptance test reports filed on the first submittal.

Tons replaced
1,400
Tenant downtime
0 hrs
Rebates captured
$312K
Energy use
−24%
[Photo placeholder]
Case study 03
Single-tenant HQ · 220K RSFCentury City, Los Angeles

LEED O+M recertification documented end-to-end.

OH delivered the cleaning, MEP, and waste-diversion documentation for a Century City single-tenant HQ's LEED O+M recertification — including refrigerant tracking, green chemistry logs, and IAQ testing — without the tenant hiring a separate sustainability consultant.

LEED O+M
✓ Renewed
Waste diverted
78%
Consultant cost
$0
IAQ score
Pass

─ Trust & proof

SoCal Class-A property managers and asset teams trust OH.

References available on request. Licenses, insurance, and certifications verifiable in seconds.

Active client references

6+ available
  • 01

    Class-A tower · 480K RSF

    Newport Beach, OC · Client since 2021

  • 02

    Multi-building campus · 1.2M RSF

    Irvine Spectrum, OC · Client since 2020

  • 03

    Single-tenant HQ · 220K RSF

    Century City, LA · Client since 2022

  • 04

    Mixed-use Class-A · 360K RSF

    Downtown LA · Client since 2019

  • 05

    Class-A medical / office · 180K RSF

    UTC, San Diego · Client since 2023

  • 06

    Two-tower campus · 540K RSF

    Pasadena, LA · Client since 2022

Request full reference list

Licenses · insurance · certifications

CSLB Class A & B

Lic. #[XXXXXX]

C-trade endorsements

C-10 · C-20 · C-36

IICRC Certified Firm

Water · Mold · Fire

$5M GL + $5M Umbrella

Bonded & insured

BOMA member

[Member #XXXXX]

ENERGY STAR partner

Portfolio Manager support

"The monthly report goes straight into the asset-manager packet. Refrigerant logs, green chemistry, waste diversion, work-order history — we used to need three vendors and a consultant to produce that."
RPA-credentialed property manager · 1.4M RSF SoCal portfolio

─ Related industries

Adjacent property types we serve.

Medical Office

Same MEP, janitorial, and capital model — adapted for clinical infection-control standards.

Explore

Hospitality

Tenant-experience-grade janitorial and 24/7 engineering for SoCal hotels and resorts.

Explore

Property Managers

Portfolio-wide vendor consolidation for owner-operators and third-party PMs.

Explore

─ FAQs

Common questions from class-a office.

Have a unique situation? Talk to a real PM, not a sales rep.

(888) 303-5551

Yes — our Class-A program is modeled to BOMA International cleaning and MEP standards, and our reporting is structured to support BOMA 360 designation documentation. We can deliver the operational evidence (training records, KPIs, IAQ data, sustainable-chemistry logs) without your team rebuilding it from vendor invoices.

Yes. We deliver Green Seal-certified chemistry, refrigerant tracking (EPA Section 608 compliant), waste-stream documentation, IAQ testing, and ENERGY STAR Portfolio Manager data feeds — all formatted for LEED O+M credit submissions. We've supported recertifications without our clients hiring a separate sustainability consultant.

Every crew is trained on a tenant-facing playbook before they touch your property — uniforms, badges, elevator and freight protocols, sound limits, after-hours sign-in, and what to do (and not do) when a tenant approaches them. Day porters in particular are coached on Class-A tenant decorum, not just task lists.

Yes. We provide engineering augmentation for vacations, parental leave, vacancies, and after-hours coverage. Our BAS-programming bench can pick up Tridium, Honeywell, JCI, and Siemens platforms. For longer-term coverage we can run the entire engineering function under a managed services model.

We self-perform the majority of TI and capital scope under our CSLB Class A and B licenses — including MEP rough-in, finishes, glass and metal, and exterior coatings. Specialty trades (elevator, fire-alarm certification, structural steel) run through a vetted subcontractor bench with insurance verified before every dispatch.

Sub-2-hour SLA county-wide, 24/7/365. Most after-hours HVAC, plumbing, electrical, and glass calls have a tech on-site in under 90 minutes. Dispatch is staffed by humans who can read building schematics — not a third-party answering service.

$5M general liability, $1M auto, $1M workers' comp, $5M umbrella. Additional insured endorsements with waivers of subrogation issued within 24 hours of contract execution. Your asset manager's risk team is welcome to review our master COI before signing.

Yes — we routinely run 72-hour emergency takeovers when a janitorial or MEP vendor walks off or is terminated. We pre-staff a supervisor bench, mobilize a starter crew, and run a parallel onboarding so the building never sees a service gap.

Ready for a facilities partner that gets class-a office?

Free walkthrough, written findings, custom proposal — built around your property and your board.

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