December 2011
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Preparing for Potential 32BJ Strike

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Negotiations are now underway between the Realty Advisory Board on Labor Relations (RABOLR) and Local 32BJ-SEIU regarding the renewal of their contract, which was agreed to in December of 2007 and is set to expire at midnight this Dec. 31st.

The current contract covers more than 20,000 commercial building service workers, including office cleaners and maintenance workers in more than 1,000 NYC commercial buildings.

BOMA/NY recommends you take these preparatory steps:

• Contractors and repair workers might not cross union picket lines; therefore owners should conduct a comprehensive check of building systems now. Oil burners, elevators, water pumps, roof tanks and HVAC systems should be inspected and necessary repairs made well before Jan. 1st.

• Security is of paramount importance during a strike, and all security, fire alarm and communication systems should be tested immediately and repaired, if necessary. In addition, the fire and evacuation plans should be reviewed with management personnel.

• Insurance policies should be reviewed to determine what coverage is available during a strike, and possible additional insurance coverage should be considered.

• Building machinery and equipment rooms should be secured at least 24 hours before the strike deadline to prevent unauthorized persons from entering those areas.

• It is critical to make arrangements now for security guards if there is a strike. Owners of buildings with lobby attendants should replace them with alternate security personnel. Security guards who are covered by the current Commercial Building Agreement or by the Security Officers Owners Agreement with Local 32BJ will continue to work for 90 days following the expiration of the Commercial Building Agreement.

• Fuel deliveries may be disrupted, therefore owners should arrange for deliveries just prior to the strike deadline. Potential delivery disruptions during a strike should be discussed with suppliers, including the possibility of delivering fuel during off-hours.

• Alternate means of providing cleaning and rubbish removal should be made with cleaning contractors who will operate during a strike.

• Open communication between owners and tenants is essential. Before the contract expires, tenants should be notified of the possibility of a strike. As the expiration date approaches, the RAB recommends that members send a letter updating tenants of the situation, assuring them the essential services will be provided and advising them of any modifications regarding cleaning, deliveries and safety.

For more information about how to plan for a potential strike, please consult the resources available on the Realty Advisory Board's website www.rabolr.com.