Dyna Recoveries Mapping：动态恢复映射.doc

Argus Recoveries MappingHow are the CTI calculation Methods mapped into Argus?CTI supports 25 pre-defined recovery calculations. Due the difference in file structure between Argus and CTI, no methods map directly in Argus. Therefore, mapping between the two systems is performed field by field. Please use the following to assist with your recoveries definition for CTI/ArgusCTI Method01 (ARGUS method Pays Pro Rata Share) and Method04 (ARGUS method Pays Pro Rata Share):Tenant Share = Current Year Property Expenses x (Tenant Area / Project Area). CTI Method02 (ARGUS method Increases over $ Amount or $ SqFt) and Method05 (ARGUS method Increases over $ Amount or $ SqFt): Tenant Share = (Current Year Property Expenses - Base Year Property Expenses) x (Tenant Area / Project Area). CTI Method06 (ARGUS method Pays Specific Amount): Tenant Share = Current Year Property Expenses x Specified PercentageCTI Method07 (ARGUS method Pays Specific Amount): Tenant Share = (Current Year Property Expenses - Base Year Property Expenses) x Specified PercentageCTI Method12 (ARGUS method Pays Pro Rata Share): Tenant Share = (Current Space Assessment + Current Property Assessment) x Current Year Costs x Fraction of period occupiedIn many cases, the CTI data entry screens do not prevent users from entering information that is not used by the calculation method they have defined for a tenant. For example, users are allowed to enter expense stop values in the base year fields, even if they have selected a calculation method that does not use expense stops. In most cases, this data is transferred to the APS database. However, the program that transfers the data from APS to ARGUS excludes any miscellaneous values that are not needed for the tenants defined calculation. In other words, data is mapped according to the Recovery Method. Extraneous data not valid for that specific method will be ignored. For example, the Recovery message sent to ARGUS may include a Base Year amount for a Space Recovery record that has a METHOD01 because the CTI system does not prevent the user from entering data based upon the method. In this instance, ARGUS will ignore the Base Year Amount because it is not used in the METHOD01 calculation.Facts about recoveries related to ARGUS and CTI: CTI allows each recovery category within a lease to have a unique recovery calculation. Argus only allows one per lease. The CTI Recovery category with the most account lines (sublines) will be assigned the method “Group Total, see below”. The corresponding recovery definition will be defined on the Group line. Only accounts that exist in the Reimbursable Expenses table are eligible for inclusion in the recovery calculation: ALL expenses that could be included for any tenant must be defined as a Reimbursable expense on the Asset Definition Document in HGAP. All expenses will appear in the order in which they appear in the Reimbursable Expenses table. The order cannot be changed. In CTI, the definition of which accounts are included in the recovery calculation is defined by a Cost Distribution Set (CM 14, 4) ARGUS will create a Detailed Reimbursement Method for each tenant that has at least one space recovery record in CTI (CM 14, 2) If more than one space recovery record exists at Maintain Space Recovery records (CM 14, 2), ARGUS will define the largest recovery category definition (the recovery definition that contains the largest number of accounts) using the “Group Total Method”. All other categories will be assigned one of the following:o Net (pays prorata share)o Increases over $ Amounto Increases over $ Sq Ft Stopo Pays Specific $ Amt The following ARGUS methods are NOT be supported:o Increases over Base Year Stopo Increases over Base Yr+1 Stpo Increases over Base Yr-1 Stpo Increases over Mkt Stopo Reimbursement Pool Majoro Reimbursement Pool Minor “Gross Up Expenses” will not be populated via HGAP. CTI allows gross ups to be defined for each category. Argus does not. The default value will be used. “Number of terms to apply method” will not by populated via HGAP. CTI does not support this functionality. The default value will be used.The following outlines the field values that are mapped based on the method selected:METHOD01 and METHOD04CTI FieldArgus FieldArgus Value (Rent Roll / Reimbursements/ Detail)MethodNet (Pays Pro-rata Share)CM 14, 2Space AreaPro-rata %Various1CM 14, 2Adjusted Project AreaArea MeasureVarious2CM 14, 4Cost Distribution Set/PercentChargeable %Percentage from CTICM 14, 3Recovery Contributions Reimburse AfterTenant Group3Reimburse MinNot mappedMin GrowthNot mappedCM 14, 2Cap AmountReimburse MaxCap Amount or Cap Rate5Max GrowthNot mapped% Rent OffsetNot mapped1If the Space Area field in the Space Recovery record is blank or zero, Pro-rata % will set to Natural.If the Space Area field in the Space Recovery record has a value and a “T” or “P” override exists, Argus will divide the Space Area by the Area Measure and map the result into the Pro-rata % field.2If the Adjusted / Net Project Area field in the Space Recovery record is blank or zero, Area Measure will set to Property Size (or Occupied Total if the CTI Weighted Occupancy flag = Yes)If the Adjusted / Net Project Area field in the Space Recovery record has a value and a T or P” override exists, a new Area Measure record will be created in the Area Measures Table that matches the Adjusted Net Project Area from the CTI space recovery record. The tenant record reimbursable Area Measure will be set to the new value.3 ARGUS will create a Tenant Group that includes the all contributors defined at CM 14, 3 for a specific Tenant/Lease/Space/Category. Each Argus line item will be set to that Leases tenant group. Note: CTI allows users to define a percentage of contribution. ARGUS does not support this functionality. Every contributor will contribute at 100%. Therefore, 100% of the contribution Tenant Groups share will be deducted prior to performing the recovery calculation.5If the CTI Cap Amount is 0 or blank, Argus will use the CTI Cap Rate. Note, Argus assumes that any value less than 100 is a rate/sqft. If the CTI Cap Amount is less than or equal to 100, Argus converts it to a rate/sqft (CTI Cap Amount/ CTI Space Area) to avoid misinterpretation by the software.METHOD02 and METHOD05CTI FieldArgus FieldArgus Value (Rent Roll / Reimbursements/ Detail)MethodIncreases over $ Amount or $/SqFt Stp1CM 14, 2Base Year RateAmountAmount or Rate from CTICM 14, 2Space AreaPro-rata %Various2CM 14, 2Adjusted Project AreaArea MeasureVarious3CM 14, 4Cost Distribution Set/PercentChargeable %Percentage from CTICM 14, 3Recovery Contributions Reimburse AfterTenant Group4Reimburse MinNot mappedMin GrowthNot mappedCM 14, 2Cap AmountReimburse MaxCap Amount or Cap Rate5Max GrowthNot mapped% Rent OffsetNot mapped1If the CTI Base Year Amount greater than 0, the reimbursement method is set to Increases over $ Amount and the Amount is set to the CTI Base Year amount. If the CTI Base Year = 0 and the reimbursement method is set to Increases over $ SqFt and the Amount is set to the CTI Base Year rate. 2If the Space Area field in the Space Recovery record is blank or zero, Pro-rata % will set to Natural.If the Space Area field in the Space Recovery record has a value and a “T” or “P” override exists, Argus will divide the Space Area by the Area Measure and map the result into the Pro-rata % field.3If the Adjusted / Net Project Area field in the Space Recovery record is blank or zero, Area Measure will set to Property Size (or Occupied Total if the CTI Weighted Occupancy flag = Yes)If the Adjusted / Net Project Area field in the Space Recovery record has a value and a T or P” override exists, a new Area Measure record will be created in the Area Measures Table that matches the Adjusted Net Project Area from the CTI space recovery record. The tenant record reimbursable Area Measure will be set to the new value.4 ARGUS will create a Tenant Group that includes the all contributors defined at CM 14, 3 for a specific Tenant/Lease/Space/Category. Each Argus line item will be set to that Leases tenant group. Note: CTI allows users to define a percentage of contribution. ARGUS does not support this functionality. Every contributor will contribute at 100%. Therefore, 100% of the contribution Tenant Groups share will be deducted prior to performing the recovery calculation.5If the CTI Cap Amount is 0 or blank, Argus will use the CTI Cap Rate. Note, Argus assumes that any value less than 100 is a rate/sqft. If the CTI Cap Amount is less than or equal to 100, Argus converts it to a rate/sqft (CTI Cap Amount/ CTI Space Area) to avoid misinterpretation by the software.METHOD06CTI FieldArgus FieldArgus Value (Rent Roll / Reimbursements/ Detail)MethodPays Specific AmountReimburse MinTotal expenses in the recovery category for Year 1Min GrowthNot mappedCM 12, 2Cap Amount or RateReimburse MaxCap Amount or Cap Rate1Max GrowthNot mapped% Rent OffsetNot mapped1If the CTI Cap Amount is 0 or blank, Argus will use the CTI Cap Rate. Note, Argus assumes that any value less than 100 is a rate/sqft. If the CTI Cap Amount is less than or equal to 100, Argus converts it to a rate/sqft (CTI Cap Amount/ CTI Space Area) to avoid misinterpretation by the software. METHOD07CTI FieldArgus FieldArgus Value (Rent