As the building manager, Mr. Garguilo has several major responsibilities, including developing and controlling the operations budget, as well as supervising all maintenance and service contracts and managing building staff. Over the past year, W&H's 501 Seventh managing agent, CB Richard Ellis, has put in place several innovations, such as a new building management system that continually monitors all the operating systems, including the cooling towers and the air conditioning and heating and air circulation fans. The system will also monitor a new boiler system scheduled for installation in early 2004.

Mr. Garguilo says the new systems are giving his team an opportunity to "move into the computer age" and pick up many beneficial skills along the way.

"Our new fire and building management systems are state-of-the-art. All of this equipment is allowing people to become specialized in managing the most modern equipment available. They enjoy the challenge, and our tenants enjoy the benefits," he says.

As with any building manager, Mr. Garguilo wears a number of hats. A typical day begins with inspection of the building's exterior and interior common areas. He's also involved in the oversight of all capital improvement programs and the management of all contractors.

Mr. Garguilo, who was born in Brooklyn and has a bachelor's degree in business, is assisted by Ralph Conception, the building's superintendent. When he's not at the building, Mr. Garguilo enjoys following baseball and other sports.

While his first dealing with a tenant usually involves a particular issue in the building, the relationship that ensues often proves to be long-term and gratifying, and Mr. Garguilo says that maintaining those contacts is one of the best parts of his job.