THE MARQUETTE CULTURE

Marquette's culture has often been called the most unique in the field of property management. The three partners interact freely and openly with employees at every level. Everyone is referred to by their first name and there is no formality or concern with titles. The organizational chart is flat and all Property Managers report directly to the three partners. There is no middle management and central office personnel. Staff Group members function as trainers and internal consultants charged with working with property staff members to ensure the property's ultimate success. Property Mentors work closely with new Property Managers to coach them in their first few months of employment. Each property is run like a franchise much in the same way that McDonald's runs its franchises.

While there is a strong corporate culture that permeates each property and creates a "Marquette Brand" or style of marketing and management, there is still a great deal of freedom and flexibility on each property to create, innovate, and refine systems and services. All basic management functions are highly decentralized and performed on-site from budget preparation, to accounting and bill payment, to actually producing the financial report. This means that Marquette Property Managers function like Regional Directors from most traditional companies but with even more authority, control, and real accountability. Employees at every level are expected to be thoroughly trained, highly inspiring and risk takers.

Marquette does not use traditional job descriptions, which are too stagnant for such a changing world. Instead, each position has certain "accountabilities" that can be met a variety of ways depending on the specific circumstances being "called for". There is MSAM (Marquette School of Advanced Management), an actual school run by Marquette with its own Curriculum Director and more than 25 ongoing courses. Marquette also has an alliance with Contegrity Program Designs, a company that has designed "life-altering developmental courses in the areas of Communication, Community Building, and Accountability" that are taken by Marquette employees with their spouses, family members or significant others.

Marquette has designed a line of clothing called "Marquette Fun Wear" that is designed by South Africans for the benefit of the Nazareth House Children's Home, a South African Charity for disabled and orphaned children. Closer to home, Marquette has a strong alliance with Habitat for Humanity and has donated homes as well as manual labor to this worthwhile cause.

Each property within the portfolio has a "buddy" property that they work closely with. Maintenance and Leasing "swat teams" comprised of volunteer staff members from a variety of properties help other Marquette properties during times of need. This is a culture that rewards innovations that benefit residents, owners and/or the general organization. In this culture, employees come first, then residents and then owners. This is based on the belief that fulfilled employees who are doing meaningful work and having fun at it will create legendary customer service and happy residents. This will translate into higher NOI and returns for our owners. Marquette is all this and much, much more. Marquette employees are passionate, fun loving, highly developed, and love to serve people. They enjoy their residents and each other and often "hang out" together after work.

But how did all this begin?

In the very beginning, Marquette's three partners researched many of the most successful business organizations as they formed Marquette. In so doing they created a company whose culture borrowed the very best from the following companies:

From the McDonald's Corporation they saw the benefit of "systems" as a means to ensure a level of uniformity and quality control on their properties. As a result they created 30 systems that operate with an unparalleled degree of efficiency on each of their properties.

From Southwest Airlines they realized the importance of "taking fun very seriously". With this in mind they created a relaxed, friendly environment where teamwork is more highly regarded than titles and where staff members are encouraged to have fun with residents and coworkers.

From Nordstroms they developed a supreme regard for legendary customer service. This led to the development of Marquette's nationally recognized and trademarked "We C.A.T.E.R." Program which provides residents with a host of concierge services typically found in five star hotels.

Finally, from the Disney Company they have created "a magical kingdom" on each property with innovative lighting, sound systems and a fun-filled environment.