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LEED, Energy Star or Other Green Certification
Green building isn't a trend. Well-designed
environmentally friendly offices c...
Good Parking Ratio
An increasingly mobile workforce means that your
employees probably need to have cars with them. As
suc...
Adjacent Vacancies
When you move into a new
piece of commercial real
estate, the hope is that your
occupancy will be a suc...
Reasonable Commute Options
Every minute that your employees spend commuting is a
minute that they aren't spending working ...
Proximity to Amenities
The closer your office is to amenities
like restaurants, espresso shops, health
clubs and dry cleaner...
on the ground floor of your building can serve as an informal employee
meeting space, letting you potentially get away with...
Nearby Vendors / Supportive Services
Along with amenities, the ideal office is also located close to the services that
you n...
doing business with the entertainment industry, which is concentrated in
Hollywood and the San Fernando Valley. In Minneap...
Pre-Existing Buildouts
Tenant improvement allowances frequently don't
cover the entire cost of building out a space, so
th...
Ample Glassline
One of the biggest determinants of whether a commercial real estate property is
Class A or Class C is the ...
Fiber Connection & Sensors
In 2015, there is no
excuse for not having a
fiber optic connection to
your building.
Even if yo...
Other great Resources
For great commercial real estate & tenant tips:
View REoptimizer®’s other great resources:
Follow us...
9 Must-Haves for Commercial Office Space
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9 Must-Haves for Commercial Office Space

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The process of finding the right office can be challenging. Little details can make a big difference in your occupancy, after all. Once you've figured out your budget, here are nine must-haves for commercial office space.

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9 Must-Haves for Commercial Office Space

  1. 1. LEED, Energy Star or Other Green Certification Green building isn't a trend. Well-designed environmentally friendly offices cost less to operate and occupy and tend to have happier occupants with fewer sick days. Furthermore, the environmental sensibilities of the Millennial generation make occupying eco-friendly commercial real estate a necessity for recruiting. Consider designing a corporate real estate campaign, through using professional tools like Energy Star and utility reports to track behavior changes. Define successful actions and identify the traceable metrics. Find the best holistic and integrated approach to allow for the highest level of efficiency, transparency and simplicity. Monitor and document development strategies that will more likely produce desirable outcomes. Measure progress at each development stage for the new energy efficiency and building resource program. 1 Number 1 www.reoptimizer.com Our Top 5 Green Commercial Real Estate Predictions
  2. 2. Good Parking Ratio An increasingly mobile workforce means that your employees probably need to have cars with them. As such, finding space with a generous parking ratio is key to maximizing productivity. Bear in mind, though, that the types of tenants in a building can impact just how much parking it has available at a given ratio. There is more to an office lease than your actual space, as defined by its demising walls. Your space is only as good as the building common areas that lead to it. After all, it's hard to get to a suite on the 14th floor if you don't have a lobby to walk into and hallways to walk down. Possibly even more important than the common areas is the parking garage, ramp or lot that the building offers. Paying careful attention to the parking area -- and your rights within it -- can help to ensure that the office lease you sign is the right one for your company. 2 Number 2 www.reoptimizer.com
  3. 3. Adjacent Vacancies When you move into a new piece of commercial real estate, the hope is that your occupancy will be a success. As such, sourcing spaces that have adjacent vacancies or that have them scheduled for the future will make it easier for you to grow your office. Expanding can be challenging if you want to grow while your existing lease is in place. You might be able to simply negotiate a separate lease on a different space. For convenience, you can tie that lease's expiration date to your existing lease so that you can renegotiate both at the same time. If your landlord is sitting on vacancy, your negotiating position improves. He may be willing to negotiate a new lease on your new, larger space, letting you get out of your existing lease and into a set price for the entire space. This could get you lower rent or long-term stability. Keep this all in mind when you move into new office space and be aware of what vacancies are available, or will be in the future. 3 Number 3 www.reoptimizer.com
  4. 4. Reasonable Commute Options Every minute that your employees spend commuting is a minute that they aren't spending working or refreshing themselves to be more productive at work. Finding a space that is easy to get to -- however your geography defines that -- will give you happier workers. Employees might commute on their own time, but they bring their commute's effects to work with them. Finding a space that your team can get to without spending hours in their cars will give you employees that are happier, more alert and more productive. Access to public transportation and to convenient and affordable parking can be as important as an easily reached street address. Whether it be close proximity to major highways or near public transportation hubs, giving your employees reasonable commute options is key. 4 Number 4 www.reoptimizer.com
  5. 5. Proximity to Amenities The closer your office is to amenities like restaurants, espresso shops, health clubs and dry cleaners, the easier it will be for your workers to do what they need to on their own time instead of during work time. Those amenities can also make it easier for your team to meet and socialize outside of the office. Having your site selection team focus on locations that have a high amenity load brings multiple benefits: 1. Your workers are more productive since they know that they can run errands and take care of personal business before or after work or on lunch breaks. 2. Teams are more likely to be cohesive if they are able to socialize outside of the workplace, especially at local watering holes or restaurants. 3. The more amenities in the immediate area, the fewer you will need to offer (and pay rent on) in your office space. For instance, a Starbucks or Caribou 5 Number 5 www.reoptimizer.com
  6. 6. on the ground floor of your building can serve as an informal employee meeting space, letting you potentially get away with one fewer conference room. Eliminating a 300 square foot conference room can save you $9,000 per year at $30 rent.
 6 Simplifying Site Selection with Technology
  7. 7. Nearby Vendors / Supportive Services Along with amenities, the ideal office is also located close to the services that you need to do business. Before signing a lease, find the nearest office supply store, post office, airport and the location of your vendors and clients. If your team spends time in the field working with clients, prospects and vendors, ensure that your site selection process maps their locations so that you can choose an office that is central to them. The less time that your employees spend in their cars getting to the places that they need to do business, the more time they're spending working on their jobs and being productive. For example, if your primary clients are in the industrial part of Long Island City, a location in lower Manhattan makes little sense. If you don't choose to locate in Queens, office space in Midtown will get your employees miles closer to their clients. As another example, offices in downtown LA make little sense if you're 7 Number 6 www.reoptimizer.com
  8. 8. doing business with the entertainment industry, which is concentrated in Hollywood and the San Fernando Valley. In Minneapolis, many consumer product companies maintain downtown offices so that they can walk to Target's world headquarters through the indoor skyway system in the winter. 8
  9. 9. Pre-Existing Buildouts Tenant improvement allowances frequently don't cover the entire cost of building out a space, so the more that you can find already in place, the more you'll save. Even seemingly unimportant items like a ceiling grid can save you thousands of dollars. Build-out costs, also referred to as "tenant improvements" (TIs) are the one-time costs that tenants and landlords incur in configuring space. TI costs can vary wildly from market to market depending on material and construction costs. In addition, TI costs change depending on what a tenant needs done. Simply painting and re-carpeting an existing space can be done for around $10 per square foot in many parts of the country. On the other hand, a lavish build out for a law office can cost well over $100 per square foot. Having pre-existing buildouts already in place can potentially save your company thousands. 9 Number 7 www.reoptimizer.com
  10. 10. Ample Glassline One of the biggest determinants of whether a commercial real estate property is Class A or Class C is the number of windows it offers. An ample glassline makes your office feel bigger and more open while also allowing you to use more natural light and less artificial light, reducing energy costs. Sunlight also leads to more productive and healthier employees. 10 Number 8 www.reoptimizer.com Site Selection: What Class of Building Should I Lease?
  11. 11. Fiber Connection & Sensors In 2015, there is no excuse for not having a fiber optic connection to your building. Even if you don't need that much bandwidth, realize that as every other business in the property installs servers, video conferencing systems and other bandwidth hogs, you will want there to be ample connectivity for everyone. Modern office space can be chaotic, especially from a management point of view. The sensor technology that is revolutionizing building energy efficiency is also finding its way into other areas of building operation. At the most basic level, motion sensors turn lights on when an office is in use and off when it gets vacated. With an elaborate multi-zone HVAC system, the building can also use sensors to only heat and cool areas that are being used, further saving energy.  These are technologies that are readily available today. 11 Number 9 www.reoptimizer.com
  12. 12. Other great Resources For great commercial real estate & tenant tips: View REoptimizer®’s other great resources: Follow us on social media: © 2007-2015 REoptimizer, Inc. All Rights Reserved. 12 Learn More Subscribe to our Blog Explore our Resources www.reoptimizer.com

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