How and how much?

Section #2, How and how much?
In this section we will look more into the appropriateness of the specific office, how to brief your Interior Designer / Builder, how to develop a budget, how to save costs on lease.

2.1 Explore different ways of working
Some like to stand, some like to sit. We now throw around words such as hot desks, activity based environments and a more agile and nomadic work force. Analyze your staff needs at the office and consider a better way to maximize staff morale and productivity and always keep in mind expense minimization. A well-designed, modern, efficient office space can;
• Improve communication and collaboration between staff
• Increase concentration.
• Increase engagement
• Improve recruitment and retention.
• Increase productivity
• Sponsor innovation.
• Reduce sick time.
• Be more sustainable

The downsides:
In certain circumstances a full activity based environment has been shown to have negative effects on staff moral and office culture, it is crucial for humans to have a sense of belonging to a space and a team, we can guide you in the balance.

2.2 Talk with the experts.
At this stage you have determined the approximate size and location of the building that you require and the type of fit out that would work for you. Now it’s time to bring in the professionals. The designer will discuss your business with you and help develop a brief, which would include an accommodation policy and determine the technical requirements of the future tenancy and discuss working methodologies that may be suitable for you. The designer / builder will now take into consideration your particular office requirements and help narrow down the office space (Mt2) you need  

2.3 Develop a budget.
We will be able to give you a ball park target for the fit out budget, office fit-outs generally cost between $650 and $1,500. Per Mt2. You can determine a cost of the lease with a bit of research online at any of the commercial real-estate web sites. Your lease would typically include some incentives, (lease free period or fit out contribution).

2.4 Talk with an Agent / Property consultant.
Now you have all the information to properly brief an agent who will doubtless send you to numerous properties, and discuss the various merits. It is important to include the designer/ / builder in these initial discussions as we will be able to provide a quick sketch of the space to see how you would fit in (normally this would be without cost) this will help you settle on a space. It is most important to use a designer / Designer-Builder who is independent of the agent / building owner (you don’t want advise coloured by conflicting interests)

2.5. Tenancy due diligence.
Before settling of any tenancy it is crucial to have some inspection carried out, this will potentially save you from negotiating a 5+ + lease on a lemon.
(a) Air-conditioning / Plant & Equipment Serviceability
(b) Condition of roof / leaks
(c) Power capacity on the switch board & compliance with new regulations.
(d) Base Building lighting condition.
(e) Car park subject to inundation / flooding Quantity
(f) Telephone lines available on the street (this can be a huge problem)
(g) Availability of High Speed Internet.
(h) Sanitary facilities Quantity condition.
Talk with other businesses in the same tenancy and check if they are happy with the landlord, maintenance and air-conditioning. Discuss with your designer / Designer-Builder at this stage to give some advise as to how your business would fit in this particular space and it’s merits from a fit-out point of view compared to the competition.

2.6. Negotiate a better deal.
Once you have found the property you like and have made sure it meets all your requirements, it would be wise to talk with a property consultant to help you negotiate the lease and any lease incentives that may be offered. By engaging a property consultant you would normally save significantly more than you would spend on fees.