Building Analysis: Solving Commercial Real Estate Challenges

A Step-By-Step Guide   

The Building Analysis tool was created to provide support to our clients while they’re in the early stages of site selection. It assists them in making well-informed decisions by offering valuable data and insights for assessing the suitability of potential locations or properties.  

Whether they’re considering downsizing, lease renewal, relocation and build-out, or subleasing, we’re here to help streamline the process. 

Client Scenarios & Our Solutions 

Below are some examples of how we solved existing client challenges. 

Example 1: Maximizing Existing Build-Outs    

Imagine a scenario where a client is evaluating different buildings for their new office space. In one of these buildings, there might be an existing build-out that's well-suited to their needs. We can salvage a significant portion of this existing infrastructure, which ultimately reduces our construction costs.  

This can be particularly advantageous when we compare it to the landlord's contribution to the overall tenant improvement. It's a cost-effective solution that can lead to significant savings.   

Example 2: Space Efficiency through Existing Infrastructure    

Another scenario involves finding a building with an infrastructure and architectural layout that naturally promotes space efficiency. In such a building, there might be minimal space dedicated to circulation paths, allowing us to maximize every square foot to its fullest potential.  

While the rent for these buildings might be slightly higher, they can result in long-term cost savings. This is because the efficient use of space can offset the initial expense, especially when considering the landlord's contribution to a tenant improvement allowance.  

A Deeper Dive on the Building Analysis 

Our streamlined in-house approach navigates the client through each phase, emphasizing timeliness and helping organizations harmonize their vision with cost-effective strategies.  

Here’s a deeper dive on each individual step: 

1. Program with Target Space Allocation  

We take into account the client’s current and projected employee headcount and projected growth. We specify the square footage (SQ FT) allocation for various space types, ensuring that every aspect of your workspace meets your unique requirements.  

Example Space Types:  

• Open Offices: Fostering collaboration and flexibility.  

• Private Offices: Privacy and focus.  

• Meeting & Collaboration Spaces: Brainstorming and teamwork.  

• Support Spaces: Essential areas for administrative and logistical tasks. 

2. Test Fit Plans for Multiple Locations   

Our Building Analysis isn't confined to a one-size-fits-all approach. Instead, we take the client’s unique program and apply it consistently across all the shortlisted potential buildings they're interested in. This ensures that they have an apples-to-apples comparison, making it easier to identify the best fit for their needs. 

Program Overview Example: 

“As we understand it, due to the implications of hybrid work and the nature of your existing landlord relationship, this project in will be to downsize and relocate.  

The example program includes an in-office occupancy of 106 employees. BUILDING 2 meets the criteria within its floor plate creating a single floor workspace with the most efficient square foot utilization at 373 RSF per person.  

Space planning at BUILDING 1 showed that the floor plates impose challenges to keep the space within the our 38,000 SF target. The current space plans at BUILDING 1 show a utilization of 42,000 SF which allows for 16 additional hotel desks and 2 additional private offices.  

BUILDING 3 has slightly smaller floor plate and at two floors falls just slightly short of our target program with 3 private offices missing.” 

3. Immersive Design 

We create spatial renderings to help the clients picture themselves in their space. These designs are beautifully customized to best actualize their unique vision.

Design Overview Example:

“Because of the smaller floorplate, the suggested program for both BUILDING 1 and BUILDING 3 utilizes both floors separating the workspace. The smaller floor plates also mean more windows and exterior views. The proposed space plan offers more separation between client and work areas.  

BUILDING 3 has small outdoor private areas as well as separation between client and work areas. BUILDING 1 is the only site with an existing buildout shown partially salvaged which can be a limiter to design opportunity or increase cost.  

BUILDING 2 is the only floorplate the allows the entire program on a single floor and has a large private outdoor area. The larger floorplate at BUILDING 2 also means fewer exterior views in meeting areas and less separation between client and work areas.”  

4. Strategic Budget  

We provide a projected cost analysis for each shortlisted location, spanning from 1 to 15+ years into the future. We can assess how well the client’s requirements align with the building's existing conditions, helping to minimize construction costs and maximize their budget. 

Costing Analysis Example: 

“As previously discussed, the existing infrastructure, floorplate shape, size, and tenant improvement allowances (TIA) will impact the total out-of-pocket expense to the tenant. Based on a 15 year lease we project BUILDING 1 to have the most out of pocket expense totaling $2,120,000 beyond the TIA provided by the landlord.  

BUILDING 3 is forecasted to have the highest TIA resulting in an expense of $1,449,000 beyond the TIA. The cost at BUILDING 3 are being driven up due to building standard requirements specifically relating to the MEP scope.  

BUILDING 2 has the lowest out of pocket expense at $732,000 beyond the TIA. This analysis will be impacted by lease negotiations and the DESIGN+BUILD team will be updating each of these scenarios accordingly as more information surfaces.” 

5. Project Schedule  

We map out the entire journey, projecting completion times from site selection, through design, permitting, procurement, all the way to the completed construction and move-in date.  

No Surprises Along the Way 

We take into account all of these elements at the outset of lease negotiations, making sure that these associated costs are carefully integrated and considered during discussions with the landlord. This proactive approach guarantees a transparent and smooth experience from the very beginning. 

Your Path Forward: Contact A Workspace Specialist 

Ready to embark on proactive planning? Reach out to our team today, and we’ll start exploring the possibilities for your new office space. 

Share Your Insights and Stories 

Join the conversation and share your experiences by emailing us at info@db-workspace.com. By fostering a platform of dialogue and diverse learning, we can collectively shape a better workspace landscape for all.