_The small enhancements that commercial landlords can make to attract and retain good tenants

From our extensive experience working with tenants through their due diligence and fit-out processes, there are a number of items, (many with no cost) that can make a big difference to the tenant's perception of a building and then in its subsequent modification for their own occupation.

Many of these items just require good management of basebuild data and documentation and will also help to ease the building management's process with the tenant fit-out approval.

The following examples are not exhaustive but provide some key items that we would look for if advising a tenant:

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Acoustics

Perimeter treatment and consideration to ensure tenant room sub-divisions are not compromised by hollow window mullions / lack of basebuild acoustic capping detail, poor perimeter to floor / ceiling details, ill considered services runs at odd angles to main building structure that require complex acoustic solutions. 

Basebuild information

Clear and definitive fit-out guides that do not change.

Clear and detailed basebuild descriptions (BBD) that will provide an understanding of “what they are buying” and for comparison with other options. The availability of basebuild CAD plans, specifications and commissioning data.

Clear water systems

Many delays are caused by poorly managed chilled water systems. A diligent regime from completion of the basebuild to the tenant fit-out commencement must be maintained and logged by the building management.

Building grid

A 1500mm basebuilding grid that aligns with columns and perimeter mullions – if not a clear strategy to allow tenants to produce offices based on this grid.

Fresh air and cooling capacity

Minimum allowance for 1 person per 10 m2 but preferably an allowance for 1 person per 8 m2. Spare plant space, fairly allocated and managed, for additional tenant plant to supplement air and cooling for dense or specialist areas.

Fire Strategy

The provision of a clear and concise fire strategy. A density that is greater than the fresh air and toilet capacity to allow for fluctuations.

Toilets

Toilets provided to support greater capacities. Splits between WC pans and wash hand basins that maximise the potential occupation (basic!).

Separate male and female toilets – unisex or superloos are not universally popular!

Technology

A pre-agreed wayleave agreement with the key service providers or preloaded risers.

Diverse data routes.

A definitive riser strategy (also important for M&E) that provides a clear, safe and contained route from incoming data rooms through basements to risers then up to the floor. Availability of space on the roof for satellite or point to point data transfers.

Security

An industry standard security system that is capable of being extended by the tenant into their own demise, either by adding their own head end or utilising the landlord's system. A system / card that is capable of then containing the tenant's requirements of follow me printing, catering payments, etc.

Generator

Spare capacity on basebuild generation for a tenant supply or space available for a tenant generator, with consideration of how the generator will be installed and connections made through the building.

Tenant's catering

Quite a lot of tenants are now installing hospitality kitchens or an enhanced staff catering provision and require a clear route through the risers for their ducting – or a dedicated tenant's kitchen duct – this should be considered.

Great building management

What is always imperative is a cooperative building management team who possess a good understanding of their building, systems and the ongoing involvement of the basebuild PM and Consultants to assist the tenants through their due diligence and initial understanding of the building.

If you would like to discuss any of the points raised contact: