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

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

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

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

Proximity to AmenitiesThe 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

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

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

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

Pre-Existing BuildoutsTenant 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

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?

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

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