Millard T. Pratt Principal

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Office Renovation Checklist

In order for an architect to help you design your office, you first need to know what you want. Below are a few questions to help you figure that out.

1. How do you work?
a. What are your personnel space requirements?
b. What are the department space requirements?
c. What are the common area space requirements?
d. Do you have/want a high-tech conference/training center?

2. How do you want your office organized?
a. Do you want individual offices or open space?
b. Do you like spaces to be open to each other? For example, do you like your work areas to be visually connected to the reception/waiting area?
c. What spaces do you want next to each other?

3. How do you want your office to look?
Your office is a brand statement. Identifying your company identity can help your architect more quickly create a design that will reflect your brand.
a. Is there an office that you have seen in town or in a magazine that you like?
b. Do you like look of your current office or would you like to change its looks dramatically?
c. Do you want your office to fit into a traditional look or would you like to make a contemporary design statement?
d. Do you have materials that you would like to use such as steel, glass, or wood?

4. How much do you want to spend?
Having a realistic budget is the most underappreciated part of the design process. Many projects are doomed from the start because their budgets do not support their lofty goals.
a. Are you willing to spend what it takes to get what you want?
b. Do you have a budget in mind and want to get the most out of your dollar?
c. Is your landlord providing a tenant improvement allowance?

5. How long will it take?
Unfortunately, conventional wisdom in construction is "it always takes longer than you think."
a. When do you want/need to move into your new office?
b. Is your office in a location that requires planning or design review for exterior renovations?
c. Have you interviewed and/or selected an architect and contractor for your project?

6. Other things to consider.
Are there other things you care about that are not part of the standard design criteria? If there are, you should communicate them to your architect during the interview process to see if he/she has interest or expertise in matters that concern you.
a. Green design: are you interested in the use of sustainable and ecologically sensitive materials and methods?
b. Do you want an energy efficient office?
c. Do you want furniture design integrated into the design of your office?
d. Do you want your office wired for a network?

If you, a colleague or a friend have a workplace or home space need, please feel free to call me for a free consultation at 415.538.3465. Or email me at ted@mtparchitects.com.

return to Articles index		 BUILD TO SUIT
Why fit your office into a one built for another? When you design a an office, you can build your office around your work style.

I have client who designed a conference room with a glass wall facing a major public space so their clients could see them at work.

Another client wanted a grand stair to connect all the employee work areas.

GET IDEAS FROM MAGAZINES
If you find it hard to put ideas into words, try putting them into pictures. I recommend starting a scrapbook for design ideas. Fill it with photos of offices you like and make notes about why you like them. You can find lots of design inspirations from commerical design magazines and books found in your local architecture bookstore. Once you know what you want, you will find it easy to speak to a design professional about your ideal office.

BUDGETING YOUR PROJECT
A good "Rule of Thumb" is that tenant improvement costs start at $45 per square foot. Beyond that, you have to budget professional fees (architect & engineers) of $3 to $5 per square foot. Don t forget permit fees; they will run about 2% of construction cost.

PROJECT SCHEDULE
Depending on size, an office can take 2 to 4 months to design. Some communities require design review that will add 3 to 4 months to the project. Building permits will take 4 to 8 weeks. Finally, construction can take anywhere from 3 to 6 months. Expect to wait at least 6 months before you can move into your new office.

PERSONAL EXPRESSION
What are your values? Your Work Space is a reflection of the company. It's more important than you imagine as a means of expression.


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