Property – How Do You Decide What exactly is Right For You?


Despite the economic climate, nobody can afford to stay still. There is certainly business out there – it might be harder to get, take longer and become more price-conscious, however, it is there.

If you are having a refreshing look at your business, one of your own major expenses will be workplace accommodation. If you are not in a workplace or not sure of the benefits or even affordability of office space, then that article may be of interest.

If you are looking to take an office — maybe you have a new business and/or looking at moving to update or save money or maybe you might be setting up regional or supplementary office space – what are the problems you should be thinking about?

Office Spot

If your business is technology-based, the precise location may not be so important. For the retail business, the exact spot will be crucial.

A number of troubles will vary in importance, depending on your priorities. For example, exactly where are your customers, are there plenty of locals to support you, and are also you where they are expecting you to be? What are their needs in terms of your business? Where is your opposition? Sometimes a concentration of opponents means they are in the right spot, other times you may want to be independent.

Do you need to have parking offered, or be near open public transport or the motorway networking? Do you need good access intended for deliveries? You may need to be next to suppliers if you need direct command over your supply sequence.

Another consideration might be out-of-town versus city-center. Town companies offer good visibility plus a prestigious address and you are generally near shops, restaurants, restaurants, banks, post offices, and the attentiveness of potential staff along with customers.

Unfortunately, this offers a premium – higher housing costs, rates, possibly more sound and pollution, and less airport parking.

Out-of-town sites can be more affordable, more flexible, and perhaps more modern with an increase in open space, cleaner surroundings, and parking.

On the other hand, the internet site might be noisy from key local roads, it may be far more industrial and therefore less interesting and there may not be fine facilities such as shops, banking institutions, cafes, etc within strolling distance. They may also not possibly be an easy commute and personnel may be harder to find.

Nearby knowledge

If you don’t have local information, find it. Ask locally, speak with other tenants and any kind of friends/family/contacts in the area, use the web as well as talk to local commercial house agents.

Find out where the footfall is, where is well-known and where is not, wherever rates are high, places that may have difficulty with scheduled delivery, and where they may be problems for example heavy traffic, noise air pollution or increased footfall on weekends (e. g. near/en-route to sports/music venues).

Workplace Size

If it’s retail, exactly what space do you need for screen and storage? If workplaces, how much space do you need with regard to staff? Intense users, just like a call center, may only have to have c60 sq ft for every person. Professional services/consultancy might require c120 sq ft for every person.

Do you need space to get reception or meeting spaces (or does the site include meeting space for you to use ad-hoc)? Do you want the space open approach or divided up? Dividing will take up space and will cost to install.

Is there extra space available if you grow (or less, if you have to contract)? Can certainly staff hot-desk (share workplace space if they are not all with at the same time)?

In the event of catering or manufacturing, is required extra space for the flow of work and separating movement plans and equipment or targeted visitors. Is there enough room for team welfare facilities?


Options to purchase (a long-term investment), lease (a rental deal over a fixed number of years, commonly with break options) as well as a license (a short-term as well as temporary rental agreement).

With researching these options you need to consider your budget, in terms of cash flow and how much you are willing to tie up in assets, and also the layout that will best suit your organization, technical requirements (for illustration telecoms and IT) along with your image and business company.

Energy efficiency ratings will probably be important in understanding the most likely utility costs of virtually any building. Look also from lighting levels, ample availability of power and data items, perimeter or under-floor wires, and air conditioning.

Purchase: Long-term, ties up funds, subject to market fluctuations, capacity to sell on. All fees, including maintenance, repairs, and also any problems, are the ones you have.

However, you have a complete handle, a long-term investment (in theory at least), as well as the option to become a landlord should you not need some or any in the space.

This is the most expensive alternative short-term, but cheaper and long-lasting, and you own the asset when the mortgage is paid.

Lease contract – long-term commitment: anything from 3 to be able to 25 years – although you may have break clauses, there will typically be penalty charges when exercised. Upfront charges in addition to professional services use up income – quarter rent forward, deposit, legal, surveyor rates, etc.

As for buying, pieces of furniture, telephone and IT systems are commonly your costs.

If an extended lease, can you re-assign? Understand the penalties for exercising break-up clauses or leaving first? What are the rent structures instructions usually upward-only rent critiques? What is your responsibility for dilapidations?

What are the restrictions? You may be competent to change the space but will typically have to change it back when you actually leave. Would you need planning alterations – particularly in a very listed building? What routine maintenance and repairs is your liability?

License – Low ingoing costs, usually two-four weeks period deposit, and rent once a month in advance and no legal fees. Uncomplicated in, easy out terminology gives maximum flexibility. Work with on-site facilities such as assembly rooms, photocopying, secretarial, cellular phone answering, and reception expert services.

Maintenance, cleaning, telecoms and yes it is all part of the service in addition to being included in your monthly payments. You could grow and contract on very little notice as the desires of your business change.

As the business grows, it may be cheaper to revue against considerably more conventional leasing arrangement instructions usually not until you get to 20+ staff.

Some view maintained office space as secondary to help to lease and not so skilled. This is an out-of-date view and quite a few serviced offices are unbranded and look just as professional just like any other multi-tenanted building.


It is not easy to do this on your own. Other than serviced office space, most reserve negotiations are complicated and you will then need a solicitor. You will also demand a surveyor, for lease and purchase. Surveyors are not practically the condition of the property and survey. They know buildings and exactly how they work and can assist you in making the right decisions.

Compare the buying price of professional help with the cost of a terrible decision. What is your business? Can you advise your clients to obtain themselves instead of using your providers?

You may also get help and advice coming from, your local Chambers of The business sector, Business Link or Authorities, the IOD or FSB, among others, plus any specialist bodies you belong to.

The particular nonpractical considerations

An important thing to consider about where you work (we spend a third of our waking up hours here, after all) is your emotional response. Whilst it should not, perhaps, govern your current decisions, it should be considered.

Will the building have a good ambiance, do you like the people around you will not it feel comfortable, does it mirror who you are and what you want your organization to be? Does it reflect just how your customers see themselves as well as the type of organizations they want to buy from?


Purchase – one of the most expensive up-front costs, however, you are paying for the fixed and current assets to eventually be yours. Just about all costs are yours to be able to organize and meet.

Lease contract – up-front costs necessary, which may involve capital as well as borrowing, and regular quarterly installments, but most costs are you and there are usually penalties to get leaving before expiry connected with the lease or exercising break up clause options.

License instructions minimal up-front costs, frequent monthly payments, very little for you to prioritize or think about, very bendable terms but not always reasonably competitive on larger space prerequisites

See our Office Space Comparability Schedule for handy information.

If you would like to talk to me in relation to any issues raised the following, please get in touch for neutral advice. It would also be good to get some feedback – what exactly issues/problems have you had? Whatever here you particularly agree/disagree with?

Barry Harvey

Heart Manager

Colston Office Heart.

Read also: Exactly what it Means to Sell a House