Building evaluations: what to look for in a new building. (An Advertising Supplement).

This article is focused on choosing a building. It will attempt to touch on some important and potentially costly issues. This article is not a comprehensive check list.

The selection of an architect or space planner, before building selection, is essential. It is equally important that the tenant or its project manager manage the design process. The selected space planner should spend the time and energy to program the Tenant s space needs.

The concept, once the programming has been completed, is to establish a quantifiable requirement. This should be translated into a usable square footage and an ideally sized floor plate. Once the tenant s requirements are established, it will be easy for the architect/space planner to do test fits or quick space plans for different building floor plates. The tenant can then determine if the building size and configuration work for its operation.

In addition to the floor plate size and configuration, there are also a number of election criteria for a new building.

Of course, the best alternative is a build-to-suit, where the tenant customizes the building to suit its specific needs. But you may sacrifice location or be relegated to far-out suburban areas. There is only so much vacant land left in desired areas.

First impressions are important. Upon initial approach to the building, a tenant should begin a checklist of important issues. How accessible is this building to public transportation, major roadways? What about adequate parking and amenities such as retail, hotels and restaurants? How will employees get to work? Where will they eat?

Each building has a distinct identity, such as a visible presence on the skyline or standout architecture. Normally, buildings with a unique or positive identity are more desirable to tenants in the marketplace. Although appearance is important, tenant concerns should be focused on whether the building lends itself architecturally to the tenants requirements.

The appearance of the building s main lobby creates an immediate impression upon visitors and customers. Therefore, the tenant should study the lobby closely, determine if the finish materials appear adequate, analyze the lobby s entrance and determine the appropriateness of the security and information centers. Another major consideration is the adequacy of the building s elevator service. Checklist items in determining elevator adequacy are signage and accessibility. Waiting lines for elevator service and congested elevator lobbies during peak hours are warning signs of less than optimal service. Ride the elevators to check whether they have a comfortable ride. This is not as important in a low-rise building, but is critical in mid to high-rise.

If the lobby fails these inspection criteria, don t anticipate the conditions will improve landlords typically don t improve conditions unless the building changes ownership. The same hold true with elevator operations, as landlords seldom change maintenance companies.

Making a second inspection, especially after hours or on weekends, gives the prospective tenant an opportunity to look more closely at existing conditions.

A good broker and a good project manager will ask many questions of a landlord and should produce a questionnaire for the Landlord to complete and return with its economic proposal. Some of the important items that need to be identified are as follows:

* Use

The building should be zoned for tenants use. Of course, in most cases, that s commercial. It should have as a minimum, code-required parking. This may not be enough for the tenants usage. Needless to say, the building should not have any serious code violations or any notices to comply against the property. The tenant must be able to pull a permit if its design complies with code and the Landlord should guarantee ability to permit and occupy: in other words, no City restrictions on the tenant and the tenants proposed use.

* Architectural

The building should offer its tenants utmost floor efficiency. The loss factor, from rentable to usable square feet, should compare favorably to other similar buildings in the same market area. Typically this is expressed in a percentage.

In my opinion, the ideal floor configuration that delivers the most efficient layout is a rectangle with a rectangularly configured center core. Curves, chamfered corners or notches will reduce floor efficiency, especially for tenants with large perimeter private office requirements.

The dimension from window wall to core wall should, in most buildings, be no less than 35 and no more than 45 feet. However, comfort factors, workplace standards (open plan versus closed offices) may affect these rules of thumb.

Bay sizes should not be less than 25 feet square. Interior columns compromise layout flexibility. The first row of interior columns, if present, should align with the outside wall of perimeter offices and not project into corridor space.

If this is a new building, the landlord should provide a realistic schedule of completion of core elements, i.e., toilets, drinking fountains, core wall finish, fire stair, electric/telephone closets etc. This will affect timing of tenant improvements.

The condition of the fa ade should be evaluated. The tenant should look for damage, leakage evidence, missing wall insulation, missing fire stops, caulking problems, insulated or single glass window units.

Finally, the building s module, related to window mullions, bay size and ceiling systems, should be consistent throughout and should relate well to typical office sizes and efficient layouts. You don t want an office wall to intersect glass and the Landlord probably doesn t either.

* Structural

The floor loading capacity of the building should be able to support tenants requirements. General office space is typically 70-100 pounds per square foot (PSF); service, file and storage areas: 100-150 PSF; computer areas: 100-225 PSF; and compact file areas: 200-250 PSF. Heavy storage will probably require structural floor reinforcement. Few buildings are built with the capacity to support that kind of load.

The floor-to-floor height should be a minimum of 12 0 to achieve an 8 6 finished ceiling height. Ceiling heights less than 8 6 make the space feel small and cramped. Ask any architect or designer ceilings of 9 -0 to 11 -0 make the whole space look roomier.

Structural capability must be adaptable for special tenant requirements such as interior stair and increased floor loads. Ask the landlord up front what is required. Can the floor below be accessed?

Check critical structural conditions such as: floor levelness and roughness; slab cracks; visible structural repairs; fireproofing missing on structural elements.

The Landlord should repair any deficiencies, including latent defects that are found during fit out construction. It is not the tenants responsibility to pay for the repairs on the landlord s investment.

* Mechanical

It is a good idea to identify the HVAC system; the temperature control system and the capacity of the system.

HVAC systems on multi-story buildings are either central refrigeration plants with central air handling system or floor-by-floor water-cooled fan units (There are advantages to each). On smaller buildings, split system or packaged units located on the roof provide air-conditioning. Typically, water-cooled systems are more economical to operate, and, therefore, less cost escalates through to the tenant.

The temperature control system consists of either variable or constant air volume. Variable air volume is the most efficient and the best for controlling temperature.

The perimeter system could be baseboard radiation, induction system, fan coil system, or fan-powered VAV. Determine the capacity of system for zoning.

Find out if the building uses pneumatic controls or Direct Digital Control CDDC is more efficient and accurate but it definitely costs more to install initially).

With supplementary systems (24 hour A/C), one should pay attention to the size and capacity of condenser or chilled water system; landlord charges to tenant for condenser water as well as charges to connect condenser water riser; and availability of connections on the floor. Condenser water needs to be provided year-round. Hours of operation should be publicized. On low-rise buildings, tenants should have the right to install package units on the roof for 24-hour systems.

Minimum performance specifications include available cooling of one ton of air conditioning per 325-375 rentable square feet (rsf) (Los Angeles, CA); average air distribution of 1.0 to 1.5 CFM per rsf outside air distribution of 0.7 CFM minimum per rsf. Tenant needs to ask the landlord for specifications on the HVAC system and run it by the Project Manager.

Steve Gallagher is with the Cushman & Wakefield Project Management Group