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  3. Office Space Around the turn of the century, you couldn’t get office space in San Francisco without first showing your poten

Office Space Around the turn of the century, you couldn’t get office space in San Francisco without first showing your poten

admin2013-01-22  28
问题                                   Office Space
    Around the turn of the century, you couldn’t get office space in San Francisco without first showing your potential landlord your business plan and offering stock options. You had to pitch your landlord the same way you did your venture capitalists. Landlords realized they could pick and choose tenants and interview them, rather than vice versa.
    Since the dot-com bust, however, that has changed drastically. The vacancy rate in San Francisco jumped from 2% in 2000 to 9% in 2001.  Now, landlords are less picky and will often divide up floors of their buildings to suit smaller tenants.
    What Functions Does the space Need to sever
    When deciding what purposes you need your office space to fill, think about your expected everyday activities. For instance:
    Will you expect clients to Visit your office? Then you need a nice reception area, easy parking, product display areas, conference areas.
    Will those clients stay for extended periods of time? Then larger meeting rooms, audio/visual rooms, the impact and impressions that the rest of your office space will make on them. Should there be a closed-off area that clients visit?
    Will groups of your employees have regular project meetings? Think about having several small meeting rooms with white boards, computer hook-ups, overhead projection systems, etc.
    Will many of your employees travel extensively or telecommute? Think about setting up central, non-assigned workstations where anyone can plug in and do their work with access to e-mail, and voice mail.
    Will you need open spaces that will foster creative thinking and teamwork? Think about setting up separate areas where collaborative efforts can easily be discussed and brainstormed without disturbing others.
    Will you have employees involved in phone negotiations, research study, and other tasks that require more quiet concentration?--Think about..,  private offices where more independent work and private discussions can take place.
    Will you have employees or clients with sight or hearing impairments, physical challenges, etc.? --Think about.., special accommodations for employees or clients with special needs.
    Will you need a break room? --Think about lunch room space, kitchen appliances, games and activities to relieve stress and foster creative thought, restful decor, energetic decor, etc.
    Will noise be an issue in any respect? --Think about.., sound proofing meeting rooms, break rooms, product development areas, manufacturing areas, etc.
    Will you need loading and shipping dock areas? --Think about.., future ventures into product lines you may not offer now, receiving large orders of supplies, etc.
    There are probably other uses for your office space, so make sure you’ve thoroughly thought through all of the activities you see being performed on a routine (and even a non-routine) basis and write them down. Your final selected space should accommodate most if not all of those needs.
    So now you know the uses the space will have, but how much square footage should you look for? Let’s go to the next session to find out how to estimate the size of office you need.
    How much space Is Enough space?
    If you know you need a physical space for your business, and you know what features you need in that space, then your next question is probably, "how much space do I need?" According to Office Finder.com, in typical office scenarios, you can estimate 175-250 square feet per employee. If you know, however, that you’ll need a couple of large executive offices then you need to estimate more square footage for those. Typical "presidential" offices range from 150-400 square feet. Secretarial and administrative space, on the other hand, will range from 60-110 square feet.
    Don’t forget about meeting room space. Conference rooms should allow 25-30 square feet per person for a traditional conference room arrangement. If you’re using it in a classroom (or theatre) style setup you can estimate 15 square feet per person.
    Your reception area should accommodate your receptionist, as well as the average number of people you would expect to enter at any given time. If you expect to routinely have groups of 6-9 people arriving and waiting in your reception area, then make sure you have at least 300 square feet. For smaller groups of 3-5, you need at least 200 square feet.
    Other space requirements, like filing areas, library space, break rooms, mail rooms, and general storage should not be left out either. The space requirements for these types of areas will vary depending on your use and needs. Here are a few more guidelines:
    For filing cabinets, allow 7 square feet per cabinet.
    In your library, remember to account for people as well as your media shelving.
    People-space can typically be estimated at 15 square feet per person for sitting at tables for break rooms, libraries and meeting moms.
    Remember to plan accordingly for telecommuters and other "transient" workers. If a large portion of your workers telecommute, or are out of the office for a majority of their time then set up non-assigned workstations. In most cases, designated office space is not necessary for employees who work from many locations. You can save tremendously on your square footage by using this type of system. It may mean that more filing cabinets, printers, etc. are necessary in employee’s homes, but you’ll still come out better in the long run.
    Losing the Terminology war
    Remember when I mentioned that you need to familiarize yourself with the commercial real estate lingo? Well here’s why. When you ask to see properties of a certain size, what the agent will show you is usable space. But, usable space is just the space you actually occupy physically. It doesn’t include the common areas such as the entrance hallway into the building, rest rooms, etc. The square footage these areas occupy is indicated as a percentage of the usable space, and if you add the amount of square footage for this common area space to the usable space you are asking to see, you’ll get the rentable space WHICH IS WHAT YOU WILL PAY FOR. So, don’t stroll around with the real estate agent while figuring the price in your head based on the amount of space you are asking for and assume that’s what you’ll pay, because it’s not. You have to pay for the common area space as well. That’s our first warning.
    Read the Fine print
    Make sure you’ve read every word of your lease before you sign it and negotiate with the landlord to reword any sections that are going to be unrealistically hard to abide by. Remember the lease was written with the landlord’s interests in mind. Watch out for things like:
    •Limits on hours of use for the property.
    •Requirements that state you have to leave the property exactly as you found it without accounting for typical wear and tear.
    •Limitations on alterations to the property. Subletting restrictions.  (Remember that you may not need all of the space you have leased, or you may be acquired by or merged with another company changing your legal ownership.)
    •Restrictions on lease renewals. Make sure there is a provision that will allow you to renew the lease if you so choose, so the building is released to someone else out from under you.
    •Common area maintenance. Negotiate, negotiate, negotiate.
    •Landlord administrative charges. You may be able to get the landlord to drop this.
    Ｗatch Your Bills!
    According to an article entitled "Commercial Real Estate" by Ed Eriksen published at the Online Women’s Business Center, your landlord may charge you for after hours increases in utility costs like heating and air conditioning. If you find this is the case, make sure you review the bill closely and make sure the electric rate you are charged is truly the rate for that period of time. Typically, the after-hours rates are lower.  Check with the local utility company to verify the charges before you pay.     If you are entering a building that houses some much larger businesses than yours, also make sure you’re not paying for some of their expenses. Landlords will often have special deals arranged with large tenants that provide them with longer operating hours, which will in turn mean higher utility bills, higher security bills, etc. Make sure you’re not paying for those services. Check the bills you receive from your landlord and make sure all of the expenses are yours.
It used to be really difficult to lease office spaces in San Francisco.
选项 A、Y
B、N
C、NG
答案A
解析
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