Architects Can Dig into Tenants' Needs to Aid Brokers

Roney says architects and interior designers can uncover tenants’ needs.

SAN JOSE—Oftentimes, architects and interior designers partner with brokers even before a client has seen a raw office space in order to brainstorm space-planning techniques and create sample renderings for the broker to provide to clients. This aids the broker/developer/building owner by improving the efficiency to get deals done and leases signed more quickly, the tenant by providing a better visual of what the raw office space could look like, and the architect in garnering new business. In an exclusive , Win Roney, AIA, LEED AP, vice president and principal of HGA Architects and Engineers, recently discussed the relationship between brokers and architects when leasing office space. Roney leads HGA’s San Jose office, which focuses on Bay Area corporate interior design. During his 30-plus year career, Roney’s work has included projects with technology companies such as LinkedIn, Facebook and Apple, and he has partnered with well-recognized brokerage firms such as CBRE. GlobeSt.com: How are architects able to bring value and facilitate movement and leasing for brokers? Win Roney: Architects and interior designers help brokers with understanding, clarifying and quantifying their tenant clients’ needs and wants. Due to our knowledge of spatial planning, we are able to dig into more detail and ask the right questions to help determine what space would be the best fit for each client. For instance, what are the business goals for this company or organization and how can the workplace best support those goals and objectives? Do employees work in teams, as individuals or both? How much and what type of space do the employees need to get work done? Once we receive the responses, we can help translate the answers into a vision of the space that will best support those needs. GlobeSt.com: What types of plans do you typically put together for the broker to show perspective tenants? Roney: This is a two-dimensional space plan where we outline all of the clients’ space requirements, i.e. number and size of workstations, offices, conferencing and meeting spaces as well as specialty areas, labs, training rooms or other unique areas used for research and development. We also include other types of spaces for social and collaborative needs such as cafes/lounge areas as well as open and enclosed collaboration spaces. GlobeSt.com: What elements are taken into consideration when looking at a raw space for the first time? Roney: Most people would consider a newly constructed building (cold or warm shell) or a vacant space that has little or no prior tenant improvements as raw. In other words, we have a clean slate from which to work. First, we will complete a due diligence effort to make sure that the space is going to work for the tenant. We ask, what are the mechanical and electrical systems and is there enough capacity in those systems for the organization’s needs? Is the space up to current code? If not, what needs to be done to comply and will the tenant or the landlord bear that responsibility? Then we start the planning process. Having a clean slate is nice but we want to make sure we can functionally lay out the space to provide the tenant with a logical organization and structure, while allowing for flexibility over time. Companies are not static and we need to build in the ability to adapt and change. We also take into account the physical characteristics of the space, such as views and natural light during this planning phase. GlobeSt.com: How much time is generally put into developing this type of plan/rendering? Roney: Renderings are usually done after a tenant has made a decision about the space. There are many different types of different tools (platforms such as Revit or Sketchup) we can use, along with virtual reality tools such as Oculus Rift to help clients better visualize spaces. These tools also allow real-time changes to be made to the design or finishes, so clients are able to see how those will look at the click of a button, reducing the back-and-forth approvals, and overall design and construction timeline in some cases. GlobeSt.com: How does the broker/architect relationship improve move-in efficiency for the new tenant? Roney: Brokers and architects, if working closely together, are better able to communicate the entire move-in process to the tenant. From lease signature, preparation of test fits, permit drawings, navigating the city or agency approval process and finding a contractor, to building the space and ordering the furniture, there are many potential hurdles and roadblocks involved. The architect and the broker can work with the tenant to speed up this process and assist with making timely decisions for a realistic yet aggressive move-in schedule.