In her experience, landlords typically use their own architect for Test Fit plans—which are floor plans used to confirm that the program requirements can be met within the space. Whether tenants are looking for new space, expanding existing space, or downsizing in place, using the same designer to create all of the Test Fit plans means a better comparison of the options.

“A consultant is sometimes better equipped than a broker to speak to the efficiency of a building or floor plate, and this knowledge ultimately impacts the cost of the space,” Savage says. “So calculating accurately how many square feet a tenant will need is imperative. And building efficiency can have a big impact on cost, as well. A tenant that needs 15,000 usable square feet (USF) in building A may be able to use only 14,000 USF in building B, just because of better column layout, window spacing, and depth of floor plate. At $30-plus per rentable square feet, that's a tremendous difference over the life of the lease, and that's only one area where a designer's value is seen.”

Consulting firms can answer questions about the permitting process, timelines, construction challenges, building code requirements, ADA compliance, or other design or construction-related issues. These challenges can seriously impact a broker (and tenant's) bottom line.

“It's also important that brokers and designers are on the same page when it comes to project budget and schedule,” Savage says. “Accurately communicating the projected milestones, budget limitations, and expectations about hard and soft costs are important to establish at the beginning of a project. Also, keeping an open dialogue throughout the process can be invaluable to delivering a successful project.”

MIAMI—Barbara Savage, a senior associate at Stantec, is challenging office developers to consider for a moment how many people in the world work in an office environment. The answer is multiplied millions. Even with the rise of virtual offices, traditional office space is among the most common—if not the most common—environment in which people work.

“But how many of those office workers ever give a moment's thought to what went into the creation of their workspace?” Savage asks. “Long before the ergonomic chairs were unwrapped and the computer screens were turned on, there was a lot of planning that went into the creation of that office space. And it most likely started with a commercial real estate broker.”

It's common knowledge, she says, that both small and large companies use the services of a commercial real estate broker during their search for office space. But, she argues, what most don't realize is the importance of the relationship between the broker and the architect or interior designer who will work on the project.

“An effective collaboration between the two can make or break a project,” Savage says. “How? An architect or interior design consultant can guide the client in selecting the right site, planning the project, and managing their expectations. In today's workplace atmosphere, many brokers see the value in bringing the designer in to help streamline the process—and the earlier the better.”

In her experience, landlords typically use their own architect for Test Fit plans—which are floor plans used to confirm that the program requirements can be met within the space. Whether tenants are looking for new space, expanding existing space, or downsizing in place, using the same designer to create all of the Test Fit plans means a better comparison of the options.

“A consultant is sometimes better equipped than a broker to speak to the efficiency of a building or floor plate, and this knowledge ultimately impacts the cost of the space,” Savage says. “So calculating accurately how many square feet a tenant will need is imperative. And building efficiency can have a big impact on cost, as well. A tenant that needs 15,000 usable square feet (USF) in building A may be able to use only 14,000 USF in building B, just because of better column layout, window spacing, and depth of floor plate. At $30-plus per rentable square feet, that's a tremendous difference over the life of the lease, and that's only one area where a designer's value is seen.”

Consulting firms can answer questions about the permitting process, timelines, construction challenges, building code requirements, ADA compliance, or other design or construction-related issues. These challenges can seriously impact a broker (and tenant's) bottom line.

“It's also important that brokers and designers are on the same page when it comes to project budget and schedule,” Savage says. “Accurately communicating the projected milestones, budget limitations, and expectations about hard and soft costs are important to establish at the beginning of a project. Also, keeping an open dialogue throughout the process can be invaluable to delivering a successful project.”