1- Evaluate the existing ones
Rstay or change? For companies that already own or rent offices, this question comes up frequently. ” But the objectives pursued vary according to the stakeholders notes Marie Martins, director of “tenant representation” (advice on all real estate matters for companies) at JLL. ” A finance director would focus on the economic dimension of the project, the human resources director on its social dimension, quality of life in the office and talent retention, while a general director would like to give a new impetus to his strategy . corporate “. It is not easy to decide. And yet, everyone is right. It is therefore necessary to launch a preliminary study before making a decision – which will give you an accurate, informed and pragmatic opinion on all these aspects.
” When the company is a lessee, the first thing to do is to accurately examine its commitments to the lessor. », details the JLL expert. When can she excuse herself, if she wishes? What are the financial consequences of the remodeling clause included in the lease? Whether she stays or leaves, what are the stakes financial, technical, social, environmental ? What about compliance obligations and equipment obsolescence? Does the company have to take care of these operations? And how does the application of the tertiary decree apply in my case? “For all office buildings over 1000 square meters, the tertiary decree – with the entry of the energy consumption of buildings into the Operat platform, from September 2022 – imposes an energy renovation of the buildings, to obtain a reduction of 40 % of energy consumption by 2030 “, warns this expert. ” It is therefore necessary to verify who, between the lessor or the tenant, will have to pay for the execution of the work and for the guarantee of compliance. » The cost of rents, and the good adaptation of the surfaces to the activity of the employees, are other factors to take into account. Are meeting rooms used and well sized? Is the rent in line with market prices?…
2- Analyze the needs
Before looking for a property, you need – as with any project – to analyze your needs. We know that the hybridization of working methods – sharing working time between various professional spaces, public or private – has led to a revolution in the ways in which spaces are occupied: employees, in particular, have high expectations in terms of well-being. comfort. Why go back to the office? And under what conditions? Collaborative spaces (60% of surfaces) now take precedence over individual spaces (40% of spaces), but they should allow for improving employee performance, providing them with comfort and fluid interactions. Does society need a showroom, bathrooms or even one of those accessible terraces (rooftops) that are currently flourishing in big cities…? On a more realistic basis, it is crucial to start by predicting the office occupancy rate.
JLL offers an innovative online service called the Flex Calculator. It helps each user company to calculate very quickly the optimization of the office space that it will be able to achieve by perpetuating its teleworking policy or favoring flexible offices (flex-office). Policies that often go hand in hand with the reduction of spaces destined for private offices and the increase of collaborative spaces.
3- Identify suitable facilities
With the research specifications thus established, it is time to start looking for future premises, based on the defined criteria, and if possible resorting to specialists who know well the market in the targeted geographic area. With NXT Office, an immersive digital experience from JLL, you can consult and obtain information quickly and free of charge. NxT Office allows you to view and select in 1 hour the spaces for rent or sale that meet the company’s criteria and within a certain perimeter.
” We have access to all the offers on the market and we are in fact reducing the carbon footprint of our managers and employees’ travel by selecting only the sites from a shortlist for the “real visit”. “, says Maria Martins. ” If the manager doesn’t have time to go to JLL’s premises, we take our technology to him through our immersive virtual room Nxt Show-room 3D, it’s a tool developed just for JLL. Just contact us and we’ll schedule an appointment with one of our experts within 24 hours. »
More generally, JLL offers you access to knowledge of the markets by sector, to discover areas of opportunity (those that benefit from an abundant, new supply and at rent levels and support measures that are very favorable to companies ).
4- Choose the right place
It remains to choose, among the proposals, the most suitable place for the majority of collaborators. It is not easy to reach a consensus on the matter. Thanks to the previous steps, the company identified its need for surfaces, its research department and its budget envelope. But what about the transport time criterion? Our advice? Use a digital tool developed by JLL to calculate the impact of transport times.
With this tool it is possible to calculate, in a few minutes, for each of the locations considered, the travel times of employees, compare them with their current transport times, but also and above all measure the impact of the carbon footprint. related to their movements. This tool is so precise that it is possible to detail these impacts according to the modes of transport customized by employee (metro, bicycle, car), but also immediately identify the “sensitive cases” that must be supported. “Sensitive cases” are those whose transport time was currently at least 45 minutes and who would be faced with an extension of 20 minutes or more in their travel time.
5- Seek energy efficiency gains
In a context of transition to a low carbon economy, the company finally has to improve the energy performance of its future facilities as much as possible. One possibility is to favor one of the first buildings with high environmental performance (net zero). Another is the energy renovation of the existing building – for example by installing double glazing, optimizing air cooling methods or installing presence sensors (in particular to optimize the attendance or reservation of spaces and the associated automatic lighting system). ).