In leasing a commercial speculation property, a whole of issues will evolve as part of the approvals process for tenancy design. Listed below are some of the major elements that will need faithful notice and planning. If you are a property investor or a property manager, this list will come in handy.
Before we start, the golden rule here is that the tenant does not start any fit out works until the landlord has approved the plans, and that the plans have then been submitted to the local planning authority for scrutiny. The planning authority must also have given their approval for the proposed fit out. No works kick off on site until all approvals are in place.
If you are an investor, you do not want a tenant taking occupancy in premises that have not been authorized for career or where the fitout is illegal. The liability and assurance situation is not attractive. So many things come into play that can seriously impact the landlord's legal position in the case of damage to the property or personal injury on the property.
In a new tenancy found and approval process you must be clear and exact about who is providing the following and to what standards.
- Carpets - these should be of a good commercial grade and be installed under the fitout so that the future dismissal of the fitout at lease expiry will allow the carpet to be used into the future.
- Walls and partitions - the found of the tenancy will be specific to the tenant requirements given the floor size and layout. Clarity is needed on the standards of the walls to be constructed and either or not the partitions go right to the underside of the ceiling slab. Depending on the firm they may want privacy and low noise transmission. A high partition line is the only way to perform that.
- Ceilings standards - the standards of ceilings to be used in the fitout should be thought about described. Today there are many types of suspended ceilings that can be used in the property. It is a equilibrium between cost and practicality. When the ceiling is damaged for any guess you want the repairs to be unmistakably undertaken. Someone else part of the ceiling grid and found process will be the ceiling height that can be achieved. Low ceilings make premises hard to let.
- Lighting layout - each country has its own standards when it comes to lighting in work places, and in most cases the approved is set to a sure frame or whole of Lux at desktop. Lux is a part of illumination. You need lights placed in the fitout so that the level of illumination is achieved. Part of that decision will be the tubes chosen to be used in the light fittings. Today's focus on energy savings and the 'green ratings' of buildings, means that the option made here is quite relevant to the tenant and the landlord.
- Air conditioning configuration into the fit out is necessary for tenant comfort. The placement of the air-conditioning given the layout of the tenancy will originate variations from the 'open plan floor design'. The tenant's fit out will convert the flow of air and the demands on the air in separate zones over the premises. This discrepancy and calculation has to be handled by a fine air conditioning engineer.
- Entrance to the premises - in most cases a landlord will provide a basic point of entry to the premises using basic construction materials. If a tenant wants a very 'high profile' entry doorway, then the tenant should pay for the variation.
- Directory board - the tenant should be displayed on the directory board for the construction and the facts should be kept up to date. It is wise to get the tenant to give written instructions as to the detail to be put on the directory board regards their business. If special sizes or logos are required beyond the basic entry then it is normally a tenant cost.
- Toilets, services, and amenities - every construction will have its own set of these and the way they can be provided. It is wise to set rules as to how the tenant can use these and in what way. If the tenant is going to put greatest ask on the construction services or amenities, then some extra payment from the tenant should be structured into the lease.
- Communications systems and capabilities - each construction will have its points of relationship into the transportation systems to the street outside. The tenant should only be allowed to do the connections when the full demands and configuration are approved. You may need an engineer for this. Do not give the tenant approval to use the construction transportation risers until all facts of the factory are understood.
- Power provide (and urgency power) - the tenants firm is likely to have sensitivity to power outages and downtime. That is why many buildings have standby power systems. It may be that the landlord or the tenant needs to think this aspect in the tenant layout and fit out design.
- Make good processes - every tenancy will come to an end at some stage. You should think about that at the time of the lease being created. Decisions should be made about what items need to be removed from the tenancy and at the cost of whom. All these works should occur prior to the end of the lease. The lease has to report those works clearly.
So these are some of the major considerations of the tenancy found and approval process. A wise landlord will have construction rules that the tenants must bind to and the approval process to back it up. A great speculation property is a well controlled property.
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