You found this website looking for Dallas office space and we know the last thing on your mind is office space construction. However, it is a good assumption that you desire to move into a high quality office and construction is a major negotiation when you are looking for office space. We bring over thirty year of experience to you to add value to your lease negotiations and to help you ensure that the construction for your new office is beyond your expectations.
We are not a general contractor, however, we have been directly involved in the negotiation of tenant improvement allowances which gave our clients the maximum amount of construction, paid for by the landlord. We can do the same for your company.
How We Help Our Clients With Office Space Construction
1. Preparation is the most important step!
- The goal of a successful lease negotiation is to have the landlord pay for the entire construction expense for our client. This is accomplished before the lease is signed and gross rental numbers are finalized. We do this by asking the landlord to produce a preliminary space plan. The plan outlines the client’s requirements with as much detail as possible.
- We then ask the Landlord to bid the plan out to three of their preferred contractors. The goal is to give the landlord comfort that they can get the space build to the tenants requirements within the allocated tenant improvement allowance.
- It is important the the preferred finish selections are discussed at this time to ensure the landlord knows the cost of the tenant’s requirement.
- Once the numbers are given to the Landlord we ask the landlord to provide a turn key tenant improvement allowance. This removes the risk of any construction overages to our client.
2. When the lease is signed the construction begins
- We work with the tenant, landlord and architect to complete the construction drawings for the space. This document is most important because it will be the plan that the contractor uses to build the space.
- Once the plan is completed our client must approve the final drawings. We review each page with them and have them approve it with their signature.
- We set the first construction management meeting to get everybody on the same page. In this meeting a timeline is produced by the contractor. We will establish different meeting dates so that we can review the contractors progress. The timeline will also establish when the work will be completed so that we can plan for our occupancy date.
- We coordinate with our client’s key decision makers to be sure they know about the construction timeline and so they can prepare for their department’s first day of occupancy in the new location.
- Sometimes there are variations that occur in a construction project. When these instances occur we work with our client and the landlord to remedy the situation.
- We also work with the tenant’s furniture contractor to help them coordinate what they need so that the furniture is in the premises and ready for move in day.
- Data communication is also a major issue for tenants. The timing of the installation must be coordinated with the general contractor to have the cabling completed at the time that is provides the most value to the tenant.
Obviously this all starts with lease negotiation so visit our lease negotiation page to learn more.