What are some of the trends and
considerations in office design that are evident today?
|
Space
considerations have always been a priority of all business owners and always will be.
Shared positions have demanded mobile workstations for office users. Flexible work
schedules have given rise to the demand for new amenity areas such as relaxation areas or
exercise areas. The changes in computer technologies have created new configurations of
workstations. Ergonomics issues are prevalent. Generally, there are numerous and often
complex issues that must be considered when planning for client moves or expansions.
Growth in some industries has been exponential and therefore planning considerations are
not always well defined. In short there a growing number of challenges for all designers
to take into effect.
|
What is an average 'cost per square foot'
in an office renovation or relocation project?
|
The
value, or 'cost per square foot', of any project is determined by a wide variety of
factors, and is difficult to present with accuracy until a project's scope has been
reviewed. A typical "cost per square foot' range would be between $25 and $40, but,
as the type of finishes used in the project effect this cost, these estimates should only
be used as a guide. Some of the project finishes that determine this cost include; the
type and quality of doors, carpets, lighting, wall coverings, feature millwork selected,
and others. Totalplan provides planning, budgeting and estimating services that allow us
to predetermine a 'cost per square foot' for your project, and then carry the project
through to completion.
|
Why does commercial construction cost so
much per square foot?
|
The
building code, relative to commercial space, requires different materials and features
than residential construction. These features and materials can include air conditioning
systems, commercial grade wall and floor coverings, commercial lighting fixtures and many
others, all of which add to the cost per square foot.
|
How long does it take from start to
completion for a tenant improvement project?
|
A
typical office project of 5,000 – 10,000 sq. ft. takes approximately eight to ten
weeks from the beginning of the design process to the completion of construction and
tenant occupancy. This time frame is wholly dependent upon the level of finish selected,
but, as project time lines can be controlled relative to the specifications of materials
and their availability, some projects can be completed in as little as three weeks.
|
What are the advantages of using a design /
build company?
|
#1-
Value: In today's business, where budgeting is critical, a full service design-build
company like Totalplan Inc., can offer you, the client, the best value available in the
marketplace. Our day-to-day involvement in the construction industry, keeps us informed on
the constantly changing construction values and issues allowing us to save you money!
#2-
Convenience: With our 'Totalplan Inc' approach to your project, we minimize the number of
issues and people you have to deal with. We handle the details, allowing you to
concentrate on running your business.
#3- Savings:
Through our control of all the individual phases of the design / build process as a whole,
we are able to expedite our projects, and in turn, save you time and money. In addition,
this controlled aspect in a design-build project enables us to target the budget on the
initial design and eliminate costly redesign charges that can often arise as a result of
finishes specifications and construction modifications.
|
Who is responsible for obtaining the
permits?
|
The
general contractor is typically responsible for obtaining the occupancy permit which is
required prior to application for any and all other permits for tenant improvement
projects. The general contractor is also responsible for coordinating all on-site
inspections for build components such as the electrical, plumbing, and sprinkler systems
with the local inspector. Totalplan offers this service as an integral part of all of our
design-build projects, ensuring that all inspections and permits are obtained as necessary
so our projects are completed on time and on budget.
|
How much does it cost to install a sink in
my premises?
|
Project site
conditions are the key determining factor in the cost of installing such an item. In
commercial buildings, some very specific procedures are required to prepare the space for
the installation of a sink which, depending on the buildings structure, can be expensive.
These procedures, such as X-raying the floor slab and coring it with a special machine to
install the plumbing can prove to be very costly. Installations of this type, in
commercial buildings, can vary in cost anywhere from a few hundred dollars to as much as
eight thousand dollars in extreme conditions.
|
Do I need an air conditioner specifically
for my computer system server?
|
Depending
on the type of computer system, it is possible that a separate air conditioning unit may
be required to control the room accommodating your server. The newer technology in
servers, as a rule, require less air conditioning accommodations than the older versions,
but, depending upon the room dimensions and equipment involved, an air conditioning system
may be required. The typical cost of an independent air conditioner for a server room is
between five and ten thousand dollars.
|
What costs more for window coverings,
blinds or etching?
|
Depending on
the levels of finish on the blinds and the type of pattern on the etching, the costs of
blinds versus etching are quite comparable. The latest trend in window coverings for
visibility / privacy is a new cleanable etching film .
|
What is a better flooring material, granite
or marble?
|
Granite is
probably the most overall cost-effective flooring material as it has a harder surface and
will not scratch as easily as marble. It is a more expensive flooring than other
materials, and is typically used in the more elegant office interiors.
|
How long does it take to get a building
permit?
|
The time frame
for obtaining building permits varies from one municipality to another. For example, for
projects located in the downtown core of the City of Vancouver, the typical term from time
of application to issuance of permit for a sprinklered building, is approximately one
week, whereas in other municipalities, it is more common to expect upwards of a four week
turnaround for most tenant improvement permit requirements.
|
Do I need a mechanical consultant?
|
This is wholly
dependent upon the building, the existing site conditions and the landlord. It is not
usually required by code to have a mechanical consultant, but it is highly recommended to
have a design / build company or consultant review the existing air conditioning system to
determine what is required for the new configuration. Air quality is very important and is
the number one complaint as far as office interiors are concerned.
|
What is the cost of design?
|
The design
process has several phases. Typically, space planning, which is the layout and
configuration of walls and furniture, is accomplished at a cost of 10 cents per square
foot. The costs for creation of the working drawings, permit drawings, and finish
selections are relative to the level of finish required and the project size overall.
|
How much does it cost for a glass door?
|
Depending on
the size and finish level of selected hardware, a glass door can range in price from
$1,500 for a simple single door to as much as $6000 or more for a double set of doors with
expensive hardware. If additional features, such as etching are added to the doors it can
be even more expensive.
|
|
|
