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Why does this Tenant Improvement Cost So Much?

    I'm often asked questions like this in the early phases of a tenant improvement. The client has many questions during early phases of an office relocation, and they normally would prefer to pin down the cost question quickly, so they can make a decision whether to move forward.
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DesignLine Architects, LLC
470 E. Canyon Creek Court ,
Gilbert, AZ 85295
Phone: 4807103861
http://designlinearchitects.com

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Tenant Improvements

Commercial Tenant Improvement Architecture

A tenant improvement architect in Phoenix can be extremely helpful.

Call in a Tenant Improvement Architect in Phoenix | 480-710-3861

Call in a Tenant Improvement Architect in Phoenix | 480-710-3861

Tenant Improvement Architecture in Commercial Properties

Most tenants of commercial spaces need to make some tenant improvements once in a while so as to make the space work for them. The extent of changes however depends on a number of factors-whether the space was previously occupied, the prior uses of the space and the new contemplated uses. A building that has been previously occupied for example may only require a few adjustments such as carpet cleaning and some minor repairs while a previously unoccupied space may need extensive improvements done. The projects require collaboration from both the tenant and the landlord as they need to decide who does what and who pays for it.
Tenant improvement projects mainly help improve the working area and with modern working spaces always evolving, hiring a tenant improvement architect helps create a stylish working area on time and on budget. Architects who use modern trends help create stylish living areas not only at home but also in offices. Here are a few modern trends used in tenant improvement projects.
First the traditional closed office spaces are gradually giving way to open offices that are greener. This is because open spaces not only improve teamwork among employees but also enhance creativity. In addition the employer gets to save lots of money on energy bills by creating greener spaces.

Tenant Improvement Projects: Final Thoughts

Therefore tenant improvement projects should not only improve the aesthetic appearance of the area but also help save on certain costs. Commercial buildings for example tend to consume lots of energy which can be avoided right from the design phase of the building. In this phase the tenant should consider certain construction factors that can help cut on the energy costs while being sensitive to the environment. Lots of architects advocate for the use of natural light as much as possible and the use of recycled glass panels for artificial lighting. Modern buildings are designed in such a way that conference rooms are located at the center of the building so that more working area is lighted by natural light.

It is worth noting that tenant improvement projects are not only about creating more attractive spaces but spaces that will enhance employee’s morale. Therefore tenants should create spaces that boost employee morale which ultimately results into better productivity. This can be achieved by using bright colors, materials, lighting and open spaces where employees can relax during breaks. It not only boosts employee’s morale but also helps reduce on eyestrain. Sometimes architects creatively apply multiple colors in an area which help heighten employee’s senses.
Another important factor to consider when planning any tenant improvement project is incorporating noise control strategies. Using hard surfaces and upholstered furniture for example can reduce noise which in turn helps increase productivity. The latest trend used in controlling noise is the use of acoustic batting which works by insulating rooms against noise. Professional tenant improvement architects will always come up with creative ways to design, remodel and set up working areas that add to the value of the property while cutting on certain costs.

DesignLine Architects, LLC
470 E. Canyon Creek Court ,
Gilbert, AZ 85295
480-710-3861
Tenant Improvement Architecture

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Tenant Improvement Construction Costs and Design

by Doug Rusk
Principal of DESIGNLine Architects, LLC

Commercial Office Remodel

We’d like to share four “design tips” with anyone who is thinking about venturing into a Tenant Improvement for their commercial office or retail space.

1.  A Tenant Improvement Renovation is Much Like a Home Renovation.

tenant-improvement-Architect-TempeIn many ways your business is your home.  It’s where you and you staff spend most of your waking hours.  As you work with your Architect consider in detail each room; who will use them and how they’ll function.

– In the same way that the kitchen and the family room want to be interconnected, you want to customize your commercial space so it better fits the interactions of your staff and the functions they perform.

– The operations manager of a popular Wine Bar and Bistro, for example, noted recently how productivity improved after the layout was reworked for their wine retail area. The new layout greatly improved the customer flow in the Bistro area for both the customers and staff.

2.  The Branding of Your Firm Should be Emphasized in Your Tenant Improvement Design.

If you run a business, you own a brand. Whether done consciously or not, you have positioned your brand in the market and have an opportunity to emphasize that brand in your Tenant Improvement.

– The appearance of your lobby room, the signage and detail around the entry, and even your bathrooms should mirror the core values and the culture of you, your staff and your business.

– If you’re planning a remodel of your Dentist office, for example, then you might want to create a casual, comfortable social atmosphere, because that’s the primary market you’re targeting.

– On the other hand you may instead want to create more of a formal, professional, no nonsense atmosphere, because it meets your clients needs  and the key attributes and benefits they desire.

– So, as you work with your Architect to draw up plans, take time to define your brand. Look at what you stand-for personally and as a business, and what differentiates you from competitors.  Just going through the process of defining your brand can help you make distinctive design decisions that not only improve flow and function, but may inevitably help your business grow.

3.  Generic Construction Costs for a Typical Tenant Improvement

There is no such thing as a “typical” tenant improvement.  Each project has a different set of requirements that are determined by many varying tenant-improvement-Architect-Chandlerfactors.  This graph illustrates some approximate construction costs based on historical data that you can use as a reference point when considering a standard office improvement.  These figures are general and will most likely change based on your project’s scope and special requirements.

Again, we hope the estimated, ball park numbers to the right will help you come to terms with a realistic budget.

4. Determine Cost Estimate Early

– If you talk to the right Architect, they will help you identify your budget and design goals, and offer a low cost conceptual design package that will be complete enough to allow a qualified General Contractor to develop a +/- 20% cost estimate for your project.  Our goal is to provide a low cost option for you to confirm your budget, before moving forward.

– And when the final drawings and specifications are completed and the project is bid to the subcontractors, very accurate costs are locked in, assuming no design changes.

Phoenix Architecture Firms

Doug Rusk is the principal of DESIGNLine Architects located in Gilbert, Arizona.  DESIGNLine Architects specializes in office tenant improvements and residential design.  We will ensure your Office Tenant Improvement will look more attractive and welcoming to your customers, while also increasing efficiency for you and your staff.

Phoenix ArchitectDoug Rusk, Architect
DESIGNLine Architects
480-710-3861
E:  drusk@designlinearchitects.com
W:  www.designlinearchitects.com

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Do Phoenix Tenant Improvements Need Building Permits?

By Doug Rusk, Architect

Tenant-Improvement-Architect-TempeIf you are planning to update the building for your business, like plumbing, electrical or move bearing walls, your municipalities’ building department requires an Architect to submit Phoenix tenant improvement construction drawings for building permit approval.  Not only can DESIGNLine  ARCHITECTS provide the design and construction drawings, we will submit them for you and work with the municipality to get them approved as quickly as possible.

We will help you avoid many common mistakes that are made with construction projects.  We will also help you to make decisions that will enhance your business by guiding you through the entire remodeling process from concept to completion.

Phoenix Tenant Improvements Means Planning First

Most business owners underestimate the number of decisions they need to make their Phoenix tenant improvement successful.  Proper planning helps you avoid the confusion.

  • Start an image file by collecting pictures of spaces and buildings you like.
  • Create a list of the rooms and functions you want accommodated.
  • Identify your goals for project schedule and budget.

Phoenix Tenant Improvement Considerations

Commercial-Remodel-Architect-PhoenixWhether consulting with your architect or contractor for ideas and advice, there are a variety of decisions you’ll need to work through.    A tenant improvement doesn’t have to mean opening more space; it could mean being more strategic about the space you already have.  At DESIGNLine  ARCHITECTS  we offer an alternative Design/Build approach  that will pin down the cost question quickly, so you can make the decision to move forward.

How do I get started?

Architect Phoeniz Designer

 

To set up an appointment contact Doug Rusk at 480-710-3861 or email us at drusk@designlinearchitects.comtenant improvement process can be an intimidating.  DESIGNLine  ARCHITECTS  will ensure your Phoenix tenant improvement look more attractive and welcoming, while also increasing efficiency and comfort for employees.

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Why does this Tenant Improvement Cost So Much?

By Doug Rusk, Architect

“We just want to tear down a few walls and convert a storage area to a small break room.  That can’t cost a lot, right?”

Tenant-Improvement-Architect-ScottsdaleClients asked questions like these in the early phases of a tenant improvement.  The client has many questions during early phases of an office relocation, and they normally would prefer to pin down the cost question quickly, so they can make a decision whether to move forward.

Many companies these days are choosing to make a few minor revisions to their office space instead of building new a office building or undertaking a tenant improvement Whether dividing up office space to sub-lease a portion of it, or making changes that improve productivity, or attracting customers, businesses are focused on ways to increase revenue with minimal expense.

Tenant Improvements are Not Always Easy

Moving walls for a tenant improvement is not as easy as you would think.  Actually, we don’t really move walls.  Existing walls are demolished, and new walls are built from scratch in new locations.  Also, changing wall locations requires relocating HVAC vents, light fixtures, sprinkler heads, electrical wiring and outlets, telephone and data cabling, and sometimes moldings or wainscoting.  Where existing walls are demolished, entire new areas of flooring and ceiling material are usually needed, because simply bandaging the wounds left by demolished walls would be unsightly.  This means recarpeting an entire room or an entire office suite, so the carpet matches throughout.

Many construction trades are needed to relocate even one wall, so a General Contractor must be hired to coordinate the necessary sequence of events amongst the various trades. The GC will hire framing, drywall, HVAC, electrical, cabling, flooring, and demolition subcontractors, and charge about 20% above and beyond the total subcontractors’ fees.   A minimum amount is charged to make it worth the effort, so small tenant improvement projects cost more per square foot than large projects.

Tenant Improvements Cost Estimate Provided Quickly

DESIGNline ARCHITECTS offers an alternative Design/Build approach for tenant improvements that will pin down the cost question quickly, so you can make the decision to move forward.    We’ve developed a three-step approach:

Tenant-Improvement-Architect-Gilbert Identify your budget and design goals, and offer a low cost conceptual design package.  Once you approve the conceptual design and scope of work, we will work with your general contractor to confirm the approved design is on budget, with a construction cost estimate to within a +/- 20% range of variability.
Once the conceptual design and budget align, we will finish your final design phase.  Then when the construction documents are 75% complete, we will again work with the contractor to refine the construction cost estimate to within +/-10% range.
And when the final project is bid to the subcontractors, the costs are locked in, assuming no design changes.

About the Author

Architect Phoenix DesignerTo set up an appointment contact Doug Rusk at 480-710-3861 or email us at drusk@designlinearchitects.com.   DESIGNline ARCHITECTS will help you avoid many common mistakes that are made with construction projects.  We will also help you to make decisions that will enhance your business by guiding you through the entire commercial remodeling process from concept to completion.  We will ensure your tenant improvement will look more attractive and welcoming, while also increasing efficiency and comfort for your employees.

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