CREJ - Journal

Page 22

— Property Management Quarterly — May 2015

to be a bad thing given that most of

these buildings still perform reason-

ably well and are good candidates for

regular facelifts in tenant and com-

mon areas.

The best time to start in exist-

ing buildings is when a new tenant

moves in. This is when the interior

designer and property manager have

those key discussions as to what will

improve the standards of that partic-

ular suite without breaking the bank.

Property managers need to ask

themselves if the proposed finish

materials are fresh and readily avail-

able? Do they appeal to a wide range

of prospective tenants?

Paint and carpet are the baseline.

They typically provide the most

immediate visual impact, and it can

be dramatic. Designers must strike a

balance between aesthetics and dura-

bility at a good value. Again, these

are business office standards and

are meant to appeal to a wide range

of tastes for at least five years, if not

longer.

Doors, hardware and frames are

also critical improvements. A pre-

finished, prefabricated door with a

mainstream wood species is usually

the best choice for cost and availabil-

ity. Birch, oak and cherry are always

good options.

Hardware is a detail that can sig-

nificantly enhance new doors and

frames. The style and material must

complement those materials and

have long-lasting design appeal, as

well as meet the demands of rap-

idly changing fire and safety codes.

While door handle options are virtu-

ally limitless at any price point, they

are worthless if not compliant with

the American with Disabilities Act

standards. This is true of all interior

design, but a small detail like a door

pull, if not compliant with current

codes or not installed properly, can

delay or derail a remodel timeline.

And speaking of codes, many exist-

ing building suites still retain the

deep-cell parabolic 2-by-4-foot fluo-

rescent fixture, which is a dinosaur

by any standard. This type of lighting

does not comply with current energy

codes and may have to be retrofitted

during a remodel. Suitable substitutes

include recessed indirect fluorescent

fixtures or light-emitting diode mod-

els. Both are affordable, energy effi-

cient and readily available. Addition-

ally, property managers can apply for

rebate benefits from power compa-

nies. This “free money” can take some

of the sting out of the remodel tab.

And just to be clear on sustain-

ability, building owners and property

managers almost always strive to

upgrade to energy-efficient com-

ponents and systems, even when

they are not required by code to do

so. Cost is an issue, of course, but

property managers know the value

of sustainability beyond the altruism

and will make every effort to employ

it when possible. A building does not

have to have an Energy Star plaque

affixed to a lobby wall to promote

green technologies and to increase

the value of the property.

From an investment standpoint, it

is up to the owner and property man-

ager to decide how much upgrad-

ing to do. Improving common areas

– aside from the lobby – can usually

be completed quickly and with mini-

mal disruption to tenants and visi-

tors. Construction in empty offices

can be undertaken with virtually

no disruption, while venturing into

occupied suites can cause a great

deal of chaos, even when things run

smoothly. There are very few ways

around that.

The point is, improving building

standards can be generated from a

single suite or across all common

areas. Time and money usually dic-

tate that dynamic. And property

managers are keenly aware that their

buildings are always in the process

of improvement, whether it’s a land-

lord’s market or not.

Continued from Page 1 Maintenance

Photo by Brad Nichol Photography

Upgraded building restroom standards make an immediate impact for tenants and visitors. Porcelain floors and glass accent tiles

punch up a clean, fresh palette without breaking the bank.