REQUIREMENTS: * AMOUNT OF SPACE * BUILDING AMENITIES * MARKET AREA * OVERALL MOBILITY * COMMENCEMENT DATE * IDENTITY * TYPE OF BUILDING * MINIMUM BUILDING SIZE * IMAGE * OPTIMUM FLOOR SIZE * PARKING ARRANGEMENTS * SPECIAL REQUIREMENTS * FUTURE GROWTH PLANS * REMAINING LEASE TERM * NUMBER OF EMPLOYEES * LEASE ASSUMPTION * EMPLOYEE BASE * SUPPORT FACILITIES
DESIGN GUIDELINES: * ASSESSMENT OF INTERNAL REQUIREMENTS * REVIEW OF STAFF AS IT RELATES TO OFFICE SIZES * ASSESSMENT OF NEW LAYOUT STRATEGIES (IE: BULLPEN VERSUS INDIVIDUAL OFFICES) * RECOMMENDATION OF IDEAL OFFICE BUILDING FLOOR PLATE * IDENTIFICATION OF AREAS FOR SPECIAL DESIGN (IE: RECEPTION AREA) * REVIEW HVAC REQUIREMENTS * REVIEW ELECTRICAL REQUIREMENTS * PREPARATION OF A DETAILED PROGRAM DOCUMENT LISTING ROOMS AND ROOM SIZES AND OUTLINING APPROPRIATE DESIGN CONCEPTS FOR THE WORK PLACE. * SELECTION OF ARCHITECTURAL FIRM FOR PREPARATION OF FULLSCALE DESIGN BASED ON THE DESIGN GUIDELINE.
MARKET RESEARCH AND PROJECT SCHEDULE: * EXISTING BUILDINGS * PROPOSED BUILDINGS * CURRENT/FUTURE SPACE AVAILABILITY * CURRENT/FUTURE RENTAL RATES * MARKET PRESSURE * AREA AMENITIES AND SUPPORT FACILITIES
REQUEST FOR PROPOSAL: * SPACE REQUIREMENTS * RENEWAL OPTIONS * INITIAL TERM * EXPANSION OPTIONS * MOVE-IN-DATE * ASSIGNMENT * SUBLEASE * BASE RENTAL RATE * ESCALATION (EXPENSE STOP) * ADA COMPLIANCE * ELECTRICAL REQUIREMENTS * SAFETY FEATURES * CONCESSIONS * PARKING * IMPROVEMENTS * LEASE/FLOOR PLANS
ECONOMIC ANALYSIS: * RENTAL RATE * MOVING ALLOWANCE * EXPENSE STOPS * OTHER CONCESSIONS * RENTAL ABATEMENT * RENEWAL RATES * SECURITY DEPOSITS * ARCHITECTURAL * MISCELLANEOUS EXPENSES * OVER TIME HVAC * PARKING CHARGES * WORK LETTERS * COMMON AREA FACTORS * LEASE ASSUMPTION * ABOVE STANDARD IMPROVEMENTS
FUNCTIONAL ANALYSIS: * OCCUPANCY RATE * SECURITY FEATURES * FLOOR LOCATION * FLOOR SIZE * PARKING (EMPLOYEE & VISITOR) * FLOOR FIT * INGRESS & EGRESS * OVERALL QUALITY * EXPANSION OPTIONS * CODE COMPLIANCE (ADA) * ABILITY TO MEET SPECIAL * SUPPORT FACILITIES REQUIREMENTS (IE., HVAC, ELECTRICAL, STRUCTURAL)
SPACE PLANNING: * PREPARATION OF INITIAL PLAN * SUBSEQUENT MEETINGS TO REVISE SPACE PLANS AND ELECTRICAL, SPECIAL LIGHTING, WALL COVERINGS ETC. * CALCULATION OF SPACE FOOTAGE TO DETERMINE BUILDING'S EFFICIENCY. * INITIATE VALUE ENGINEERING PROCESS
LEASE NEGOTIATIONS: * ESTABLISH TIME TABLE AND FRAMEWORK FOR NEGOTIATIONS * COORDINATE ALL NEGOTIATIONS REGARDING BUSINESS AND LEGAL TERMS OF THE LEASE INCLUDING BUT NOT LIMITED TO: * RATE * RENEWAL RIGHTS * TERM * ESCALATION CLAUSES * PARKING * OCCUPANCY DATE * SPACE PLANNING ALLOWANCES * SUBLEASE PROVISION * LEASEHOLD IMPROVEMENTS * USE CLAUSE * FUTURE ALLOWANCES * INDEMNITY * NON-DISTURBANCE AGREEMENT * INSURANCE * MAINTENANCE & REPAIR * FIRE AND CASUALTY * SPACE PLANNING SERVICES * WAIVER OF CLAIMS * DEFAULT * EXPANSION RIGHTS * CONDEMNATION * CONCESSIONS (FREE RENT, ABOVE STANDARD TENANT FINISHES, ETC.) * TAKEOVER OF EXISTING LEASE IF NECESSARY * CLEANING AND MAINTENANCE SPECIFICATIONS * AMORTIZATION OF TENANT IMPROVEMENTS
TENANT RELOCATION ASSISTANCE: * ASSIST IN THE ORIENTATION OF TENANT WITH BUILDING OPERATION, MANAGEMENT AND SERVICES. * ASSIST TENANT IN IDENTIFYING OUTSIDE VENDORS, IE., TELEPHONE, COMPUTER AND OTHER TENANT SUPPLIED EQUIPMENT AND SERVICES. * CONSULT WITH TENANT REGARDING SELECTION OF MOVING COMPANIES. * ASSIST TENANT IN SELECTION OF A MOVE COORDINATOR, IF REQUIRED.
PUNCH LIST: * CLOSE CONTACT WITH CLIENT, CONTRACTOR AND LANDLORD TO INSURE PROMPT IMPLEMENTATION OF CLIENTS PUNCH LIST. * ASSIST CLIENT WITH ANY LANDLORD/CLIENT MISUNDERSTANDINGS AND SUPPORT CLIENT ON ANY DAMAGE CLAIMS OR CHANGE ORDERS AFTER MOVE IN.