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Categories of office buildings. Features of the classification of office real estate

Classifications of commercial real estate objects

The quality of real estate as an object of management is determined totality particular characteristics listed and briefly described above. In this regard, for the purposes of management, it turns out to be necessary to analyze the manifestation of these characteristics in interconnection and mutual influence, taking into account the characteristics of each species group of objects. This analysis is carried out when classifying objects for various purposes - especially carefully when deciding on investing in office, retail and logistics centers, as potentially the most promising instruments in real estate investment portfolios.

Classification of office real estate objects

In world practice, the most common is a three-level classification of office centers, which is based on a grouping of quality attributes of an object, reflecting the preferences of a potential user (tenant). The specific sets of these features and the names of the corresponding classes of office centers offered by various associations of professionals have not been agreed upon among themselves.

The most reasonable seems to be the classification (see), prepared by Becar. Commercial Property" for NP "Guild of Managers and Developers of Commercial and Industrial Real Estate" (GUD, St. Petersburg) - based on the standards developed by the British Council for Offices (British Council for Offices), and on the standards of the American association BOMA (Building Owners and Managers Associations). Let us present here (Table 1.12) our version of this development - using some of the proposals published there by CB Richard Ellis Noble Gibbons, Colliers International, Cushman & Wakefield, Stiles & Riabokobylko and Jones Lang LaSalle, as well as taking into account the author's experience in certifying business centers based on classification GUD.

An office building belongs to one of three classes: "A", "B" or "C" - taking into account the compliance of the totality of the most significant characteristics of this building with certain criteria in three categories:

Location and accessibility;

Building components and properties;

Quality of building management and level of service.

At the same time, the class rating of a building can be different according to various criteria, and then the final decision is made on classifying the object to the “youngest” class. For example, if an object is class A in terms of location, class C in terms of building properties, and class B in terms of management quality, then the resulting office building is class C. Sometimes, to clarify the idea of ​​the quality of an object, a three-letter class designation is used: with this approach to classification, in the example discussed above, the building class would be designated by the symbol "ACB".

Class A	Class B	Class C
1. LOCATION AND ACCESSIBILITY OF THE FACILITY
1.1. High prestige of the area / territory	1.1. Moderate prestige of the area/territory	1.1. Lack of signs of prestige of the area
1.1.1. The proximity of the object to well-known companies, to government, embassy and business areas, high reputation of tenants. 1.1.2. Excellent visual and architectural characteristics of nearby buildings. 1.1.3. The location of the object on the first line of houses and a fashionable entrance.	1.1.1. Moderate remoteness of the object from large commercial institutions of the city, good reputation of tenants. 1.1.2.Modest view characteristics of nearby buildings. 1.1.3. The location of the object on the first line of houses and the usual entrance.	1.1.1. Location in residential areas or on the outskirts of the city - at a great distance from large commercial establishments; tenants are little-known companies. 1.1.2 Nondescript visual characteristics. 1.1.3. Location in the second line of houses and courtyards, normal entrance.
1.2. High level of infrastructure development of the region	1.2. Average level of infrastructure development in the region	1.2. Low level of infrastructure development in the area
1.2.1. Area/territory with a well-developed level of services. 1.2.2. Proximity to major highways, convenient access roads, transport interchanges. 1.2.3. Availability of parking - at least 1 parking space per 100 sq. m of leased area. 1.2.4. Proximity to public transport stops.	1.2.1. District / territory with an average level of services. 1.2.2. Moderate distance from the main transport routes, limited possibilities of access roads. 1.2.3. Availability of parking - at least 1 parking space per 100 sq. m of leased area. 1.2.4. Average distance from public transport stops.	1.2.1. District / territory with an insufficient level of services. 1.2.2. Inconvenient transport links. Significant distance from highways, limited possibilities of access roads. 1.2.3. Availability of parking spaces. 1.2.4. Significant distance from public transport stops.
1.3 Favorable external environment	1.3 Stable external environment	1.3. Problematic external environment
1.3.1. Favorable social composition of the population of the region - with an income level above the average. 1.3.2. Favorable environmental conditions, low level of gas pollution and noise. 1.3.3 Favorable system of legal regulation of operation, rent and services.	1.3.1. Homogeneous social composition of the population with a low level of street crime. 1.3.2. Stable environmental conditions, tending to reduce the level of pollutants and noise. 1.3.3. Stable system of legal regulation of operation, rent and services.	1.3.1. The heterogeneous social composition of the population, the crime rate is above average. 1.3.2. Elevated levels of pollutants and noise, close proximity to industrial areas. 1.3.3. Imperfect system of legal regulation of operation, rent and services.
2. COMPONENTS AND PROPERTIES OF THE BUILDING
2.1.High quality building	2.1. Average building quality	2.1.Obsolete building
2.1.1. Building of a new building modern style, with excellent design and construction. 2.1.2.Excellent appearance of the facade, no cracks or damage. 2.1.3. Free layout of the building in the form of office blocks of varying sizes.	2.1.1. The building is relatively new, worn out or after reconstruction and modernization. 2.1.2 Good appearance of the facade, no cracks or damage. 2.1.3. Arbitrary layout of the building in the form of office blocks of optimal sizes.	2.1.1. The building is outdated or with a high level of deterioration, but does not require immediate repair. 2.1.2. Redecoration of the facade and individual elements of the building is recommended. 2.1.3. Not optimal layout.
2.2.High quality infrastructure and interior	2.2 Good quality infrastructure and interior	2.2. Average quality of infrastructure and interior
2.2.1. Central reception in the lobby of the building, conference rooms, cafe, restaurant, service and manager's offices. 2.2.2. The ideal arrangement of the hall, public places, high quality finishes, lighting, company signs, convenient access to elevators. 2.2.3. Compliance of windows with the style of the building, a high level of natural light.	2.2.1. Central reception in the lobby of the building, cafe conference room, manager's offices and help desk. 2.2.2 Good condition of the lobby and public areas, good quality decoration, lighting, signage, free access to elevators. 2.2.3. Good natural light in common areas.	2.2.1. Offices of the manager and reference service. 2.2.2. Satisfactory condition of the hall and common areas, acceptable quality of finishes, lighting, signage system, accessibility of elevators. 2.2.3. Insufficient natural illumination of common areas.
2.3.Excellent condition engineering systems	2.3 Good condition of engineering systems	2.3. Average state of engineering systems
2.3.1.Modern systems heating, ventilation and air conditioning with climate control, with automatic regulation of heat exchange and air exchange. 2.3.2. Modern power supply system - with two independent, automatically switched sources with a capacity of at least 150 kW per 1000 sq.m, modern lighting fixtures. 2.3.3. High-speed comfortable elevators from the world's leading manufacturers.	2.3.1. Good condition of heating, ventilation and air conditioning systems, with the possibility of adjusting the performance parameters of the premises. 2.3.2. Good condition of the power supply system with a capacity of at least 100 kW per 1000 sq.m, standardized supply of lighting fittings. 2.3.3. High-speed elevators of well-known manufacturers, supported in good condition.	2.3.1. Functionally obsolete, but efficient heating and ventilation systems with the ability to control the temperature in the premises. 2.3.2. Satisfactory condition of the power supply system with a capacity of at least 50 kW per 1000 sq.m, normalized availability of lighting fittings. 2.3.3. Obsolete elevators maintained in working order.
3.QUALITY OF FACILITY MANAGEMENT AND LEVEL OF SERVICE
3.1. External control of forces specialized company with a well-known brand, certified management and a comprehensive list of services.	3.1. External management by a specialized company with at least three years of experience, trained management, availability of additional services.	3.1. Internal management of the forces of your unit with professionally trained personnel and with at least three years of experience.
3.2. Highly professional external service for the operation and repair of premises and systems.	3.2.Professional service for the operation and repair of premises and systems.	3.2. Own service for ensuring the operation and repair of premises and systems.
3.3.Optical fiber communication channels, integrated security system.	3.3. Optical fiber communication channels, availability of security and fire safety systems.	3.3. Outdated communication channels, availability of security tools.

With small deviations of the characteristics of the control object from the classification requirements presented in the lists for each category of features, the proposed alphabetic symbols of the classes can be used with the addition of signs: “+”, if some characteristics of the object are several better performance, "standard" for the given class, and "−" if, according to some of the characteristics of the office center, the object is worse than the "class" object.

For example, a control object can be assigned to class “A − ” if it does not satisfy one of the “minor” positions of the list of requirements for class “A” (for example, if the object does not fully comply with paragraph 1.1.1 of the requirements - if there are no embassies nearby and government agencies). In addition to the “B” class, you can enter a higher class “B +”, if the object is somewhat better (by any number of characteristics), or a lower class “B -”, if the object is somewhat worse (in one or two positions) of the level of requirements for objects class "B". An object can be assigned to the "C +" class if some of its characteristics turn out to be better than the characteristics from the "standard" list for the "C" class.

Not classified built-in office rooms, as well as all office buildings that do not meet the requirements for class "C" objects. In this regard, it is proposed that office objects assigned to any class (“A”, “A -”, “B +”, “B”, “B -”, “C +”, “C”) are called business centers, leaving objects that do not meet the requirements of the classification, the opportunity to be called office buildings.

Certification office buildings for the purpose of assigning or changing the class is carried out on a voluntary basis in order to inform potential users (tenants). It is advisable to set the validity period of the certificate of conformity to a certain class - no more than 5 years. The classification excludes objects that have not been repaired for more than 15 years or are under repair and reconstruction at the time of the next certification. Assigned classes are subject to change as new higher quality class A office centers are built and existing office centers become obsolete. Objects being upgraded may qualify for a class upgrade.

Let us pay attention to the problem of quantifying the qualitative features (indicators) of the classification characteristics of office centers: experts participating in the certification of such facilities must have knowledge of building and operational standards, apply technologies comparative analysis market data on the economic characteristics of such objects, master the methods of analysis of hierarchies and qualimetric modeling.

In conclusion, we note that there is still no generally accepted certification system for business centers. A small number of objects classify themselves as class A (Nevsky 38, Atrium), a limited number of centers are certified by the State Department of Art as class B (Senator, Renaissance House, Phoenix) - in fact it is expedient to position them in class “B − ”), some office centers are fairly classified in class “C” (“Aurora City”, “Chernaya Rechka”, “Nikolsky” - 2nd stage).

It should be borne in mind that due to the traffic congestion of megacities, the vast majority of business centers are difficult to access and do not have adequate parking. In this regard, in the near future, business parks outside the city limits will be developed - with business centers of an elite level of service, but remote from representative areas, which will require clarification of some of the classification requirements presented above.

Development of office buildings- one of the most competitive segments of the development sphere. The development of office buildings is carried out by the firms of the most different sizes: from one-man companies to large international real estate companies and real estate investment trusts (REITs). Firms are just as diverse. office users and the space they occupy, ranging from executive offices of 500 sq. ft (46.5 sq. m) or less to urban and suburban complexes totaling several million square feet.

This chapter will focus on the types of office buildings most often built by novice developers - buildings costing no more than $10,000,000 and usually ranging from 5,000 to 100,000 KB, feet (465 - 9,300 sq.m) . The development of small office buildings and large office complexes essentially deal with the same issues, although larger scale means more time. Those cases are specially noted when the prospects and problems of development of large and small office projects differ significantly.

Office building developers usually start with a market analysis or search for a tenant, although in some cases the developer is looking for opportunities to use the site he has most suitable for the development of office buildings. Developers who work "at their own risk". choose the target market, find a suitable site, design the building, find the main tenants. receive the necessary initial permits, organize financing, build a building and rent it out. Developers who already have a tenant build the building according to the requirements of the tenant.

Classification of office buildings
Typically, office buildings are classified by class, type, use, ownership, and location.
Class. Perhaps the main distinguishing feature of office space is their quality, or class. The quality of a building is determined by many factors, including the date the building was built, its location, the materials used building materials, building systems, amenities, rent and terms of lease, occupancy, management and categories of tenants. Typically, office space is divided into three main categories:

Class A Building investment attractiveness. They are distinguished by their excellent location and first-class design, engineering systems, additional amenities and management. Class A buildings have the highest rents on the market, and solvent tenants rent offices in them. These are usually new buildings with high competitiveness, although sometimes older buildings are refurbished and positioned as class A properties. In some markets, a separate class A + is allocated. Basically, these are unique, outstanding buildings, or buildings built according to the designs of recognized architects. Buildings of this kind are local landmarks and are distinguished by excellent architecture, building materials, location and management.

Class B. Quality built buildings in good condition, with advantageous location, management and up-to-date functional equipment. Class B office space is usually located in well-located and well-preserved old buildings.

Class C. Modernized buildings that were built much earlier than class A and B buildings. The functional equipment of class C buildings is often outdated, and such buildings are located in less attractive places compared to class A and B buildings.
Building type. But the following categories of office buildings are distinguished by the type of building:
Multi-storey - usually more than 15 floors; » Mid-rise - from 4 to 15 floors;
Low-rise - from I to 3 floors;
Office buildings with adjoining park - buildings
height from one to five floors and rich
landscape in the surrounding area;

Research buildings are usually one or two stories high. about 50% of their area is allocated for offices and laboratories in which "dry" research methods are used; the rest of the area - for workshops, warehouses and, possibly, small-scale production (buildings of a combined - office and industrial - purpose);
Combined purpose buildings - one- or two-story buildings, in which, along with offices, warehouses and premises for small-scale production can be located.

Nature of use and type of ownership. Office buildings can also be classified according to their user and owner. The premises available in the building can be occupied by one or more companies. The company that occupies all the premises in the building can rent it from the owner or purchase it as a property. In the latter case, this is called an owner occupied building.

A building designed and built for a specific company that occupies all or almost all of the premises is called build to $uit development. The construction of a building designed for one or more companies, and built in the absence of obligations on the part of the future tenant or owner, is considered construction at one's own risk (spec building).

Location. In most cities, there are at least four types of business districts that differ by location, with each location having its own physical office dimensions and typical users.
Central business district of the city. Most major cities The highest concentration of office buildings is found in the city's central business district (CBD). ALTHOUGH the proportion of office space located in the central business district is declining in most cities. By 1999, the share of office space located in the central business districts of cities decreased to 58%, while the share of office space. suburban locations increased to 42%.: Typical downtown office tenants include law firms, insurance companies and financial institutions looking for high-quality prestige space.

Suburbs. The increasing decentralization of offices in the past 20 years has led to a greater diversity of office building options outside the city center. Groups of office buildings various sizes- separate or part of business districts - often located near the intersection of freeways or large suburban shopping centers in the midst of low-density residential development.

In the suburbs, there are low- and mid-rise office buildings with lower rents than in the central business district of the city. These buildings typically house the offices of smaller companies, regional offices and service organizations that do not need to have their offices in the CBD. However, now in the suburbs more and more often you can find the offices of large law and accounting firms and corporations. As a result, differences in image, quality of construction and even rents between central business districts of cities and the main locations of office buildings in the suburbs are gradually decreasing.
District offices. Small office buildings are often located in suburban areas away from major business centers AND SERVICE! the needs of local residents by providing premises for organizations operating in the » service sector or specializing in other activities. District offices may be located in district shopping malls or in separate buildings.
BUSINESS DRUGS. office space is often
located in business parks -
multifunctional complexes consisting of several buildings designed for various uses - from small-scale production to office accommodation. The area occupied by the business park. can range from a few acres to several hundred acres or more, so they are usually located in suburban areas. As a rule, business parks include small and medium-sized office buildings with a height of one to three floors.

Office buildings of research organizations and buildings for combined purposes, which can also accommodate laboratories and allocate some area for warehouses, usually located in business parks.
The last 20 years have seen an increase in the number of office buildings* located outside of their Traditional Locations.

Criteria for classifying office buildings

In a study commissioned by the Brookings Institution, Robert Leng found that there was a significant amount of office building development in highly dispersed areas totaling less than 5 million square feet (465,000 square meters). These small clusters of office buildings, called edgeless cities, do not have well-defined boundaries and can be spread over vast areas.

New modern conditions labor for office workers upgraded annually. Depending on the company's policy, decisions are made to modernize such premises in the form of repairs. So, in Moscow today there are a large number of office premises, where thousands of workers work every day. When carrying out repairs to such premises, the question arises, what is the office class, and what should be carried out in such premises finishing types works.

What are office classes used for?

First you need to figure out what the office class a b c d is and what features each object of this classification has. First of all, such a method of dividing the type of office objects was created to separate all existing offers on the market of real estate for sale and rent.

This gradation gives a clear idea of ​​the object, its type and purpose in use. Both realtors themselves and tenants or future buyers, this classification is clear and easy to use.

It should also be noted that this distinction is practically arbitrary. It is customary to divide all objects of office non-residential premises into the following classes:

Each of the above has its own characteristics. It is especially convenient to navigate in such conditional categories for owners of companies that have their own staff. According to the specified categories, knowing their specifics, they determine for themselves the most suitable option for their business and look at the current proposals on it.

Class A offices

This is the highest category of business premises for business. All repair work in the purchased premises of this class must be carried out at a high level. Usually such real estate is located in only recently delayed business centers.

Mostly this class of premises can be found in the central districts of the capital, as well as in Moscow City.

Distinctive and advantageous features of this type are:

• all communications and life support systems are installed according to the latest quality and safety standards;
• the premises are located in convenient areas, and it is not difficult to get to them;
• allocated special premises for the installation of conference rooms;
• the building itself has additional areas with personal sports facilities, swimming pools, shops, secure parking.

When purchasing or renting this class of real estate, it is necessary to take into account the cost of interior finishing work.

Subclasses office A+ and A-

The main subclasses of this category are the A+ and A- groups. These non-residential buildings include increased requirements. If category A is just a premium office center, then building A + is literally an elite office center.

It is subject to increased requirements, expressed in the following:

• the building should be located in central areas near convenient transport interchanges;
• the room should be equipped with exit groups and a foyer;
• all led accounting for the operation and costs of this type of premises must be transparent and open;
• parking should be under constant supervision of guards, all places on it should be clearly demarcated;
• the height of the ceilings inside the room must be at least 270 cm;
• an energy-saving system must be included in communications;
• heating, ventilation and air conditioning must be connected;
• inside the room there should be an open layout for finishing with columns;
• communication systems in the form of telephony and the Internet should be installed;
• rooms intended for common use are included in the total bill for payment.

When renting such a room, one should also take into account the costs of conducting repair work related to the finishing and installation of workplaces for the company's employees.

Class B offices

This class in common points similar to category A. It may provide a reduced package of services or it may be located a little far from the center itself. Also very often office premises from group A fall into this gradation.

This is explained by the fact that during long-term operation, everything wears out a lot and after a change of tenant, it is easier for the owner to rent out the premises in a lower category than to independently carry out all repairs on such considerable areas.

The class, however, is even more in demand than the 1st group, since most organizations direct their main forces, especially in the early stages of development, not to prestige. And on the workflow inside. Therefore, the appearance of offices is not so important to them.

• the location of the building is not so favorable for travel;
• office premises can be located on the territory of other complexes, including living ones;
• all additional services provided have a number of limitations;
• office decoration itself can be made of cheap materials;
• there may be parking, but not guarded and in an open, unprotected area.

The result is a good office space with a reduced package of services for a low rent.

Subclass B+

A class subcategory is considered B+. This wording means that if there is at least one premium item in this category, it complements it to a new level. It could be a good place the location of the building or the availability of covered and guarded parking.

Class C offices

These types of objects fall under the category of non-prestigious. They have many flaws. This may be a remote office location or a complete lack of finishing of the entire building.

Distinguishing features include:

• the building is far from the center or it is difficult to get to it;
• the premises are practically not serviced by utilities or only by the efforts of the owner himself;
• rooms inside may be inconveniently located;
• they may not have network communications down.

Very often, these types of office space are located by the owners in old buildings. They were built during the Soviet Union period and do not meet today's standards for many companies to accommodate their employees.

Class D offices

This type of premises includes special buildings. These may be former libraries or institutes. In general, these are administrative immovable units that were in use. Today, many similar objects are rented out for offices in Moscow.

The main problem that tenants face is:

1. square. Only small firms with a small staff of employees can be located in such facilities;
2. view. Although the outer facade of the building can be remarkable and look quite solid, inside these are small rooms that have been serviced since Soviet times.

The arid value is naturally very low, however, by listing, the company invests even more cash for finishing, connection of communications necessary for work and appropriate security systems.

What are the main differences between classes of offices

Based on the above groups of premises, we can conclude how the classes of offices in this segment differ.

Let's combine the differences in the following list:

building. This is the very quality of the constructed object. So it is clear that group A has new buildings, and C is very old buildings;

location. Also, a serious reason for transferring a room to one or another group is its location, the more convenient it is for travel, the higher the class;

interior decoration. It can also be attributed to the failed communications. Luxury offices, even without a fine interior finish, look decent enough and already have all the necessary systems;

Additional services. The difference between classes of offices in this segment depends on the volume of additional services provided.

Class A office renovation

When renting elite premises for employees, it is necessary to produce in the best possible way.
This is due to the fact that such premises are quite presentable and are used as head offices of large companies. Contact our company and we will provide you with a wide range of modern and elite materials that are perfect for your office.

All work is carried out only by highly qualified specialists, for which we give appropriate guarantees. The created office objects have high wear resistance and excellent modern look which distinguishes this company from a number of others.

key point of a functioning market is the generally accepted definitions: both the customer, the client, partners, and other participants must invest the same meaning in the concepts used. The office real estate market today is experiencing rapid growth, and like any fast-growing business, it needs standardization and classification of fundamental definitions and terms. The key point is the universal recognition of definitions: both the customer and the client, and partners, and other market participants must invest the same meaning in the concepts used.

And who are the judges?

Let's give an example: if you open any advertisement for the sale (or rent / lease) of an office space, you can see a lot of ambiguous phrases. So what is " good repair"or what do the authors of the ad put into the concept of "proximity to the metro"? To avoid additional explanations and save time, a classification of office premises was created, which should, in theory, in a very capacious form (literally - in one letter) reflect the most complete description of the building or premises Note that most of the basic definitions - including the commonly used division of offices into classes A, B, C, D - came to us from the West (not without the help of the Big Four companies: Colliers International, Cushman & Wakefield / Stiles & Riabokobylko, Jones Lang LaSalle and Noble Gibbons - they all have foreign roots). Obviously, not all of these concepts found a unanimous understanding among the participants. There are quite a few reasons for this: a large number of small companies in the market, and difficult relations between market leaders (competition!) , and the absence of a backbone organization in the commercial real estate market (none of the existing associations such as RGR and MAGR have yet decided to take on its role). And for example, in the United States, the classification of office space is established by organizations such as the Council of International Standards and the Association of Property Owners and Managers. At the same time, it cannot be said that the situation with the classification of office premises is completely critical - there is a certain generalized standard on the market. Moreover, there is a document - though not recognized in the form of an industry standard - the classification of the Moscow Research Forum, which includes all the companies of the mentioned big four. But it has one very significant drawback - it does not set strict requirements for a particular class. Figuratively speaking, professional building management is a de facto requirement for class "A" offices, but, judging by the document, some offices can be classified as top class even without it. It is possible not to mention the fact that many criteria are rather vague (take, for example, the aforementioned "professional management"). What is the result? Fundamentally, all office premises, depending on the "quality", are divided - in order of deterioration - into categories "A", "B", "C" and "D", and the latter is quite exotic, but some participants still use this designation. In order to replace the subjective term "quality" with some quantitatively precise indicators, criteria for referring to a particular class were developed.

Class "A" offices

The highest quality buildings and premises that claim to be class "A" should be the best solution for doing business. These offices are located mainly in the central districts of the city (for Moscow, the Central Administrative District is the standard), in relatively new office complexes with competent planning solutions, high quality finishing and engineering, automated life support systems. For the most part, these are business center buildings with an expanded infrastructure, including centralized provision of tenants with means of communication, communications, the best engineering solutions, duplication of the main life support systems. Most often, such buildings contain a guarded or, what is valued higher, underground parking. It implies professional high-quality management of a building or complex of buildings. Interior decoration made according to author's design(taking into account the preferences of the largest tenants), and the architectural solution should be from a well-known and respected authority in this field. Recently, the standards and requirements for class A offices are constantly rising. appeared so-called. smart buildings (or smart offices), which are understood as complex solutions, combining the most ergonomic working conditions for employees and management; control and regulation of system infrastructure from one place; duplication and redundancy of systems vital for business. Against this background, many business centers built in the 90s and positioned as class A offices cannot compete with new buildings and become lower class offices. Mostly, tenants of office premises in class A business centers are foreign companies and major representatives of Russian business. For more exact definition this class is divided into three subclasses "A1", "A2", "A3" (sometimes division into "A +", "A", "A-" or "A ++", "A +", "A" is practiced , which is essentially the same). However, there are few fundamental differences between these subclasses, they are rather cosmetic in nature.

Class "A1" is characterized by the following qualitative properties:

New construction (or age less than 3 years); . fully customizable microclimate in the premises; . centralized maintenance system required temperature and humidity; . raised floors and suspended ceilings; . the height of each floor. not less than 3.6 meters (from the raised floor to false ceiling. 2.7 meters); . efficient and rational planning; . the presence of a restaurant (or several. in case large areas), as well as a cafeteria; . a sufficient number of bright windows, less than 20% of rooms may not have windows overlooking the street; . a sufficient number of parking spaces in a guarded (or underground) parking lot; . modern security and engineering systems; . duplication and redundancy of the main systems; . professional management of the property and service; . location in the CAO.

Class "A2" has the following characteristics:

Completely reconstructed building of relatively recent construction; . less stringent requirements for the location of the building; . not very efficient layout and more offices without windows are allowed; . somewhat less professional management of the facility and services; . generally. very close in characteristics to class A1, but slightly inferior to it in secondary parameters (for example, a restaurant and duplication of only vital systems are not required).

Class "A3" has the following characteristics:

Reconstructed building built in the mid or late 90s; . lower quality and convenient system central air conditioning and ventilation; . some inefficiency and irrationality of planning is allowed; . less experienced and well-known landlord and service providers; . generally. close to class A2, but there may be some deterioration in fundamental terms (in particular, underground parking can be replaced by a guarded parking lot, and the location is not necessarily in the central area of ​​the city).

Separate and pretty point of contention- location criterion. The problem is not even what to consider the “center” and “close to the center” territories (after all, there is the Garden Ring, but what about the Boulevard Ring and the same Kutuzovsky Prospekt in this case?) And not even that that in a few years there simply will not be any areas suitable for development in the Central Administrative District ... The main snag is that it is not at all clear how to classify newly built buildings in the West and South-West - with well-thought-out architecture, excellent communications and engineering systems ... By all criteria, except for the location, such buildings should be classified as at least A2, or even A1. Therefore, many real estate companies exclude from the criteria the requirement for the central location of a class A building, leaving only the requirement for transport accessibility and proximity to metro stations.

Class "B" offices

Class B premises are one step lower in the hierarchy of office buildings than class A offices, they are also called budget offices or economy class offices. At the same time, their differences are not fundamental: these buildings do not pretend to be a business center, but almost completely meet the requirements of Western companies for ergonomics and engineering; in the decoration are used simply good materials(no exclusivity); dominated by them Russian companies who, with a slight stretch, can be called professional managers. For the most part, class B office buildings are class A offices after 5-7 years of operation, although there are also reconstructed buildings of a later period. mansions in the center of Moscow after a complete refurbishment and repair. Recently, many of the market participants have noted the following trend: companies rent class A offices to accommodate top management and representative purposes, and cheaper class B offices (and in some cases also C) are used to accommodate the bulk of the staff.

Class "C" offices

The next position in the classification of offices is class C offices - these are mainly Soviet-era buildings (various research institutes, institutes, plant management, and others), repurposed for office use. Such buildings are characterized by all the delights of the clerical method of organizing work. corridor system, difficulties with air conditioning (complete lack of central air conditioning), inconvenient access and lack of civilized parking. The repair was carried out using the cheapest materials, the facade of the building is often not repaired and looks unpresentable. Management is unprofessional and suffers big amount shortcomings. Sometimes there are problems with electric power and infrastructure (such as worn-out elevators and poor window openings). In general, class C offices include buildings that are not suitable for class B in terms of parameters, but are suitable for more or less productive work of office workers. At the same time, the demand for class C rentals practically does not fall, due to the fact that new companies are constantly appearing, which are forced to save on rental payments. These are mostly very small companies, although there are exceptions to this rule: for example, the audit and consulting company BDO Unicon, part of the international BDO group, occupies several floors of a building at 125 Varshavskoe shosse. this is a building of a Soviet-era research institute, minimally reconstructed, with an outdated layout, with a problematic (too small) parking lot. It is noteworthy that for representative purposes this company rents a class A office in one of the best business centers.

Class "D" offices

Class D offices are a kind of bottom of the office market, they are practically not dealt with by realtors due to low demand for buildings that are very unsuitable for doing business. These offices are characterized by outdated utilities, wooden floors, the lack of specialized life support services, old repairs and built more than 10 years ago. At times, the premises are in need of major repairs. At the same time, there is some kind of basic service in the form of a parking lot, a canteen and the simplest communications. IN last years Research institutes that receive income from the delivery of class D offices are trying to bring them into a divine form through serious reconstruction and the introduction of more or less modern engineering systems, while raising rents and transferring buildings to the class C category.

Regional layout

If the office space market in Moscow and St. Petersburg has been forming for almost 15 years, then in the regions the situation lags behind by several years in terms of its development. Almost all office buildings were built during the Soviet period with a corridor system, they have undergone minimal repairs. Very few buildings modern communications, even dedicated Internet lines (including xDSL access via a telephone line) remain exotic. All these premises can be classified as class C at best, and class D with some improvements is standard (it can be conditionally described as class D +). There are practically no class A and B offices - rare exceptions, according to Knight Frank experts, were built for a specific company and are not offered on the open market. However, as the region expands foreign companies, an increasing number of high-quality office buildings will appear. just as it happens with the construction of high-end retail premises.

Conclusion

After reading this text, someone may have the opinion that the issue of classifications in Russia will never be resolved. We still think that this is not entirely true. Of course, we will not see such a rigid classification as exists in the hotel business (where "star" is assigned according to very strict criteria) in the near future, but the more civilized relations are adopted in the metropolitan office real estate sector, the more stringent the rules of the game will be for everyone participants: otherwise, their image, as well as competitive positions, may be under a very serious question both from customers and from competitors and partners. In the regions, the situation in the medium term will follow the Moscow scenario - from a chaotic market with many participants to the formation of the backbone of the most reliable and well-known, which will begin to dominate the local market. It is from that moment that a more or less intelligible classification with clear signs will appear. Most likely, it will, one way or another, take into account the peculiarities of the local market and established traditions in the region.

Application.

List of basic office requirements:

1. High quality standard finish, advanced building engineering systems including BMS (Building Management System);

2. Professional building management;

3. Good location of the building within the boundaries of the office area, convenient access and transport links;

4. Air conditioning system: not less than 2-pipe, or its equivalent;

5. Suspended ceilings;

6. Height from floor to false ceiling is 2.7 m on average;

7. Efficient open floor plan (structure with load-bearing columns);

8. A three-section box for electrical, telephone and computer cables, or a raised floor (or the possibility of installing it);

9. Modern, high-quality windows, their rational arrangement;

10. Modern high-speed elevators with a waiting period of no more than 30 seconds;

11. Underground parking;

12. Quality materials used in the decoration of common areas;

13. The ratio of parking spaces (ground and underground) is at least 1 space per 100 sq.m. the leased area of ​​the building;

14. Loss factor (ratio of used and rented space) no more than 12%;

15. Quality provider of telecommunications services in the building;

16. Two independent power supply sources or uninterruptible power supply; (power supply for the tenant's low-voltage networks must be at least 50 W per 1 sq.m. of usable area + 20 W additionally allocated for lighting);

17. Permissible load for interfloor ceilings: 400-450 kg per 1 sq.m.;

18. Modern security systems and access control to the building;

19. Cafeteria / canteen for employees and other amenities;

20. The depth of the floor from window to window is not more than 18-20 meters.

Class A office building: must meet or exceed the established minimum of 16 of the 20 standard criteria below. Class B office building: must meet at least 10 of the 20 criteria listed:

Currently one of the most profitable species business. Its popularity is based on the fact that any legal entity always requires an office that meets certain requirements and located in a convenient location. Each activity requires individual approach to the issue of selecting premises for an office, so commercial real estate is presented today in a variety of interpretations.

When choosing a room for an office, an organization, first of all, should decide what kind of load this room should bear. It has great importance in case if we are talking about the main office for which the legal address is supposed to be registered. The fact is that the legislation of the Russian Federation allows registering a legal address only if it is located in a non-residential fund. Having settled down in the housing stock, that is, renting an apartment or a private house for the main office, the organization runs the risk of not receiving documents allowing it to carry out its activities.

In the case when the rented premises are assigned the role of an additional office, it is possible to be located within the housing stock. Such a restriction in the use of housing stock as an office reduces the cost of their cost, which in some cases is a very important circumstance. However, you should not flatter yourself about this circumstance - all the costs of maintaining and protecting the office will fall entirely on the shoulders of the tenant. Another circumstance that should be taken into account in this case is the attitude towards your presence in the neighbors' housing stock. If you have neighbors, and your office is supposed to be made public to some extent, you can get into serious trouble.

If you decide to locate your office in a non-residential fund, you should immediately decide what degree of comfort should be provided in it. From this point of view, office premises can be located in the following places:

In the premises of residential buildings removed from the housing stock. As a rule, these are apartments on the first and second floors, premises in the basement floors and specially converted basements. Such premises are of particular interest to organizations whose activities involve meeting the requirements of the sanitary and epidemiological and fire services, as well as constant control from their side. Basements and basements should be treated with great care - many of them simply do not have windows. Because of this feature, basements are in some cases simply unacceptable as an office.

in administrative buildings. Usually this category is located in the buildings of various enterprises, which, due to certain circumstances, are forced to lease out administrative space. It should be noted that the owners of such premises treat their property differently: some restore and repair them, others do not take on unnecessary responsibilities. Therefore, you should not make assumptions in advance about the state of your future office - it can be both satisfactory and far from perfect. Of course, in the latter case, the question of the size of the rent should be discussed with particular scrupulousness.
The advantage is that most administrative buildings already have a security system and a pass system. However, with a high degree of probability, you will not find an air conditioning system there.

In the office center. An office center is a building specially built or renovated for the purpose of subsequently providing it to organizations for use as an office on a lease basis. As a rule, such buildings provide all the necessary communications - telephone, Internet, air conditioning, security. Cosmetic repairs in such premises are usually minimal, and parking is not always available, which in some cases is a serious disadvantage.

In the business center. A business center today is perhaps the most comfortable offer for organizations in terms of renting premises. It assumes the presence of a complete infrastructure that provides maximum convenience, up to the provision of office equipment, the presence of underground parking, in most cases - guarded, as well as the location close to metro stations.

If an organization intends to rent premises for an office, it should understand the classification of such premises. The degree of comfort provided by different types of commercial real estate is denoted by the letters A, B, C and D.

A - these are business centers, which also differ from each other in the degree of comfort. As a rule, category A + indicates a location in the city center, next to a metro stop. A- can have the same characteristics as A+, but with some minor differences. But these differences greatly affect the cost of rent, making it lower by an order of magnitude.

B - these are also business centers, but somewhat outdated or not located in the city center.

C are office buildings.

D - administrative buildings.

To speed up the process of choosing a room for an office, we always indicate its category in the description of each object.