FAQ
How much space do I need?
The general rule of thumb is to allow 150-200 usable square feet
per person, depending on the style of business being conducted within.
This figure can vary somewhat.
Usable Square Footage vs. Rentable Square Footage
Usable Square Footage
This method measures the actual occupiable area of a floor or
an office suite and is of prime interest to a tenant in evaluating the
space offered by a landlord and in allocating the space required to house
personnel and furniture. The amount of Usable Square Footage on a multi-tenant
floor can vary over the life of a building as corridors expand and contract
and as floors are remodeled. Usable Square Footage can be converted to
Rentable Square Footage by the use of a conversion factor. The Usable
Square Footage of an office shall be computed by measuring to the finished
surface side of the office side of corridor and other permanent walls,
to the center of the partitions that separate the office from adjoining
Usable Areas, and to the inside finished surface of the dominant portions
of the permanent outer building walls. No deduction shall be made for
columns and projections necessary to the building.
The Usable Square Footage of a floor shall be equal to the sum
of all Usable Areas on that floor.
Rentable Square Footage
This method measures the tenant's pro-rata portion of the entire
office floor, excluding elements of the building that penetrate
through the floor to areas below. The Rentable Square Footage of a building
is fixed for the life of a building and is not affected by changes in
corridor sizes and configuration. This method is therefore recommended
for measuring the total income producing area of a building and for
use in computing the tenant's pro-rata share of a building for purposes
of rent escalation. The Rentable Square Footage of floor area shall
be computed by measuring to the inside finished surface of the dominant
portions of the permanent outer building walls, excluding any major
vertical penetrations of the floor.
No deduction shall be made for columns and projections necessary
to the building. The Rentable Square Footage of an office on
the floor shall be computed by multiplying the Usable Square Footage of
that office by the quotient of the division of the Rentable Square Footage
of the floor by the Usable Square Footage of the floor resulting in the
R/U Ratio.
Load Factor
The Load Factor is the percentage of space on a floor that is
not usable, expressed as a percent of Usable Area. It is also
known as the Common Area Factor or the Loss Factor.
What is a sublease?
A sublease exists when a tenant obtains permission from the landlord,
to lease out his/her leasehold interest in whole or part to another party.
The original tenant is still entirely responsible for the lease payments
to the landlord.
However, the sublessee, or subtenant, pays the original tenant, or sublessor,
an agreed upon monthly rental which assists the original tenant in meeting
his/her lease obligations with the landlord.
What is an executive suite?
Executive suites, also known as office business centers or serviced offices,
provide immediate office availability with the flexibility of
shorter lease terms. They offer a variety of services including, but not
limited to, fully furnished offices with telephone, voicemail and high-speed
internet connections, mail handling services, access to well-appointed
conference rooms, attractive reception areas, break areas and administrative
staff services. Executive suites allow your company to focus on its core
competencies, while letting the staff handle the day-to-day operations
of the business center.
Many suites also offer a variety of corporate identity or virtual
office programs that provide businesses with a professional address,
telephone answering, mail handling and conference room use by
appointment, without having to occupy a physical office.
