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Colliers International | Global Occupier Guide

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Brussels

BACS*

Space Measurement Standard
SQMT
SQFT
Space Unit of Measure

EUR

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Financial Data Currency

Yes

Transfer Taxes

Notes:

*The "Gross Area" definition in this document is the Gross Lettable Area

Office Occupier Market Condition

1,1,1

Occupier Market Conditions – How conducive is the regulatory environment to starting and operating a business. Source: Colliers

Labor Cost – Wages for skilled office workers. Source: City Globe and Colliers

Tenant Favorable – Assessment of the real estate market condition for office space. Source: Colliers

Quadrant Legend: Blue = Favorable Medium Blue = Neutral Red = Less Favorable

Typical Loss Factor

NUA = 60-70% * GLA ; NIA = 80-85% * GLA

From rentable to useable square meters

Loss Factor Notes:

GLA = the Gross Lettable Area



NUA = Net Usable Area (is the GLA without primary circulation corridors, lifts, stairs, lavatories, common circulation, walls, etc)



NIA = Net Internal Area (NUA + the primary circulation, so the 'carpet surface')

Landlord Concessions

Fit-Out Concession

The Landlord typically does not provide a contribution or concession to fit-out as a part of the lease transaction.

Fit-Out Cost Notes:

Less common, also not always interesting because of VAT aspects in Belgium (office rent exempted from VAT)

Rent-Free Period

The Landlord typically provides a contribution or concession in the form of a rent-free period.

Standard Range of Rent-Free Months

1mo.-2.5mo.

Typical number of rent-free months.

Rent-Free Period Notes:

# of free rent per "FIXED/committed" years of lease contract.

Tenant Rep Broker Fee (New Leases)

The tenant rep broker’s fee is typically split between the Landlord and Tenant.

Payment of Fees/Commissions Notes:

As Negotiated

Tenant Rep Broker Fee (Renewals)

The tenant rep broker’s fee is typically split between the Landlord and Tenant.

Payment of Fees/Commissions Notes:

As Negotiated

Lease Provisions

Lease Term

3yrs.-9yrs.

Typical lease term in years.

Lease Term Notes:

In practice most common is a 9 year lease with yes or no a break every 3 years. Longer contracts of in total 12, 15, 18 years or more are very exceptional.

Operating Expenses & Service Charges Included

Quoted market rent typically does not include operating expenses (service charges). There are additional charges that apply to leasing space.

Additional Charges

€25/sm-€60/sm

Estimated range for all additional charges per Square Meters.

Additional Charges:

Utilities
Service Charges
Stamp Duty
Electric
Rates
HST
Cleaning
Hydro
Registration Fees
Taxes
Insurance
VAT
Other

Service Charge Notes:

Service charges + taxes (City-region-parking-R.Estate).



In Brussels, approximately 50 euro/m2 of taxes should be added to the charges.

Lease Fundamentals: The following apply to both office and industrial leases.

Lease Execution Requirements:

Typical upfront requirements
None for strong credit tenants
Upfront rental payment
Security deposit
Corporate guarantee
Not Applicable

Negotiated Subletting/Assignment

Typically, the tenant's right to sublease or assign the space is negotiated in the lease agreement.
Landlord Consent: Typically, the landlord's written consent IS still required.

Negotiated Subletting/Assignment Notes:

In almost all lease contracts there is an article that says that the tenant can only sublease/assign with the written agreement from the landlord beforehand. So the right is subject to agreement from LL.

Statutory Subletting/Assignment

This is NOT a statutory right.
Landlord Consent: The Landlord's consent is still required.

Blend & Extend Strategies

Typically, a tenant can take advantage of "blend & extend" ("forward renewal", "early renewal", etc.) strategies when the appropriate market conditions exist.

Blend & Extend Notes:

Floor plates to reinstate in initial conditions. Re-gear based on longer/extended duration before lease exit.

Statutory Early Termination

This is NOT a statutory termination right.

Negotiated Early Termination

It IS typical for tenants to be able to negotiate an early termination right in the lease agreement.

Early Termination Notes:

No legal basis, but often breaks after year 3 or 6 are agreed upon in the contract.

Workplace

Regional Office Space

15sm-25sm

Typical Square Meters per employee (includes office square footage for employees and contractors).

Desk Sharing

Desk-sharing is a common practice in the market.

Desk Sharing Average

0.6

Average headcount per workstation.

Industrial Occupier Market Condition

1,1,1

Occupier Market Conditions – How conducive is the regulatory environment to starting and operating a business. Source: Colliers

Labor Cost – Wages for manuafacturing and warehouse/distribution office workers. Source: City Globe and Colliers

Tenant Favorable – Assessment of the real estate market condition for industrial space. Source: Colliers

Quadrant Legend: Blue = Favorable Medium Blue = Neutral Red = Less Favorable

Landlord Concessions

Fit-Out Concession

The Landlord typically provides a contribution or concession to fit-out as a part of the lease transaction.

Rent-Free Period

The Landlord typically provides a contribution or concession in the form of a rent-free period.

Standard Range of Rent-Free Months

0.5mo.-2mo.

Typical number of rent-free months.

Tenant Rep Broker Fee (New Leases)

The tenant rep broker’s fee is typically split between the Landlord and Tenant.

Payment of Fees/Commissions Notes:

As Negotiated

Tenant Rep Broker Fee (Renewals)

The tenant rep broker’s fee is typically split between the Landlord and Tenant.

Payment of Fees/Commissions Notes:

As Negotiated

Lease Provisions

Lease Term

6yrs.-15yrs.

Typical lease term in years.

Operating Expenses & Service Charges Included

Quoted market rent typically does not include operating expenses (service charges). There are additional charges that apply to leasing space.

Additional Charges

€10/sm-€25/sm

Estimated range in total for all additional charges per Square Meters.

Additional Charges:

Utilities
Service Charges
Stamp Duty
Electric
Rates
HST
Cleaning
Hydro
Registration Fees
Taxes
Insurance
VAT
Other

Lease Fundamentals: The following apply to both office and industrial leases.

Lease Execution Requirements:

Typical upfront requirements
None for strong credit tenants
Upfront rental payment
Security deposit
Corporate guarantee
Not Applicable

Negotiated Subletting/Assignment

Typically, the tenant's right to sublease or assign the space is negotiated in the lease agreement.
Landlord Consent: Typically, the landlord's written consent IS still required.

Negotiated Subletting/Assignment Notes:

In almost all lease contracts there is an article that says that the tenant can only sublease/assign with the written agreement from the landlord beforehand. So the right is subject to agreement from LL.

Statutory Subletting/Assignment

This is NOT a statutory right.
Landlord Consent: The Landlord's consent is still required.

Blend & Extend Strategies

Typically, a tenant can take advantage of "blend & extend" ("forward renewal", "early renewal", etc.) strategies when the appropriate market conditions exist.

Blend & Extend Notes:

Floor plates to reinstate in initial conditions. Re-gear based on longer/extended duration before lease exit.

Statutory Early Termination

This is NOT a statutory termination right.

Negotiated Early Termination

It IS typical for tenants to be able to negotiate an early termination right in the lease agreement.

Early Termination Notes:

No legal basis, but often breaks after year 3 or 6 are agreed upon in the contract.

Project Management

Section 1. Fit Cost Data

Total Fit-Out Cost

€2000/sm

Class A Office

€1250/sm

Class B Office

€750/sm

Class C Office

Total Fit-Out Cost Notes:

The fit-out cost refers to the total cost of design, construction, and installation for a space. It includes categories such as materials, labor, furniture, fixtures, equipment, finishes and other related costs. The specific factors influencing the total fit-out cost can vary widely depending on the project scope, location, size of the space, quality of materials, and complexity of design.

Furniture Cost

€480/sm-€720/sm

Class A Office

€360/sm-€480/sm

Class B Office

€240/sm-€360/sm

Class C Office

Furniture Cost Notes:

Cost are per SQM not SF

Low Voltage Cabling Cost

€250/sm-€400/sm

Class A Office

€150/sm-€250/sm

Class B Office

€100/sm-€150/sm

Class C Office

Low Voltage Cabling Cost Notes:

Cost are per SQM not SF

Floor Covering Cost

€50/sm-€80/sm

Class A Office

€40/sm-€50/sm

Class B Office

€30/sm-€40/sm

Class C Office

Floor Covering Cost Notes:

Allowance given by landlord, to be negotiated.

Cost are per SQM not SF

Partitioning Walls Cost

€200/sm-€400/sm

Class A Office

€150/sm-€250/sm

Class B Office

€100/sm-€200/sm

Class C Office

Partitioning Walls Cost Notes:

Cost are per SQM not SF

Other (IT/etc) Cost

€200/sm-€300/sm

Class A Office

€150/sm-€200/sm

Class B Office

€100/sm-€150/sm

Class C Office

Other Cost Notes:

Cost are per SQM not SF

Construction to Move-in Cycle Time

18wks-22wks

Class A Office

16wks-18wks

Class B Office

12wks-16wks

Class C Office

Typical Manpower Hourly Rates

€140/hr

Programme Manager

€140/hr

Senior Project Manager

€120/hr

Project Manager

€105/hr

Junior Project Manager

€105/hr

Project Assistant

€125/hr

Workplace Consultant

€105/hr

Designer/Architect

€165/hr

Change Manager

Project Management Base Fee

15%

Base fee [%] for the fitout of above office of 1000 m2.

Base Fee Notes:

We rarely work on a percentage fee but on a lump sum or time & material base contract.

Section 2. Scope of Work Description

Phase 1: Services Before and During the Transaction

Review the LOI and work letter portion of the Lease to ensure that the clients interests are protected during the build-out of the project.
Not typically included at all, but available for an additional fee.
Advise Colliers broker and client on project issues and their resolution as they occur.
Not typically included at all, but available for an additional fee.
Participate in building tours, if requested, to evaluate building systems and other cost-related observations and prepare a building due diligence report
Not typically included at all, but available for an additional fee.
Develop high-level project estimate and timeline based on test fit and Client standards
Not typically included at all, but available for an additional fee.
Schedule and chair Schematic Drawings and Design Development Drawings review meetings/conference calls
Not typically included at all, but available for an additional fee.
Define workplace strategy for client, research what kind of location, office / work environment accelerates business
Not typically included at all, but available for an additional fee.
Define program of requirements for location, building and interior characteristics
Typically included in "Project Management" scope of work.
Not typically included at all, but available for an additional fee.
Engage with the Client Facilities Management (FM) Operations team to ensure alignment with Client standards
Typically included in "Project Management" scope of work.
Phase 1 Notes:
Program of requirements: typically included in ""Project Management"" scope of work. Interior characteristics: not typically included at all, but available for an additional fee

Phase 2: Service Before and During the Design Process

Develop preliminary project budget and schedule.
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Develop the RFP for selection of a space planner/architect and any other consultants identified and required
Typically included in "Project Management" scope of work.
Analyze, compare and evaluate responses to the RFP.
Typically included in "Project Management" scope of work.
Orchestrate the space planner/architect interview process.
Typically included in "Project Management" scope of work.
Negotiate, on behalf of the client, professional services agreements with the space planner/architect and other consultants.
Typically included in "Project Management" scope of work.
Review architect’s final Program of Requirements.
Typically included in "Project Management" scope of work.
Monitor the design team’s schedule of deadlines and deliverables. Coordinate meetings with the design team and the client. Manage the design process on behalf of the client.
Typically included in "Project Management" scope of work.
Review and recommend payment of the invoices for services. Submit invoices for payment to landlord or client and prepare monthly reports of project costs versus project budget.
Typically included in "Project Management" scope of work.
Negotiate all client-vendor contractors (IT, AV, Security/Access Control, Signage, High Density Filing) on behalf of client.
Typically included in "Project Management" scope of work.
Coordinate with either Architect or General Contractor in permitting process
Typically included in "Project Management" scope of work.
Schedule and chair weekly design review meetings/conference calls
Typically included in "Project Management" scope of work.
Other Value-Add Services: Test fits (including Look & Feel) - Cost Estimates - Schedule/timing/phasing scenarios - Floor plan, core and circulation efficiency ratios(GIA vs NIA) (NOA vs NIA) - Technical due diligence/Assessments - We may pack everything into a Feasibility Study or proposed them separately depending on the situation.
Typically included in “Design/Build” scope of work.
Not typically included at all, but available for an additional fee.
Define interior guidelines for architect based on workplace strategy
Not typically included at all, but available for an additional fee.
Control workplace strategy and functionality and during design process
Not typically included at all, but available for an additional fee.
Architectural design
Typically included in “Design/Build” scope of work.
Not typically included at all, but available for an additional fee.
Phase 2 Notes:
Space planning can be done internally, possible other consultants externally such as Mechanical, Acoustical, engineers.

2.4 Facilitate, participate and provide recommendations on the space planner/architect interview process - We can do this ourselves for interior architecture design.

2.6 Monitor the design team’s schedule of deadlines and deliverables. Coordinate meetings with the design team and the client. Manage the design process on behalf of the client - Most of the tasks are done internally.

Phase 3: Services Before Construction

Liaise with the Landlord’s Representative.
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Prequalify a list of general contractors to be interviewed (consult lease to confirm any Landlord required GCs).
Typically included in "Project Management" scope of work.
Develop the RFP, including Landlord and/or Lease required documents, for selection of a general contractor.
Typically included in "Project Management" scope of work.
Analyze, level, and evaluate the responses to RFP.
Typically included in "Project Management" scope of work.
Orchestrate general contractor interview process and prepare evaluation scorecard.
Typically included in "Project Management" scope of work.
Review all proposed subcontractors and monitor the general contractor’s subcontractor bid process to ensure integrity of the process and quality of the workmanship.
Typically included in "Project Management" scope of work.
Monitor the general contractor’s schedule of deadlines and deliverables. Coordinate meetings between the design team, general contractor, client and appropriate vendors.
Typically included in "Project Management" scope of work.
Negotiate, on client's behalf, the General Contractor agreement for Client approval
Typically included in "Project Management" scope of work.
Schedule and coordinate Architect's 90% Construction Drawings review
Typically included in "Project Management" scope of work.
Develop Project Cost Summary + Invoice Tracker and update weekly
Typically included in "Project Management" scope of work.

Phase 4: Services During Construction

Coordinate with the Landlord’s Representative.
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Conduct weekly construction meetings to assess progress, quality and conformance with the Contract Documents and distribute minutes of meetings.
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Monitor the general contractor’s schedule.
Typically included in "Project Management" scope of work.
Monitor the construction budget.
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Review, and recommend for payment, the contractor’s Applications for Payment.
Typically included in "Project Management" scope of work.
Monitor all project documentation.
Typically included in "Project Management" scope of work.
Act at all times as client’s liaison to vendors contracted directly by Client (IT, AV, Security/Access Control, Signage).
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Oversee the punch list process to ensure acceptable completion of all items.
Typically included in "Project Management" scope of work.
Close out all consultant, contractor and vendor contracts.
Typically included in "Project Management" scope of work.
Submit General Contractor, vendor, and consultant invoices to Landlord for reimbursement per the Lease Workletter
Typically included in "Project Management" scope of work.
Review and recommend for payment all General Contractor, vendor, and consultant invoices; submit to Client for approval
Typically included in "Project Management" scope of work.
Deliver close-out documents, as specified in the Lease, to Client
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Coordinate value/engineering process, if required.
Typically included in "Project Management" scope of work.
Provide as-built drawings and O&M Manuals to Client FM Operations team
Typically included in "Project Management" scope of work.

Additional Services: Services During Relocation

Develop RFP for moving companies, evaluate responses and recommend selection of moving company or identify, interview and review proposal for services from relocation consultants.
Not typically included at all, but available for an additional fee.
Represent Client in development of move strategy.
Not typically included at all, but available for an additional fee.
Monitor development of move activity checklist.
Not typically included at all, but available for an additional fee.
Represent client on site during move process.
Not typically included at all, but available for an additional fee.

Additional Services: Project Management Services Related to Furniture/Workstation Procurement

Conduct bid process for all furniture (workstations, case goods, seating, filing) purchases specified by the architect and/or client.
Typically included in "Project Management" scope of work.
Conduct bid process for refurbishment of existing furniture and/or workstations.
Typically included in "Project Management" scope of work.
Evaluate bids and negotiate purchase order with manufacturer(s).
Typically included in "Project Management" scope of work.
Negotiate national buying contract with select furniture dealerships, using Colliers International purchasing power
Typically included in "Project Management" scope of work.
Change management before, during and after moving to the new work environment
Not typically included at all, but available for an additional fee.
Measuring/monitoring (KPI's) how the way of working and building accelerates business and goals of the client
Not typically included at all, but available for an additional fee.

Operating Environment Rankings reported on a scale of 1 (least favorable) to 10 (most favorable).

Human Capital

6, 4 6/10

Labor Force Growth
Labor force growth rate (past 5 years)

5, 5 5/10

Wage Inflation
Rise in wages (past 5 years, local currency)

6, 4 6/10

Millennials
Proportion of population in the age 20-39 cohort


8, 2 8/10

High School Education Equivalent
Proportion of population attaining this level

6, 4 6/10

University Education Equivalent
Proportion of population attaining this level

7, 3 7/10

Overall Education
Composite average of High School & University


6, 4 6/10

Human Capital Composite

Business Climate

5, 5 5/10

Innovation
Presence of innovative factors in economy

5, 5 5/10

Economic Risk
Resilience of economy to unexpected events

8, 2 8/10

Business Environment
Friendliness of business environment

4, 6 4/10

Corporate Tax Rate
Favorable corporate tax rate


6, 4 6/10

Business Climate Composite

Operating Environment Composite

6, 4 6/10

Combined average score of Human Capital and Business Climate factors

This document has been prepared by Colliers International for advertising and general information only. Colliers International makes no guarantees, representations or warranties of any kind, expressed or implied, regarding the information including, but not limited to, warranties of content, accuracy and reliability. Any interested party should undertake their own inquiries as to the accuracy of the information. Colliers International excludes unequivocally all inferred or implied terms, conditions and warranties arising out of this document and excludes all liability for loss and damages arising there from. This publication is the copyrighted property of Colliers International and/or its licensor(s).

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