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Ease of Doing Business – How conducive is the regulatory environment to starting and operating a business. Source: The World Bank, Doing Business – 2020
Labor Cost – Wages for skilled office workers. Source: Global Wage Index, Hickey & Associates 2020
Taxes – Favorability of taxation policies to business. Source: The World Bank, Doing Business – 2020
Tenant Favorable – Assessment of the real estate market condition for office space. Source: Colliers International
Quadrant Legend: Blue = FavorableMedium Blue = NeutralRed = Less Favorable
Typical Loss Factor
GLA to Usable between 10 to 20%
From rentable to useable square meters
Loss Factor Notes:
*Common area factor
Landlord Concessions
Fit-Out Concession
The Landlord typically provides a contribution or concession to fit-out as a part of the lease transaction.
Amount of Fit-Out Concession
R390/sm-R1080/sm
Typical range of fit-out contribution.
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.-2mo.
Typical number of rent-free months.
Rent-Free Period Notes:
Deal dependent
Payment of Fees/Commissions
The Landlord typically pays the tenant rep broker’s fee.
Lease Provisions
Lease Term
3yrs.-10yrs.
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
R17.25/sm-R52/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
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.
Statutory Subletting/Assignment
This IS a statutory right. Landlord Consent: The Landlord's consent is still required.
Blend & Extend Strategies
Typically, a tenant can not take advantage of "blend & extend" ("forward renewal", "early renewal", etc.) strategies when the appropriate market conditions exist.
Statutory Early Termination
This is NOT a statutory termination right.
Negotiated Early Termination
It is NOT typical for tenants to be able to negotiate an early termination right in the lease agreement.
Early Termination Notes:
Not standard in lease.
Typical cost: if negotiated in lease, exit fee is typically equal to pro rata professional fees and tenant installation allowance
Workplace
Regional Office Space
9sm-18sm
Typical Square Meters per employee (includes office square footage for employees and contractors).
Regional HQ Office Space
9sm-18sm
Typical Square Meters per employee (includes office square footage for employees and contractors).
Johannesburg market is behind.
Desk Sharing
Desk-sharing is not a common practice in the market.
Desk Sharing Average
1
Average headcount per workstation.
Desk Sharing Notes:
Not common, but it is increasingly applied.
Urbanization of the workforce is: Not much of a trend in this market
Industrial Occupier Market Condition
1,1,1,1
Ease of Doing Business – How conducive is the regulatory environment to starting and operating a business. Source: The World Bank, Doing Business – 2020
Labor Cost – Wages for manuafacturing and warehouse/distribution office workers. Source: Global Wage Index, Hickey & Associates 2020
Taxes – Favorability of taxation policies to business. Source: The World Bank, Doing Business – 2020
Tenant Favorable – Assessment of the real estate market condition for industrial space. Source: Colliers International
Quadrant Legend: Blue = FavorableMedium Blue = NeutralRed = Less Favorable
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.
Amount of Fit-Out Concession
R250/sm-R500/sm
Typical range of fit-out contribution.
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
1.7mo.-3mo.
Typical number of rent-free months.
Payment of Fees/Commissions
The Landlord typically pays the tenant rep broker’s fee.
Lease Provisions
Lease Term
3yrs.-10yrs.
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:
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.
Statutory Subletting/Assignment
This IS a statutory right. Landlord Consent: The Landlord's consent is still required.
Blend & Extend Strategies
Typically, a tenant can not take advantage of "blend & extend" ("forward renewal", "early renewal", etc.) strategies when the appropriate market conditions exist.
Statutory Early Termination
This is NOT a statutory termination right.
Negotiated Early Termination
It is NOT typical for tenants to be able to negotiate an early termination right in the lease agreement.
Early Termination Notes:
Not standard in lease.
Typical cost: if negotiated in lease, exit fee is typically equal to pro rata professional fees and tenant installation allowance
Project Management
Section 1. Fit Cost Data
Total Fit-Out Cost
R306.6/sm
Class A Office
R168/sm
Class B Office
R136.5/sm
Class C Office
R91.35/sm
Warehouse
Furniture Cost
R259.35/sm
Class A Office
R152.25/sm
Class B Office
R113.4/sm
Class C Office
R113.4/sm
Warehouse
Floor Covering Cost
R44.1/sm
Class A Office
R27.3/sm
Class B Office
R13.55/sm
Class C Office
R13.55/sm
Warehouse
Partitioning Walls Cost
R49.35/sm
Class A Office
R32.55/sm
Class B Office
R17.33/sm
Class C Office
R17.33/sm
Warehouse
Other (IT/etc) Cost
Other Cost Notes:
Euro 58 per sqm through rate pending on client's requirement.
Typical Manpower Hourly Rates
R584.85/hr
Senior Project Manager
R409.40/hr
Project Manager
R409.40/hr
Junior Project Manager
R73.11/hr
Project Assistant
R219.32/hr
Workplace Consultant
R292.43/hr
Designer/Architect
Project Management Base Fee
8.75%
Base fee [%] for the fitout of above office of 1000 m2.
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.
Typically included in "Project Management" scope of work.
Advise Colliers broker and client on project issues and their resolution as they occur.
Typically included in "Project Management" scope of work.
Participate in building tours, if requested, to evaluate building systems and other cost-related observations and prepare a building due diligence report
Typically included in "Project Management" scope of work.
Develop high-level project estimate and timeline based on test fit and Client standards
Typically included in "Project Management" scope of work.
Schedule and chair Schematic Drawings and Design Development Drawings review meetings/conference calls
Typically included in "Project Management" scope of work.
Define workplace strategy for client, research what kind of location, office / work environment accelerates business
Typically included in "Project Management" scope of work.
Define program of requirements for location, building and interior characteristics
Typically included in "Project Management" scope of work.
Engage with the Client Facilities Management (FM) Operations team to ensure alignment with Client standards
Typically included in "Project Management" scope of work.
Phase 2: Service Before and During the Design Process
Develop preliminary project budget and schedule.
Typically included in "Project Management" 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.
Typically included in “Design/Build” 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 “Design/Build” 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 "Project Management" scope of work.
Define interior guidelines for architect based on workplace strategy
Typically included in "Project Management" scope of work.
Control workplace strategy and functionality and during design process
Typically included in "Project Management" scope of work.
Phase 3: Services Before Construction
Liaise with the Landlord’s Representative.
Typically included in "Project Management" scope of work.
Prequalify a list of general contractors to be interviewed (consult lease to confirm any Landlord required GCs).
Typically included in “Design/Build” 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.
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.
Typically included in “Design/Build” scope of work.
Negotiate, on client's behalf, the General Contractor agreement for Client approval
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Develop Project Cost Summary + Invoice Tracker and update weekly
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Phase 4: Services During Construction
Coordinate with the Landlord’s Representative.
Typically included in "Project Management" 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 “Design/Build” scope of work.
Monitor the general contractor’s schedule.
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Monitor the construction budget.
Typically included in "Project Management" scope of work.
Review, and recommend for payment, the contractor’s Applications for Payment.
Typically included in "Project Management" scope of work.
Typically included in “Design/Build” scope of work.
Monitor all project documentation.
Typically included in “Design/Build” 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.
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 “Design/Build” 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.
Typically included in “Design/Build” scope of work.
Represent Client in development of move strategy.
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 “Design/Build” scope of work.
Conduct bid process for refurbishment of existing furniture and/or workstations.
Typically included in “Design/Build” scope of work.
Evaluate bids and negotiate purchase order with manufacturer(s).
Typically included in “Design/Build” scope of work.
Negotiate national buying contract with select furniture dealerships, using Colliers International purchasing power
Typically included in “Design/Build” scope of work.
Change management before, during and after moving to the new work environment
Typically included in “Design/Build” scope of work.
Measuring/monitoring (KPI's) how the way of working and building accelerates business and goals of the client
Typically included in “Design/Build” scope of work.
[1]Currency conversion works for estimate purposes only and may not reflect real-time values.
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