Hire an Architect & obtain site and fixture plans
Hire an architect to create your office drawings and plans. Your furniture and fixtures will influence the layout and feel of your office. Go over the Fixture Plan Checklist included below and discuss it with your corporate representative. It is of the utmost importance that this checklist be completed immediately upon obtaining your space and returned to the corporate office along with a "rough sketch" floor plan from your architect. If you have any questions concerning your fixture plan, please feel free to contact the Corporate Office as we can provide sample layouts for you.
EXAMPLE OF SET-UP REQUIREMENTS
Requirements are set forth below which may be amended or supplemented. Office Supplies will be approximately $2200. Each Work station will be approximately $2500. You can start with just a two work station set up and add on as you grow.
Sample Office Lay out of a 600 square foot office with 5 work stations and a conference room - See floor plan below
Sample Architect Drawn Floor Plan
Coordinate office design
Management One Property Management Systems can provide you sample fixture plans for your location. These designs are based on similar offices around the country. Be sure to advise the landlord and your contractor of your requirements for layout for equipment, floor designs, ceiling arrangements, , painting requirements, sign placements, and any other information needed to help make your office the most functional in terms of visual and service factors.
Submit finished fixture plans or blueprints (if applicable) to Landlord and Corporate Office for final approval.
Select a Contractor
The amount of construction needed to open an office will depend on the condition of the space when the lease is executed. Some spaces are already finished out, and you may only need to install partitions, office cubicles and carpet. This is very rare. Other sites are incomplete or only rough-finished when the lease is signed and will require other modifications. The more work needed to build your office, the more lead-time you need to allow.
Get at least three bids.
The Corporate office or another Management One® owner may recommend a reputable contractor. If a contractor is not recommended, check the reputation of each contractor by asking for references from previous jobs. Go and look at the work done to make sure it meets the standards required of a Management One® office. In reviewing the written bids, be certain that the total amount reflects all work that is necessary. If you are not going to install your equipment yourself, the bids need to include the price for installing office equipment (i.e. work stations, reception desk etc.). Remember that the cheapest bid is not always the best bid. Find out the total time that it will take the contractor to finish the job. Did the contractor meet deadlines on other jobs?
Obtain a written agreement as to costs and time commitments, if possible. This will allow you to planning better. It is your responsibility to see that all work proceeds on schedule.
Some general contractors will do the whole job; others will subcontract the work. Determine exactly which jobs the contractor and sub-contractors will perform. If a general contractor hires "subs", he may charge more than if you contracted out the work yourself. Some areas require general contractors to obtain separate permits for sub-contractors. If you are planning to do any of this work yourself, check with the city building inspector about permits required.
Delays
Anticipate delays! During the construction process, work may stop until a specific permit or approval is obtained. So expect a few, so you can still meet your opening day deadline.
Beware! Your electrician (or any other construction worker) may tell you not to worry about permits. Never agree to this… without the proper permits, you will not get your Final Inspection Approval, and the office cannot open. Worse, without a legal installation, all insurance is void.
Always insist that the general contractor provide proof of insurance. If he cannot give you an insurance binder, do not use his services. The Management One® office owner may be liable for any injuries or damages during construction. It is necessary to secure liability insurance before construction begins, again with Management One listed as “additional insured.”
If the office space is “turn-key”, you may not need to hire any contractors at all and your suppliers (of work stations etc.) can do the entire install necessary without having to physically change the space at all.
Order office fixtures/furniture
Please allow 6-8 weeks for delivery of equipment.
Interlink Resource
Contact: Charlie Finkle
Phone: 949-500-4055
http://modularlink.com/index.html
Establish delivery date for equipment
Most of your office equipment (Furniture, Fixtures &Equipment “FF&E”) will need to be installed by your Vendor. Also, you will need to be at your office during delivery and you must have someone to help unload equipment. Make sure your equipment is delivered and installed in time for in-office training classes for your new staff.