What factors should be considered in site selection?

First of all, think about your own position and how to start site selection.

A clear goal is the foundation. Therefore, from the very beginning, we should be clear about our position, our business model and real estate goals, and make accurate decisions quickly.

You should consider the following questions:

Will the company develop as planned?

What are the geographical location, transportation and parking requirements of the office address?

What are the requirements for the estimated site space?

It aims to optimize the spatial structure, technical requirements, time and budget of the site.

Second, who will participate in the office site selection process?

Office site selection is a core work that cannot be underestimated. You should be clear about the people involved in this process. For more information, please refer to the following points:

Designate a project leader. Designate an internal member of the company as the project leader, make a single contact with you and report the site selection progress directly to you.

Designate the project responsible team. If you want to make the office location more humanized, you can initially bring the IT department, human resources department and financial department of the company into the site selection work and form a team. The person in charge of this team should be very experienced in the field of enterprise real estate and facility deployment.

Choose a reliable office site selection consultant team. An excellent office leasing agent can quickly understand some special needs and help find the most suitable office space when communicating with start-up companies, thus saving the most valuable time and energy for the team.

Second Rent, one of the "Three Big Rent" platforms for Internet office leasing in Shenzhen. As a professional office leasing platform, its excellent broker team will provide you with the best office location service.

Hire an experienced real estate lawyer. Make sure that you can maintain some flexibility when negotiating and signing the lease, and at the same time make sure that the relevant terms are beneficial to you and fair enough.

3. When is the best time to start the office site selection process?

Many people may not know the time cost that the site selection process may consume for the first time, which is easily underestimated and always thinks it is easy to find. In fact, finding a unique office or joint office space in just 30 days is not as simple as you think.

Let's first understand the factors that will affect the progress of site selection (not limited to the following factors):

Office space

Market conditions and availability

Negotiation time with landlord and householder

Office space planning

Lease document

business permit

Decoration time

Generally speaking, if the office space you are looking for is below 65,438+000 square meters, and the demand is relatively simple, you can basically set a satisfactory one within 7-65,438+00 days through accurate matching, actual house viewing and negotiation on the second rental platform.

If it is within the range of 100- 1000 square meters, then the time period will be extended to 10-20 days, so as to ensure that you have enough time to find the most suitable office space;

If the area is more than 1000 square meters, the period of careful consideration of office space will probably reach more than 20-30 days.

Fourth, the diversification of office space in the market, what are the choices and how to choose?

At present, there are many kinds of office spaces to choose from in the market, including office buildings, joint spaces, creative spaces and incubators. Leasing methods include sharing, subletting and direct leasing. At this time, you need to evaluate your own situation, such as budget, lease period, requirements for office environment, performance of office space, etc. Also note that the longer your lease, the more choices you have.

Before considering renting office space directly, you can choose shared office space as an alternative:

1. Joint office with other companies

Step 2 join the business incubator

3. Accept subletting office space from other companies.

In fact, compared with renting office space directly, these options have both advantages and disadvantages, but their advantages are very flexible, and the lease period can be shorter, which is suitable for startups with uncertain lease period.

However, in business incubators/accelerators, or administrative offices, homeowners usually have to bear the financial responsibility risks brought by multiple tenants sharing office space. You need to avoid cooperating with other tenants as much as possible, because it will involve many things, such as office space requirements, tenant improvement and related expenses, selection criteria, lease term, possible legal liabilities, etc.

So sometimes you think sharing will be more cost-effective, but the result is often counterproductive. However, when you pay the fee, you'd better first calculate how much rent you need per square meter, so that you can know fairly well.

Considering your own entrepreneurial progress and flexibility, you can also consider subletting. You can find sublet office space below the market price, but each has its own advantages and disadvantages. For example, you will be subject to many restrictions, and you can't make drastic changes to your office space. Even if you are a sub-tenant, if the lessee has financial problems in the next one to five years, it may lead to your own losses.

5. How big is the office space?

According to your experience, you can refer to the workstation base of 3-5 square meters per person. Of course, this does not include the personal office area, conference room and activity room of a single room. The following steps may help you determine the appropriate office space size:

-You can estimate the future staffing of the company according to your lease term. The office space you want to rent now should be able to meet two-thirds or three-quarters of the expected number of employees in the future. Don't calculate the space too dead.

-Find some more efficient office space. For example, in an office building, it is best to find some square offices, not those corners. You know, in floor planning and layout, there will never be two offices with exactly the same area.

-Seek termination rights and extension rights of adjacent sites. Expanding to a nearby office won't have much impact on your company. For enterprises, the adjacent office space is still good.

6. The range of site selection in the market is too large. How to narrow the scope of site selection?

It will be a great waste of time if you go out and look at every possible office space without thinking. Here are some key variables/indicators that can help you narrow your search scope and improve your search quality.

Duration: The longer the lease, the more choices you have. However, after signing the lease contract for a long time, some start-ups found that the venue could not meet their own personnel needs in the first year. Therefore, the founder of the company should consider from many aspects and talk to the owner about a more flexible lease term.

Price: You don't have to focus on how much rent you want to spend per square meter, but you should first make clear your office space rent budget and related expenses, including parking fees, utilities fees, cleaning fees, demolition fees, tenant improvement, insurance fees, furniture and other expenses. These budget expenses should be within your consideration.

Layout: You need to understand that in a building, there will never be two offices with exactly the same area.

Facilities: kitchen, lounge, meeting room, canteen, transportation, parking lot, internet, toilet and even enough power outlets, all of which you should consider.

After determining these indicators, you can choose a reliable one-stop office rental service platform to help you quickly match the housing, accurate to the source of three or four suites. At this time, you only need to complete the links of accurate house viewing, decision-making and signing.

7. What's the parking situation in this office?

Parking fees will take up part of your budget. If you ask the householders, they will usually say that there are enough parking spaces in our parking lot. But you have to be clear about this number. When signing the contract, you must go to the parking lot in person to determine the number of parking spaces you can use. Parking far away will bring a lot of trouble to your employees and customers, and the cost is not low.

Eight, how to determine the correct location of the office?

The biggest factor of office location is geographical location. At this time, you should make sure that the office of your key employees is not too far away from you. Most employees want their office to be convenient enough.

In addition, if there will be customers visiting your office, you need to consider whether to draw a more private area.

9. Is it necessary to prepare financial guarantee for renting office space?

In today's office leasing transactions, most owners have little demand for capital guarantee. In China, tenants usually need to provide lease guarantee in the form of prepaid rent or deposit. However, compared with some large-scale domestic projects, investment promotion and finance companies, or companies with high operational risks, may have requirements.

Therefore, you may need to prepare the following related materials (whatever you want):

Tax revenue

bank statement

Rent in advance (bank letter of credit)

The above financial information needs to be prepared when the owner proposes to pay part of the deposit in advance or the personal guarantee of the founder of the company. Because for them, if renters can provide some qualifications to prove that their economic conditions are guaranteed, it will make landlords feel more at ease and reduce the risks of renters.

But remember, if you want to provide personal guarantee for others when renting a house, you must be very careful, because it is likely to reveal your personal assets. In addition, once your company goes bankrupt, the guarantor will also bear joint personal guarantee responsibility, which is very risky.

X: What materials do you need to prepare for the office site selection when signing a lease?

When you fully grasp the above precautions, you need to prepare the following information when signing the office lease:

If you rent an office building in your own name, you only need to bring your ID card when signing the contract.

If you rent an office building in the name of an enterprise, it is essential to sign a contract: ① a copy of the business license of the enterprise; (2) A copy of the legal person's ID card; ③ Official seal of enterprise

The prepared information is essential, but at the same time, when negotiating with the hotel, the following information should be made clear:

Proof of the legitimacy of the office. Ensure the legality of the house.

The specific contents, payment methods and standards of property fees, utilities and other fees.

Agree on the rent-free period and indicate it in the contract.

If the site is the registered place of the company, it shall be clear that the lessor can provide relevant materials.

Whether there are parking spaces and whether parking spaces are charged.

Whether the telephone capacity is limited.

Does the rental price include the rental tax?

Agreement on rescission of contract and unilateral rescission right.

Provisions for breach of contract.

Statement on dispute settlement between the two parties.