Imagine going on a road trip adventure with no particular destination in mind. If the COVID-19 pandemic has taught us anything is that we can expect the unexpected. While Carrie Fisher locked in on the title “Postcards from the Edge“, we borrowed the term and reached out to some of our savviest friends in the CRE community (listed at the end of this article) to send us a postcard about what they are seeing on their journey. We asked a few questions and got some interesting answers to share with our readers.
How are tenants planning to use their space differently?
Tenants are embracing robust work from home programs, with a projection of 12-30 percent of the workforce classified as remote workers long-term. For on-premise work, this means that spaces can ‘decompress’ as density goals shift from a Canadian average of 150 SF seat to about 200 SF per seat to accommodate physical distancing. There will also be a re-think of collaborative spaces and how they are structured. As we know, not only does physical distancing prevent COVID spread, but it also prevents common flu and cold spread. Therefore, as a long-term solution to bolster productivity by preventing workplace sickness, tenants are looking at more open meeting spaces and less dense conference rooms. We have to solve acoustic issues for larger and more open meeting spaces, but there are systems already in production that can accomplish this by directing air flow and utilizing innovative ceiling materials. I expect more innovation in technology to support on-premise/off-premise collaboration, as well as innovation in materials and finishes that focus on anti-microbial surfaces. Long-term, we should see more innovation in building infrastructure: better HVAC systems, more touch free operations, operable windows or double skinned buildings, more elevators or escalators, single occupancy washrooms.
Definite movement toward down-sizing space while implementing a reservation system (like our proprietary mobile application or the Work Design roundup here) in lieu of assigned seating
Those that must be in the office have implemented interim social-distancing guidelines and innovative furniture components to provide actual and perceived safety
Collaboration Areas are being expanded
Food service / internal café / Break Rooms are currently closed
Hearing lots of COVID weariness with many missing the collaboration with colleagues. My bet is by the end of the first quarter of 2021 we see some return to normalcy and typical workplace standards and uses
Increased interest in UV Light and Ionization treatment of HVAC and increased janitorial costs
Definitely seeing more space management and shift work through tools like our proprietary app vs making wholesale physical modifications. Most of my clients are not doing free address but using the tools to manage who can be in the office/lab/production area at any given time.
Office space is now a resource and there is more focus on purpose for being in the office rather than just showing up each day.
Lots of cleaning and PPE stations being added where none existed before
Important to note that there is a difference between short term planning and long-term planning-
In the short term, occupancy is primarily managed through reduced capacity, increased cleaning protocols, PPE available at the office, and close adherence to CDC protocol.
Mid-Longer term, clients must evaluate the purpose of their office (for many It’s where collaboration, mentorship, and culture can be built). In this instance- many clients will look to use more of their square footage for shared spaces instead of dedicated workstations/offices. “We vs. Me space” as Steelcase puts it.
Also Mid-longer term, with new and enhanced technology developed, space management systems, reservation apps or other tools will be more widely used, and companies will welcome the ability to make more data driven decisions around their space.
Wellness (including a focus on both physical and psychological comfort) will become even more important.
Many companies are going to embrace some sort of flexibility and may make work from home a more formal workstyle for employees. This will mean that companies are going to need to consider their space alongside their technology to create an intentional balance/inclusion for both in-office and remote employees.
The struggle is real! While many appreciate the experiment of work from home and can see the benefits of some of it, many are longing for more of a balance.
The pandemic has put remote working through an extraordinary test. It has also rapidly accelerated the pace of workplace transformation that would have otherwise taken years to materialize. This extreme shift has led many to query the role and purpose of physical offices. JLL research shows that 58 percent of the employees have missed their office substantially during lockdown. If remote working is here to stay, offices will find a new “raison d’être”. Companies will look to rationalize and aim for higher quality office spaces. Going to the office to work individually will not be a priority anymore. People will head to the office for an outstanding human experience – with their colleagues, managers, partners or clients – one that they are unable to experience remotely. The office will have to meet four main objectives:
To support hyper collaboration;
To encourage serendipity and creativity;
To break physical barriers with the leadership and favor managerial proximity;
And to become a social hub, where employees can share a common sense of purpose and live memorable moments, together and with their clients.