Designing adaptable model suites that attract diverse tenants and reduce vacancy rates through strategic space planning and cost-effective solutions.
model suite OVERVIEW
For office model suite projects, I help landlords minimize vacancy periods and maximize long-term profitability by creating turnkey workplace solutions. I design spaces that are functional from day one, and also future-proofed for tenant growth and evolving business needs. My focus is on creating flexible layouts that enable tenants to scale up or downsize without requiring disruptive renovations. This strategic planning helps landlords minimize post-move capital expenditures and build long-term value for their tenants, while also simplifying the process of adapting the space for new tenants when leases expire.
the problem
Landlords face the critical challenge of reducing vacancy rates to ensure their real estate portfolios remain profitable. Vacant spaces fail to generate income and incur ongoing costs. Model suite solutions address this by offering ready-to-lease, move-in-ready environments that attract tenants eager to avoid the delays of construction. These turnkey spaces allow prospective tenants to envision their operations immediately, making the leasing process faster and more appealing by eliminating the wait for build-outs.
THE PROCESS
Space Ratio Analysis
I focus on planning the right spaces to attract ideal tenants, ensuring each suite is tailored to meet market demands and tenant expectations. Whether it's a dense office layout for potential financial firms, an open floor plan for tech startups, or a hybrid approach, I design office spaces that align with the needs of the target industry.
Finding the Right Balance
I strive to balance built-out costs with the need for flexibility, creating spaces that are cost-effective yet adaptable for future tenant needs.
Cost-Saving Opportunities
I identify situations that present opportunities for significant cost savings, optimizing the design and construction process to benefit both landlords and tenants. My strategies include:
🔸Plan workspace layout to save costs on core drilling for power supply
🔹Determine the optimal location for kitchen plumbing to minimize trenching expenses
🔸Strategize layouts to avoid major disruptions to existing HVAC systems
❌ Space planning without considering future configurations
✅ Space planning with future growth in mind
THE SOLUTION
My designs are flexible and adaptable, allowing for customizations that don’t require extensive capital expenditure, ensuring a conscious build-out while still delivering a high-quality space that accommodate the future tenant’s brand and operational needs. Let me guide you through case studies of projects in various sizes to demonstrate my approach!
Case Study 1️⃣
Project Address: 1 Adelaide St E, Suite 530, Toronto
Rentable SQFT: 5,474 RSF
Project Size: Small
Project Shape: L-shape
Project Overview: This small-sized model suite, located in downtown Toronto, was designed with a primary goal of maximizing cost efficiency by reusing existing improvements. Remarkably, the project achieved a construction scope of ZERO new walls and glazing, significantly reducing construction costs. To accomplish this, I replaced the standard coat closet construction with a freestanding closet product, effectively eliminating the need for additional construction. The budget saved from the drywall and glazing scope was strategically reallocated to enhance the suite's aesthetic appeal by adding ceiling baffles in the cafe space, providing a wow factor to complement the existing rooms. This approach maintained the suite's functionality while adding a touch of modern design flair, resulting in a cost-conscious build-out that is also an attractive option for potential tenants.
Case Study 2️⃣
Project Address: 1 City Centre Dr, Suite 620, Mississauga
Rentable SQFT: 8,912 RSF
Project Size: Medium
Project Shape: Irregular
Project Overview: This medium-sized model suite, located in one of Mississauga's most prominent commercial buildings, features an architectural design with unobstructed southern views. The primary challenge in space planning was addressing the building's irregular shape. By strategically utilizing the northwest corner, I created a room by constructing just one additional wall, optimizing build costs. The main boardroom was thoughtfully positioned behind the reception area to capitalize on the best views and architectural features. The angled glazing of the boardroom provides a visual connection to the feature lounge and seamlessly transitions into the cafe area, creating an inviting environment for potential tenants.
Case Study 3️⃣
Project Address: 4 King St W, Suite 700, Toronto
Rentable SQFT: 13,638 RSF
Project Size: Large
Project Shape: Rectangular
Project Overview: This full-floor model suite project, located in downtown Toronto amidst high-rises, faced the challenge of blocked views on the north and west sides due to adjacent buildings. The south and east sides were designated to be open workspace to expose the views of Lake Ontario and to bring in natural light. Tactile carpet was selected for lounge and collaboration zones to allow for easy removal and future reconfiguration, accommodating tenant needs. The project employed a partially furnished approach to minimize upfront FF&E costs, enabling potential tenants to tour the space with a test fit and partially furnished setup. This strategy allows tenants to envision the suite's potential and customize the remaining furniture package to their specific requirements, improving efficiency in change management and tailoring the layout to the end user's needs.
THE OUTCOME
Model suites have become an excellent solution for companies looking to lease space without the need to invest in building it out themselves, as landlords provide ready-to-move-in suites with all the necessary amenities. These thoughtfully designed, move-in-ready spaces have a project timeline that is 30% shorter compared to traditional build-outs, allowing tenants to envision their operations immediately without waiting for construction. Many suites were leased soon after completion, leading to additional model suite projects. Overall, the model suite initiative increased the appeal of the properties and supported long-term profitability and tenant retention.
If you're interested in learning how I developed a workplace solution for a leading Canadian energy company to support growth, sustainability, and adaptability for the future, check out the case study here:📙Case Study: Future-Ready Workplace