Building up to ask the question

When keeping property up to market standards you can't afford to ignore the benefits of post-occupancy evaluations

by Richard Kauntze

01 May 2008

Few would argue with the fact that the way in which we work and occupy our property has changed beyond all recognition. Wireless networking, flexible office hours and hotdesking, environmental design, energy efficiency and sustainability considerations, are all factors in this. Equally, we now know categorically that buildings which do not work well hinder productivity, affect morale and ultimately, have a negative impact on a companys profitability – and on a building's value.

Given the degree of precision now required in providing property, and keeping it up to market standards, it seems almost anomalous that the post-occupancy evaluation (POE) has not yet become standard practice. Here we are, spending millions of pounds every year on building and refurbishment projects, often without any real idea of whether that money has been well spent, or whether there has been any identifiable, measurable improvement in the building's performance for the occupier.

Research by the BCO for its recently published guide entitled The BCO Guide to Post-Occupancy Evaluation established that historically, people have shied away from conducting a POE, citing 'lack of ownership' as the main reason. No individual group wanted to take on the responsibility for commissioning it, or was prepared to divert the resources in order to carry it out. Nobody wanted to take on the inherent costs, since everyone felt that their counterparts would be gaining greater benefit from the study than they would.

Furthermore, designers indicated concern over the exposure of the project team and the potential liability regarding any problems identified through the evaluation; while developers and FMs worried that a POE might raise more questions than it would answer, and generally unsettle the client/occupier relationship.

Interestingly, our research also highlighted that these issues are all either unfounded, or can be easily overcome, with the potential benefits far outweighing any minor obstacles.

For anyone involved in creating, acquiring or occupying an office building, the advantages of conducting a POE are irrefutable. The feedback it provides is invaluable, showing clearly whether the building's design and operation are actively supporting the occupier's business. It will also help to determine whether the anticipated benefits of the building improvements were actually achieved, thus providing guidance for future projects. The POE survey results can also be used to provide feedback to the project team, creating a 'continual learning' process which will improve quality across the board.

For the occupier, the ultimate objective, in establishing the building's contribution to the business, is established beyond doubt. For the owner, the return on capital invested will be demonstrable, as this will translate into strong rental flows and long-term commitments from its tenants.

And for the management and design teams, lessons will be learnt, allowing for continual improvements to be made and applied equally to new projects. In short, everybody gains.

Richard Kauntze is chief executive of the British Council for Offices (BCO)