In my experience, OpenOfficeSpace.com has made producing a floor plan as easy as I have seen, whereby using the latest technology to provide tactical and financial advantage for my clients. This tool is free to the public and provides a simplistic format for commercial tenants who are looking for additional leverage in their negotiations with a landlord.
The best way to use this technology is via demonstration by your real estate representation, in which they can discuss efficient ways to utilize existing or new space, then simply sketch out your ideal floor plan online. This drawing should be included with the request for proposal (RFP), a must when approaching a landlord that you are not familiar. So, essentially, by providing the initial proposal to the landlord, with the ideal floor plan, you are assured of getting the landlord thinking creatively on how to best serve your needs. After all, it is a tenant’s market.
Here are a few snapshots and a quick video tutorial (click the “Launch Space Planner” button to start sketching):
For those unfamiliar with a Request for Proposal (RFP):
Items in an RFP are similar to that of a 4-6 page Landlord’s Proposal to Lease, provided by the landlord’s broker. The difference is that this non-binding letter requests items to be clarified by the landlord, necessary for any tenant/landlord relationship to be successful. It also outlines certain requirements of the tenant that are mandatory for any leased premises.
Premises: Is the landlord using BOMA Standards of Measurement?
Lease Term: Will the landlord propose on two or three separate lease term lengths (3, 5, and 7)?
Rental Rate: Are rates quoted on “Gross” or “Net” basis?
Operating Expenses: Will landlord provide operating expenses? For which years?
Add-On Factor: What is the difference between usable and rentable square feet?
Other items: Latent Defects, Base Building Drawings, SNDA, Building Hours, Connectivity, Relocation, and Preferential Rights, among several others