HOW BEST TO RENT OFFICE SPACE IN HYDERABAD

The most common response we hear, once a client confirms that they have a requirement for a new office, is to send them a list of options. This seems, for clients, the easy way to do things. We feel a better way for the client is to do a little more research / talking / homework before seeing any option. A client looking for an office has to be kept in mind a few points as follows:

Location:To start with clients needs to narrow down to a tentative area of the new office

• Office locations, prevalent on demand are Hitec city, Madhapur, Kondapur, Gachibowli, Nankramguda, Raidurg, Kaveri Hills, Jubilee Hills, Banjara Hills, Begumpet, Somajiguda, Nagarajuna circle, Secunderabad, Abids etc.
• Most of the modern buildings have been developed towards Hitec city side of the city.
• The core areas have mostly older buildings.
• Mid-areas like Banjara & Jubilee Hills have a combination of old and new buildings.

Area: Clients need to understand the various terminologies used to define areas:

• Carpeted areas: Basically area within the office walls, which can be carpeted. Normally this area is 70-80% of the super built-up area.
• Built-up area: This is carpet area plus wall thickness and proportionate area of specific corridors, if any, made to split the floor plan.
• Super built-up area: This is a built-up area plus proportionate areas of common corridors / staircases, lifts, ramps, tanks etc.
• Normally the parking areas / basements are not added in calculating super built-up areas.

Fitouts or bare shell: Office spaces are categorized into many types as follows:

• Bare shell means the landlord provides the bare space and the tenant does the entire investment on interiors. The bare shell space will be completed with walls, facade, common area flooring, electrical panel & meters, water and drain connections. In some case the landlord may provide the internal office flooring and toilets.
• Extended bare shell means landlord provides bare shell space (as defined above) with add-ons like DG Backup and toilets. The DG backup facility is connected to the common panel from where the tenant has to run the internal wiring as per their interior plan. The tenant does the entire investment on interiors.
• Warm shell means landlord provides bare space with air-conditioning and DG backup facilities. Air-conditioning is either provided as split units or central chiller with a floor level AHU. The internal ducting as per interiors plan would be the tenant's scope. The DG backup facility is connected to the common panel from where the tenant has to run the internal wiring as per their interior plan. In some options, the landlords also provide toilets.
• Built-to-suit (BTS) fitted out space means landlords are providing a fully furnished office space as per tenant's choice. This is almost a turnkey solution been provided by the landlord. Some interior elements like server, access control and UPS for systems will be part of the tenant's scope.
• Fully furnished office means landlords are providing a furnished space with older fitouts which they might have done for an earlier tenant a few years back or bought out fitouts from the previous tenants. Here again some interior elements like server, access control and UPS for individual systems will be part of the tenant's scope.
• Built-to-suit (BTS) facilities: These are rare deals now where a client who has a large space requirement signs a BTS contract wherein the entire complex or significant part of the complex is tailor made to the tenant's choice. Such deals may also cover interior fitouts.