Discussion
As a user I have worked in serviced and co-work spaces for almost 20 years for a variety of companies of different sizes. I have been involved in selecting offices several times and I'm currently looking to relocate my company at the moment. Here are my thoughts:
On business and marketing:
- Be careful of voids/empty desks. Ensure that (i) your average rate reflects this and (ii) you are capitalised enough to work through a very slow start
- Do anything to get people in the door and signed up for a trial period: free periods, deeply discounted rates, etc. People have significant inertia bias and moving is a chore. If you offer a half decent product and service for the price people should stay but getting them to move from their current base can be difficult. Also, gettting start-ups to move out of home/no office can be difficult if it's expensive initially.
- Offer an all-inclusive package. I've tried a lot of different providers over the years and it's annoying and difficult to budget for co-work/serviced office space where every little thing is priced separately. I prefer the single fee for everything including tea/coffee, etc. Hassle free.
- Try to make the place stylish but with minimal cost. It's better to replace the furniture and paint regularly than to buy very expensive items that get dated very quickly. If necessary get somebody in who knows a little about this. You may find that working with a good, local carpenter is cheaper and more stylish than buying in office furniture.
- Visit a local major city and look at the offerings there for tips and trips. We-Work is currently my favourite in this 'space'.
- Know your market. What types of companies would use the offices? What are the demographics of these businesses? Who are their customers? Are they going to visit and have meetings at the offices?
- Legals and insurance. Get this sorted. You do not want to be on the hook for a fire that destroys a business, for example.
On user needs:
- Make sure that the internet connection is fast and reliable at all scales. That means not only the connection into the building but the local infrastructure that you put in place within the office(s). The internet is used for everything these days from email, VOIP, tele-conferencing to cloud based software. Nothing matters more. Have separate guest wifi.
- Make sure that there's meeting space both informal (e.g. sofas/booths) and formal (conference rooms). If necessary I would make desks/desk area smaller to have more meeting rooms. If you have the size, have a variety of meeting room sizes.
- Make sure that the cleaners are good, especially in the kitchens and bathrooms. Very quickly these places get dirty and things break very quickly. There must be a dishwasher, microwave and fridge. If you provide coffee make sure it's good.
- Proximity to public transport and parking. Do you provide dedicated parking for companies? Or are you in a city centre where this is irrelevant? What are the closest public transport options.
- Hours. It needs to be 24-7 access. People wont use it but they may want to arrive early and stay late.
- Showers are a mixed bag. Everywhere I've worked has had them but they're rarely used.
- Security. We've moved very quickly from anywhere with a theft problem. It does happen.
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