Finding first small office (Essex area)

[s a m]

Evening all,

Just wondering if anyone can give me some starting tips regarding finding my first, small office suitable for 2-3 people with space for a sofa, coffee table and a little furniture.

I have spent some time searching online this weekend but only really found large buildings, and hardly any listings have any prices on either. I couldn’t find any in the Braintree area specifically either – just the big towns like Chelmsford and Colchester.

Any other advice regarding hidden costs like rates etc, any ideas what is usually extra on top of any rent?

I think my next stop is Business Link, but do normal letting agents deal with offices too or should I be finding specialist companies?

Thanks in advance,
Sam

[peterh2]

For that size of office you will probably be best looking for a serviced office. Do be aware that the companies that sell serviced office rates will try to make extra cash on extras such as phone lines and broadband. Typically they will try to charge up to £50 per month per phone line and £50 per month per person for broadband.

If you are firm and stand your ground with them you can normally insist on putting your own phone line in and getting broadband on that. You can then use this broadband connection to run all of the office phones using VOIP (this will equate to a substantial saving over a year). Also the prices they will quote you are very negotiable. I have just moved into a 5 person fully serviced office in Aberdeen for £600+VAT per month. This was being advertised to us at £900+VAT per month initially but I managed to beat them down to £700+VAT and then got a further reduction by signing a 12 month contract.

Things like parking spaces are also normally treated as extras and they will typically charge £75 - £100+VAT per space per month. You should be able to get about 50% off this price with some tough negotiating.

Hope this helps.

[s a m]

Hi Peter,

Thanks for the advice, that helps a lot – especially with regard to the negotiation. I will be sure to check out parking spaces, phones etc too.

Any other tips, and where to enquire would be gratefully received.

Sam

[The Londoner]

s a m said:

Hi Peter, Thanks for the advice, that helps a lot – especially with regard to the negotiation. I will be sure to check out parking spaces, phones etc too. Any other tips, and where to enquire would be gratefully received. Sam

Sam, YHM

[peterh2]

You might want to try your local business development agency it’s called the local enterprise trust here in Aberdeen. They will often have serviced offices that you will be able to rent at a reduced rate as a first or small office.

Some will also be unwilling to move much on pricing if they are nearly full but if there is loads of empty space they will just want to get people in. Take a good look about and judge for yourself how full the place is and use this to your advantage.

My final tip would be to look at as many offices as possible the quality does vary a lot.

[s a m]

I looked at a couple in town today, but…

I have seen a barn conversion and fallen for that style. I am after an “upstairs barn” for example, open plan, about 300 – 400 square foot, I think that will be within budget and make for an excellent work environment for the growing business.

The trouble is finding one… there is a very nice place locally but the offices are too big, and they are all under offer too.

Going through Yell.com at the moment for agencies… its quite hard this!

[magic torch]

Have you tried this

www.egpropertylink.com

I've always gone serviced with a short notice period. Then you can expand the premises if the business expands.

[s a m]

Yes, but not with great success. Few photos and their database server keeps timing out.

[magic torch]

Local councils often have a department that helps businesses find premises.

My local Big Yellow storage company does excellent flexi-offices, not sure they're at all locations though.

[s a m]

Cheers - will be visiting the council tomorrow, fingers crossed.

Doesn’t seam to be anything about at the moment - see other post.

www.pistonheads.com/gassing/topic.asp?t=272490&f=92&h=0

I have registered with a load of estate agents and checking EG daily. Looked in loads of local papers but nothing as yet.

Sam

[The Londoner]

s a m said:

Cheers - will be visiting the council tomorrow, fingers crossed. Doesn’t seam to be anything about at the moment - see other post. www.pistonheads.com/gassing/topic.asp?t=272490&f=92&h=0 I have registered with a load of estate agents and checking EG daily. Looked in loads of local papers but nothing as yet. Sam

Did you get the email I sent you?

[s a m]

Yes thanks.

We have gone off the idea of a serviced office and looking for a barn, so I didn’t register my details as I assumed that wouldn’t apply.

Sam