Why Systematic Evaluation Matters
Selecting an office building is one of the highest-value decisions a corporate occupier makes. A 10-year lease on 2,000 m² in Dhaka represents BDT 15–30 crore in total occupancy cost. Yet many organisations select buildings based on aesthetics, broker recommendation, or landlord relationships — without structured technical evaluation.
A systematic evaluation framework ensures that structural safety, fire compliance, MEP adequacy, accessibility, and operational resilience are assessed before commercial terms are negotiated — not discovered after move-in.
Evaluation Framework: 12 Assessment Dimensions
| # | Dimension | Key Questions | Weight (MNC typical) |
|---|---|---|---|
| 1 | Structural Adequacy | Design code compliance, age, condition assessment, floor load capacity | Critical (pass/fail) |
| 2 | Fire & Life Safety | Sprinklers, detection, exits, FSCD licence, fire rating | Critical (pass/fail) |
| 3 | Electrical Systems | Capacity, earthing, generator, ATS, RCDs, condition report | High |
| 4 | HVAC & IAQ | Cooling capacity, ventilation rate, maintenance, BMS | High |
| 5 | Vertical Transport | Lift count, capacity, condition, waiting time, accessibility | Medium-High |
| 6 | Water & Sanitation | Supply reliability, storage, quality, drainage | Medium |
| 7 | Building Envelope | Facade condition, roof, waterproofing, glazing, ACP safety | Medium |
| 8 | Security | Access control, CCTV, perimeter, guard provision | Medium-High |
| 9 | Accessibility | Wheelchair access, lifts, washrooms, signage | Medium |
| 10 | Location & Access | Transport, parking, flood risk, emergency vehicle access | High |
| 11 | Environmental | Energy rating, waste, green certification potential | Medium |
| 12 | Documentation | Drawings, permits, certificates, maintenance records | High |
Scoring Methodology
Each dimension is scored 1–5:
| Score | Meaning | Action |
|---|---|---|
| 5 | Fully compliant, well-documented, well-maintained | Proceed |
| 4 | Substantially compliant, minor gaps manageable | Proceed with conditions |
| 3 | Partially compliant, significant gaps but remediable | Negotiate landlord remediation |
| 2 | Major deficiencies, remediation costly or uncertain | Reconsider unless landlord commits |
| 1 | Non-compliant, safety risk, or fundamentally inadequate | Walk away |
Rule of thumb: Any critical dimension (structural, fire) scoring 1–2 is a walk-away. Overall weighted score below 3.0 means the building is not suitable without major landlord investment.
MNC Standards vs Local Norms
| Aspect | MNC Expectation | Typical Dhaka Building | Gap |
|---|---|---|---|
| Sprinklers | Full coverage mandatory | Often absent or partial | Critical |
| Structural assessment | Required pre-lease | Rarely available | High |
| Generator backup | 100% with ATS ≤ 10s | Partial, manual transfer common | Medium |
| Fire drills | Semi-annual minimum | Often never conducted | High |
| FSCD licence | Valid and current | Many buildings lack one | Critical |
| Accessibility | Full compliance (ADA/DDA equivalent) | Minimal or none | High |
Practical Evaluation Process
- Desktop review — request building documentation before site visit: structural drawings, FSCD licence, occupancy certificate, RAJUK approval, equipment schedules.
- Site walkthrough — structured 2–4 hour inspection covering all 12 dimensions with checklist. Minimum team: FM/CRE lead + MEP engineer.
- Specialist assessments — if shortlisted: structural condition assessment (ASTM E2018), fire safety audit, electrical EICR, HVAC condition survey.
- Scoring & reporting — score each dimension, identify gaps, estimate remediation costs, present recommendation to management.
- Negotiation — use findings to negotiate: landlord remediation works, rent reduction, fit-out contribution, or walk away to next option.
References & Sources
Insights & Guidance
- Use a 12-dimension framework to evaluate buildings systematically — don't rely on aesthetics or broker advice alone.
- Structural safety and fire compliance are pass/fail — score of 1–2 means walk away.
- Overall weighted score below 3.0/5.0 means the building is unsuitable without major landlord investment.
- MNC standards (sprinklers, structural assessment, accessibility) significantly exceed typical Dhaka building provision.
- Desktop document review before site visit saves time and filters out non-starters early.
A 10-year office lease is a BDT 15–30 crore commitment. Selecting the wrong building results in ongoing safety risk, high remediation costs, occupant complaints, and potential lease termination — all more expensive than proper pre-lease evaluation. MNCs like HSBC, Standard Chartered, and Unilever require structured building evaluation as corporate policy.
- Safety incident — occupying a structurally or fire-deficient building leads to injury, fatality, or forced evacuation.
- Hidden costs — inadequate MEP systems require tenant-funded upgrades post-lease signing.
- Business interruption — power failures, lift breakdowns, flooding disrupt operations.
- Compliance failure — operating without FSCD licence or in a structurally unassessed building violates corporate policy and local law.
- Reputational damage — operating from a visibly substandard building undermines corporate image.
- RAJUK-approved construction/occupancy permit
- FSCD Fire Safety Certificate — current
- Structural design drawings or structural condition assessment
- Electrical single-line diagram and EICR
- HVAC equipment schedule and maintenance records
- Lift inspection certificates
- Water quality test report
- General building condition — entrance, lobby, common areas, washrooms, stairways.
- Exit routes — clear, signed, unobstructed, panic hardware on doors.
- Lift operation — wait time, ride quality, condition.
- Electrical rooms — labelled, clean, adequate clearance.
- Generator — fuel level, test log, ATS presence.
- Roof and facade — leaks, cracks, damaged cladding.
- Parking and access — emergency vehicle access, flood vulnerability.
- Can you provide structural design drawings or a recent structural assessment report?
- Is the FSCD Fire Safety Certificate current? Can I see it?
- What is the generator capacity and fuel autonomy? Is there an ATS?
- What is the floor live load capacity (kPa)?
- Are the lifts under comprehensive maintenance contract? What is the availability rate?
- What is the building's history with flooding or waterlogging?
- What capital improvements are planned in the next 3 years?
- Shortlisted buildings — engage MEP engineer and fire consultant for specialist assessment.
- Structural adequacy uncertain — commission ASTM E2018 Property Condition Assessment.
- Lease negotiation — CRE advisor for market terms and landlord obligation negotiation.