Office Selection: Beyond Location and Rent
Office site selection is one of the most consequential real estate decisions a company makes. The wrong choice creates years of operational friction, safety risk, and financial exposure. A professional evaluation goes far beyond location and rent per square foot — it systematically assesses the building's fitness for purpose across structural, safety, services, and operational dimensions.
Evaluation Framework — 15 Dimensions
| Dimension | MNC Standard | Local Norm (Dhaka) | Red Flag | Weight |
|---|---|---|---|---|
| 1. Structural Adequacy | BNBC 2020 compliant, RVS score >2.0 | RAJUK approved, visual OK | Pre-1993 design, no structural drawings, added floors | Critical |
| 2. Fire Safety | NFPA-based, sprinklers, alarm, 2+ exits | FSCD licence, extinguishers, exit signs | Single staircase, no alarm, locked exits, no sprinklers in high-rise | Critical |
| 3. Electrical Safety | IEC 60364, earthing ≤5Ω, RCCBs, panel audit | Working power, generator backup | Earth >10Ω, exposed wiring, no RCCB, panel in poor condition | Critical |
| 4. Power Reliability | Generator 100% backup, UPS for IT, ATS tested | Generator available, manual changeover OK | No generator, untested ATS, generator fuel <8hr reserve | High |
| 5. Lift Service | ≥1 lift per 3 floors, 90s max wait, EN 81 maintained | Lift available, serviced "regularly" | Single lift in high-rise, >3min wait, no maintenance records | High |
| 6. HVAC/Ventilation | Central AC or VRF, fresh air per ASHRAE 62.1 | Split AC, no mechanical ventilation | No fresh air intake, no temperature control, musty smell | Medium-High |
| 7. Floor Plate Efficiency | 65-75% net-to-gross, regular shape | Variable, irregular common | <60% efficiency, too many columns, irregular shape | Medium |
| 8. Floor Loading | 2.5 kN/m² (office), 5.0 kN/m² (server room) | Often unknown | Unable to verify, no structural drawings | Medium |
| 9. Ceiling Height | ≥2.7m clear (3.0m slab-to-slab) | 2.5-2.7m common | <2.5m clear height after ceiling | Medium |
| 10. Parking Ratio | 1:50-70 m² (Dhaka standard) | Varies widely, often inadequate | No basement, street-level only, no visitor parking | Medium |
| 11. Security | Perimeter control, CCTV, manned lobby, access control | Guard at gate, register book | Shared lobby with retail, no CCTV, no access control | Medium |
| 12. Accessibility | Wheelchair ramp, accessible toilet, lift to all floors | Minimal — step access, no accessible toilet | Steps-only entrance, no accessible toilet on occupant floor | Medium |
| 13. Flood Risk | No flood history, above road level, drainage assessed | "Doesn't flood" (verbal) | Below-road-level entry, waterlogging history, near canal | Medium-High |
| 14. Internet/Telecom | Dual ISP capability, fibre available, riser access | Single ISP, rooftop cable | No fibre availability, no riser path, single point of failure | Medium |
| 15. Lease Terms | 5+5 year, fit-out period rent-free, exit clause | 1-3 year, minimal negotiation | No written lease, advance >6 months, no termination clause | High |
Scoring Methodology
| Score | Meaning | Action |
|---|---|---|
| 4 — Meets MNC Standard | Compliant with international best practice | No action needed |
| 3 — Acceptable | Meets BNBC/local code requirements | Document for record |
| 2 — Gap Exists | Below code but manageable with remediation | Remediation plan with timeline and cost |
| 1 — Red Flag | Significant safety/compliance concern | Must be resolved before occupancy or walk away |
| 0 — Fatal | Cannot be remediated (structural, fundamental) | Walk away |
Location-Specific Considerations (Dhaka)
| Area | Office Stock Quality | Traffic | Flood Risk | Power Grid | Typical Rent (BDT/sq ft) |
|---|---|---|---|---|---|
| Gulshan/Banani | Grade A-B available | Severe | Low-Moderate | Better | 70-120 |
| Motijheel | Grade B-C, older stock | Severe | Low | Average | 40-70 |
| Uttara | Grade B-C, improving | Moderate | Moderate | Average | 35-60 |
| Bashundhara | Grade A-B, newer | Moderate | Low | Better | 50-80 |
| Tejgaon/Mohakhali | Grade B-C, mixed | Severe | Low-Moderate | Average | 40-65 |
| Purbachal | New development | Low (developing) | Low | New grid | 25-45 |
Site Selection Process — Step by Step
- Define requirements — space (sqm), headcount, budget, location preferences, timeline, MNC-specific safety standards
- Long list — 8-12 buildings from agents and direct market knowledge
- Desktop screening — eliminate based on fatal flaws (location, size, obvious safety issues)
- Short list — 3-5 buildings for physical inspection
- Technical inspection — structured walk using the 15-dimension framework above
- Score and compare — weighted scoring matrix, identify gaps and remediation costs
- Commission assessments — structural RVS, fire risk assessment, electrical audit for top 1-2 choices
- Negotiate terms — use gap register as negotiation leverage (landlord remediation vs rent adjustment)
- Final approval — present scored comparison with gap register to management
- Execute lease — legal review, fit-out planning, move management
References
- BNBC 2020 — Occupancy and Building Requirements
- RICS — Property Standards and Valuation
- IFMA — Facility Management Standards
- CoreNet Global — Corporate Real Estate
- NFPA — Fire Protection Standards
- ASHRAE — Indoor Environment Standards
Insights & Guidance
- Professional office selection evaluates 15 dimensions beyond location and rent — structural, fire, electrical, power, lifts, HVAC, floor plate, security, accessibility, flood risk, telecom, and lease terms.
- MNC standards typically require NFPA-based fire protection, IEC 60364 electrical compliance, 100% generator backup, and structural assessment — far beyond local norms.
- A 0-4 scoring system (Fatal to MNC Standard) enables structured comparison across shortlisted buildings.
- Gap register becomes a negotiation tool — landlord can remediate, share costs, or reduce rent.
- Only ~5% of Dhaka building stock qualifies as Grade A. MNCs typically occupy the top 20% of available stock.
The wrong office creates years of operational problems — safety incidents, power outages, flooding, employee complaints, failed audits. A structured evaluation prevents expensive mistakes and gives management a defensible basis for the decision.
- Rent-driven selection — choosing the cheapest option without assessing hidden costs (generator fuel, flood damage, poor power).
- Location-only selection — choosing a prestigious address in a building with fundamental safety gaps.
- No technical inspection — relying on agent descriptions and landlord claims without verification.
- Site selection scoring matrix with all 15 dimensions
- Technical inspection reports for shortlisted buildings
- Gap register with remediation plan and costs
- Management approval memo with scoring rationale
- Building lobby and common areas — well-maintained?
- Fire exits — clear, signposted, unlocked?
- Electrical panel room — neat, labelled, accessible?
- Generator — clean, fuel level, test log visible?
- Can I see the RAJUK approval and structural drawings?
- What is the fire protection system? When was it last tested?
- What is the generator capacity and fuel reserve?
- Has the building ever flooded? To what level?
- Structural assessment — structural PE for RVS (FEMA 154).
- Fire risk assessment — fire protection consultant.
- Electrical audit — certified electrical engineer.
- Lease review — commercial property lawyer.