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News

October 31, 2024 | By Kevin Pak

With the increasing shift toward premium office spaces, organizations are facing a familiar dilemma: should they stay or go? The post-pandemic “flight to quality” trend has seen tenants placing greater emphasis on office environments that go beyond basic functionality, demanding amenities like shared spaces, fitness centres, and proximity to transit. At the same time, there’s been a decrease in new office developments, as shown by Ridner Levett Bucknall’s (RLB) latest Crane Index. For those fortunate enough to find themselves in AAA buildings, the decision is often to stay—but that doesn’t mean avoiding changes to their space. In-situ renovations, where tenants remain operational during construction, offer a balanced solution. While the idea of renovating while staying operational might sound chaotic, with the right planning and coordination, it can be smooth sailing. Our extensive expertise with in-situ renovations helps clients navigate these transformations while staying fully operational.

Understanding Your Business Operations

The first step to any successful in-situ renovation is understanding how your business operates—one size doesn’t fit all. While some organizations may be able to temporarily shut down or shift to remote work, others, such as law firms and medical offices, need to remain open due to the nature of their work.

As noted in Canadian Commercial Real Estate 2024 Outlook published by JLL, the insurance sector is currently experiencing the lowest average in-office days across all Fortune 100 companies with an average of 2.3 required days. With a large portion of staff dedicated to customer service who are spending the majority of their workday on the phone with clients, working from home is an easier transition than others with more rigid office station work.

This can be demonstrated in real-time with MARANT’s experience working alongside a national insurance firm in Toronto’s downtown core. Since much of the company’s work is done remotely, the staff were able to vacate their office floors, making the renovation straightforward. Contrast this with the legal sector, where client-facing conferencing areas are crucial. These businesses need to stay operational, and the renovation plan must reflect that.

Every organization is different, and identifying the critical parts of your operations that must stay functional is the first key to minimizing disruption.

Sequencing Construction for Success

Once your business needs are understood, the next step is figuring out the best way to sequence construction. There is no one-size-fits-all approach, as the size of your space, the number of floors you occupy, and even the areas you may be giving back are all factors to consider.

However, what is common in most in-situ renovations is a phased approach. By dividing the renovation into manageable sections, such as one or more floors or quadrants within a floor, businesses can keep essential areas operational while construction continues elsewhere.

Office spaces that require noisy demolition work can be scheduled for after hours, minimizing disruption to staff. During regular business hours, less intrusive tasks can proceed without significantly impacting day-to-day operations. This careful planning minimizes the impact a renovation may have on the staff occupying the area.

Maintaining Critical Infrastructure

Maintaining the necessary infrastructure during a renovation is non-negotiable. The construction team must understand and preserve essential systems such as internet connectivity, HVAC systems, and entry/exit pathways. A failure to maintain these systems can disrupt not only the ongoing construction but also the business’s ability to function.

On a recent project for a Toronto-based law firm, MARANT had to maintain 100% operational status for IT services while renovating sequential floors. The team built an airtight enclosure around existing LAN rooms and installed an auxiliary power source to ensure uninterrupted service. This level of pre-planning is critical to ensuring seamless operations throughout the renovation.

Planning for Success

The key to a successful in-situ renovation lies in early planning. Engaging with design consultants, construction teams, and project managers before construction begins ensures that all aspects of the renovation—company culture, operational needs, and logistical considerations—are taken into account. This holistic approach guarantees that while construction progresses, business operations continue with minimal disruption.

As tenants increasingly demand high-quality office spaces, in-situ renovations are becoming the preferred choice for companies that want to stay competitive without sacrificing daily operations. With the right strategy in place, businesses can renovate with confidence, knowing they’ll emerge with a refreshed space and minimal operational downtime.

Photography by Steve Tsai