Group 1.1 products for offices. Types of offices: cabinet, open space, combined. What classes of business centers exist and what do they mean?

In world practice today, several various classifications, but the most popular is the system created by BOMA International (The Building Owners and Managers Association), founded in 1907. In accordance with the developed system, office buildings are divided into categories A, B and C.

Class A real estate is considered the most prestigious and of high quality, while class C buildings are considered the least suitable for business and unsuitable for the requirements of the time.

The main characteristics by which the ownership of buildings is determined are:

• Its location (including distance from the city center).
• Type of construction.
• Year of construction of the building.
• Home control and maintenance systems.
• The layout of the premises, the modernity of the finishing and construction of the building.
• Functionality and efficiency of engineering and telecommunication systems.
• Availability and convenience of parking spaces.
• Availability and modernity of elevators.
• Infrastructure.

In the conditions of the Russian market, classifications adopted abroad are not acceptable, since they describe only commercial real estate that meets international standards, while more than 80% of Moscow buildings in which business centers are located belong to categories not covered by the world classification.

In addition, an important criterion in the international classification is the location of the object depending on its distance from the center, while most modern buildings in Moscow are built outside the Garden Ring. That is why the criterion for the location of a building is considered primarily in the Russian classification from the point of view of walking accessibility and development of transport links.

The Russian Federation has not approved a unified classification of commercial office real estate. At the same time, several types of systems based on extremely similar principles are successfully used on the market.

The most common are:

1. Classification by G.M. Sternik, professor of the Department of Project and Program Management of the Russian Economic University. G.V. Plekhanov, chief analyst of the NPRGR.
2. Classification of the Moscow Research Forum, developed in 2003.
3. Classification of the St. Petersburg Research Forum, developed in 2008.

In accordance with the Moscow classification, office buildings were divided into 4 categories: A, B+, B- and C. In 2013, the “Certification” item was also introduced, i.e. compliance of offices with global energy efficiency parameters.

According to another common classification office real estate class A is further divided into categories A1, A2 and A3 or A+, A and A-, which makes it more detailed. This system is used by the largest company Noble Gibbons, owned by CB Richard Ellis Group.

Description of the requirements and distinctive features of buildings by class

"A"

Class A real estate is the most suitable solution for renting office space. Such buildings are located in areas with a well-thought-out layout, are distinguished by high quality load-bearing structures and finishing, and are most often equipped with automated life support, security, ventilation and air conditioning systems. Business centers of this class are located in the center or other prestigious areas with a developed transport system.

The demand for such offices is generated by large companies and branches of foreign firms opening in the Russian Federation.

In recent years The standards and requirements for Class A buildings are constantly growing. This is caused by the emergence of smart offices, in which all the main systems and the general level of comfort are at a new qualitative level, and business centers built at the end of the 20th century cannot withstand competition and fall into a different category.

The main evaluation criteria are:

• Availability of a unified central building management system.
• Modern fire protection system.
• Ceilings are not lower than 2.7 meters.
• High quality finishing materials used.
• The modernity of the elevators and their total waiting time (no more than 30 seconds).
• The presence of spacious conference rooms, dining areas, and a well-thought-out reception area.
• Modern design.
• Availability of own surface or underground parking adjacent to the building.

"A1"

This subclass is characterized by the following features:

1. The building is no more than 3 years old.
2. Possibility of adjusting the microclimate in individual rooms.
3. Availability unified system regulation of temperature and humidity in the building.
4. Thoughtful ergonomic layout.
5. The height of the floors is at least 3.6 m, the height of the ceilings is at least 2.7 m.
6. Availability of dining areas, restaurants and cafes.
7. A large number of windows, and at least 80% of them must face the street.
8. Availability of redundant life support systems.
9. Transport and walking accessibility, location in the center or other prestigious area of ​​the city.
10. Professional building management and maintenance services.

"A2"

The characteristics of this subclass are as close as possible to subclass A1, but are inferior to it in some minor parameters (there may be no restaurants or backup life support systems). The main characteristics are:

• Reconstructed building, built no more than 10 years ago.
• Less stringent requirements for the location of the property.
• The interior layout may not be very efficient.
• A large number of office spaces may not have windows.
• Less effective management service departments and the building itself.

"A3"

This subclass is assigned to buildings that have undergone reconstruction, whose age does not exceed 30 years. Deterioration of characteristics in relation to subclass A2 is allowed, for example, distance from the center, the presence of inefficient planning and less well-thought-out life support systems.

"IN"

Office premises of class B are often classified as economy class, but they do not have any fundamental differences from class A. Most often, objects commercial real estate This class refers to work premises, and large companies that rent them house all personnel not classified as top management in them.

The premises are characterized by the following criteria:

1. Distance from the center.
2. The building is more than 10 years old.
3. Ceiling height is at least 3 meters.
4. Availability of quality finishes.
5. Availability and good equipment of public areas.
6. Availability of secure parking.
7. Developed infrastructure.
8. High-quality management of the building and the services that serve it.

"WITH"

Class C commercial real estate most often consists of Soviet-built buildings that are more than 40 years old. Often these are redesigned research institutes, institutes, factories, etc.

Real estate of this class is characterized by the lack of central air conditioning systems, convenient parking and inefficient layout.

• Location on the outskirts of the city.
• Lack of convenient transport links.
• Standard repairs and use of outdated finishing materials.
• Corridor system.
• Frequent problems with energy supply.

"D"

Class D commercial real estate does not meet modern requirements requirements for office buildings and is of little use for doing business. Today in Russia the share of such premises is rapidly declining.

Such objects are characterized by the presence of outdated engineering systems, wooden floors and, as a rule, are located outside urban areas in production premises or residential buildings.

The main characteristics are:

1. The building is in poor condition and often requires major repairs.
2. Ineffective corridor-type layout, location in basements.
3. Lack of organized guarded parking.
4. Poor infrastructure.

Price range for commercial real estate of different classes

The cost of renting commercial real estate depends on many different factors, the main of which are its location and belonging to a particular category. The average rental price for office space in Moscow in 2019, according to CIAN, was:

• For class "A+"– 45,000 rubles per square meter per year.
• For class "A"– 33,000 rubles per square meter per year.
• For class "B+"– 25,000 rubles per square meter per year.
• For class "B"– 17,000 rubles per square meter per year.
• For class "B-"– 12,000 rubles per square meter per year.
• For class "C"– 8000 rubles per square meter per year.

Correct assessment of commercial real estate is extremely important for effective use and timely updating of the classification system. Clearly defined criteria help the tenant to understand as accurately as possible what conditions the rented office space must meet and what options the landlord can offer.

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The new list consists of 26 items.

The Moscow Research Forum announced the update of a number of classification points for office buildings. During the year, the companies included in the Forum discussed the criteria for assessing office buildings and their compliance with modern market requirements. As a result, more than 70% of the classification points were revised in the direction of tightening the requirements for objects.

Let us recall that the Classification of office buildings was developed by the Moscow Research Forum in 2003 and finalized in 2006.

The updated classification consists of 26 points, which group requirements into the main categories: engineering systems, design features, location, parking, property, building management and tenant services. An important innovation was the “Certification” item - the compliance of business centers with international energy efficiency standards, such as BREEAM and LEED. This point is still advisory in nature, but it indicates changes taking place in the market and the growing importance of the environmental efficiency of buildings.

Significant changes have affected the “Parking” item. Due to latest changes on the organization of parking space in the city, analysts from five leading international companies came to the conclusion that it was necessary to change parking requirements. For business centers located within the Garden Ring, the provision of parking spaces has become a recommendation: 1 parking space per 100 sq. m. m of rentable area. For class A and B+ objects located outside the Garden Ring, the supply ratio has become a mandatory parameter:

Between the Garden Ring and the Third Transport Ring: no less than 1/80;

Between the Third Transport Ring and the Moscow Ring Road: no less than 1/60;

Outside the Moscow Ring Road: 1/30 – 1/40 or more.

In general, the requirements for classified buildings have become more stringent. Thus, 7 criteria have become mandatory:

Availability of a central building management system (for class B+)

Availability of heating, ventilation and air conditioning system (for class B-)

The waiting period for elevators is no more than 30 seconds (for class A)

Minimum ceiling height “clean” 2.7 m (for class B+)

The depth of the floor from the window to the “core” should not exceed 10 m (for class A)

Loss coefficient no more than 12% (for class B+)

Availability of an effectively organized reception area (for class A)

The Class B- building classification system has been revised. The building assessment criteria are now mandatory and advisory in nature. To classify a building as a class B- object, all 8 mandatory criteria must be met to ensure safe and fairly comfortable work for office employees:

Availability of heating, ventilation and air conditioning system,

Modern fire safety system,

Availability of modern elevators for buildings of 4 floors or more,

Availability of a video surveillance system and access control to the building,

Use of quality materials in interior decoration common use and facade,

Availability of organized guarded parking,

Organized building management,

Availability of internal infrastructure, taking into account the existing infrastructure in the immediate vicinity of the building.

Office premises can be classified into four categories: A, B, C and D. Premises of categories A and B generally meet the requirements of Western standards for the location, condition and level of service of business centers, category C is intermediate, and category D is the so-called "Russian standard". Some classifications include “Business Parks” in a separate category.

1. Location
Business centers of category A are located, as a rule, in the historical center of the city. These business centers have convenient access roads, excellent views and developed infrastructure.

2. Building
A category A business center occupies a building built no earlier than the 90s. or a separate specialized building completely reconstructed according to international quality standards. The following requirements apply to such a building: high level renovation and finishing works, efficient floor planning in the form of office blocks, the presence of a conference room, cafe/restaurant, secure surface parking or underground garage.

3. Communications
Business centers of category A are characterized by high power communications, providing maximum comfort and ease of work. For business centers of this level, it is mandatory to have:
- sources of backup power supply
- centralized system conditioning
- centralized heating system (including autonomous backup)
- high-capacity fiber optic communication channels
- high-speed elevators
- unlimited quantity telephone lines
- modern fire alarm and fire extinguishing systems.

4. Security
Category A business centers are guarded around the clock, highly professional security uses video surveillance and access control systems, and a reception desk is required.

Tenants of office space in such business centers are most often large corporations, financial and banking groups, successful legal, auditing and consulting firms.

1. Location
Business centers of category B are located, as a rule, in prestigious commercial and financial areas of the city. Class B is allocated to areas of the historical center of the city that do not fall into category A, and areas adjacent to the historical center that have a good location.

2. Building
A category B business center occupies a separate specialized building after selective major renovation or cosmetic renovation with a high level of finishing and the use of imported materials. The following requirements are imposed on such a building: effective floor layout, conference room, cafe/restaurant, secure surface parking.

3. Communications
Category B business centers are characterized by a good state of internal communications. For business centers of this level, it is mandatory to have:
- air conditioning systems (split system, individual)
- centralized heating system
- fiber optic communication channels
Also, business centers of category B typically provide wide range additional services.

4. Security
Business centers of category B are guarded around the clock; highly professional security uses video surveillance systems and a flexible access system.

The rental rates are quite consistent with the level of service provided and are available to large Russian and foreign companies.

1. Location
Category C business centers are located, as a rule, in areas remote from the city center, but with good accessibility, located near main highways and the metro. Most often they are located in an administrative building or research institute.

2. Building
Category C business centers usually occupy reconstructed former administrative buildings and dormitories, converted for office purposes. The condition of the premises in such buildings varies from Soviet-style renovation to a good modern interior. Business centers of category C are characterized by the absence of guarded parking.

3. Communications
Category C business centers are characterized by the presence of:
- a sufficient number of telephone lines
- ventilation systems.

4. Security
Security in business centers of category C is provided by a watchman and a pass system.

Category D office buildings are located away from the city's business districts. Engineering communications in them are, as a rule, outdated, parking lots are sparse, specialized services building maintenance is minimal or non-existent.
The advantage of category D business centers is their low rental rates, which attract small companies who are not yet able to afford more comfortable working conditions.

Ratings for three various categories may not coincide with each other. In this case, the lowest rating from the total is taken (1- Location, 2 – Type and technical level of the building, 3 – Level of the management company and the service provided). Even the most modern building, with western management company, but located outside the city limits will be classified as class C.

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In Russia, the classification of office premises was adopted in 2006; it was created according to the Western model and involves dividing all office facilities into three categories: “A” (elite class), “B” (business class) and “C” (economy). -Class).

Class A offices

The most prestigious office rooms belonging to class “A” - executive class offices.

Their fundamental differences:

• modern office center building (not older than 8 years);
• expensive interior decoration that meets the highest European standards, high ceilings, raised floors;
• the presence of modern, convenient elevators in sufficient quantities;
• presence of a central automated system ventilation and air conditioning;
• availability of centralized fire and security alarm systems;
• convenient location (center, transport accessibility);
• enhanced security, including guarded parking, video surveillance, face control;
• professional management;
• high prices (rental rates are above $1000, the cost per square meter is at least $9 thousand).

An example of class “A” offices in Moscow would be premises in the Four Winds Plaza business centers in the city center on Bolshaya Gruzinskaya Street, Aquamarine-2 on Ozerkovskaya Embankment, Citydel Business Center in the Basmanny District, Midland Plaza on Arbat, Gazoil Plaza in Cheryomushki.

An analysis of the commercial real estate market shows that class A offices have about 15% of the demand in this market segment, but they make up more than 71% of the new space commissioned in Moscow in 2007 and the demand for them is gradually growing.

“B” class offices

Class “B” office space is the golden mean; they are mostly in demand by tenants and are the most attractive for buyers of commercial real estate in Moscow at present.

A Class B office is also a high-quality space. Moreover, taking into account the peculiarities of the commercial real estate market, it is customary to single out from this class those premises that have a higher level and label them as a “B+” class office. Class “B” and “B+” offices must have:

• high-quality repairs;
• open floor plan;
• modern elevators;
• modern fire alarm, ventilation and air conditioning systems;
• isolated bathrooms;
• separate parking;
• 24-hour security;
• catering for employees and visitors;
• fiber optic communications, separate telephone lines.

In addition, class “B+” offices are close in properties to class “A” and are characterized by a convenient location, transport accessibility and secure parking, the use of materials High Quality when finishing the building and premises, modern building security using video surveillance systems, unified building management.

Examples of class “B” commercial real estate are the offices of the business centers “Tushino”, “Meridian” in the left bank district, “9 acres” in Cheryomushki, “Magistral” in the Khoroshovsky district, “Cascade” in Maryina Roshcha, “Start” in the Basmanny district .

Class “B+” can be seen in the office centers “Derbenevskaya Plaza” in the south of Moscow, “Beautiful House” in the Otradnoe district, “Academichesky” in the southwest, “Old Arbat” in the center of Moscow, etc. Rental rates for such premises are quite high, and purchasing them is profitable investment money, which causes a constant increase in demand in this market segment.

Offices "C" class

Class C office space is one of the most affordable on the commercial real estate market. These administrative spaces are in consistently low demand; their advantage - low rental rates - is appreciated by small companies that are just beginning to develop.

Class “C” offices are most often located in old, repurposed buildings or buildings of existing enterprises and have:

• redecorating;
• elevator (if the building has more than 3 floors);
• cabinet or mixed layout;
• passive ventilation system;
• wooden windows;
• low quality of additional services: catering, security, parking, etc.

It makes sense to use class “C” premises as back offices, branches where clients are not invited, but where certain intra-company activities take place: for example, dispatchers work, accounting is located, etc. Examples of such premises include offices in a business center on the Academician Tupolev embankment, in the building of a business center on Alekseevskaya, as well as numerous areas leased by factories, shops, and educational institutions.

Are you choosing an office in Moscow? First step- choose a business center. Each of them has a generally accepted classification - A, B, C, D. In this article we will help you figure out whichWhat kind of working conditions are offered by business centers of one class or another?

Class A business centers

Business centers with the highest rental costs are class “A”. This class includes only buildings of new construction and, as a rule, in the city center (with rare exceptions).There are very few business centers located in historical buildings among this class- to obtain certification with this prestigious category, an old building must be completelyreconstruct. In fact, rebuild it.

The key factor in obtaining class “A” is the latest, brand new engineering communications (water, heat and power supply systems, external and internal lighting, climate control and ventilation, communication networks, etc.). Also, a class “A” business center must have 2 independent sources of electricity supply or an additional uninterruptible power supply in case of a power outage. Management of all utility systems is centralized, some functions are automated using “smart” technologies. The building of “A” class business centers is serviced by its own team of operation specialists: electricians, plumbers, and repairmen.

Finishing in a class “A” business center can only be at the highest level - no compromises. Original architectural solutions, expensive finishing materials, ultra-modern interior design of common areas. Mandatory requirement- high level of natural light (wall-to-wall windows). Also - high ceilings. Class “A” business centers do not initially imply a format ready-made offices- all premises are “tailored” to an open layout, so usually the interior decoration of offices is carried out according to the tenants’ orders.

Certification for class “A” assumes the age of operation after construction is no more than 5 years - after this, the business center needs to be thoroughly updated in order to keep up with the rapidly developing international standards. Therefore, many class “A” business centers eventually move into the next oldest category “B”.

The internal infrastructure is very developed - cafes and restaurants, shops, banks and ffitness centers, beauty salons and much more. Class "A" is aimed at international Business, so one more distinctive feature These business centers have large conference rooms equipped with the latest technology.

There are never any problems with parking in a class A business center. Underground parking is required here, which is dictated by the geography of the location - only the city center, where there are always problems with above-ground parking. The parking lot is designed at a minimum of 1 parking space per 100 meters of office space.

Safety is also class “A”. All common areas are under video surveillance, the building and surrounding area are under 24-hour security, mandatory automated control access to the territory of the business center.

Only the largest international and Russian companies, with a solid annual profit. Examples of such business centers: the fashionable Lotte Plaza, Krylatsky Hills, where such IT giants as Microsoft, Cisco and Intel sit, and, of course, the skyscraper towers in Moscow City.

Class B business centers

Class “B” business centers can be located in new or reconstructed and re-equipped old buildings and ancient Moscow mansions, with high-quality engineering communications. As we said above, class “B” business centers are former class “A” offices after 5 years of operation. Therefore, offices of category “B” are close to class “A” premises in many characteristics. Often the differences are not fundamental. But due to the lack of international class “A”, which gives the business center an elitism, “B” business centers are much more affordable in terms of rental rates.

Geographical requirements - walking distance from the metro and good transport accessibility, location close to the main Moscow highways. A mandatory attribute of class B business centers is convenient access and secure parking. An optional option is underground parking.

The design and renovation of class B business centers is modern, finished with quality materials. The facades of buildings often do not lag behind the “A” class in aesthetics. Developed infrastructure - shops, consumer services (for example, printing), cafes and restaurant complexes. Some Class B business centers have fitness centers.

To receive a “B” certification, a business center must also ensure high security for tenants, so there is always modern systems video surveillance, 24-hour security, limited access to the building.

A Class B business center is a standard of comfort and standard of living for modern residents of the capital. Typical tenants in a business center of this class are medium and large businesses.

Class “C” business centers

This class of business centers includes, first of all, old Soviet-era buildings. Most often they are located in industrial zones of residential areas - research institutes, administrative buildings, factories, etc. Hence the unpresentable façade of the building, old renovations in common spaces. A typical picture - long gray corridors with dim lighting and great amount doors leading to small rooms. In the offices themselves, renovations are minimal - if the tenant wants to work in a more comfortable conditions, he must complete the finishing on his own and at his own expense.

Engineering systems in class “C” business centers are outdated. In addition to water and electricity, the minimum program is heating in the cold season (often very unstable), general ventilation, Internet access (not always, sometimes the tenant himself has to do it). More options - depending on your luck. In the vast majority of cases, the air conditioning function is performed by the good old vents. If air conditioning is needed, the tenant will have to pay for it out of his own pocket.

The infrastructure is limited or completely absent - you won’t find cafes or shops here. The maximum is a canteen (most often in one of the buildings inside a huge industrial zone). Security - watchman at the checkpoint.

As a rule, business centers of this class are located in residential areas of the city and are remote from the metro - you can get to them on your own only by public transport. Parking for car owners is spontaneous, in nearby courtyards.

The realities of the business real estate market in Moscow are such that class “C” business centers are becoming the forced choice of small businesses. Because these are the business centers that offer escalating prices for small companies.

What are the roots of this problem? The fact is that the owners of class business centers"A" and "B" As a rule, offices are rented out only in large areas. They are interested in working with large tenants- 200, 300, 1000 square meters, and so on. Small businesses that need small offices under 100 square meters simply do not fit into their business model.

Class “D” business centers

These are premises in need of major repairs - converted basement and semi-basement premises transferred to the non-residential apartment stock. Without security, with dilapidated communications, without the Internet - Spartan conditions for the most undemanding tenants. The most unpresentable option for business centers is for micro-businesses with minimal funds for rent.

A little about the pros and cons

Pros and cons next to the business center class - “B+”, “A-” - this is a designation of how close the business center is to the neighboring class. That is, “B+” is a business center that falls slightly short of “A” class.

Now small businesses can afford a class B business center

“Delovoi” decided to correct the injustice in the commercial real estate market and give small businesses the opportunity to work in decent conditions. We purchased a large area in three Moscow B+ class business centers and divided it into small offices that small businesses need - from 13 to 60 square meters. Now prestigious business centers with comfortable offices are available even to small companies.

The cost of a workplace is from 13,490 to 15,990 rubles per month. The rental price already includes: high-speed unlimited Internet, secretary services, public utilities, daily cleaning, security.

Choose to work in one of the prestigious B+ class business centers:

"Omega Plaza" is an ultra-modern class business center for those who want to live in the rhythm modern business. A building with a unique interior - exclusive fountains, fireplace, Swarovski chandelier, panoramic elevators and art exhibitions. Developed infrastructure: fitness club with a swimming pool, cozy cafes and trendy restaurants, bank branches, consumer services, shops and beauty salons.

Our tenants at Omega Plaza take the panoramic elevator to their floor every morning and admire the crystal chandeliers with Swarovski crystals.

"Arma" is that fashionable business quarter, which is famous for its high prices for rent. But not in “Business”. On the territory of “Arma” there is a fitness center, restaurants and cafes, fashion clubs, and large guest parking. Next to Arma are the art quarters Art Play and Winzavod. One of the most affordable options in the Central Administrative District for small businesses.

"Alekseevskaya Tower" is a modern business center in the north of Moscow with a beautiful glass facade reminiscent of the architecture of skyscrapers. 18 above-ground office and 3 underground parking floors, intelligent high-speed elevators, modern engineering and communication systems, convenient infrastructure (shops, services, restaurant complex).

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