4500 SF of office open space - who designs office lay out?

Question

I own a 3 story historic building in downtown Houston. The first two floors are rented to a night club. Actually I take that back: The full 3 floor are rented to them but they only use two. So I thought I’d see if they’d like me to knock a few bucks off their rent and I’ll take the 3rd floor

Since it’s located downtown and has 3 of the four walls as windows looking out (ie great views), it seems like it would be great for shared office space (think, “weWork”). So I thought I could get $x/month in rents for the third floor while knocking down the existing tenants rent by .75 * $x.

However, as good as I like to think I am at running a portfolio of apartments, I don’t have much creativity.

So I wanted to go on fivver or use google to see what some cool options might be to design out this space. But I don’t even know what the person who designs such a space would be called? Or what deliverable it would be called if I wanted to pay someone to draft something up.

So.... Might be a long shot but since I don’t ask my questions here I thought I’d ask if anyone here has skills in this area, or could point me in the right direction?

Jared W Smith · Answer

@Cody L., That's your big problem then. You haven't worked with any "designers" which are worth even their compensation. (Mind you a "designer" is not an architect. I won't delve into this as I could write a book on this and there are mixed emotions about licensure and where it is needed and for what project types.. but I digress)

Anyway.. An Architect is suppose to take the anguish away from the client/owner since this is not their specialty. This is what we do. You don't tell us, architects what to do. You are suppose provide parameters and with several exchanges we weed out pertinent information for you/end user. We then use that info to bring you various schemes which meet most if not all your spacial requirements. You choice from those and we proceed to develop this until its of a level that it can be used for permit filing and be constructed by a Contractor.

You don't just google Houston Architect. This may also be your problem in finding the right person. You don't have any connections that have utilized architects in your area? Start with referrals. Also Use this website to find qualified architect through the National organization AIA - American Institute of Architect: https://aiahouston.org/v/architect-search/ Search by project type.

Also call my good friend Bao Loi. He's an architect and owner of a Design-Build firm called Design Craft in Houston, Texas. He may be able to help you out. PM me for his contact info.

Jared W Smith · Answer

What Ronald said.

Beyond my obvious bias, it baffles me that this isn't an obvious choice for your needs.

Nik Moushon · Answer

Just to add a bit. Make sure you look through the architect projects and see if they have done something similar before. Since you are new to this aspect of design and dont have a trusted relationship with an architect already I would not suggest picking one that doesnt have experience already. Not that they wont do a good job just that you dont have the experience dealing with an architect or with WeWork spaces. Since you will be relying soley on them for pretty much every aspect of the design you need to make sure they know all the details and specifics of what works and what doesnt.I've worked on a couple WeWork style designs and know its not as easy as filling an open space with desks and making it look cool. Also are you planning on managing this WeWork space yourself or hiring a manager or renting the space as a whole to a wework type company? This business model is a full time job on its own, btw, and not as simple as just a typical renter.

Mike Garrett · Answer

Ditto with @Jared W Smith and @Ronald Rohde.

These are typically referred to as concept plans or test fits. For either you need a program (list of spaces: reception, lobby, toilet rooms, etc.; how many desks/people to be served, as well as desired styling: contemporary, open office, the like).

If you give your designer no direction you are likely going to get less useful information back.

Ronald Rohde · Answer

I'm not sure if this is a weird humble brag or honesty approach, but a good business owner understand what they do well and only does that. Hiring the right people is a key to growth. Are you open to learning how to work with technical/creative people? If not, this entire thread is a waste of space

Cody L. · Answer

You'd think so, right?Nope.It's cool though.  Thought I'd ask on here as sort of a long shot.  I have a group that will be taking over the space come June and they'll configure to their needs.

Chris K. · Answer

@Cody L.

I think you have a two different issues. There are folks that you can hire to get a space look aesthetically pleasing. Then there are folks you can work with to make space functionally for it's intended purpose. For example, you can hire an interior designer that can help you make choices to end up with a very nice looking shared office space. But that's kind of pointless if the space is a nightmare for the tenants to use because it doesn't actually meet their needs. This kind of situation happens a lot in specialized industries. For example, I know many restaurants and coffee shops where people end up with a nice looking space that is impractical for it's intended use.

With that in mind, maybe look for architects or interior designers that worked on similar projects.

Disclaimer: While I’m an attorney licensed to practice in PA, I’m not your attorney. What I wrote above does not create an attorney/client relationship between us. I wrote the above for informational purposes. Do not rely on it for legal advice. Always consult with your attorney before you rely on the above information.

Greg Dickerson · Answer

@Cody L. you could hire a local architect, design build firm, office furniture companies that specialize in co-working spaces

Ronald Rohde · Answer

Interior designer or architect. You're not going to get anything useful from Fiverr.

Ronald Rohde · Answer

Fair enough, so you need someone who understand the vocabulary and can ask you the right questions before the architect does. 40 people...don't you have someone who is interested in this?

4500 SF of office open space - who designs office lay out?

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