Strategic Foundations

THE MARIS METHODOLOGY:

THE 5-POINT ASSET AUDIT

At Maris, we refuse to start design until we have conducted a forensic audit of your current asset. We combine “Hard Data” (sensors and surveys) with “Soft Data” (human feedback) to build a complete picture.

Our audit methodology covers five critical dimensions:

1. Utilisation Studies (The “Hard” Data) We do not rely on swipe card data (which only tracks entry). We use anonymised PIR sensors under desks and in meeting rooms to track actual usage.

The Insight: Are your 12-person boardrooms being used by two people for Zoom calls? (Usually, the answer is yes). This data allows us to repurpose that wasted square footage into high-value phone booths.

2. Facilities Condition Survey (The “Hidden” Risk) Refurbishment is often “skin deep.” We go deeper. We assess the condition of the HVAC (Heating, Ventilation and Air Conditioning), plumbing and lighting.

The Rule: If the air handling unit is 15 years old, covering it with a beautiful new ceiling is a financial time bomb. We identify what must be replaced now to avoid ripping down the new ceiling in two years.

3. Digital Infrastructure Review As noted in the source text, we assess “bandwidth, wireless coverage, device support and video conferencing setup.” We heat-map your Wi-Fi to find dead zones and stress-test your server room cooling.

4. Adjacency Mapping We map the invisible lines of communication. Who talks to whom? Does Marketing need to sit near Sales, or do they need acoustic separation? We track departmental friction to solve it through zoning.

5. Employee Feedback (The “Soft” Data) We conduct surveys and focus groups. However, we interpret this data carefully. As the source notes, “if people consistently raise issues about noise… it signals areas for improvement,” but staff often ask for what they know (e.g., “my own office”) rather than what they need (e.g., “a quiet library zone”).

THE CFO’S CORNER:

AVOIDING THE “STRANDED ASSET”

The most financially dangerous assumption in refurbishment is that the “Base Build” is sound. If you are a tenant with a Full Repairing and Insuring (FRI) lease, you are liable for the building’s fabric.

• The EPC Trap: If your building currently has an EPC rating of ‘D’ or ‘E,’ you may be legally unable to sublet space or renew your lease in the future without significant CapEx upgrades.
• The M&E Lifecycle: Mechanical plant typically has a 20-25 year life. If you spend £100 per sq ft on a cosmetic refurbishment but fail to upgrade a 19-year-old VAV air conditioning system, you are essentially painting over rust. When the system fails, the emergency repair costs – and the disruption to your new fit-out – will destroy your ROI.

Strategic Advice:
Use the audit to build a “Lifecycle Cost Model.” Sometimes, the audit reveals that the cost to bring the M&E up to standard is so high that relocation becomes the smarter financial choice. It is better to know this now than halfway through the build.

MARIS TOOLS:

THE ASSET HEALTH CHECK

Before briefing an architect, rate your current building against this checklist

• Peak Occupancy: Do we know our peak Tuesday occupancy vs. Friday occupancy? (Must be measured, not guessed).
• The “Air” Test: Does the fresh air supply meet the BCO standard of 12-14 litres per second per person? (Vital for cognitive performance).
• Power Resilience: Is there a backup generator or UPS for the server room?
• Acoustic Leakage: Do meeting rooms achieve a weighted sound reduction index (Rw) of at least 45dB?
• The “Zombie” Tech: Are there legacy cables or servers running that serve no purpose?