The Property Context

THE MARIS METHODOLOGY:

TECHNICAL DUE DILIGENCE

At Maris, we advise clients to engage us before the lease is signed. Our methodology involves a forensic “Technical Due Diligence” process that runs parallel to your commercial lease negotiations. We look for the “ghosts in the machine” – the invisible constraints that will cost you money later.

Our assessment covers three critical pillars:

1. Mechanical & Electrical (M&E) Validation
We do not trust the brochure. We test the systems.

• Fresh Air Rates: The BCO standard recommends 12–14 litres per second per person. If the building only delivers 8l/s, you will either have a drowsy workforce or you will need to spend six figures upgrading the air handling units.
• Cooling Capacity: If you plan to increase density in certain zones (e.g., a packed sales floor), does the existing VRF/VRV system have the load capacity to keep them cool?
• Power Resilience: Is there sufficient incomer capacity for your server room? Is there a backup generator connection?

2. Structural & Spatial Constraints
As noted in our internal guides, “limitations around ceiling height… or existing infrastructure can compromise your vision.” We verify floor-to-ceiling heights (critical for acoustics), raised floor depths (critical for cable management), and column grids (which dictate meeting room sizes).

3. Connectivity & Wayleave
We check the “meat in the sandwich” – the riser cupboards. Is there space for your fibre cabling? Is there an existing Wayleave agreement with providers like Virgin or BT? If not, getting connectivity installed can take 90 days, potentially delaying your move-in date.

DEEP DIVE:

THE LEGAL TRINITY (LICENSE TO ALTER)

Once the building is selected, you enter the legal phase. This is where timelines often die. The most critical document in the fit-out process is not the contract; it is the Licence to Alter (LTA). Most commercial leases in the UK prohibit the tenant from making any alterations without the landlord’s written consent. The LTA is that consent.

The Trap: Many businesses assume the LTA is a formality. It is not. It is a legal negotiation. Landlords will appoint their own surveyors and engineers to scrutinise your plans – at your cost. They will check if your fit-out affects the building’s EPC rating, structural integrity or fire strategy. The Timeline: This process typically takes 4 to 8 weeks. You cannot legally start work on site until the LTA is signed. If you plan a 12-week project but forget to factor in the 8-week LTA process, you will miss your lease break or face a period of double rent.

The “Reinstatement” Clause: This is the sting in the tail. Most LTAs include a clause requiring you to return the space to its original “Category A” condition at the end of the lease. This is known as dilapidations.

• Financial Reality: A high-spec CAT B fit-out might cost £80 per sq ft to install. Removing it and reinstating the open plan layout could cost another £20-£30 per sq ft when you leave.
• Strategy: We can often negotiate to cap these liabilities or agree that certain enhancements (like new tea points or upgraded lighting) can remain, saving you future exit costs.

MARIS TOOLS:

THE “RED FLAG” BUILDING CHECKLIST

Take this list to your viewing. If the agent cannot answer these questions, do not sign the Heads of Terms.

• The Grid: Is the window mullion spacing compatible with standard partition sizes (usually 1.5m), or will every office need bespoke (expensive) glazing?
• The Lifts: Is there a dedicated goods lift? If not, how will we get 200 desks and 3 tonnes of plasterboard up to the 4th floor? (Stair carries add huge labour costs).
• The Loos: What is the specific bathroom(s) ratio? (Standard is often 1:10 or 1:12). If you increase staff density, you may legally need to build more bathroom(s), which requires complex plumbing work.
• The Asbestos Register: Is there a clean bill of health? If asbestos is found during strip-out, the site closes down and costs spiral.
• The Acoustics: Is the building near a railway line or main road? Single-glazed historic buildings may look charming but will make Zoom calls impossible.