The Property Context

THE MARIS METHODOLOGY:

TECHNICAL DUE DILIGENCE

At Maris Interiors we treat property selection as an exact science. We engage with our clients during the feasibility phase long before any Heads of Terms are signed.

• Mechanical Validation: We test the systems. If a building fails to provide the British Council for Offices recommended fresh air supply of 12 to 14 litres per second per person, we advise clients to walk away or negotiate a landlord capital contribution.
• The Legal Trinity (Licence to Alter): Most commercial leases prohibit the tenant from making alterations without written landlord consent. This legal consent process typically takes four to eight weeks and must be factored into the project programme to prevent costly delays.

THE CEO’S CORNER:

EXIT COSTS & MANAGED ALTERNATIVES

For the Chief Financial Officer, mitigating the severe financial liability of holding excess square footage requires a three-pronged strategy:

1. The Goldilocks Principle:
CFOs must focus aggressively on rightsizing by evaluating whether their portfolio is “too little, too much or just right” based on actual utilisation data rather than assumed headcount. This strategy involves identifying dead zones within the current floorplate and leveraging that data to downsize the overall footprint while simultaneously upgrading the quality of the remaining space.

2. Dilapidations Risk:
The exit costs of legacy spaces must be proactively managed. Dilapidations liabilities – the legal obligation to return a leased space to its original condition – frequently run to £15 – £25 per square foot, making it a dangerous and expensive financial oversight if ignored.

3. Managed Office Solutions:
We advise financial leaders to explore the managed office sector as a highly effective transitionary tool. Managed office supply has increased by an astonishing 895% since 2019, providing self contained floors on flexible 12 to 48 month terms, which completely removes massive upfront capital expenditure and long-term lease liabilities.

MARIS TOOLS:

THE LEASE LIFELINE

Before you commit to a decade-long liability, you need definitive answers. We use three specific frameworks to protect your capital from poor real estate decisions:

The Stay vs. Go Scorecard – Is it actually cheaper to move?
This quantitative framework evaluates location access, spatial capacity, infrastructure and landlord flexibility to determine if renewing yields a higher return on investment than relocating.

The Asset Health Check – Can the building handle your people?
This is a physical audit assessing peak occupancy requirements against mechanical capabilities – such as fresh air supply and digital connectivity – to ensure the building can support hybrid density.

Lifecycle Cost Model – What is the true cost over 10 years?
This financial forecasting tool maps the total cost of occupation over the lease term, including projected business rates, dilapidations and maintenance bleed.