The Property Context

THE MARIS METHODOLOGY:

We do not treat property selection as a standard real estate transaction; we treat it as an exact science. We engage with our clients during the feasibility phase, long before any Heads of Terms are signed, to hunt for the “ghosts in the machine” – the invisible constraints that will cost you money later.

Our assessment executes a strict validation protocol:

Step 1: Mechanical Capacity Validation
We test the physical limits of the building. If the base-build HVAC cannot genuinely deliver the BCO’s recommended 12 – 14 litres of fresh air per second per person, your high-density hybrid workforce will be drowsy by 2:00 PM. If it fails, we negotiate landlord capital contributions to fix it before you sign.

Step 2: The Structural Stress-Test
We verify the column grid and window mullion spacing. If the window mullions are not set to a standard 1.5m planning grid, every single meeting room partition you build will require highly expensive, bespoke glazing.

Step 3: The Licence to Alter Timeline
Most UK commercial leases prohibit alterations without written landlord consent. We map this 4-8 week legal approval window directly into our master delivery programme to prevent your rent free period from evaporating while you wait for a signature.

THE CFO’S CORNER:

The property context in 2026 requires balancing strict cost control with the absolute necessity of occupying premium space. The introduction of the 50.8p high-value multiplier in April 2026 means that holding excess square footage in premium locations is a severe financial liability. CFOs must therefore focus aggressively on rightsizing. 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.

We are also advising financial leaders to explore the managed office sector as a transitionary tool. Managed office supply has increased by an astonishing 895% since 2019 providing self-contained floors with private amenities on flexible 12 – 48 month terms. This offers a compelling alternative to traditional 10 year leases by removing the massive capital expenditure of a bespoke fit-out while still delivering a branded premium environment. We work directly with financial teams to code invoices correctly so that these capital allowances effectively subsidise the cost of mechanical upgrades ensuring the CFO can fund a high-performance workplace without compromising the corporate balance sheet.

MARIS TOOLS:

• The Stay vs. Go Scorecard
  A quantitative framework evaluating location access, capacity infrastructure and landlord flexibility. Determines if renewing a current lease yields a higher return on investment than relocating.
• The Asset Health Check
  A physical audit assessing peak occupancy requirements against mechanical capabilities such as fresh air supply and digital connectivity ensuring the building can support hybrid density.
• Lifecycle Cost Model
  A financial forecasting tool that maps the true total cost of occupation over the lease term.