Structural classification of buildings

At present, the views on the property grade of office buildings in society are not completely consistent, and there is no objective basis and unified standard for the grading evaluation of office buildings in the industry or government management departments. In fact, the classification and standards of office buildings are very important for us to carry out structural analysis of property economics, project investment decision-making, marketing, property management and statistical work. If there is no objective classification standard, it will often be subjective and blind in work, leading to deviation in decision-making and judgment. Therefore, it is undoubtedly of great practical significance to further strengthen the research on the classification and classification standards of office building structures.

I. Classification of office property

Office building is a place where managers (white-collar workers) engage in production, operation, consultation and service, and belongs to the category of production and operation materials.

From the perspective of the development and change process of office property form, it can be divided into the following stages:

1, traditional office building

Two characteristics: based on natural ventilation and lighting, it is arranged and combined in a narrow space.

This kind of office building starts from the ground floor or multi-storey brick-concrete structure, and its width and depth are small. Such as a width of 3.6-4.0 meters, a depth of 5-8 meters, etc. The floor height is generally about 3.6 meters.

After the development of buildings to high places, reinforced concrete frame structures have emerged, but the use space is still in the traditional mode and still belongs to a traditional office building.

Advantages of traditional office: strong privacy, staff can control their own working environment (lighting, shutters, furniture layout, etc. ).

The disadvantage of traditional office is low space utilization and lack of flexibility.

2. Early modern office buildings

Features: large space.

The positive significance of this model lies in: pursuing practical results.

The disadvantages of this model are: mechanized office environment and inhuman working style.

3. Later modern office buildings

Features: humanistic office environment, elegant surrounding environment, green inner courtyard or atrium. For example, Hongqiao Business Building in Shanghai.

Landscape office: flexible layout of large space, appropriate rest space, flexible partition and greening to ensure privacy, and sound absorption treatment for floors and ceilings.

4. Intelligent office building

In 1960s (1970- 1980), with the advent of the information age, a number of recognized intelligent buildings appeared in the world, most of which were office buildings. In the 20th century, from 65438 to 0990, China began to build a few intelligent buildings. For example, the Jinmao Tower in Shanghai.

Intelligent office buildings are developing rapidly. After 3A, a brand-new concept of 5A was introduced. Intelligent building has become the development trend of office buildings in the 26th century.

From the quality category of the office building itself, it can be divided into the following four categories:

The first category is the intelligent office building designed and built in recent years. This kind of building is generally novel in facade, spectacular in style, reasonable in internal layout, functional in place, with intelligent functions reaching more than 3A, and luxurious in equipment and facilities, especially in security, communication and computer network.

The second category is the modern office building designed in the early 1990s and put into operation in recent years. This building is equipped with central air conditioning, security and fire fighting equipment. All kinds of facilities are advanced, property management is in place, and the intelligent function is below 3A. Some buildings are designed as apartment buildings, and the functional layout is not reasonable.

The third category is office buildings without central air conditioning. This kind of buildings are generally equipped, especially in the configuration of communication and facilities, which has a certain gap with the current internet communication, and the internal layout is mostly apartment-style.

The fourth category is office buildings converted from factories or other properties. Generally speaking, the internal facilities are relatively simple. At present, the proportion of such properties is declining.

Judging from the evolution of the above-mentioned office property form and its own quality, it is a process from low-level, intermediate to advanced, and from backward and relatively backward to advanced. At this stage, the supply structure of high, medium and low-grade properties formed by the differences in quality grade, scale grade, intelligence degree, supporting services and management level in the office property market exists objectively. Next, we define and discuss the structural level with the indicators of building area, decoration, supporting facilities, equipment, customers, location transportation, intelligence, property services and so on.

Secondly, the study on the classification standard of office building property.

As far as China's office market is concerned, it is generally divided into high-grade property (Grade A office building), middle-grade property (Grade B office building) and low-grade property (Grade C office building). And high-grade property can be subdivided into two parts: top-grade and Grade A office buildings. Top-level office buildings are in line with international office standards and classified into Grade A according to the current standards in the local market. The so-called Grade A office building mainly refers to the rating standard of four-star hotels or five-star hotels, which is a conventional title in the real estate industry. Because the office property in different markets is different, the classification standard of office buildings is usually based on the relative quality of each market. For example, some small cities do not have top office buildings and international office buildings.

For megacities (such as Beijing and Shanghai), the author thinks that in the division of office buildings and properties, besides the general consideration of building quality, we should also fully consider the factors of urban transportation and urban planning (CBD layout). Specifically, property grades and grade standards can be divided and defined as follows:

1, Top Property (International Office Building)

(1) Building quality: the physical condition and quality of the building are first-class, and the building quality meets or exceeds the requirements of relevant building regulations or codes; The layout of the building is flexible and the utilization rate is high, reaching 70%; Covering a large area, the lobby and walkway are spacious, and the clear height from the raised floor to the ceiling is not less than 2.6 meters.

① Decoration standard: the fa? ade is decorated with high-grade international exterior walls such as marble exterior walls and glass curtain walls, and imported high-standard materials such as marble, aluminum plates and glass curtain walls are used; There is a spacious marble lobby and corridor; * * * Part of the ground should be marble, granite, high-grade floor tile or high-grade carpet, the wall should be marble or high-grade wallpaper or high-grade paint, there should be suspended ceiling, and the elevator room should be stainless steel and marble; The bathroom is equipped with imported famous brand sanitary wares, such as Coma, Kohler, American Standard and T0T0.

② Supporting facilities: There should be supporting business and living facilities, such as meeting rooms, post offices, banks, ticketing centers, staff dining rooms, special above-ground and underground parking lots, shops with enough parking spaces to meet daily life, restaurants and hotels suitable for business dining, lunch breaks or entertainment facilities, and other facilities such as parks, sports facilities and libraries.

③ Elevator system: good elevator system, advanced elevator facilities, and passenger and cargo partition.

(4) Equipment standard: there should be famous brand central air conditioning, and the central air conditioning system is efficient; Have building automation; Have a safety alarm; There is comprehensive wiring.

(2) Building scale: more than 50,000 square meters.

(3) Customer settlement: tenant portfolio of well-known foreign companies; Well-known multinational, domestic and foreign large companies and consortia.

(4) Property services: managed by experienced and first-class well-known brand companies, equipped with practical computer property management software, computerized office property management, establishment of office management information system, connection and unified management of office property systems, and 24-hour maintenance and security services.

(5) Convenient transportation: the location is important, the accessibility is excellent, and it is close to more than two main roads. There are a variety of means of transportation and subway direct access.

(6) Location: Located in the core area of the main business district.

(7) Intelligentization: 3a ~ 5a

(8) Developer background: rich experience and abundant funds. In the early stage of project development, they have financial flexibility and rich experience in large-scale real estate investment. These developers are overseas companies such as the United States, Malaysia, Hong Kong and South Korea, or high-quality state-owned enterprises that have successfully operated overseas.

2. High-grade property (Grade A office building)

(1) Building quality: the physical condition of the building is excellent, and the building quality meets or exceeds the requirements of relevant building regulations or codes; Its profitability is comparable to that of new office buildings.

① Decoration standard: the facade is made of marble, advanced ceramic tile, aluminum plate, glass curtain wall and other materials; There is a lobby, and the floor of the lobby should be marble, granite, natural stone and so on. The wall should be made of marble, granite or high-grade wallpaper, with suspended ceiling and columns covered with marble, stainless steel and other materials; * * * Part of the ground should be marble, granite, high-grade floor tiles or high-grade carpets, and the wall should be high-grade wallpaper or high-grade paint (such as Nippon paint). ), there should be a ceiling, and the elevator room should have stainless steel, marble or wooden doors; The bathroom is equipped with imported famous brand sanitary wares, such as Koma, Kohler, American Standard, TOT0, etc.

② Supporting facilities: There should be supporting business and living facilities, such as meeting rooms, post offices, banks, ticketing centers and staff canteens. Special underground parking lot with sufficient parking spaces.

③ Equipment standard: famous brand central air conditioner; Have building automation; Have a safety alarm; There is comprehensive wiring.

(2) Building scale:1-50,000 square meters.

(3) Customer existence: there are well-known large companies at home and abroad, and most of the customers are engaged in R&D, technical services, e-commerce or well-known brand agents.

(4) Property services: managed by well-known companies with rich experience. Perfect property management services include 24-hour maintenance and security services.

(5) Convenient transportation: There are various means of transportation directly.

(6) Location: Located in the main business district or sub-business district.

(7) Intelligence: 3A or above.

3. Mid-range property (Grade B office building)

(1) Building quality: the physical condition of the building is good, and the building quality meets the requirements of relevant building regulations or codes; However, the function of the building is not the most advanced (influenced by outdated functions), and there is natural wear and tear, and its profitability is lower than that of the newly completed similar buildings.

① Decoration standard: the facade is ceramic tile or ceramic tile; There is a lobby, the lobby floor is ceramic tile, the wall is ceramic tile or high-grade paint, and there is a ceiling; * * * Some floors are floor tiles or mid-range carpets, and the walls are whitewashed; The bathroom adopts joint venture or domestic medium and high-grade sanitary ware.

② Supporting facilities: there is a special underground parking lot.

③ Equipment standard: central air conditioning system; No building automation; Have a safety alarm; No integrated wiring.

(2) Building scale: unlimited.

(3) Customer presence: Most customers are domestic small and medium-sized companies, engaged in sales agents and product research and development.

(4) Property services: provided by property management companies.

(5) Convenient transportation: there are transportation lines to reach and convenient transportation.

(6) Location: Sub-capital or better urban location.

4. Low-grade property (Grade C office building)

(1) Building quality: the property has been used for a long time, and the building cannot meet the requirements of new building regulations or codes in some aspects; The building has obvious physical wear and functional obsolescence, but it can still meet the needs of low-income tenants.

① Decoration standard: facade painting; No lobby; * * * Part of the ground is ordinary floor tiles or terrazzo; The toilet adopts ordinary household sanitary ware.

② Supporting facilities: None.

③ Equipment standard: split air conditioner; No building automation; No safety alarm; No integrated wiring.

(2) Scale: unlimited.

(3) Customer existence: Customers are basically small private enterprises engaged in simple sales business.

(4) Property services: there may be general property services such as sanitation, receiving and dispatching, and duty.

(5) Convenient transportation: there are traffic lines to reach.

(6) Location: general city location.