Office building structure classification

First, the classification of office property

Office buildings are engaged in production, business, consulting, service and other managers (white-collar) office space, it belongs to the category of production and business materials.

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

1, the traditional office building

Two characteristics: based on natural ventilation and lighting, with small space as a unit, arranged in combination.

This type of office building began on the ground floor or multi-storey brick structure, smaller openings and depth dimensions. Such as: 3.6-4.0 meters of openings, 5-8 meters of depth, etc., the floor height is generally about 3.6 meters.

After the development of the building to the high place, produced a reinforced concrete frame structure, but the use of space is still according to the traditional model, still belongs to the traditional office building.

The advantages of the traditional office: privacy, workers can control their own work environment (lights, blinds, furniture layout, etc.).

The shortcomings of the traditional office: low space utilization, lack of flexibility.

2, early modern office buildings

Characteristics: large space.

The positive aspects of this model are: the pursuit of effectiveness.

The negative aspects of this model are: machine-like office environment, dehumanized work style.

3, late modern office buildings

Features: humane office environment and elegant surroundings, with green inner courtyard or atrium. For example, Hongqiao Business Building in Shanghai.

Landscape office: flexible layout in a large space, with appropriate rest space, with flexible partitions and greenery to ensure privacy, the floor, the ceiling are sound-absorbing treatment and so on.

4, intelligent office buildings

The 20th century, 1970-1980s, with the arrival of the information age, the world has seen a number of world-recognized intelligent buildings, the vast majority of which are office buildings; 1990s, China began to build a small number of intelligent buildings. Such as Jinmao Tower in Shanghai.

The rapid development of intelligent office buildings, following the 3A, and now launched a new 5A concept, intelligent buildings have become the 21st century office building development trend.

And from the quality of the office building itself, can be divided into the following four categories:

The first category, designed and built in recent years for the intelligent office building. This type of building is generally novel fa?ade, grand and spectacular, the internal layout is more reasonable, in place to pay attention to functionality, intelligent features to 3A or more, equipment and facilities are more luxurious, especially in security, communications, computer networks and other aspects of the more thorough consideration.

The second category, designed in the early 1990s, put into operation in recent years of modern office buildings. These buildings are equipped with central air-conditioning and security, fire safety equipment, all kinds of facilities are more advanced, property management is more in place, the intelligent function of 3A and 3A below, part of the building for the design of the apartment office building, the functional layout is not reasonable.

The third category, is not with central air-conditioning office buildings. This type of building equipment in general, especially in the configuration of communications, facilities and the current Internet communication has a certain gap, and most of the internal layout of the apartment layout.

The fourth category is office buildings converted from factory buildings or other properties for other uses. Generally speaking, the internal facilities are relatively simple, and at present, the proportion of such properties is on a downward trend.

From the above office property forms and the evolution of their own quality, is to experience from low, intermediate to advanced, from backward, more backward to advanced process. At this stage, the office property due to the quality of grade, scale grade, the degree of intelligence, supporting services, management level of the existence of differences in the office property market to form a high-grade, mid-range, low-grade property supply structure is objective. Below, we were building area, decorative conditions, supporting facilities, equipment, customer conditions, location and transportation, the degree of intelligence, property services and other indicators to define and explore the structure level.

Second, the study of office building property grade division standards

In terms of China's office building market, generally divided into high-grade properties (Grade A offices), mid-range properties (Grade B offices), low-grade properties (Grade C offices). High-grade properties, in turn, can be subdivided into two parts: top-tier and Grade A office buildings. Top-tier offices are in line with international office standards, while Grade A is classified according to the current standards in the local market. The so-called Grade A office buildings are mainly referenced to the rating standards of 4-star or 5-star hotels, which is a customary designation within the real estate industry. As office properties vary from market to market, the criteria for categorizing office buildings are usually based on the relative quality in each market, e.g. in some smaller cities there are not yet top tier office buildings versus international office buildings.

For mega-cities (such as Beijing, Shanghai), I thought that, in addition to the general consideration of the quality of the building in the division of office property, but also give full consideration to the factors of urban transportation and urban planning (CBD layout), specifically the property level and grade standards can be divided and defined as follows:

1, the top of the line property (international office building)

(1) the building Quality: the physical condition and quality of the building are first-class, and the quality of the building meets or exceeds the requirements of the relevant building ordinances or specifications; the building has a flexible floor plan layout and a high utilization rate of 70%; the floor area is large, and the lobby and aisles are spacious, with a net height of not less than 2.6 meters from the padded floor to the suspended ceiling.

① Decoration standards: the facade adopts high-grade internationalized exterior decoration such as marble facade and glass curtain wall, using imported high-standard marble, aluminum, glass curtain wall and other materials; there are spacious marble lobbies and corridors; the floor of the public **** part should be marble, granite, high-grade floor tiles or paving high-grade carpet, the walls should be marble or high-grade wallpaper or high-grade paint, there should be a suspended ceiling, and the elevator room should be stainless steel, marble or high-grade wallpaper. The elevator room should be stainless steel, marble; bathroom placement of imported brand-name sanitary ware, such as Komar, Kohler, American Standard, T0T0 and so on.

② supporting facilities: there should be supporting business, living facilities, such as meeting rooms, post offices, banks, ticketing centers, staff restaurants, etc., dedicated above-ground and underground parking lots, parking space is sufficient to meet the daily life of the store, suitable for business meals, restaurants, hotels, lunchtime relaxation or recreational facilities, such as parks, sports facilities and libraries.

③ Elevator system: good elevator system, advanced elevator facilities and zoning for passengers and merchandise.

④ Equipment standards: there should be brand-name central air-conditioning, central air-conditioning system is highly efficient; there is building automation; there is security alarm; there is integrated wiring.

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

(3) Customer move-in: tenant mix of well-known foreign companies; well-known multinational, domestic and foreign large companies, 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, and office property systems to achieve connectivity and unified management, 24-hour maintenance and repair and security services.

(5) Convenient transportation: located in an important location, excellent accessibility, close to more than two major roads. Directly accessible by multiple modes of transportation and metro.

(6) Location: Located in the core of a major business district.

(7) Intelligence: 3A to 5A

(8) Developer's background: Experienced and well-funded. With financial resilience in the early years of project development and rich experience in large-scale real estate investment, these developers are either overseas companies such as those from the United States, Malaysia, Hong Kong, South Korea, or high-quality state-owned enterprises with successful experience in overseas operations.

2. High-grade properties (Grade A office buildings)

(1) Building quality: the physical condition of the building is excellent, and the quality of the building meets or exceeds the requirements of the relevant building regulations or specifications; and its earning capacity is comparable to that of a newly constructed office building. Carpets, walls should be high-grade wallpaper or high-grade paint (such as Lipang paint, etc.), there should be a ceiling, the elevator should be stainless steel, marble or wood door sets; bathroom placement of imported brand-name sanitary ware, such as Komar, Kohler, American Standard, TOT0 and so on.

② supporting facilities: there should be supporting business, living facilities, such as meeting rooms, post offices, banks, ticketing centers, staff restaurants, etc., dedicated above-ground and underground parking, parking space is sufficient.

③ Equipment standards: there should be brand-name central air conditioning; building automation; security alarm; integrated wiring.

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

(3) Client intake: There are well-known domestic and foreign large companies, and most of the clients are engaged in R&D, technical services, e-commerce, or well-known brand agents.

(4) Property Services: Managed by an experienced and well-known company, the perfect property management services include 24-hour maintenance and repair and security services.

(5) Convenient transportation: Directly accessible by a variety of means of transportation.

(6) Location: Located in a major business district or sub-capital area.

(7) Intelligent: 3A and above.

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

(1) Building quality: the physical condition of the building is good, and the quality of the building meets the requirements of the relevant building ordinances or specifications; however, the building's functions are not state-of-the-art (influenced by the factor of functional obsolescence), natural wear and tear exists, and the earning capacity is lower than that of a newly-completed building of the same type.

① decorative standards: the facade using brick or tile; with a lobby, lobby floor tiles, walls of ceramic tiles or high-grade paint, with suspended ceilings; public *** part of the floor tiles or laying mid-range carpets, walls painted white; bathroom with joint venture or domestic medium and high-grade sanitary ware, and so on.

② supporting facilities: a dedicated aboveground and underground parking.

③ Equipment standards: there is a central air conditioning system; no building automation; security alarm; no integrated wiring.

(2) Building scale: no restrictions.

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

(4) Property services: Served by property companies.

(5) Convenient transportation: there are transportation lines to reach, the transportation is more convenient.

(6) Location: sub-city center or better urban location.

4. Low-grade properties (Grade C office buildings)

(1) Building quality: the property has been in use for a long time, and the building fails to meet the requirements of the new building ordinance or code in some aspects; there are more obvious physical wear and tear and functional obsolescence of the building, but it still meets the needs of the lower-income tenants.

① Decorative standards: the facade is painted; there is no lobby; the floor of the public *** part of the floor is ordinary floor tiles or terrazzo; the bathroom uses ordinary domestic sanitary ware.

② Supporting facilities: none.

③ equipment standards: split air conditioning; no building automatic control; no security alarm; no integrated wiring.

(2) Scale: no limit.

(3) Customer entry: the customer is basically a small private enterprise, engaged in simple sales business.

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

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

(6)Location: general urban location.