Why optimizing your
real estate can feel like a
shell game ...and how SpaceLogik
can help.

Traditional “Rule of thumb” space projections, inaccurate building measurements and inefficient planning all add inconsistency -- and unnecessary cost -- to your space reduction initiative. That’s no surprise, since more space means higher rent for landlords, larger commissions for brokers, and an increased design scope for architects.

SpaceLogik operates with a different goal: Determine the optimal space needed to run your business and then find and design options with full client transparency.

Fictional shell-game operator presenting three walnut shells with an orange ball beneath the middle shell. — BOMA building
measurementsBad space
projectionsInefficient space
planning

Three conventions we challenge

Industry space projection “rules of thumb” lack mathematical basis

The amount of circulation area is typically the largest single space in any office. Despite carrying that much weight on your office needs, the industry uses a “rule of thumb” multiplier (they guess) to account for circulation area.

Circulation is the largest area in any office space
Typically a random percentage ‘add-on’ between 30% and 70%
Educated guess with zero mathematical basis

Hand holding an orange feather-finned dart aimed at a dartboard numbered 10 to 70 beneath a Circulation area plaque. — If you’re guessing at circulation area needed, you might as well be throwing darts.

Patented circulation algorithms pinpoint exact square footage needed

SpaceLogik circulation formulas independently calculate the circulation area required for each requirement in your office, then account for code, egress, and desired primary and secondary aisle width ... giving clients 100% transparency on how much space they’ll need.

Adjusts for variable circulation needed for any size room
Calculates adjusted space needed based on aisle width preference
Adjusts for compliance with code, egress and ADA requirements

SpaceLogik room programming screen with room options, construction details, and the SpaceLogik circulation factor highlighted — Your workplace requirements become the inputs to the program.

BOMA is for building owners. SpaceLogik is for tenants.

How buildings are able to increase RSF:

Building owners
& landlordsPay BOMA membership dues

BOMARegularly change standards
that allow RSF increases

Building RSF increasedIncreased RSF increases building
return-on-investment

BOMA represents landlords, not tenants.

BOMA collects membership dues from landlords. Make no mistake. This leaves tenants subject to constant fluctuations in required RSF and inability to compare buildings apples-to-apples.

Building square footage can grow, while the building stays the same.

Every time a new BOMA standard is released, it creates further confusion about what a “square foot” really means. It opens the flood gates for potential miscalculations and measurement interpretations.

Built-in 2% variance ‘allowance’ negates the cost reductions gained in negotiations.

BOMA’s published standards allow a “2% measurement variance” while still being considered accurate. Ironically, 2% represents more than a typical broker negotiates in concessions.

Same office.800 more “allowable”
rentable square feet

Starting rentable area40,000Rentable square feet

With a 2% increase40,800Rentable square feet

Additional rent over 10 years$480,000800 RSF × $60 / RSF / year × 10 years

Impact to rental rate$1.20/ RSF / YEAR

SpaceLogik ensures you don’t miss your best relocation options

Conventional workplace and brokerage models assume tenants need the same rentable area, regardless of the building. That’s a mistake. But SpaceLogik calculates your actual space requirement -- adjusted building-by-building -- so our search uncovers perfectly sized options that a conventional search will miss every time.

Building 1

Fixed industry search40,000 RSF

SpaceLogik requirement32,400 RSF

Same space program.
A different building-specific result.

Building 2

Fixed industry search40,000 RSF

SpaceLogik requirement33,550 RSF

Same space program.
A different building-specific result.

Building 3

Fixed industry search40,000 RSF

SpaceLogik requirement34,910 RSF

Same space program.
A different building-specific result.

Here, a conventional search for 40,000 RSF missed the best building option of 32,400 RSF because buildings measured according to BOMA fail to identify the relative efficiency of each property.

Space planning is a loss leader for most architectural firms.

Because space planning is a loss leader to win the larger architectural assignment, emphasis is put on minimizing time spent and not on efficiency. And since the original RSF estimate is substantiated with a follow-up “test fit,” it leaves a lot of room for creative license.

A more efficient plan takes longer to design
Space planning is often given to interns and first-year designers
Creating efficient plans reduces the scope (and future fees) of the larger architectural project

SpaceLogik cartoon showing an architect validating a 30,000 RSF projection using the plan that created it. — “Filling the space” of an oversized projection is a self-fulfilling prophecy.

Efficiency is our business.
We guarantee our results.

We built SpaceLogik around more efficient planning. Our in-house planners use proprietary methods and trade secrets to deliver the most efficient plan that meets your specifications -- and our fully transparent space projections are guaranteed.

In-house planners apply proprietary planning methods
Our software projections keep our planners accountable
If we don’t hit our estimates, we don’t get paid

Planner reviewing an office floor plan and CAD drawing on two monitors

Companies we’ve proven 15% savings to ...

14.8%Space reduction

16.8%Space reduction

14.6%Space reduction

11.4%Space reduction

13.6%Space reduction

13%Space reduction

21.2%Space reduction

11.2%Space reduction

25.2%Space reduction

19%Space reduction

13.5%Space reduction

Examples of SpaceLogik optimization projects, delivering identical space program.

Exponential savings.

A more predictable process.
Unparalleled savings at every scale.

Whether it’s a single transaction or a national portfolio ... generating 15% savings on most companies’ second-highest fixed expense changes the operational efficiency of the company.

Single transaction
Starting footprint	15% RSF reduction	Annual savings	10-year savings
10,000 RSF	1,500 RSF	$90,000	$900,000
25,000 RSF	3,750 RSF	$225,000	$2,250,000
100,000 RSF	15,000 RSF	$900,000	$9,000,000

National portfolio
Starting footprint	15% RSF reduction	Annual savings	10-year savings
1,000,000 RSF	150,000 RSF	$9,000,000	$90,000,000
5,000,000 RSF	750,000 RSF	$45,000,000	$450,000,000
10,000,000 RSF	1,500,000 RSF	$90,000,000	$900,000,000