HVAC after-hours costs?

[Judy Schramm]

Alex, you mentioned once that some landlords are charging $50-100/hour extra for after-hours HVAC. How do you all handle that?

Even if you are not open 24/7, coworking spaces need to be open beyond normal office hours.

Were you able to get the landlord to be flexible? Do you just pay it? Do you do without heat or A/C at night and on weekends?

Judy Schramm
ProResource, Inc.
703-824-8482

[Anca Mosoiu]

I'm curious about this too.  I'm looking at spaces here in Oakland and they are giving me these (seemingly crazy) costs...

Anca.

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[Jerome Chang]

I definitely chimed in when this topic came up, and quote $150/hr.  It's crazy, but VERY VERY standard in large buildings.

Jerome

______________

BLANKSPACES
"work FOR yourself, not BY yourself"

www.blankspaces.com
5405 Wilshire Blvd (2 blocks west of La Brea) Los Angeles, CA 90036
323.330.9505 (office)

[Alex Hillman]

We've never experienced that, that was a point Jerome made. I believe that's mostly a Class A office situation.

I'd personally never work with a landlord with that kind of arrangement - it's indicative of other problems in how that person does business beyond the hourly costs and is likely to lead to bigger problems besides the financial ones down the road.

-Alex

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/ah

indyhall.org

coworking in philadelphia

[Tony Bacigalupo]

We ran into this issue as well when we were looking at large office buildings. It was kind of a dealbreaker for us, as our model was dependent on being able to (profitably) host events on nights and weekends.

We had much better luck with smaller buildings, where we could control our own HVAC and could crank that puppy whenever we wanted :-)

We still, however, deal with building-wide heating issues, which is especially problematic during those limbo periods in the spring and fall. Even in our small building we have to negotiate with the landlord and sometimes pay extra to get heat during those awkward times. 

[Jerome Chang]

Well, in defense to these landlords of larger buildings, it's a cost and intended use issue.

1. Some landlords wrap in FSG, or full service gross rent to tenants, which includes HVAC and other utilities.  If your use is much greater than the average, someone needs to pay...typically you.

2. The initial buildout probably included "typical" office HVAC use, and .  Taxing the system would unnecessarily burden the system.  This is why a smaller building would typically have HVAC units dedicated to your space, and therefore not burden the system.

So, don't necessarily think all these LL's are evil.  We coworking operators share our resources, and these landlords share theirs building-wide.

Jerome

______________

BLANKSPACES
"work FOR yourself, not BY yourself"

www.blankspaces.com
5405 Wilshire Blvd (2 blocks west of La Brea) Los Angeles, CA 90036
323.330.9505 (office)