BNP Paribas Real Estate manages approx 43.7 million square metres of commercial real estate throughout Europe and as one of the Top 3 office developers in Europe we are always at the forefront of Property & Facilities Management. During Covid 19 we have worked closely as always with our European colleagues and particularly with our peers in continental countries such as Italy, Spain and Germany who have provided us with first-hand experience on the challenges that they have faced and prepared our team in Ireland on how to deal with situations as they arise.
The property management sector has always encompassed a very broad and hands-on range of functions such as landlord & tenant relations, service charge management, accounting, payment of outgoings, rent collection, maintenance and repair, supervision of staff and suppliers, insurance, and ever increasingly health and safety. Covid 19 has impacted on each and every one of these functions and as the situation continues to unfold it is resulting in significant, ongoing and permanent changes in the management of buildings.
Initially, with most offices remaining at normal occupancy levels, this brought about a real urgency for increased hygiene measures. These measures were successfully delivered through strong engagement with our supplier chain ensuring adequate supply of personal protective equipment, signage, disinfecting products, staff training/awareness, and heightened cleaning procedures.
From the outset these procedures had to be quickly established and implemented swiftly in the event that a confirmed case of coronavirus actually arose in a building. This entailed a great deal of engagement with our supplier network, landlords and occupiers while adjusting our approaches as per developing advises from State Authorises.
However as Covid 19 intensified occupancy levels in buildings began to decrease rapidly and different challenges quickly began to emerge, namely reductions in demand of soft services such as cleaning staff. A balance in the delivery of management services had to be established quickly for occupiers, particularly in multi let offices where sometimes there are many tenants operating under the one roof but in different sectors and at wavering occupancy levels.
The option of closing or ‘mothballing’ buildings was understandably getting raised by some stakeholders. However this leads to longer term risks and is only really suitable for buildings that are vacant in excess of six months. Therefore low occupancy building management quickly surfaced as the “Preferred” option with a reduction in services to bring about the required savings and preserve a positon that allows buildings to fully reoccupy at short notice.
With a roadmap now put in place by the Irish government for the gradual reopening of different parts of the economy, we are working hard to ensure buildings are ready for reoccupation over the summer months. It has therefore been imperative that some key services such as life safety systems and water treatment are maintained by allowing our supplier network enter buildings safely and adhering to government protocols to protect the asset and also to ensure statutory compliance is met.
Risk assessments are being completed and pre return to workplace strategies examined to put in place measures for mechanical and electrical plant such as BMS systems, HVAC, AHU, extractor fans in addition to life safety systems and water hygiene.
As we prepare to return safely to the workplace over the coming weeks and months, occupancy levels will begin to rise and we will see permanent changes as to how we use buildings. Our movement through spaces will be modified to allow social distancing with one way traffic flows, restricted lift usage, promotion of stairs usage, keeping doors open without risking fire safety etc. Visually there will be much more signage to help us to continue to adapt to new procedures. Enhanced cleaning, increased sanitation, protective screens and personal protective equipment will become the norm.
As consultation with landlords and occupiers continues further longer term measures specific to building design will be considered such as contactless processes for example automation of lights or contactless payments at vending machines, retrofitting of seating areas and canteens to facilitate the new ways in which spaces will now be used. The property management sector is resilient and adapts to change quickly, it will continue in the coming monthsto ensure the efficient and safe running of buildings for both Landlord & Occupier.
We at BNP Paribas Real Estate remain committed to the safe return to work protocols and the Property Management team is at hand to answer all your queries. Additionally please free to give my colleague Jerry Corcoran a call for further information about having your workplace ready for reopening.