Eco-friendly office space: Modern ways to make your office greener

Contemporary office culture has come a long way since people first started talking about green solutions. Here are a few things to consider when you’re taking steps toward creating more sustainable office practices.

Don’t Forget Your Tech

In today’s office world, suggestions like “recycle your paper” are swiftly becoming much less relevant than energy saving tips involving technology. Although, of course, it’s still important to recycle waste paper, or choose recycled paper in the first place, in increasingly paperless offices it pays to consider the energy use of your electronics. If every person in your office is using a computer, imagine the impact of a company-wide policy governing their energy usage.

Program all computers to enter sleep mode after ten minutes of inactivity, and shut down your computer completely at the end of each day rather than allowing it to enter sleep mode. And if you’re still using screen savers, skip it—screen savers are a vestige of the early days of computers, when the image of your desktop would eventually be burned into your screen if left on too long. A static image—or better yet, black—requires much less energy to run than a moving screen saver. Or better yet, if you’re walking away for a few minutes, just turn your monitor off completely. It won’t affect your computer’s memory, performance, or state in any way, but saves energy just like turning off a light switch.

Choose Energy-Saving Appliances

There are many upgrades you can make in your appliances that will go a long way toward saving power, many of which are already becoming the new standard. Just as energy efficient light bulbs are the new norm, LCD monitors have been swiftly replacing the CRT monitors of the past, and if you haven’t made the change yet you should as soon as possible—not only are they three times as efficient, but the upgrade is inevitable. It’s also worth it in both the long and short run to invest in efficient hardware—when buying your computer processors and accessories, look at Energy Star 4.0 ratings or high EPEAT marks.

There are many things offices don’t even think about that can be made more efficient with upgrades—for example, using virtualization technology to consolidate your servers, reducing your need for multiple physical servers (which are huge energy suckers).

Consider Green or Alternative Buildings

The amount of resources used for brick-and-mortar buildings and traditional methods of construction are often overlooked. The Construction Materials Recycling Association estimates that the construction and demolition industries account for 250 million tons of waste each year (which doesn’t include roads or bridges), and these C&D materials make up approximately 35 percent of all waste generated annually. Luckily, there are greener modes of construction for office space. LEED-certified buildings are increasingly becoming a popular trend in CRE. Through LEED, developers and owners are provided with measurable solutions for creating more sustainable buildings. There are also alternative options, especially if you’re feeling a bit more creative, such as such as PVC fabric buildings, which require a fraction of the construction materials or transport, allow greater amounts of natural light to enter, and are made of entirely recyclable materials.

Incorporate Telecommuting

Telecommuting is more feasible in the workplace now than ever before. With dozens of ways of instantly communicating through video, audio, and computer screen shares, the necessity of in-person meetings has been largely reduced. If your employees or partners can work from home, they save a bundle in terms of the energy that would otherwise be spent on commuting. If you have meetings with clients or partners that would usually require someone driving for miles, consider having digital meetings whenever possible. You might want to allow employees to work from home a day or two out of the week. You’ll save money on your office resources while also saving some gas. 44 million Americans currently telecommute full-time, and that number is growing daily because it offers so many practical and environmental advantages.

In this constantly evolving modern workplace, the ways we think about going green need to keep evolving as well. What are some other things you implement to make your office greener? Let us know in the comments below!

About the author:

This post was authored by Peter Kim, a freelance writer with a passion for the environment and green business. He has worked for a home improvement company and writes about the construction industry, maintenance advice and tips on how to live a greener life. 

Startups, Get Your Finances in Order Before Leasing Office Space

This post was authored by Nathan Smith, a commercial real estate consultant and owner of Austin Tenant Advisors


As a startup or new business owner it’s important to be financially prepared before starting the process of looking for and leasing office space. Gathering your financial information and making your startup look financially strong in the eyes of a Landlord takes longer than you think so you want to do this well in advance. By preparing in advance you better your chances of gaining the Landlord’s confidence in your tenancy and increase your chances of negotiating better office lease concessions such as tenant improvements, rental abatements, etc.

Similar to how banks preapprove you for a loan, Landlords want to make sure you are financially qualified before they lease you office space, especially in hot markets like Austin, TX.   They will be investing time, resources, tenant improvements and other lease concessions in your tenancy so it’s imperative that you prove your financial ability & stability to pay any upfront costs and rent for the duration of the lease term.

Proving that your startup company is financially qualified takes more than a great business idea, having a large 401k, or a big expensive house.

  • If you are a startup company that has been around for a few years Landlords want to see current profit & loss statements, cash flows, balance sheets, and/or other sources of financing and funding. Depending on the landlord’s perception of your financials you may need to securitize the lease with a security deposit, letter of credit (LOC), personal guaranty or a combination of the latter. Your financial strength, lease term length, total lease amount, tenant improvement costs, & lease commissions will determine the amount needed to securitize the lease.
  • If you are a brand new startup with no track record or you’re an existing one with weak financials Landlord’s will probably want the person signing the lease to provide 2-3 years of personal tax returns and/or a personal financial statement. Depending on the Landlord’s perception of those personal financial statements they may require that the lease be personally guaranteed, need a larger security deposit, or need a letter of credit (LOC) that will cover the landlords up front costs to do the deal (e.g. tenant improvements, lease commissions, etc.).

Before you begin the search for office space, make sure you have your financials in order and have them ready to show Landlords. You might also consider having your business plan and pro-forma available to show your current and future financial projections.

Do all that you can to put your best foot forward, however because you are a startup Landlord’s still may require you to sign a personal guarantee, pay a larger security deposit, or have a letter of credit (LOC). You only get one shot at making a good impression! The more prepared you are and the better your finances look the better chance you have at proving to the Landlord that you can pay rent AND in receiving office lease concessions.



Nathan Smith specializes in helping startups companies find, lease and/or purchase office space in Austin, TX. He has advised over 300 companies in finding the best office locations, negotiate new leases and lease renewals, facilitate relocations and expansions. Outside the office Nathan enjoys hanging out with his wife and two children in Bee Cave, TX and is an avid runner and cyclist that participates in many local triathlons and running events.

Lookin’ for Tenants in All the Wrong Places

The Destination

It has been 18 months since we launched our pilot program for Tenant Rep Brokers and I’m thrilled to say that it has been an overwhelming success!  In fact, since we launched, others have tried to copy our model which is further validation of the market opportunity.  However, their captive audience isn’t necessarily tenants that are searching for space and is reflected in the quality of those leads.

2012 and 2013 were record years for us over multiple metrics and 2014 seems to be on the same overall trajectory, if not continues to be the premier destination for tenants that are actively looking for space.

The Program

Tenant Connect is our broker marketing program specifically designed for tenant representation brokers from the ground up.  Our platform allows prospective tenants to reach out to our Tenant Connect Brokers directly as they are searching for available spaces while on  These inquiries or contacts can happen via email or phone and are tracked in our system and relayed directly to the broker.  It is truly a platform that works for both the Tenant and the Tenant Reps.  Best of all, as a tenant rep, you don’t have to do anything to source the clients, you just have to qualify and respond to the inquiries…something you all do currently.

Overall results for the past 18 months:

  • Approximately $500,000 in commission revenue generated for the broker
  • Over 6,500 contacts directly delivered to the broker
  • Over 115 closings with a large pipeline
  • Our broker churn rate is flat at 0%, everyone is seeing the value

The Journey

All our current tenant connect brokers are reaping the benefits of adopting early as they are all generating commissions and have secured their spot in their respective markets.  All our pilot cities are currently full but we are always building out wait lists.  Additionally, we make proactive changes to our tenant connect broker pools based on performance and user reviews, which helps us improve our tenant experience.

What some of our Tenant Connect Brokers have to say:

Overall – the use of has enhanced my ability as a broker tenfold – I truly cannot imagine getting going without a tool like this.  My interest in inbound leads and how to qualify, nurture and then cultivate them has proven a great asset to Colliers –and an invaluable learning experience with your tool.  I look forward to many more years of successful partnership – and would encourage any and all feedback you have for me in the future. — Sam Devorris (Colliers, Denver)

(in 4 months) Have received over $30,000 in commissions my efforts have generated from the leads so obviously it has worked for me! — Scott Driver (Scott Driver & Company, Seattle)

The main reason for enjoying the TC Broker Program over the last two years is the ease of quality inbound leads and income, not just the immediate 5 figure deals but the future 5/6 figure deals when leases roll/renew/relocate.  I have never done a six-figure lease with Office Space yet, but in 2013 and 2014 so many deals were in the five-figure range. I also have a 62 month deal in the highest priced building in all of San Diego County today from an Office Space lead – anyone can call me about it, and I will note how easy it was to get.

In our competitive commercial real estate environment to have so many office leads come in that are coming from areas that you would otherwise have to be LinkedIn, be introduced, or network to meet the President or CEO, is able to cut right to the front of the line.  

I recommend to all tenant reps, the only problem is not all tenant reps can become a member, so I tell them in minutes to sign up or get back to LinkedIn, be introduced, or network. — Michael Mazzotta (XREIT, San Diego)

The Opportunity

We’ve learned over the past few years how to attract and keep prospective users on the site and we will continue to listen, learn, and refine our services.  The team at is aggressively expanding our listing base throughout the nation and this will allow us to bring this platform to many more markets in the near future.

If you are interested in being a leader with entrepreneurial foresight, contact us for more information and reserve your spot as we offer this platform in your market:

Don’t miss out like so many brokers in our pilot markets did, by letting the herd mentality take over.  Many of those that missed out was simply due to waiting to see who would join the program.

After all, where else can you tap into a steady profitable stream of prospective tenants actively looking for your help?

Where are you looking to find tenants?

Close Encounters of the CRE Kind.


The OfficeSpace team had the pleasure of hosting it’s first home town event for the CRE community in Seattle this past week. It was an intimate evening with an open format for answering questions on our broker services, product demonstrations, all of course while engaging with everyone on the latest commercial real estate talk in the Pacific NorthWest.

Perhaps the most surprising comment of the evening was how fantastic it was to speak with our team in person. More than once we heard “How often do you get to speak to a website face to face?”.  Being in the internet game with our heads down, working hard to make our site as efficient and user-friendly as possible for both the broker and the tenant communities, we sometimes forget how important that face time really is.

It’s a recurring theme in the tech start-up community as we “Eat. Sleep. Breath.” with our computers  and our “Eat. Drink. Learn” event was a great reminder to stop, drop everything and talk…in person.  We look forward to continuing this trend as we grow and continue to answer your questions – face to face, over the phone and of course, online.

A generous thank you once again to our sponsors, Gateway Construction and Complete Office Furniture who provided some fantastic give-aways and support of the evening.

We even managed to snap a few shots of the evening’s festivities as posted below.





Looking Forward, The Price of Uncertainty…


On this day every year we can’t help but stop and think about what happened, we get lost in thought – where we were, and how we felt. We remember the tragedy and remain curious about the details of the final memorial space. Eleven years later it seems there’s may be some closure on the status of the 16 acre site or is there? 

Announced on the eve of the anniversary, funding support was finally sorted for the memorial museum although no completion date has been set, progress none the less. And, there seems to be cautious optimism on the leasing front as at least 1/2 the skyscrapers are expected to be filled over the next 5 to 8 years. Douglas Durst, chairman of the Durst Organization, which is co-developing One World Trade Center and handling its leasing for the Port Authority, has outlined a very positive attitude “We’re very optimistic that we’ll have the building fully rented by the date of 2017, 2018,”. A considerable percentage of the 3 million square feet of office space has already been reserved by publishing giant Conde Nast, who is rumored to be taking 25 floors. Said to be “like a stamp of approval” by Dan Fasulo, managing director for Real Capital Analytics, a commercial real estate research firm, Conde Nast’s presence will definitely be an asset in attracting other businesses.Image

Despite huge costs associated with effectively running the former WTC site, it’s museum and the memorial, it seems those involved feel the rise in commercial real estate, visitors to the site (4.5 million since last year’s 10th anniversary), government support and donations will aid in offsetting the financial responsibilities. After the 1993 truck bombing it was next to impossible to find businesses to secure space at the site. However, the neighborhood has changed, there’s much more happening in lower Manhattan than there was 20 years ago so it’s difficult to predict whether this optimism is on the mark.

Do you think this is a fair estimation of time considering some of the towers have not yet begun construction? Would you consider leasing in the former WTC space? Do you think the 60 million a year operating budget can be responsibly maintained without further borrowing and debt being accumulated?


(photo credit: Associated Press)