What category are office buildings. Classification of business centers from "A" to "C. Design and finishing

In world practice today, several different classifications are used, but the most popular is the system created by BOMA International (The Building Owners and Managers Association), founded in 1907. In accordance with the developed system, office buildings are divided into categories A, B and C.

A-class real estate is recognized as the most prestigious and high-quality, and class C buildings are the least suitable for doing business and unsuitable for the requirements of the time.

The main characteristics by which the belonging of buildings is determined are:

Its location (including distance from the city center).
Building type.
The year the building was erected.
Home management and maintenance systems.
The layout of the premises, the modernity of the decoration and construction of the building.
Functionality and efficiency of engineering and telecommunication systems.
Availability and convenience of parking spaces.
Availability and modernity of elevators.
Infrastructure.

In conditions Russian market classifications accepted abroad are not acceptable, since they describe only commercial real estate that meets international standards, while more than 80% of Moscow buildings that house business centers belong to categories not covered by the world classification.

In addition, an important criterion in the international classification is the location of the object, depending on its distance from the center, while most modern buildings in Moscow are built outside the Garden Ring. That is why the criterion of the location of the building is considered primarily in the Russian classification from the point of view of walking distance and the development of transport links.

Not approved in Russia single classification commercial office property. At the same time, several types of systems based on extremely similar principles are successfully used on the market.

The most common are:

Classification G.M. Sternik, Professor of the Department of Project and Program Management of the Russian University of Economics. G.V. Plekhanov, chief analyst at NPRGR.
Classification of the Moscow Research Forum, developed in 2003.
Classification of the St. Petersburg Research Forum, developed in 2008.

In accordance with the Moscow classification, office buildings were divided into 4 categories: A, B+, B- and C. In 2013, the “Certification” item was also introduced, i.e. the compliance of offices with global energy efficiency parameters.

According to another common classification office real estate class A is further divided into categories A1, A2 and A3 or A+, A and A- which makes it more detailed. This system is used by the largest company, Noble Gibbons, owned by CB Richard Ellis Group.

Description of the requirements and distinctive features of buildings by class

"BUT"

A class real estate is the most suitable solution for renting office space. Such buildings are located in areas with a well-thought-out layout, are of high quality load-bearing structures and finishes, most often equipped with automated life support, security, ventilation and air conditioning systems. Business centers of this class are located in the center or other prestigious areas with a developed transport system.

The demand for such offices is formed by large companies and branches of foreign firms opening in the Russian Federation.

In recent years The standards and requirements that apply to class A buildings are constantly growing. This is due to the emergence of smart offices, in which all the main systems and the general level of comfort are at a new qualitative level, and business centers built at the end of the 20th century cannot withstand competition and fall into a different category.

The main evaluation criteria are:

Availability of a single central building management system.
Modern fire fighting system.
Ceilings not lower than 2.7 meters.
High quality of used finishing materials.
Modernity of elevators and their total waiting time (no more than 30 seconds).
The presence of spacious conference rooms, dining areas, thoughtful reception areas.
Modern design.
The presence of its own ground or underground parking adjacent to the building.

"A1"

This subclass is characterized by the following features:

The age of the building is not more than 3 years.
The ability to adjust the microclimate in individual rooms.
Availability unified system regulation of temperature and humidity in the building.
Thoughtful ergonomic layout.
Floor height - not less than 3.6 m, ceiling height - not less than 2.7 m.
The presence of dining areas, restaurants and cafes.
A large number of windows, and at least 80% of them should face the street.
The presence of duplicate life-support systems.
Transport and walking accessibility, location in the center or other prestigious area of the city.
Professional building and service management.

"A2"

The characteristics of this subclass are as close as possible to subclass A1, but inferior to it in some secondary parameters (there may be no restaurants or backup life support systems). The main characteristics are:

Renovated building, built no more than 10 years ago.
Less stringent requirements for the location of the property.
The interior layout may not be very efficient.
A large number of office spaces may not have windows.
Less effective management services and the building itself.

"A3"

This subclass is assigned to buildings that have undergone renovation, whose age does not exceed 30 years. Performance degradations in relation to subclass A2 are allowed, for example, remoteness from the center, the presence of an inefficient layout and less well-thought-out life support systems.

"AT"

Office rooms class B is often referred to as an economy class, but at the same time they do not have fundamental differences from class A. Most often, objects commercial real estate of this class belong to the working premises, and large companies that rent them place all non-top management personnel in them.

The premises are characterized by the following criteria:

Distance from the center.
The building is over 10 years old.
Ceiling height - at least 3 meters.
Having quality finishes.
Availability and well-equipped public areas.
Secure parking available.
Developed infrastructure.
Quality management of the building and the services that serve it.

"FROM"

C-class commercial real estate most often represents Soviet-era buildings that are over 40 years old. Often these are redesigned research institutes, institutes, factories, etc.

This class of real estate is characterized by the absence of central air conditioning systems, convenient parking and inefficient planning.

Location on the outskirts of the city.
Lack of convenient transportation.
Standard repair and use of obsolete finishing materials.
corridor system.
Frequent power supply problems.

"D"

D-class commercial real estate does not meet modern requirements required for office buildings and is unsuitable for doing business. Today in Russia the share of such premises is rapidly declining.

Such objects are characterized by the presence of outdated engineering systems, wooden floors and, as a rule, are located outside urban areas in industrial premises or residential buildings.

The main characteristics are:

Poor condition of the building, often requires major repairs.
Inefficient layout of the corridor type, location in the basement.
Lack of organized secure parking.
Bad infrastructure.

The spread of prices for commercial real estate of different classes

The cost of renting commercial real estate depends on many different factors, the main of which are its location and belonging to one or another category. average price rent of office premises in Moscow in 2019, according to CIAN, amounted to:

For class "A+"- 45,000 rubles per square meter per year.
For class "A"- 33,000 rubles per square meter per year.
For class "B +"- 25,000 rubles per square meter per year.
For class "B"- 17,000 rubles per square meter per year.
For class "B-"- 12,000 rubles per square meter per year.
For class "C"- 8000 rubles per square meter per year.

Correct valuation of commercial real estate is extremely important for the effective use and timely updating of the classification system. Clearly defined criteria help the tenant to understand as accurately as possible what conditions the rented office space should meet and what options the landlord can offer.

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In international practice, several classifications of office real estate are used., however, the system developed by BOMA (Building Owners and Managers Accociation) is considered the most used. Business centers are classified according to categories "A", "B" and "C".

Class "A" office premises are the most prestigious and high-quality, class "C" characteristics, in turn, are far from modern requirements. Assignment to a particular class is subjective to a certain extent and is made taking into account compliance with certain characteristics:

Location.
Building type.
The novelty of the building.
Building maintenance systems, security system.
Solutions in the planning, decoration and construction of the building.
Engineering systems, air conditioning and ventilation systems.
Telecommunication systems.
Parking.
The building is equipped with elevators.
Infrastructure.

Russia has not yet approved a unified classification of office space. There are many variations of systems on the market, but they are all based on similar principles.

The most famous classifications are:

Classification of the chief analyst of the Russian Guild of Realtors G.M. Sternik.
Classification of the Moscow Research Forum, developed in 2003 and supplemented in 2006 and 2013.
Classification of the St. Petersburg Research Forum 2008

Many appraisal companies use a system similar to "ABC". AT Russian realities some companies add a special category "D", which is due to the fact that many buildings belong to the Soviet era, have not been reconstructed and do not even meet the requirements of category "C".

In accordance with the tightening of requirements at the Moscow Research Forum in 2006, the 2003 classification was changed. The new structure divides modern office buildings into three types: "A", "B+" and "B-". Buildings that do not meet the specified criteria are classified as "C" and below. In 2013, an important innovation was the “Certification” item, that is, the compliance of office centers international standards energy efficiency: LEED and BREEAM.

The second classification system involves the division of class "A" into additional categories:"A1", "A2", "A3" and is more detailed. It is used in their practice by Noble Gibbons and Colliers International. The division into subclasses "A +", "A" and "A-" is similar.

Class "A"

Class A business centers, which are optimal solution for office premises, are located in new complexes with a competent layout, high level of construction and finishing, automated life support systems, equipped with security, communication and communication systems. Such offices are mainly built in the city center or in prestigious areas with a large number of transport interchanges.

Large companies act as tenants of premises in high-class business centers and branches of foreign companies. Class "A" fully meets all the criteria modern building which include:

Availability of a central building management system.
Availability of a modern fire safety system.
Ceiling height not less than 2.7 m.
High quality finishing materials common use and facade.
The waiting time for elevators is no more than 30 seconds.
The floor depth from the window to the “core” does not exceed 10 m.
The presence of an efficiently organized reception area, conference rooms, spacious dining and recreation areas.
Designer renovation.
Multi-level ground or underground parking with an entrance to the business center.

For class "A", division into subclasses is practiced: "A1", "A2", "A3", which do not have fundamental differences between themselves, and are used to define the building in more detail.

Subclass "A1"

This subclass is characterized by:

"A2"

It has less stringent requirements for the location of the building, and can also be a completely reconstructed building of a relatively recent construction. Characteristics are close to class "A1", but allow minor deviations on secondary parameters.

"A3"

Can be assigned to a completely reconstructed building aged 20-30 years. Comparative inefficiency of the layout and a lower quality central air conditioning system are allowed.

There may be some deterioration in relation to the subclass "A2", for example, the location of the office center is not in the central, but in a more remote, but prestigious area.

"AT"

Economy class offices, as class "B" office space is often called, often do not have fundamental differences from the class "A" office. Unlike Class A, which refers to representative premises, Class B commercial property refers to work premises. Large companies have staff in such offices that are not related to top management. The tenants are small organizations and companies.

These spaces are characterized by:

"FROM"

Class "C" offices are mainly located in Soviet-era buildings converted for office needs: research institutes, institutes, plant management.

A building of this type is often characterized by a complete lack of central air conditioning, unprofessional management, and a lack of equipped parking.

Repairs are made using cheap materials, there are problems with electricity and infrastructure. The main characteristics of class "C" office premises:

Location on the outskirts of the city, inconvenient access to the building.
The service life exceeds 10 years.
Standard repair, corridor system.
Outdated design, inefficient layout.

"D"

Class D properties do not meet the requirements of a modern facility office real estate. Offices of this class are characterized by outdated engineering solutions, wooden floors, lack of life support services. They are located outside the city, in converted warehouse and industrial premises, in residential buildings.

Class "D" is characterized by:

Building in need of major renovation.
Corridor system, location in basements and semi-basements, lack of quality planning.
Parking spontaneous, unguarded.
Lack of building maintenance and management infrastructure.

Variation in real estate prices for offices

Office real estate prices depend on many factors, the main of which is the distance from the center and compliance with a particular category. The average rental rate for an A-class office in 2018 in Moscow is 25,500 rubles. per sq.m. per year, a B+ class office can be rented for an average of 16,000 rubles/sq.m. per year, and sq.m. in a class "B-" office will cost 14,500 rubles. in year. Renting an office in the category below is, on average, 9,000 rubles per sq.m. in year.

The need for a correct assessment determines the importance of using and constantly updating the most convenient and complete classification for all market participants. Clear criteria give a clear idea of what the tenant is willing to pay money for, and what choice and opportunity the landlord is willing to provide.

Modern trends in the development of society put forward new conditions for organizing the work of various business entities. The building in which the offices are located must ensure their normal functioning.

To do this, non-residential premises must have a number of qualities. To make it easier for tenants to navigate in large numbers existing real estate market proposals, classes of offices were identified. Each of them is characterized by a set of qualities. What office classes exist and how to navigate them should be considered in more detail.

Why is classification needed?

The prestige of a particular room should be taken into account when organizing own business. To simplify this process, a classification of offices was invented, which has a scale in the form of Latin letters: A, B, C, D.

Each variety has its own qualities. This classification is rather conditional, therefore, there are subgroups in the groups of non-residential premises. The same is true for the first two categories - class A and B offices have several varieties.

Knowing the characteristics of each room should be taken into account when choosing them for a particular type of business. The landlord, understanding to which class his object belongs, can correctly navigate the price. Owners various companies Considering the class of the room is also extremely important. After all, sometimes it is simply impossible to achieve success without the appropriate conditions.

Category A

Class A offices are the most elite types of real estate intended for business organization. They are located in new business complexes, where the maximum profitable terms for office operations.

The construction of these premises is made taking into account all engineering requirements, and their layout is the most successful. Finishing class A premises is distinguished by modernity and high quality materials:

all communications and life support systems comply with norms and building regulations;
getting to such offices is easy;
in these premises there are conference rooms equipped with the latest technology, workplaces are equipped with high-quality office equipment and communication facilities;
such a business center has high-quality security systems.

There should be a closed underground parking area at the rate of 1 car space per 60 sq. m. office premises. And for employees in such offices, all the necessary conditions for life and recreation have been created.

Group A subclasses

In order to better navigate the main qualities of elite premises, class A offices are divided into subcategories A+, A and A-.

In the first case, the room has all the requirements listed below without exception. However, even the most elite rental properties may have some shortcomings. If these deviations are single and insignificant, the room is assigned to group A.

But in case of non-compliance with several requirements of medium importance, the office can be classified as A-.

Basic requirements for A+ buildings

Elite classes of offices must have all of the following characteristics without exception in order to be classified as A +.

They should be located in or near the central business district, near traffic interchange communications.
The facility must have a transparent operating cost accounting system.
There should be an entrance group and a foyer.
The height from floor to ceiling in 90% of the premises is at least 2.7 m.
Guarded parking (not counting spontaneous) has 1 parking space per 60 sq. m. office space.
The power supply must be at least 50 W per 1 sq. m. rented premises. Heating, ventilation and air conditioning system, at least 2 pipes.
The layout is open, with a grid of columns.
Fiber optic telephone systems and the Internet ensure that the workflow is carried out in full.
Common premises included in the payment do not exceed 12% of the leased area.

Category B

The characteristics of offices assigned to class B differ slightly from the previous category. They may not be as upmarket, have a less advantageous location, or have fewer services.

Quality standards are constantly increasing the requirements for rented non-residential premises. Sometimes, after a few years of intensive exploitation, a prestigious office falls into the lower category. Class B may lose some of its previously existing qualities.

If the company does not need to rent premises for representative purposes, most often the management pays attention to category B. It is more designed for a working environment than it supports the organization's reputation.

Class B traits

Office class B is characterized by a number of features.

Most often, its location is not so favorable.
Such premises may also be located in non-specialized office complexes(previously it was some other residential or industrial building).
The range of services is somewhat limited.
The decoration of the premises is made of high-quality, but inexpensive materials.
Such buildings have parking, but, for example, they can be located in the open air.

These are economy class premises, which have a significantly lower rental value. In general, such offices meet all the requirements of world norms and standards, but their characteristics are somewhat curtailed.

Group B subclasses

The characteristics of class B offices differ from B+ in the absence of at least one minor parameter. A more elite type of building for organizing offices has a number of distinctive features.

Such non-residential premises can be easily accessed along the main road. They are located in new or overhauled buildings. Management and record keeping is controlled by professionals.

The height of the premises allows the installation of suspended ceilings. B+ offices have secured underground parking, as well as ventilation and air conditioning systems. There are high-quality communications of various types.

The building must have an entrance group and a hall. Elevators work well. New windows provide more than enough natural light. Finishing is made of inexpensive, but high-quality materials. If one minor of the listed parameters is missing, the office is classified as category B.

Class C

Class C offices are inferior to the previous ones in a number of characteristics.

They can be removed from the central transport interchange.
Such buildings are characterized by a low level of maintenance.
There may not be sufficient parking space or there may not be a complete set of furniture and office equipment necessary for the work of staff.
Most often, such offices are organized in old post-Soviet buildings that were not built to meet all modern requirements.

Being poorly adapted for organizing the work of employees of any company, these buildings are recognized as unprestigious.

There is no repair inside the premises, at most - the landlord could restore the facade. Maintenance is either non-existent or maintained by the owner. There may be documentation issues.

But in the building of class C there is a guarded surface parking. There is also a 24/7 security system. Most often, although not in sufficient volume, there are conditions for the rest and life of employees.

Category D

Class D offices are located in former administrative buildings, institutes and other long-established institutions. As a rule, repairs were carried out in them for a long time.

There are also rooms that look quite solid from the outside. Usually these are buildings of former institutes. They may even have presentable libraries and printing houses.

But the internal layout and communication systems do not at all correspond to modern ideas about office space. Such buildings can be located anywhere. Getting to them is sometimes extremely difficult.

This segment attracts tenants with its cost - in this case it is more than affordable. This class of offices is chosen by small firms, for which the issue of presentability does not play a significant role.

But the pursuit of savings sometimes turns into significant costs, since similar premises often need overhaul. The tenant will spend a significant amount on it. And the lack of elementary canteens, parking and normal life support systems makes the work for the staff extremely difficult.

Having become familiar with such a concept as office classes, it will be easier for the tenant to determine which premises are best suited for a particular business.

In Russia, the classification of office premises was adopted in 2006, it was created according to the Western model and involves the division of all office facilities into three categories: "A" (elite class), "B" (business class) and "C" (economy -Class).

Offices "A" class

The most prestigious office premises belonging to class "A" are executive class offices.

Their fundamental differences:

modern office center building (not older than 8 years);
expensive interior decoration that meets the highest European standards, high ceilings, raised floors;
availability of modern comfortable elevators in sufficient quantity;
central automated system ventilation and air conditioning;
the presence of a centralized fire and security alarm;
convenient location (center, transport accessibility);
enhanced security, including guarded parking, video surveillance, face control;
professional management;
high prices (rents above $1,000, cost square meter- not less than $9 thousand).

An example of Class A offices in Moscow can be premises in the Four Winds Plaza business centers in the city center on Bolshaya Gruzinskaya Street, Aquamarine-2 on Ozerkovskaya Embankment, Citydel Business Center in the Basmanny District, Midland Plaza on Arbat, Gazoil Plaza in Cheryomushki.

An analysis of the commercial real estate market shows that class A offices account for about 15% of the demand in this market segment, but they account for more than 71% of the new space put into operation in Moscow in 2007 and the demand for them is gradually growing.

"B" class offices

Class "B" office premises are the golden mean, they are mostly in demand by tenants and are the most attractive for buyers of commercial real estate in Moscow at the present time.

Class "B" office is also a high-quality space. Moreover, taking into account the peculiarities of the commercial real estate market, it is customary to single out from this class those premises that have a higher level, and mark them as a “B +” class office. Class B and B+ offices must have:

quality repair;
open floor plan;
modern elevators;
modern fire alarm, ventilation and air conditioning systems;
isolated bathrooms;
separate parking;
round the clock security;
catering for employees and visitors;
fiber optic communication, separate telephone lines.

In addition, class B+ offices are similar in properties to class A and are characterized by a convenient location, transport accessibility and secure parking, the use of materials High Quality when finishing the building and premises, modern building security using video surveillance systems, unified building management.

Examples of class B commercial real estate are the offices of Tushino and Meridian business centers in the left bank district, 9 acres in Cheryomushki, Magistral in the Khoroshovsky district, Cascade in Maryina Roshcha, Start in the Basmanny district .

Class "B +" can be seen in office centers"Derbenevskaya Plaza" in the south of Moscow, " Beautiful house” in the Otradnoye district, Akademichesky in the southwest, Stary Arbat in the center of Moscow, etc. Rental rates for such premises are quite high, and buying them is profitable investment money, which causes a constant increase in demand in this market segment.

"C" class offices

Class C office space is one of the most affordable on the commercial real estate market. These administrative areas are in stable low demand, their advantage - low rental rates - is appreciated by small firms that are just starting to develop.

Class "C" offices are most often located in old, converted buildings or buildings of existing enterprises and have:

redecorating;
elevator (if the building has more than 3 floors);
office or mixed layout;
passive ventilation system;
wooden windows;
low quality of additional services: catering, security, parking, etc.

It makes sense to use class “C” premises as back offices, branches, where customers are not invited, but certain intra-company activities are taking place: for example, dispatchers work, accounting is located, etc. Examples of such premises are offices in the business center on Academician Tupolev embankment, in the building of the business center on Alekseevskaya, as well as numerous areas leased by factories, shops, and educational institutions.

In Moscow and the regions of Russia today, office space located in Business Centers is in great demand. But today, despite the abundance of proposals on the commercial real estate market, really high-quality Business Centers are in short supply. Convenience, prestige and customer confidence to a large extent depend on the class of the premises. There is a list of requirements for business centers, depending on the presence of which one or another class is assigned.

All office premises are usually classified into categories. The most common classification of office premises - class "A", class "B" and class "C". The assignment of a class depends on the location, year of construction of the building, its design features, layout. Engineering systems (air conditioning, ventilation, telecommunications, availability of elevators), parking and security. If you are planning to rent an office, then you should know this classification.

Class A business center.
Category "A" offices - Best offer in the commercial real estate market, but the price of such offices is the highest.
Such business centers are located in new buildings or in buildings after major renovation and reconstruction in the city center, which makes them the most expensive. Class "A" offices have the author's design of the premises, modern equipment, VIP-hall, fiber-optic telecommunications. Mandatory security service and access control and video surveillance system. Necessarily in the immediate vicinity - metro stations, bus stops public transport, car parks, cafes. Nearby, as a rule, there are large shopping and administrative centers.

Facades and interior decoration are made of high-quality modern materials, often according to individual projects and using interesting architectural solutions. The internal layout, as a rule, is easily changed at the request of the tenant or owner. Such centers also have an uninterruptible power supply system, are equipped with the most modern engineering systems, central air conditioning or climate control.

Class A business centers must have their own underground parking and ground parking. There are also cafes and canteens for employees, conference rooms and sports clubs.

Large firms, international companies become tenants of office space of this class.

Class B business center.
Class “B” premises are somewhat inferior to category A. These are economy class premises, and the cost of renting them is much lower. They are located in modern or converted administrative buildings. Sometimes located in business centers with 5 years of operation. The parameters of the buildings are identical to segment A real estate, but the range of services is narrower. So, ground parking is provided, but there is no underground. Class "B" offices are not equipped at the highest level, ventilation systems and engineering class are lower.

Class C business center.
Segment "C" is interesting for enterprises, administrative organizations for office activities. Initially, such premises were not calculated for such use. The infrastructure usually meets the minimum requirements. Often there is no air conditioning system. Most of the buildings are in need of repair and are considered obsolete, but the presence of main communications allows for work activities. Among the services - telephone communications, Internet, ventilation system, toilet located in the corridor, heating system and dining room, parking is not provided. They are often located in residential areas. Class "C" office space is rented by small organizations.

Except class A, class B and class C, there is another class D, which is typical mainly for the regions. Tenants in such a Business Center do not receive anything other than the actual premises, often in need of repair. The lack of infrastructure and the old-fashioned office-and-corridor layout create significant inconvenience for both office owners and their visitors.

This classification will help to adequately evaluate the premises if you need to sell an office, buy an office or rent an office space.