OS Colliers Office tenant guide

Colliers

Occupier Services

3 Danish peculiarities

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The amount of space required is determined by three key factors: 1. Employee welfare in Denmark has led to de manding workplace regulations such as outside views from all desks, distance between desk, chair and surroundings, minimum width of walkways, fire safety and space for lunch. 2. Building regulations are adding more demands, chief of which are two alternative escape routes and 3% daylight on desks. 3. As a main rule in Denmark, all areas in the building are considered rentable. For this reason, all tenants pay for a proportional share of common areas, such as atriums, lobbies, entrance areas, canteen and meeting facilities. Area requirements and definition of lettable areas

Typical NIA metrics therefore have to be multiplied by 1.4-1.5 to allow an apples-to-apples comparison.

As a consequence ... • Danish office buildings typically have oblong shapes, approximately 12-16 m wide. • Desks are stacked a maximum of three rows deep, and meeting rooms are confined to the core of the floor plate. • Cubicles and raised floors with underfloor cabling are not commonly used in Denmark.

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Tenant protection under the Danish Business Lease Act A Danish lease typically has a lock-in period of three-five years for the tenant; twice as long for landlord. After ended lock-in period, the lease stays in force in definitely, until one of the parties terminates.

Tenants, however, are heavily protected under the Danish Business Lease Act, and landlords may only terminate if:

• the tenant defaults rent payments • the building is destroyed • the use of the building changes • the landlord can demonstrate own use of the building.

Building efficiency

Office type

High

Medium

Low

Open space very dense

15-18 18-20 20-22 22-25 25-30

18-20 20-22 22-25 25-30 30-35

20-25 22-25 25-30 30-35 35-40

CASE - EY Modern and built-to-suit workspaces that support EY’s business.

medium dense

spacious

Semi-open Cell offices

Note: Danish Gross Lettable Area (GLA) per workplace, including common areas (sq m).

Turnkey In Denmark, leases are typically delivered in a turnkey state and condition by the landlord, based on ten ant requirements. Generally, the handover condition will include floors, demising partitions with doors, meeting rooms, ceilings, wiring, ambient lighting, kitchenettes, bathrooms and access control to the leasehold. Delivery of sprinklers and HVAC ducting depends on building standard and fire strategy. Fit outs may include cabling, so be sure to define this clearly with your landlord and your designer. Reasonable fit-out costs are baked into the rent. You will mainly pay for final adaptations.

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