When leasing commercial space, clients often focus on exterior factors such as location, square-footage, and surrounding demographics. However, overlooking critical aspects like mechanical, electrical, and plumbing (MEP) systems, as well as acoustic assemblies, can lead to significant costs down the road, especially when repurposing a space for a new use. For instance, transitioning a retail space into a fitness center or spa can become complicated and costly if utilities are undersized and there is limited acoustic isolation from adjacent tenants if in a mixed-use development.

Retail and office spaces typically have MEP systems designed for different load profiles and lack the specialized utility services required by fitness centers. These spaces often require substantial enhancements to accommodate the needs of fitness classes, hot yoga, saunas, hydrotherapy, cardio machines, locker rooms with showers, and laundry facilities. There can also be complications with acoustics since fitness facilities have a much higher activity noise level than typical retail or office spaces. When a fitness facility leases a space that wasn’t originally designed for a fitness center, it can lead to a myriad of complications regarding the building’s infrastructure.

Where Henderson Comes In

At Henderson Engineers, we recognize the importance of addressing these complexities during the leasing process. Our team provides valuable leasing services to help clients anticipate the unique challenges of MEP systems and demising assemblies. Although our focus here will be on fitness tenants, our expertise extends across various industries, and our approach is applicable to any scenario where a new program significantly differs from an existing one.

Our process begins with a thorough review of the base building plans. This step is crucial for understanding the existing MEP systems and demising assemblies, ensuring they can support the new tenant’s requirements. We conduct preliminary load estimates for the necessary MEP utility requirements and estimate or measure operational noise levels from an existing location. This assessment is vital for identifying potential shortfalls of the current condition of the facility and helps set realistic expectations for what modifications may be needed.

Once we have a clear understanding of the base building’s capabilities, we assist clients in modifying lease agreements. This includes examining the work letter associated with the lease, which outlines the responsibilities of both the landlord and the tenant regarding improvements and modifications to the space. Our expertise allows us to help tenants incorporate specific MEP and acoustics language with quantitative metrics into the lease to clearly define their needs and mitigate potential disputes.

Coordination calls with the landlord are also an essential role in this process. These discussions facilitate open communication between all parties involved, ensuring that everyone is aligned with expectations and requirements. By bringing our knowledge of MEP systems and acoustic isolation into these conversations, we can advocate effectively for the tenant’s needs, making it easier to reach an agreement that considers the unique challenges posed by the fitness industry.

Another key element of our service involves reviewing preliminary design plans, which detail how the space will be utilized and organized. This phase includes identifying point-of-connection (POC) locations for utilities, ensuring that the essential services are conveniently situated for the proposed fitness equipment and amenities. Additionally, we conduct preliminary sizing of equipment rooms and highlight potential challenges that may arise in fitting these systems into the existing space.

The Outcome

Through our comprehensive approach, Henderson Engineers ensures that fitness tenants are well-equipped to make informed decisions during the leasing process. By focusing on the specific acoustics criteria, utility requirements, and potential issues in the beginning, we help our clients avoid costly surprises after they have signed the lease.

Our experts guide clients through these complexities, ensuring they secure a space that meets their operational needs without unexpected complications. With extensive experience in reviewing base building plans, estimating MEP utility requirements, and providing lease assistance, we empower tenants to move forward with confidence. This enables clients to create functional and efficient environments that enhance their services and support long-term success.