Team Advisory

Office space advisory: deciding before the first euro is committed

We incorporate, depending on the degree of relevance, the French tertiary decree and the BREEAM new standards for construction and renovation, BREEAM in use for operation, certified by the Building Research Establishment, HQE as well as the requirements associated with the WELL standard.

Workplace strategy: striking the right ratio between collaboration and focus

On a 1,500 sq m office floor in the Paris region, 5 percentage points of excess collaborative space means 30,000 to 60,000 EUR in annual rent with no usage value produced. You…
Employee experience: diagnosing usage before fitting out

A meeting room occupied at 35%, an open space saturated at 65 dB(A), a coffee corner turned into an improvised video-call booth: these signals cost 80 to 150 EUR/m² in corrective…
Office standards and regulations: the Kytom operational guide

Kytom handles the review of four cumulative frameworks: ERP regulations, accessibility for people with reduced mobility (the law of 11 February 2005), and the energy consumption…
Organizational transformation: securing buy-in before deciding on tools

65% of organizational transformations fail through underestimating behavioral resistance, not through technical shortcomings. This is what we measure across 40 Kytom office-sector…

Our advisory offering

From the existing-conditions audit to the executive committee presentation: a focused advisory engagement in 4 to 8 weeks

The French tertiary building stock represents around 1 billion m². Since remote working became widespread, the average occupancy rate of office floors has fallen sharply during the week, with marked lows on Fridays.

For the CFO and the Asset Manager, leased floor area has become the leading area for optimisation, ahead of energy. On projects with an upstream advisory phase, it is the real estate decision that funds the project, not the other way around.

Three challenges shape the decisions: aligning leased floor area with actual occupancy rates; securing CAPEX against materials inflation (BT01 Index, +20% cumulative 2021-2024); anticipating the obligations of the Eco Energie Tertiaire scheme, which requires reductions in final energy consumption of 40% in 2030, 50% in 2040 and 60% in 2050 in relative terms.

Your gains

-15 to -25% floor area, -30 to -40% change orders

On Kytom projects with an upstream advisory phase, finance departments observe the following orders of magnitude:

Indicator	Gain observed
Leased floor area	-15 to -25%
Works change orders	-30 to -40%
Employee buy-in	+20 points

For the Asset Manager, upstream advisory shifts asset value before disposal. A 15 to 25% reduction on an average floor frees up 130 to 210 m²; at €600/m²/year excl. tax in high-demand areas (Paris CBD, Lyon Part-Dieu, 2024 broker references), that is €78,000 to €126,000 of rent avoided annually, capitalisable at 5-6% in asset value (simplified DCF).

Office managers gain management tools: occupancy dashboards and 2023 tertiary sector benchmark ratios. On the energy side, HVAC and LED scenarios deliver significant consumption reductions, with returns on investment generally observed between 6 and 9 years depending on the configuration.

Method

Existing-conditions audit
Surveyor measurements, HVAC and electrical diagnostics, asbestos diagnosis if the building predates 1997 and asbestos removal where applicable. Analysis of the safety brief. Duration 1 to 2 weeks, deliverable: enforceable audit document.
Functional programming
Interviews with business unit representatives, observation over 2 weeks outside holiday periods, definition of target ratios generally 7 to 12 m² per workstation and of the area dedicated to collaborative spaces. Duration 2 to 5 weeks, deliverable: costed functional programme.
Costed scenarios
2 to 3 scenarios compared over 5 years, incorporating works CAPEX, operating OPEX, taxation and carbon impact in kg CO₂/m²/year using a simplified method. Trajectory included. Duration 1 to 2 weeks, deliverable: comparative dossier.
Decision support
Executive committee presentation with a weighted multi-criteria matrix (cost, timeline, compliance, buy-in, asset value), a reasoned recommendation and a works schedule. Enforceable dossier for a resolution and transposable into a landlord letter of commitment. Duration 1 week.

Frequently asked questions

How long does it take to deliver an engagement?

A full engagement takes 4 to 8 weeks depending on floor area, lease complexity and the need for instrumentation. The audit takes 1 to 2 weeks, programming 2 to 3 weeks (including 2 weeks of measurements outside July-August), the scenarios 1 to 2 weeks and the executive committee presentation 1 week. For floor areas below 500 m², sensor instrumentation is not justified and the timeline drops to 4 weeks.

What deliverables are provided at the end of the engagement?

Kytom provides an enforceable technical and legal audit document, a costed functional programme, 2 to 3 scenarios over 5 years with CAPEX, OPEX and carbon impact, a provisional works schedule, a weighted multi-criteria matrix and a recommendation presented to the executive committee. The whole set can be transposed into an enforceable resolution or a landlord letter of commitment, and.

Does the advisory cover the regulatory trajectory for reducing energy consumption applicable to the tertiary building stock?

Yes. Each scenario incorporates the tertiary sector regulatory trajectory: -40% final energy consumption in 2030, -50% in 2040, -60% in 2050 compared with a reference year between 2010 and 2019 (COSTIC). We secure the choice of reference year (2010-2019), lock in the consumption supporting documents and cost the necessary HVAC and LED renovations. The annual declaration can be handled as an option.

05 — Inspirations