# How To Calculate Rentable Square Feet – February 9, 2015

A proper evaluation of usable vs rentable square feet is the difference between a great or an awful commercial lease. Even if you know the difference, you can still get a bad deal through a miscalculation of the space.

To avoid this, you must understand the calculation method and enlist the help of an unbiased third-party professional. They will ensure no minor miscalculations occurred.

Because landlords often charge based on the square footage, you can end up with a much larger financial obligation due to a small error.

### Usable vs. Rentable Square Footage

First, you must understand the difference between usable and rentable square footage calculations.

Usable square footage accounts for the areas you will occupy to conduct daily business. Office spaces, kitchen/break rooms and even a private restroom within your suite all make up the usable square footage.

Rentable square feet includes the usable space plus common areas of the building (e.g. hallways, lobbies and common restrooms). The price per rentable square foot includes a pro-rata calculation based on the size of your lease space.

Landlords calculate rentable square feet based on the load factor (aka, common area or add-on factor). They base this number on the percentage of common areas in the building.

To find the load factor, you’ll use a basic equation:

Building Rentable Square Feet ÷ Building Usable Square Feet = Load Factor

Let’s say a building’s total square footage equals 100,000. If 85,000 was usable square feet, then the building would have 15,000 square feet of common areas. So, the equation would look like this:

100,000 ÷ 85,000 = 1.15

Once you have the load factor, it’s time to determine the rentable square feet that you’ll contribute to. That equation looks like this:

Tenant Usable Square Feet x Load Factor = Tenant Rentable Square Feet

### Why Should You Care?

Once you know this formula, you can evaluate which office space offers the best deal.

Suppose you narrowed it down to two 5,000 usable square foot offices. Each space had the same monthly rent, but one office had a 1.15 load factor and the other had a 1.25. Using the equation, you’d find:

5,000 x 1.15 = 5,750

5,000 x 1.25 = 6,250

The first building could only charge you for 5,750 sq ft of space. But the second building would charge rent for 6,250 sq ft. Ultimately, the first building would save you money.

### Read the Lease & Do the Math

An accurate calculation could save your company thousands of dollars over the term of your lease. However, you might not always want to go with the smaller space. Perhaps the more expensive choice has better amenities that make the extra financial investment worth it.

But either way, you need to understand these calculations to make the most educated decision for your company.

Could you use some help along the commercial real estate journey? Our selfless team will happily assist you every step of the way. Contact Keyser today to discuss your needs.

+ SHARE

# Usable Square Feet Versus Rentable Square Feet – February 8, 2015

When you understand the difference between useable square feet vs rentable space, you can best evaluate a commercial lease. Listings generally feature rentable square footage, which includes more space than you will occupy.

So, how can you get the best deal for a great space? You need to first understand what kind of space you’ll get for the money.

### Usable Square Feet

The area you will occupy while doing business qualifies as usable square feet.

### Rentable Square Feet

An office building includes more space than just cubicles and private offices. Tenants will use meeting spaces, restrooms, corridors, lobbies and stairways. Because of this, landlords charge for this space as well.

When comparing usable square feet vs rentable, it comes down to one main difference:

Rentable square feet includes usable space plus a pro-rata share of common areas.

Pro-rata simply means that tenants pay based on the amount of space they’re renting. If you lease a larger space, you’ll pay more. The smaller your usable space, the less you pay. It is as simple as that.

### Standard of Measurement

The Building Owners and Managers Association International (BOMA) works as the measurement standard. Most landlords use it when building lease agreements. Your lease will specify that it used these standards when measuring the space.

If you plan to rent a location, consider hiring an independent professional to verify the usable and rentable figures. It is important to insure that you are getting the most for your money. Even a small errors can create a high financial investment throughout the term of your lease.

Do you need help getting the best deal on an office space? Our world-class team represents you throughout the process. Contact us today to learn how we can serve you.

# Tanga Office Space + Culture – February 6, 2015

To highlight the effects a great office space can have on culture and productivity, Keyser is shining the spotlight on organizations who place a high priority on their company culture. Today’s feature is on Tanga, a small, yet rapidly growing company that offers daily sales & weekly specials.

Tanga started out in a garage, not because it would make for a nice story about humble beginnings, but because the company was literally trapped in a garage. Both doors were jammed. The whole structure was encased in concrete. The only way out required MacGyver-esque heroics.

Today, Tanga has moved into an upbeat, enlightening headquarters based in Chandler, Arizona. Carefully developed common areas help foster an open, sharing, almost communal environment that represent the quirky-fun personality of the company. Movie posters line the walls to remind employees of what they’re working on, listing the company’s current projects as “Coming Soon” and recently completed initiatives as “Now Showing.” The beloved Tanga cowbell celebrates great sales or wonderful customer testimonials. People are stationed comfortably close together, working closely as teams, allowing Tanga to maximize the space as they expand and grow quickly.

In this post, we’ll highlight some of the unique aspects of the Tanga culture, as well as showcase their high energy HQ.

Tanga selected vibrant colors throughout the building to match the energy of the company.

Tanga believes that creating great products and finding amazing deals for customers is fun.

Tanga carefully developed common areas to be used heavily for creative collaboration, including tons of walls to write on.

Tanga recently told their customers of their move to a bigger space and sent top customers pre-paid shipping labels to help them decorate by sending them anything (truly anything) that they felt represents Tanga.

Tanga Photography Studio, where photographers photograph their products.

Tanga makes sure to involve employees in all things that they do. A few of the unique things they do is put employee’s baby pictures on the wall, create movie posters to show what projects the company is working on, include all employees names on each movie poster, and last year, flew all employees and their families to Disneyland.

One of Tanga’s values is “I Will Not Pee On The Toilet Seat.” Tanga’s CEO and owner is obsessed with keeping the toilet clean. So naturally, Tanga employees started a meme wall devoted to the obsession.

The Cowbell is a SACRED and TIMELESS treasure to Tanga and should in no way be used for anything other than ringing in awesome news!

# Selfless Service Spotlight: Jewish Family & Children’s Service – February 5, 2015

To help champion the concept of selfless service, Keyser is shining the spotlight on organizations who are committed to serving others. Today, we’d like to feature Jewish Family & Children’s Service and how they are practicing selfless service through the work that they do.

Jewish Family & Children’s Service is a non-profit, non-sectarian organization that provides responsive, quality, personalized behavioral healthcare and social services from early childhood to late adulthood without regard to race, gender, age, ethnicity, religion or income.

Last year, JFCS served over 37,000 individuals from under-served, low-income, at-risk, and minority populations. Their services include: family counseling, mental health assessment and treatment, child crisis intervention, substance abuse counseling and prevention, older adult services, support for victims of domestic violence, job skills and GED training for teens in foster care.

As one of the longest-serving, most comprehensive behavioral health and social services agencies in Arizona, JFCS has helped the neediest people in our community for over 80 years. Jewish Family & Children’s Service mission is to foster healing, restore hope, increase self-sufficiency and safety, and reduce family violence in our community.

“Healing Lives, Whatever it Takes.”

Here’s our interview with Frank Jacobson, Vice President of Marketing and Development at Jewish Family & Children’s Service, on how their organization practices selfless service.

Selfless service is loosely defined as a service that is performed without any expectation of something in return. How does your organization selflessly serve others?

We help people who are in need no matter who they are, no matter how old they are, so we’re treating for the very young and the very old. We treat people of all ethnicities, all races, and all backgrounds. People in need, usually through no fault of their own, to help them regain their life, help them to be safe, self-sustaining, and then ultimately be able to contribute back to the community.

Do you have a specific example or a story of selfless service that has happened at your organization?

Our largest program is in the behavioral health services. People don’t like to talk about mental health, and yet mental health is something we all have, or don’t. One in four or five adults will experience symptoms of mental illness at some time in their lives. Whether it is mild depression or even alcohol abuse, we just don’t recognize it, or we don’t want to recognize it. Oftentimes, the stigma is such that it is too frightening to even consider.

Please take a look at one of our success stories to help understand the impact our services can have on a young person’s life.

What are your organization’s values, and how does the idea of selfless service fit into those values?

Building community, charity, performing acts of kindness, and repairing the world are what we value at the core of our organization. Each of these values encourages us to give selflessly in the services we provide to our clients.

Is there anything else you’d like to share with the world about the idea of selfless service?

I tell everybody we’d like put ourselves out of business- We’d love to be able to help everybody get to that point of being safe, self-sustaining, and contributing back to where the services that JFCS provides are just no longer necessary. It’s a great way to go out of business!

Keyser is a commercial real estate advisory firm that is transforming the business world through selfless service. Our goal is to prove once and for all that the most self-interested business strategy in the world is to be of selfless service to others. Contact us today to see how we can be of service to you.

# When to Start Your Office Space Search – February 4, 2015

So, you need to move into a new office space? Congratulations!

One of the first questions you’ll ask yourself is:

“When should I start my office space search?”

This question means the difference between a stress-free move and a move full of unwanted headaches. You’ll need to understand the process, factors and ultimate timeline in order to accurately estimate when you should start looking for that perfect space.

### Understand the Process

When you understand the overall process, you can properly estimate your office space search. Ignoring any aspect of this journey will bring unwanted disruptions and stress.

Find the Space. Locating the best space for your company is the most difficult part of this journey. You should have a good grasp of your primary needs, and assemble a team to assist in this undertaking.

Negotiate & Sign. Once you find the perfect space, you enter the negotiation stage. Here you will discuss the terms and conditions of your lease. You’ll want to take your time in this phase to ensure your lease works in a customary and fair way.

Build-out & Decorate. After you signed the lease, it’s time to move! Most of the time, you will need to do some level of construction or decorating. This makes the space unique to your company and creates the atmosphere you want.

Each step in this process takes time and energy. It is necessary to account for every phase when estimating the time it will take to move into your office space.

### Factors to Consider

Several factors will impact your overall office space search timeline. You should understand them and keep them top-of-mind while planning your search.

The consideration factors include:

• Market Conditions
• Availability
• Size of the Space
• Negotiation Time
• Lease Documentation
• Space Planning
• Build-out Time
• Permits Required

Depending on the space, these considerations could work in or against your favor. For example: If you find the perfect place but it involves a lot of tenant improvements, you may need to add extra time. On the other hand, if it requires no alterations at all, you might save some time.

### Time to Allow

From the beginning, a realistic move-in date requires the consideration of the process, and all possible factors. Generally, you should estimate the following timeline:

• 4-6 months for less than 10,000sf
• 6-12 months for more than 10,000sf

So, if you estimate that it will take 6 months to find, lease and prepare the right space, then you know that you should start your search 6 months prior to your goal move-in date.

It’s that simple.

### Start Before It’s Too Late

Ultimately, an office search requires a great deal of dedication from your entire staff. Everyone won’t get directly involved in the process, but each person in your company will feel its effects.

You want to start your search before it’s too late to achieve your goal move-in date. Having to push back dates can cause unneeded stress and disruptions to your company.

If you need help with your search for office space, our world-class team would gladly assist you in this endeavor. At Keyser, we love selflessly working with your best interest at heart.

# Github Headquarters: An Office Space Calculation – February 3, 2015

In this post, we help give entrepreneurs an idea of how to calculate office space by using the Keyser iPhone app to reverse engineer the Github Headquarters in the SoMa neighborhood of San Francisco.

“This is a really exciting time for us. GitHub was born in San Francisco, and now that we are in full growth mode, we are thrilled to have found this new space in our home city that can grow with us,” said GitHub Co-Founder and CEO Tom Preston-Werner. “We love being part of the thriving tech community in San Francisco, so we designed our new space to be more than just an office. We want it to be a resource for community organizations and events like tech talks, workshops, and more.”

First, here’s a few pieces of information about GitHub that will help us estimate their office space needs.

Required working environments:
– Want office space to be more than just an office.
– 103 San Francisco employees across several departments ranging from information technology to creatives
– 3 Co-Founders

– 103 employees in San Francisco
– Sales = 11
– Information Technology = 9
– Human Resources = 8
– Creative = 7
– Accounting = 4
– Engineering = 4
– Operations = 3
– Product = 3
– Other = 49 (the difference between the employee count and the LinkedIn estimates)

### Office Space Assumptions:

Here’s where we’ll make some major assumptions for the sake of getting a rough square footage estimate from the iPhone app.

: Let’s assume the GitHub co-founders have the only C-Suite offices, and that the estimated 9 other GitHub VP’s enjoy Executive Sized offices.

: Engineers and Product Teams are pretty important to GitHub’s success, so let’s assume each engineer and product manager enjoys a large office space that can be also used as a shared meeting space.

: Over eight million people use GitHub to build amazing things together. With 9 IT employees, we’ll allocate 9 “small offices” or 900 square feet of office space to information technology.

: Let’s assume that each business development and operations employee needs a little privacy and quiet to do their job effectively. We’ll allocate a standard sized office space for the 5 biz devs and 3 operations employees.

: Since GitHub has a distinctive look to it’s product experience and marketing, let’s assume the Creative team (7 employees total) have their own medium sized offices.

### Workstation Assumptions:

With our office space assumptions, we made rough square footage estimates based on the GitHub engineering, creatives, information technology, executive level, business development, operations and product teams. This leaves us with the sales, human resources, finance and “other” departments to calculate office space requirements.

: Let’s assume that Sales is in a call center type of environment, and all 11 sales people and 8 Human Resources employees have their own small cube.

: Let’s assume that all 4 Finance professionals will occupy medium sized cubes.

: All “other” 37 employees will on average occupy large cube.

### Conference + Training Room Calculation

Let’s assume GitHub has a couple conference rooms based on their employee size. Let’s assume that one of the conference rooms is “large” (Seats 16-20 people) and one of them is “medium” (seats 8-10 people).

Let’s also assume that the training room that exists at GitHub is the extremely large room with bleacher style seating. This space is large enough to seat the entire company for an all hands on deck type of meeting.

### Reception Areas

Stepping into the GitHub reception area gives you a White House, presidential feel. Because of the large feel of the room, we’ll allocate 3 large reception areas to this space.

### Copy + Storage Rooms

Let’s assume one large and one small copy room space for every 100 employees would equate to 1 large and 1 small copy room throughout the GitHub headquarters. Let’s also make general assumptions that the GitHub building has a couple small storage closets.

### Employee Areas

GitHub has some unique areas. A large kitchen area with a walk up bar exists for employees to grab a bite to eat. We’ll assume that GitHub’s bar is about ten times the size of an average coffee bar space, and that the large break room is designed to eventually house the anticipated 400 GitHub employees.

Several wellness areas provide a relaxing escape. A couple well designed lounge areas are reserved for workers to keep their workplace environment fresh.

### Server Rooms

Let’s allocate two large server rooms for the needs of GitHub employees.

### Submit and Calculate Totals

Bottom line: the GitHub headquarters is more than an office – it’s an open space that’s a resource for employees and community organizations alike.

Based on our office space assumptions and estimates, let’s submit and calculate the GitHub office space needs in terms of square footage. The Keyser iPhone app will automatically calculate hallways circulation square footage, as well as load factor, usable space and the total amount of rentable square feet. This calculation is especially useful to help narrow down your office space search.

Without further ado, here is our reversed engineered calculation of the GitHub headquarters in San Francisco: 55,334 Square Feet.

[Photos By Kim Lucian]
[Articles Referenced]: Custom Spaces; State Scoop;

Quickly calculate how much office space your company needs with Keyser’s 1st of its kind commercial real estate iPhone app.

# Goodmans Office + Culture – February 2, 2015

To help show entrepreneurs the effect an office space has on productivity, Keyser is shining the spotlight on organizations who place a high priority on their company culture. Today’s feature is on Goodmans, the largest office furniture dealer in the Southwest and one of the top three largest Herman Miller dealers in the world.

The Goodmans culture is one of independence, creativity and service. They embrace change and encourage innovation. To support their culture, the Goodmans environment is open with an abundance of private areas in varying sizes to accommodate impromptu touch down chats as well as large group meetings.

In this post, we’ll highlight some of the unique aspects of the Goodmans culture, as well as showcase their unique LEED-CI certified office space.

The Goodmans work environment was designed intentionally to foster collaboration, focused heads-down work as well as formal business meetings. This flexibility allows each team member to customize their day and work in a space that is appropriate for each activity. The ability to change their environment to fit each task keeps Goodmans employees inspired and creative in their approach to customer needs and the solutions they bring to the table.

“The most important thing in a room is not the furniture – it’s the people.” This sentiment runs true at Goodmans.

When Goodmans first started it’s business in Phoenix sixty years ago, it started on Grand Avenue. Today, the bar at Goodmans pays homage to it’s roots by naming it the Goodmans Grand Avenue Bar.

Flexibility is everything. The right space for each activity empowers team members to do their best work which directly translates to better customer care.

Goodmans is a third generation owned business. A picture of the first two generations is made up from pictures of employees that have worked at the company over the last sixty years.

Everything has a colorful, vibrant feel in the Goodmans Family Room.

Place where visitors can post up and get some work done.

Goodmans Parlor Room.

Several informal meeting spaces exist throughout the organization.

Natural light permeates through a hallway halfway through the building.

An exposed beam celebrates the accomplishments that Goodmans values the most: Best Places To Work, B Corp Certification, BBB Business Ethics and National Dealer Of The Year awards to name a few.

Goodmans vision statement.

Goodmans Vision, Mission and Values statement written by President & CEO, Adam Goodman.

Great story about Goodmans commitment to connectedness – one of it’s core values.

A unique feature at the Goodmans Showroom is their Living Room. Adjacent to the entrance and furnished with Classic Eames pieces, this space not only puts people at ease which is critical for collaboration but the experience often changes the way Goodmans guests think what is possible in the functional business environment.

The story of Goodmans is the story of their family, beginning in 1931 when Edward and Anna Goodman opened a furniture store below their apartment in Philadelphia’s Germantown neighborhood. When someone wanted furniture, they rang the Goodman’s bell, and Edward, Anna or one of their two sons came down and opened the store.

Edward moved the family to Arizona in 1954 due to severe case of asthma and started shipping furniture from back East. Learn more about the Goodmans story here.

There are no shortage of chairs when you visit Goodmans.

# Tenant Improvements: How to Estimate Project Cost – February 2, 2015

You just signed the lease agreement. Now, like most tenants, you will potentially need to renovate the space. Your staff starts buzzing about all the improvements to make, but you only see dollar signs piling up.

Sound like a familiar scenario? Most tenants face this predicament with every new leasing agreement. Avoid letting the renovation project get away from you before it ever begins. This happens through an understanding of the project scope, costs and responsibilities.

You need to outline the following:

• List of Improvements
• Design Costs
• Construction Costs
• Required Permits

A simple redesign can become a nightmare without a proper outline of expectations. It can grow in complexity, cost and complications. And by the end of the project, it turns out much larger than you ever expected.

Avoid this headache by laying out cost estimates in the beginning. Today, we’ll present a brief guide for implementing tenant improvements. We’ll look at these estimates for a potential build-out and for the Furniture, Fixtures and Equipment (FF&E).

### Cost Estimates for the Potential Build-Out

These standard improvements consist of typical purchases you will make. Landlords provide a Tenant Improvement Allowance (TIA) that covers a portion of these upgrades.

• Carpet & Paint, unoccupied space: \$5-7/sf
• Carpet & Paint, occupied space: \$8-10/sf
• New Construction, warm shell space: \$30-45/sf
• New Construction, cold shell space: \$35-50/sf
• Minor Remodel of 50% or Less, unoccupied space: \$15-25/sf
• Major Remodel: \$35-50/sf

This pricing model includes the base expense. High-end upgrades cost more and may not fall under the conditions of your TIA.

### Cost Estimates for FF&E Tenant Improvements

Tenants should anticipate an additional budget for FF&E. You generally can’t use your Tenant Improvement Allowance (TIA) for this part of the upgrades. So, plan it into your budget to avoid unforeseen expenses down the road.

Basic estimates include:

• Office Furnishings: \$0-35/sf
• Systems Furniture (Cubicles): \$1,500-5,000/cubicle
• Cabling: \$1-2.50/sf
• Moving Costs: \$1/sf and \$250/cubicle

Each tenant will need their own version of these solutions. And that’s where a qualified project manager comes in handy. They will guide you through the complex design and construction process. With their help, you will stay on budget, create a beautiful space and see minimal business disruption.

### Are You Ready for the Project?

An understanding of project details keep you on track and under-budget. And the help of a world-class project manager will take your tenant improvements to the next level.

Are you planning an office renovation project? Contact Keyser today to discuss how we can help you.

# Infographic: What Tech CEO’s Want In Office Space – January 29, 2015

What do Tech CEO’s want and value most in their office space?

From location to space design, here is what five tech CEO’s had to say about their office space.

“We need the right space from which to grow the Medium team and position Obvious to focus on bringing our new ideas to life. We’re excited to get three custom floors on Market Street, in the heart of downtown. Being surrounded by like-minded peers in a creative space also serves as an inspiration.” – Evan Williams, CEO of The Obvious Corporation

“We were very inspired by city design and by cities in general—by areas where people cohabitate, come together, and share things in a quick and easy manner. We wanted to bring that same sensibility to the office.” – Jack Dorsey, CEO of Square

“Some of the best decisions and insights come from hallway and cafeteria discussions, meeting new people, and impromptu team meetings. We need to be one Yahoo!, and that starts with physically being together.” – Marissa Mayer, CEO of Yahoo!

“When you’re a five-person startup, you find space you can afford and you
probably don’t have money to do anything with it. If you’re hiring away from a big tech company, it helps to be in a good location with high-quality facilities.” – Duncan Logan, CEO of RocketSpace

“We invested a great deal of time in our search for the ideal home for
Infusionsoft as we continue this next phase of explosive growth. Chandler’s Price Corridor represents a budding center for tech companies and talent.” – Clate Mask, CEO of Infusionsoft

We created Keyser to be a new kind of commercial real estate firm that would transform the commercial real estate industry through selfless service. Our goal is to prove once and for all that the most self-interested business strategy in the world is to be of selfless service to others.

# Airbnb Office Design: A Tour Of The HQ – January 28, 2015

In this post, we help give entrepreneurs an idea of how to calculate office space by using the Keyser iPhone app to reverse engineer the new Airbnb Headquarters the SoMa neighborhood of San Francisco.

On any given night, around 140,000 people are staying in Airbnb properties, which span 34,000 cities in 192 countries. Using information we gathered from a variety of articles about the new Airbnb office design, this post roughly breaks down their estimated square footage needs as it relates to their office space.

First, here’s a few pieces of information about Airbnb that will help us estimate their office space needs.

Required working environments:
– Want office space to feel like their BnB listings
– 637 employees across several departments ranging from information technology to creatives (San Francisco only).
– 3 Co-Founders

– 640 employees in San Francisco
– Information Technology = 121
– Engineering = 37
– Creatives = 45
– Engineering = 37
– Product = 36
– Human Resources = 41
– Finance = 18
– Other = 270 (the difference between the employee count and the LinkedIn estimates)

Culture:
In this article written by co-founder & CEO Brian Chesky, you get a pretty clear sense that culture is everything for Airbnb.

Some things we take away from Brian’s article:

– The stronger the culture, the less corporate process a company needs.
– When the culture is strong, people can be independent and autonomous.
– Culture is the foundation of Airbnb.

### Office Space Assumptions:

Here’s where we’ll make some major assumptions for the sake of getting a rough square footage estimate from the iPhone app.

: Let’s assume the Airbnb co-founders have the only C-Suite offices, and that the estimated 25 other Airbnb VP’s and C-Level executives enjoy Executive Sized offices.

: Engineers are pretty important to AirBnb’s success, so let’s assume each engineer lavishes in the comfort of a large office space that can be also used as a shared meeting space.

: Airbnb has some very cool information technology and it’s competing against Silicon Valley to attract the right talent. Let’s assume Airbnb offers IT people the enjoyment of the equivalent of a small office space (100 square feet). With 121 IT employees, we’ll allocate 121 “small offices” or 12,100 square feet of office space to information technology.

: Let’s assume that each business development and finance employee needs a little privacy and quiet to do their job effectively. We’ll allocate a standard sized office space for the 20 biz devs and 18 finance employees.

: Since Airbnb is undeniably unique with a distinct look to it’s product experience and marketing, let’s assume the Creative team (45 employees total) have their own medium sized offices. Let’s also assume the product employees have slightly smaller medium sized office spaces (36 total).

That’s about it for our office space assumptions. Let’s move on to our workstation assumptions based on the Airbnb employee breakdown.

### Workstation Assumptions:

With our office space assumptions, we made rough square footage estimates based on the Airbnb engineering, creatives, information technology, executive level, finance and product teams. This leaves us with the admins, human resources, and “other” departments to calculate office space requirements.

: Let’s assume that Sales is in a call center type of environment, and all 30 sales people have their own call center cube.

: Let’s assume that all 41 Human Resources professionals will occupy medium sized cubes

: All “other” 242 employees will on average occupy large cube.

### Conference + Training Room Calculation

Let’s assume Airbnb has multiple conference rooms based on their employee size. Let’s assume that three of the conference rooms are “large” (Seats 16-20 people) and one of them is “medium” (seats 8-10 people). Let’s also assume that the majority of meetings take place in living rooms instead of conference rooms – just like you would experience at home.

Let’s also assume that the training room that exists at Airbnb is the extremely large town square / plaza type of space in the center of the building. This space is large enough to seat the entire company for an all hands on deck type of meeting. For smaller training sessions, let’s assume there are four small training rooms that seat up to sixteen people at a time.

### Reception Areas

The Airbnb welcome mat that greets visitors appears to be quite large. In looking at the diagrams within the Keyser app and comparing them to the Airbnb pictures, we’ll allocate two large and two small reception areas for visitors.

### Copy + Storage Rooms

Let’s assume one large and one small copy room space for every 100 employees would equate to about 6 large and small copy rooms throughout the Airbnb headquarters. Let’s also make general assumptions that the Airbnb building has a few small storage closets that are filled floor to ceiling with Obama O’s and Cap’n McCain’s.

### Employee Areas

Just like the listings on their website, Airbnb has some unique areas. A large kitchen area with a walk up bar and multiple large break room sized areas exists for employees to grab a bite to eat. We’ll assume that Airbnb’s bar is about twenty times the size of an average coffee bar space.

Several wellness areas provide a relaxing escape. A library room for focus work with several rooms designed for workers to keep their workplace environment fresh.

### Server Rooms

Let’s allocate two large server rooms for the needs of Airbnb employees.

### Submit and Calculate Totals

Bottom line: the new office for Airbnb is more than an office – it’s a home for the employees and culture of Airbnb.

Based on our office space assumptions and estimates, let’s submit and calculate the Airbnb office space needs in terms of square footage. The Keyser iPhone app will automatically calculate hallways circulation square footage, as well as load factor, usable space and the total amount of rentable square feet. This calculation is especially useful to help narrow down your office space search.

Without further ado, here is our reversed engineered calculation of the Airbnb headquarters in San Francisco: 169,538 Square Feet.

[Photos By Emily Hagopian]
[Articles Referenced]: Custom Spaces; Inc;

Quickly calculate how much office space your company needs with Keyser’s 1st of its kind commercial real estate iPhone app.