Glossary

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Click one of the letters above to advance the page to terms beginning with that letter.
a
Accommodation strategysearch for term
The document that describes a company''s business projections and translates them into property needs.
Acoustic engineersearch for term
Someone qualified to deal with sound, including insulation and noise levels.
Acquisitionsearch for term
Buying, or taking on the lease of, a property.
Agentsearch for term
A vague term for someone connected with buying, selling or letting property (a more specific title should usually be used such as commercial agent, letting agent, acquisition agent or selling agent).
Air-conditioningsearch for term
A system that can heat, cool, ventilate, clean and control the humidity of the air in a building.
Alienationsearch for term
The ability to assign or sub-let.
Architectsearch for term
Someone qualified in all aspects of building design and construction (must be registered by the Architects Registration Board ARB to use the title Architect.
Architect''s Instructionsearch for term
A legal document authorising a change to the project once it has begun or making an aspect of the project clearer.
Artists and craftsmensearch for term
A contractual term for tradesmen employed directly by the client, rather than the fitting-out contractor. Also known as Artists and tradesmen.
Asking rentsearch for term
The rent set at the beginning of a negotiation.
Assignment of Leasesearch for term
The transfer of all your obligations and rights previously held under an existing to lease to a new tenant.
Atriumsearch for term
A large, glazed area in an office building designed to let light into the lower floors (small ones formerly known as light wells!).
Attendancesearch for term
Provision of backup such as scaffolding or temporary access to tradesmen.
Attenuationsearch for term
Sound reduction.
Audio-visual consultantsearch for term
A person qualified to design television, sound, film and electronic presentation equipment.
b
Bespoke officessearch for term
Ones that are built for a particular occupier.
Blocking and stacking diagramsearch for term
A plan or illustration showing how departments would be distributed within the building.
Booking systemsearch for term
Process of allocating workstations or rooms to individuals.
Break clause or break optionsearch for term
Part of a lease, which allows you or your landlord to give up your property at an agreed time its end date.
Briefsearch for term
The document that describes your requirements with regard to your business needs now and in the future.
Budgetsearch for term
An initial statement of the total cost you have agreed of for a project.
Builders'' worksearch for term
general work not specific to any particular trade package.
Building management systemsearch for term
A computer system that controls heating, cooling, lighting and power to maximise energy efficiency.
Building Surveysearch for term
A report that covers all aspects included in the remit of a building surveyor.
Building Surveyorsearch for term
Responsible for assessing the general condition of a building.
Bus barsearch for term
A continuous electrical conductor that allows connection to it at any point.
c
CADsearch for term
Computer aided design.
CAD modelsearch for term
A computer-generated three-dimensional image of a building, room or other feature.
Capital Allowancessearch for term
Certain elements of a fit-out or refurbishment that are tax allowable if proved necessary for the running of a business.
Carriersearch for term
A telephone company that provides phone lines.
Catering consultantsearch for term
A person expert in kitchen equipment design.
Cellular officessearch for term
Separate rooms for individuals or small groups of individuals.
Certificate of Practical Completionsearch for term
A written statement confirming the date on which the contractor completed the work to the stage of practical completion.
Chartered surveyorsearch for term
A member of the Royal Institution of Chartered Surveyors. (e.g. Commercial agents; building surveyors; and quantity surveyors.)
Churnsearch for term
Change in the office.
Circulation spacesearch for term
The area in a building used as corridors, staircases, etc.
Clear desk policysearch for term
The requirement to return all personal items to storage at the end of a period of use of a workstation.
Co-locationsearch for term
Sharing computers at a remote location to act as servers for more than one organisation. See server farms.
Collateral warrantysearch for term
A contract that is tied to another, to extend some or all of the benefits of the original contract to a third party.
Comfort coolingsearch for term
System that can cool the air in a building.
Commercial agentsearch for term
A professional who is qualified to deal with issues such as acquisitions, disposals, leases, rates and valuations.
Commissioningsearch for term
The process of adjusting and preparing the systems in a building for use - especially air-conditioning.
Common areassearch for term
areas in a building such as stairs, lifts and corridors that are shared with other tenants. Also called common parts.
Common partssearch for term
Areas in a building such as stairs, lifts and corridors that are shared with other tenants. Also called common areas
Communications consultantsearch for term
A person expert in dealing with employees'' concerns over office reorganisation.
Competitive tenderingsearch for term
The process of obtaining competitive quotations for goods or services.
Concept designsearch for term
The essence of a design, showing the direction and flavour, without detail.
Construction (Design and Management)search for term
The legislation aimed at improving the overall management and co-ordination of health, safety and welfare throughout all stages of a construction project. (Source HSE)
Construction (Design and Management) Regulationssearch for term
The legislation aimed at improving the overall management and co-ordination of health, safety and welfare throughout all stages of a construction project. (Source HSE)
Construction (Design and Management) Regulationssearch for term
Construction (Design and Management) Regulations 1994 (CDM) is the legislation aimed at improving the overall management and co-ordination of health, safety and welfare throughout all stages of a construction project. (Source HSE)
Construction lawyersearch for term
A qualified professional with expertise in construction law, such as collateral warranties, contracts, development and fit-out projects and appointment of the professional team.
Construction management contractsearch for term
The contract where a professional manages the process of appointing sub-contractors, for trade packages. These sub-contractors have a direct contract with the client.
Construction managersearch for term
One who administers a construction management contract. Contamination: the pollution of ground or building. Usually caused by a previous use such as gas production or storage of chemicals.
Contingencysearch for term
A sum of money included in a budget that is set aside for unforeseen circumstances. The monies can only be spent with the approval of the client.
Contract administratorsearch for term
The same as a supervising officer.
Coresearch for term
A vertical element in a building containing lifts, stairs, ducts or risers.
Cost breakdownsearch for term
A written document detailing the costs of the project. Cost controller: a person whose role is to manage the project cost from budget to final account.
Cost plansearch for term
A written statement detailing the projected cost of a project.
d
D&Bsearch for term
Design and build.
Dampersearch for term
A mechanical device for closing or regulating the flow in a duct.
Defectsearch for term
A fault or problem.
Defects liability periodsearch for term
The period after practical completion when the contractor is required to put right any defects that may appear.
Demountabilitysearch for term
The ability to be dismantled and re-erected easily.
Design & Managesearch for term
Similar to Management Contracting - the appointment early on of a contractor, who will sub-contract work and be responsible for the performance of the design team and sub-contractors.
Design and Buildsearch for term
A project where one firm takes responsibility for the design and construction.
Design and build companysearch for term
A firm that specialises in design and construction.
Design and fitting-out specialistsearch for term
A firm that specialises in the design and construction of office interiors in new or existing buildings, but does not construct buildings.
Design waiting timesearch for term
The maximum period of time you would normally need to wait for a lift.
Detailed designsearch for term
The development of the concept design to a stage from which construction can begin for all or part of the project.
Developersearch for term
A company whose business is providing buildings for investment or for selling to investors.
Developers'' specification (developers'' spec)search for term
A basic finished office environment of the kind offered in speculative offices.
Disaster recoverysearch for term
The ability to continue working in the event of a major disruption of office systems caused by bombing or natural disaster.
Disposalsearch for term
The act of vacating your existing premises and transferring the responsibility to another party.
Distributed team workingsearch for term
Same as virtual office - an office outside the normal working environment, formed by linking computers in different locations to allow interactive working remotely.
Dry risersearch for term
A vertical pipe onto which fire hoses can be connected, which is empty when not in use.
Ductsearch for term
A space set-aside for services. May be vertical or horizontal.
e
Electrical layoutsearch for term
A plan showing the position of sockets, lights etc.
Elementsearch for term
A particular category of building work such as plastering, furniture or flooring.
Elemental breakdownsearch for term
A written document detailing the costs of the project, divided into elements.
Employersearch for term
Contractor''s term for client.
Ergonomistsearch for term
A specialist on EU regulations regarding adequate working conditions - a major Health & Safety issue.
Essential teamsearch for term
The minimum team needed for any office move or reorganisation.
f
Facilitiessearch for term
Office equipment and buildings.
Facilities managersearch for term
A person who is responsible for the management of office equipment and buildings.
False floorsearch for term
A floor, which is not part of the structure of the building, such as a timber floor, or a raised floor.
Fan-coilsearch for term
A unit with a fan and radiator for heating or cooling air.
Feasibility studysearch for term
A design and costing exercise to check whether a scheme would be appropriate for further development and implementation.
Final certificatesearch for term
A certificate stating the date on which all defects were cleared at the end of the Defects Liability Period. This will trigger the balancing of payments at the end of the contract.
Finishes schedulesearch for term
A written document detailing all the colours and materials to be used in the interior design.
Fire-fighters liftsearch for term
A lift which is designed specifically to transport fire fighters and which will operate independently of the main passenger lifts.
Fitting-out contractorsearch for term
Company specialising in the construction of office interiors in new or existing buildings.
Flexible Workingsearch for term
The freeing up of work to allow it to be done in more than one location.
Floor boxsearch for term
A terminal in the floor with sockets for power, data and telephone connections.
Form of contractsearch for term
The legal arrangement under which you choose to acquire the services of the essential team and that records the rights and obligations agreed between the parties.
FRI lease (full repairing and insuring)search for term
One where the tenant has full responsibility for the upkeep and value of the building he leases.
Furniture specialistsearch for term
A company providing desks, chairs, partitions and storage equipment for the office market.
g
Goods liftsearch for term
A heavy-duty lift for transporting equipment and supplies.
h
Handoversearch for term
The process of returning the completed project back to the client at the end of a building contract. This is not always the same as practical completion.
Handsetsearch for term
The receiver and the dialling equipment of a telephone.
Head leasesearch for term
The original lease directly between the landlord and tenant. (The tenant may not necessarily be current occupier if the building has been sub-let or if the lease has been assigned).
Heads of termssearch for term
The most important points that will be agreed when a lease is drawn up.
Health and Safety Executive (HSE)search for term
The body that publishes and gives guidance on the Construction (Design and Management) Regulations 1994 (CDM).
Home workingsearch for term
Working from home.
Hot deskingsearch for term
The use of a workstation by more than one person at different times.
Hotelingsearch for term
A system which controls access to workstations and meeting rooms, allowing booking and servicing to order, like an hotel.
House rulessearch for term
Protocols, systems and agreements that allow people to work flexibly.
Hubsearch for term
Common term for a café or other area for impromptu meetings.
Humiditysearch for term
The amount of water vapour carried in the air.
i
Interim certificatesearch for term
A certificate issued by the supervising officer binding the client to pay the fitting-out contractor an agreed amount for work that has been completed.
Interior designersearch for term
An expert in the selection and design of materials and finishes for the inside of a building.
Ironmongerysearch for term
Door handles, hinges, locks, hooks and other architectural hardware.
IT consultantsearch for term
A specialist in the design and installation of voice and data systems.
j
Joint Contracts Tribunalsearch for term
An industry body that publishes suggested forms of building contracts.
k
Knowledge Centresearch for term
Library.
l
Land Registrysearch for term
The government agency that records who owns, and in some cases leases, buildings and land.
Landlordsearch for term
The owner of a building, or someone who leases a building to a tenant.
Landlord and Tenant Act 1954 (the ''54 Act)search for term
The current legislation that governs the rights of landlords and tenants.
Landscape consultantsearch for term
A person qualified in the design of gardens and terraces outside the office.
Layout plansearch for term
A plan, which shows an overall picture of a floor rather than detail of one specific area.
Leasesearch for term
A legal agreement between landlord and tenant, for a fixed time, that allows the tenant to occupy a building in return for paying rent.
Lease breaksearch for term
The time at which a break clause can come into effect.
Lease expirysearch for term
The date on which the lease ends.
Lease termsearch for term
The duration of a lease.
Lease termssearch for term
The conditions in a lease.
Leasing proposalsearch for term
The initial lease terms presented before any negotiation has taken place.
Lesseesearch for term
Tenant.
Lessorsearch for term
Landlord.
Letter of intentsearch for term
A written statement confirming that a contract is about to be entered into, subject usually to certain conditions.
Letting agentsearch for term
A commercial agent who specialises in the leasing of property.
Licencesearch for term
An agreement for the use of offices, which are less onerous than a lease, common in serviced offices and sometimes called a landlord''s consent.
Lighting consultantsearch for term
A person expert in the design of lighting environments and feature lighting.
Liquidated damagessearch for term
The amount of money agreed as compensation for losses incurred though failure to meet the terms of a contract.
Local Authority Searchsearch for term
A search of statutory registers held by the local authority, (such as Planning or Listed Buildings) and the raising of standard enquiries with reference to such matters as road or rail schemes proposed.
Long listsearch for term
A selection of, say, fifteen offices that might be appropriate.
Lump sumsearch for term
A single agreed price.
Luxsearch for term
A unit of illumination level.
m
M&E engineersearch for term
A consultant who is qualified to design the services in a building.
M&E services (Mechanical and Electrical)search for term
The systems in an office, which include heating; ventilation; air-conditioning; lifts; power and lighting.
M&E surveysearch for term
A report that covers all the aspects included in mechanical & electrical services.
Making goodsearch for term
Correction of defects.
Management contractsearch for term
A form of contract where the management contractor appoints all the sub-contractors.
Mark-upsearch for term
A percentage added by a contractor to quotations received by him from sub-contractors.
Measured surveysearch for term
A dimensional check on a building giving detailed measurements.
Mechanical layoutsearch for term
A plan showing the position of heating and ventilation equipment.
Mechanical ventilationsearch for term
Fans.
Method Statementsearch for term
A written statement prepared by the fitting-out contractor detailing how the project objectives will be met.
Monthly valuationsearch for term
A document that evaluates the amount of work completed in a month that forms the basis of payment to the fitting-out contractor.
Mood boardsearch for term
A collection of images samples and sketches that demonstrate a design concept or theme.
n
New ways of workingsearch for term
The most common term for flexible working.
Nominatesearch for term
To instruct a design and fitting- out specialist, fitting-out contractor, or management contractor take on the services of a particular supplier.
Novatesearch for term
To instruct a design and fitting- out specialist, fitting-out contractor, or management contractor take on the services of a particular professional.
o
Office managersearch for term
A person who is responsible for the management of office equipment and buildings.
Open Booksearch for term
An arrangement where paperwork from sub-contractors is shown to the client and payment is made to the fitting-out contractor on the basis of these, perhaps with a mark-up included.
Open plan officessearch for term
Offices not generally sub-divided by walls - although they may include meeting and tea areas, etc.
Organisational Psychologistsearch for term
A specialist used to identify critical staff issues within your organisation.
p
Packagesearch for term
An element of work carried out by a sub-contractor.
Package dealsearch for term
A contract where everything that is agreed is provided through one company.
Partitionsearch for term
A dividing wall or screen.
Passing rentsearch for term
The current rent paid to the landlord by the tenant who holds the property.
Perimeter trunkingsearch for term
A trunking system that runs inside the outer walls of an open plan office.
Perspective sketchsearch for term
A drawing in three dimensions to show a room, reception area etc. or a building.
Phasingsearch for term
The division of a project into separate stages.
Pigpensearch for term
A common term for an area separated by high screens from the rest of an open plan office.
Plansearch for term
An imaginary view of a building showing a horizontal slice through it.
Planning Supervisorsearch for term
Ensures the project complies with health and safety regulations (CDM) under the Construction (Design and Management) regulations 1994.
Pre-letsearch for term
The early letting of a building prior to completion and often prior to starting construction on site.
Principal contractorsearch for term
The contractor that has responsibility for health and safety during the construction period (usually the main contractor, fitting-out contractor or design and fitting-out contractor.
Privacysearch for term
The ability to screen or mask unwanted noise.
Procurement routesearch for term
The type of contract chosen for a project.
Professional Indemnity Insurance (PI Cover)search for term
An insurance policy that covers a professional for any liability he may incur to his client or a third party during the course of his business.
Professional project managersearch for term
Someone who supplies project management services from a specialist company.
Project Championsearch for term
A senior member of your organisation who will take overall responsibility for the project.
Project management companysearch for term
A firm supplying professional project managers.
Project managersearch for term
Responsible for co-ordinating all aspects of the project. Will make all key decisions relating to the project and act as the main point of contact for the project team.
Project Sponsorsearch for term
Responsible for budgetary control, this is usually a role for the financial director.
Property Costssearch for term
The total cost of running your existing premises and the total cost of running future premises.
Property lawyersearch for term
A professional solicitor who deals with all aspects of property law.
Property portfoliosearch for term
All the properties owned or leased by an organisation.
Proximity requirementssearch for term
A measure of how closely together individuals need to work to do their job.
q
Quantity surveyorsearch for term
A professional who deals with all financial matters related to building contracts.
r
Rack rentsearch for term
A market rent usually only revised upwards.
Raised floorsearch for term
A special floor laid on top of another to form a space where cables and pipes can run out of sight in a void.
Remediationsearch for term
Removal of pollutants from contaminated ground or buildings.
Removal Specialistsearch for term
A firm that specialises in moving organisations to new premises or within existing offices. Their services include logistics, storage, dismantling and re-erecting furniture and IT systems.
Rent-free periodsearch for term
The period at the beginning of a lease when it is agreed that no rent is payable, as an incentive to the tenant.
Repairing Covenantssearch for term
The legal documents that detail what must be put right before disposal of your property.
Repetitive Strain Injury (RSI)search for term
A workplace injury that can be caused by prolonged use of a keyboard or a mouse.
Restrictive covenantsearch for term
An agreement that prevents you from doing, something, such as making excessive noise or using the property for particular purposes.
Retentionsearch for term
Money held back by the client until the end of the defects liability period.
Risersearch for term
A vertical pipe or duct.
s
Sale and leasebacksearch for term
An arrangement where a building owner sells his freehold to another party who then leases it back from the landlord.
Sample boardsearch for term
A presentation of the finishes to be used in an interior design proposal using samples of the actual materials, such as carpets, wall coverings, ironmongery and ceilings.
Schedule of conditionsearch for term
A document that describes in detail the condition of a building at the start of a lease.
Schedule of dilapidationssearch for term
A document that describes in detail the state of disrepair of a building which either the landlord or tenant must put right.
Scope of workssearch for term
A written document detailing all the work that needs to be done.
Sectionsearch for term
An imaginary view of a building showing a vertical slice through it.
Security consultantsearch for term
An expert in intruder and fire alarms and prevention of break-ins and theft.
Selection criteriasearch for term
The features that are important to you when you acquire offices (developed from the accommodation strategy).
Selling agentsearch for term
A commercial agent who specialises in the selling of property.
Server farmsearch for term
A facility that contains a group of computers that are shared between a large number of organisations to store and retrieve, via fast data connections, information.
Service chargesearch for term
Monies usually collected by the landlord for running the building, including maintenance of the structure, common parts and the exterior, heating, lighting, security, lift maintenance and reception facilities.
Serviced officessearch for term
A group of offices designed to be occupied by more than one tenant where the landlord supplies shared facilities such as secretarial services, reception and meeting rooms and normal building services. Search for serviced offices.
Servicessearch for term
All the systems that heat, cool, light and power a building.
Shellsearch for term
The structure of a building, including the frame, structural floors and roof, excluding any services or finishes.
Shell and coresearch for term
An office development where all internal finishes and services are left out, for provision by the tenant.
Shortlistsearch for term
A selection of, say, four offices that are the most appropriate.
Sign Offsearch for term
The process of the client agreeing the content of one stage of a design before the team proceeds to the next.
Small powersearch for term
Normal voltage electrical supply for low consumption items such as PC''s copiers, etc.
Snagsearch for term
Defect.
Snagging listsearch for term
A list of defects.
Soft stripsearch for term
The removal of internal finishes such as carpets and suspended ceilings.
Sound bridgesearch for term
A defect in an acoustic insulation system where sound is conducted from one area to another.
Space analysissearch for term
Another word for space audit.
Space auditsearch for term
The process of gathering and analysing information about an organisation for the preparation of the accommodation strategy.
Space Plannersearch for term
A specialist in the design of offices.
Space Planningsearch for term
The creating of a new design to meet your office requirements.
Space standardsearch for term
A policy document stating how much and what kind of office space is given to each category of employee.
Specificationsearch for term
A written document detailing all the materials and products that will be used.
Speculative (spec) officessearch for term
Ones that are built with no particular tenant in mind.
Stage paymentsearch for term
The payment of an agreed amount when an agreed stage of the project has been completed.
Stamp dutysearch for term
A tax charged on a legal document normally as a percentage of a property purchase price or rent.
Statutory Approvalssearch for term
The necessary approvals needed from various Local Authority bodies before commencing fitting-out or refurbishment.
Statutory costssearch for term
Fees related to obtaining statutory approvals.
Steering committeesearch for term
The group of people from within your company who are involved in the design and development of your project.
Storage specialistsearch for term
An expert in filing systems, archives etc. who will define a company''s storage requirements.
Stripping-outsearch for term
The removal of internal finishes and fixtures from a building.
Structural engineersearch for term
An expert in the strength of materials and their correct use in buildings.
Structural surveysearch for term
A report that covers all the aspects included in the remit of a structural engineer.
Sub-contractorsearch for term
A firm that carries out one specialist aspect of a project.
Sub-leasesearch for term
An agreement lease between a tenant and another tenant.
Sub-Lettingsearch for term
Giving a sub-lease on part or the whole of your space to another tenant while retaining responsibility under your existing lease.
Sub-stationsearch for term
Electrical transformer that converts high voltage supply into lower voltage that can be used within the building.
Supervising officersearch for term
The person with authority to give instructions to a fitting-out contractor.
Surrender of Leasesearch for term
Giving back a property before the lease expiry resulting in releasing the landlord and tenant of all liabilities previously held under the Lease Agreement.
Surveyorsearch for term
A rather vague term for someone connected with surveying (a more specific title should usually be used such as building surveyor or commercial agent).
Suspended ceilingsearch for term
A ceiling that is not part of the structure of a building. Usually these are made from metal grids hung on wires, into which tiles are laid.
t
Take-offsearch for term
The process of listing and analysing all the items and labour that will be needed for a particular part of the work.
Teleworkingsearch for term
Working remotely from the office, either at home or another location.
Tenants manualsearch for term
A document describing in detail the materials and systems within a building, often produced as part of a marketing package for a prospective tenant.
Tendersearch for term
The process of obtaining competitive quotes.
Tender documentsearch for term
A drawing or written document that forms part of a tender.
Tender packagesearch for term
A tender for work to be carried out by a sub-contractor.
Tenderingsearch for term
The process of obtaining competitive quotations for goods or services.
Termsearch for term
The duration of a lease.
Termssearch for term
The conditions in a lease
Test fitsearch for term
A preliminary space planning exercise to check suitability of a building for an occupier.
Touchdown stationsearch for term
An area which allows short periods of work, maybe standing up, allowing access to e-mail etc.
Trade contractorsearch for term
A firm that carries out one specialist aspect of a contract.
Tradesmansearch for term
A specialist builder, such as a plasterer or carpenter.
Traditional contractsearch for term
A form of contract where the client appoints all the individual professionals and the fitting-out contractor.
Trunkingsearch for term
A tray or tube for carrying cables.
Turnkeysearch for term
A contract where everything that is agreed is provided through one company.
v
Variationsearch for term
A change to the project after the contract has commenced.
VAVsearch for term
Variable air volume - a common type of air-conditioning.
VDUsearch for term
Visual Display Unit - the screen on a computer.
Virtual officesearch for term
An office outside the normal working environment, formed by linking computers in different locations to allow interactive working remotely.
Voidsearch for term
A space in a floor, wall or ceiling for running cables and pipes e.g. Floor void, ceiling void. Also a term on architectural plans indicating an area where there is no floor, e.g. in an atrium or roof space.
w
Welcome bookletsearch for term
A guide to the operating procedures of an office and local information, given to staff.
Wet risersearch for term
A vertical pipe onto which fire hoses can be connected, which permanently is full of water, even when not in use.
Window mullionssearch for term
The vertical dividing framework in a row of windows.
Wire managementsearch for term
The process of routing and controlling cables connected to computers and other equipment in the workplace.
Working drawingssearch for term
The drawings from which the project will be built.
Working methodssearch for term
How you carry out the work of the business.
Workplacesearch for term
Office, factory or other place where work is done.
Workstationsearch for term
An arrangement of furniture where work is carried out, either in the office, or at home.