Choosing Between Underground Parking and At-Grade Parking

Posted on August 27, 2021 by bafcorp20

As you prepare to plan your upcoming commercial construction project, be sure to review your parking system options before making any final blueprint approvals. Choosing between underground parking and at-grade parking is a significant decision that can impact the overall success of your business.

The parking lot solution that best fits your company’s needs and business objectives will depend on various factors, including your budget, type of clientele, location, localized market, and even your own personal investment preferences. For this reason, it is strongly encouraged to consult with in Indianapolis commercial general contracting company for personalized advice and guidance on planning the right parking lot solutions for your company.

In the meantime, continue reading to review some of the top considerations for both underground parking and at-grade surface parking, as well as who to trust for superior commercial construction service in Central Indiana.

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Commercial Parking Solutions For Your Business

Whether you choose a parking garage or open parking lot complex, you still have the choice of building it above ground, known as “at-grade” parking in the construction and real estate industries, or below-ground, which would actually require a garage system.

So, how do you know which type of parking system is the best choice for you? Well, let’s start with some important comparisons and considerations for both:

Underground Parking Considerations

When it comes to your budget, keep in mind that underground parking is going to be more expensive than surface parking. There are some obvious reasons for this, being additional excavation, structural support, labor, materials, organic disposal requirements, and so forth.

However, there are also some reasons that are not so apparent, such as local building and zoning codes, underground utility systems, regional climate and soil conditions, and various other factors that play an important role in determining the overall cost of building an underground parking system.

If you are building more than one level underground, it will add even more to the total expenses of the project. This is why most commercial proprietors and real estate developers never build deeper than two parking levels.

Another important factor to consider when choosing between underground and above-ground parking is curb appeal. It is suggested that underground parking systems are more aesthetically pleasing, which can add value to your property and attract more business traffic.

For commercial premises that have limited at-grade parking space, incorporating an underground parking system can be a viable solution to insufficient parking capacity. The same solution applies to commercial properties that have at grade water drainage and shoring problems.

At-Grade Surface Parking Consideration

First and foremost, surface parking construction and maintenance are generally a lot cheaper than building a parking system underground. Typically paved in asphalt, you can expect the average cost of an at-grade parking lot to cost around $4 dollars per square foot. Paved concrete costs an average of $7 dollars per square foot. Additionally, whether asphalt or concrete, the average cost of parking lot construction is typically between $1,500 and $3,000 per stall.

If you are building a surface level parking garage, you can expect the cost to be even higher since there will be an additional need for structural supports, materials, labor, building permits, and more.

A potential downfall to surface parking lot systems is land space. At-grade parking is sometimes not the best option for areas with limited or valuable land space. Certain municipalities and jurisdictions do not allow such construction in some areas because of the limited space or high value of the land.

Although surface parking is typically cheaper when it comes to construction costs, there are times when aesthetic and structural renovations are necessary, which add to the total cost of a project.

Are you still not sure which type of commercial parking system is best for your business in Indiana? Contact BAF Corporation at 317-253-0531 for professional commercial construction services in Indianapolis Indiana. We serve clients all throughout the state.

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Benefits of Converting Vacant Mall Space into Medical Facilities

Posted on August 24, 2021 by bafcorp20

Abandoned mall conversions are a new real estate trend gaining more momentum by the day in the current economic climate. That is because using vacant mall space as a foundation for a new office or business location has its advantages. With astute commercial construction and remodeling design, much of America’s vacant mall space can be converted into a safe and functional office setting. One industry that seems to be excelling at the mall redevelopment trend is the medical facility industry.

Continue reading to learn the top benefits of turning old, vacant mall space into a new medical facility, and how to get your space planning and permitting started before the end of the season this year.

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Vacant Mall Space Conversions

After the whirlwind of events experienced in our nation recently, more and more consumers are shopping online or locally, rather than the city mall. This reason, coupled with wide-spectrum economic depression, has led to a significant drop in occupancy for many shopping centers and malls all around the country. Several malls have even had to close down entirely because of insufficiency tenancy, as they cannot continue to afford the massive overhead needed to keep a large mall up and running.

A solution to this problem seems to be mall conversions. With skilled space planning and remodeling, vacant or abandoned mall space can be turned into a state-of-the-art, sophisticated business setting for various applications, including offices, ghost kitchens, and even medical facilities. In fact, there are many good reasons why commercial real estate developers are leaning more towards mall redevelopment for medical facility construction rather than building from the ground up.

Building a Medical Facility in an Abandoned Mall

Although it sounds like you are compromising quality and structural integrity by choosing to renovate old mall space into a medical facility, vacant mall space is actually a real asset for medical facility construction. Mall redevelopment provides the same basis of construction and design, without tacking on the additional building costs required to construct a facility from the ground up. Here are some additional noted benefits of medical facility mall conversions:

► Prime Location – Malls are built in prime locations around highway and interstate connections to attract and draw in a larger market around the city. For this reason, medical facilities do well in converted mall spaces because patients and staff can easily access them from a broad area.

► Adequate Accessibility – Malls are large facilities themselves, which is why their parking lots are usually massive. This is an advantage for medical facility operations because mall parking lots offer sufficient space for patients and staff, as well as ambulatory and emergency vehicles. Furthermore, mall parking lots are typically ADA compliant, and come with handicap parking, ramps, automatic doors, wide turn around space, and similar compliancy.

► Square Footage – As we keep mentioning, malls are big, so space is something they can offer generously. This is an advantage for medical facilities because it delivers adequate square footage for lobbies, waiting rooms, exam rooms, operating rooms, diagnostic rooms, conference rooms, offices, break rooms, inventory storage, and more.

► Reduced Costs – Converting old mall space into a new medical facility reduces construction costs drastically because the bones are already there. Furthermore, malls are opening their doors to such lease agreements because they are desperate for income, which means cheaper rent for tenants.

Are you interested in learning more about commercial space conversions or medical center construction in Central Indiana? Contact BAF Corporation at 317-253-0531 for superior healthcare construction in Indianapolis, Indiana. We work with clients all throughout the state.

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How to Make the Most of Your Tenant Improvement Allowance

Posted on August 20, 2021 by bafcorp20

When a commercial tenant leases a new office space, it may not be exactly what they envisioned for their business. In fact, this happens quite a bit. For this reason, it is strongly encouraged to ensure that there is some sort of tenant improvement allowance in your commercial lease before making a final commitment. A TI allowance will finance any strategic or aesthetic renovations to improve on the function and overall layout of your office.

If you have been granted a tenant improvement allowance, but it isn’t what you expected, there are some ways you can stretch it out. Continue reading for some tips on how to make the most of your tenant agreement allowance, and who to trust in central Indiana for superior TI commercial construction work.

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Be a Part of the Process

When discussing your tenant improvement allowance with your landlord or appointed commercial construction company, be sure to negotiate your role in the process. It is important that you remain involved in the entire tenant improvement construction process to ensure that your allowance is being used efficiently. Maintain a role in bid comparisons, contractor selections, construction supervision, and anywhere else that you feel comfortable in order to mitigate additional or unnecessary expenses.

Prioritize All Square Footage

Your commercial office space’s square footage goes wall-to-wall, but your cubic square footage goes from floor-to-ceiling. It is important to use all of your square footage options efficiently and is much as possible. Doing this can help make the most of your tenant improvement allowance. More importantly, your landlord may insist that your tenant improvement allowance applies to only the usable square footage in your office space, but it is actually based on all rentable office space, including areas in your building that are shared with other tenants.

Reuse Materials Efficiently

Before spending even one cent of your TI allowance, first take a look at your overall office space and consider what can be reused after your renovation. There are many types of building features and materials that you may not have to replace, or can be reused without jeopardizing their integrity, such as granite countertops, mirrors, plumbing fixtures, floors, doors, and more. For instance, rather than replacing the hardwood floors in your office space, consider having them refinished or polished instead, which is much cheaper and renders a beautiful outcome.

Discover What’s Hidden

Just like reusing materials to your advantage, it is also wise to take a look underneath some things to see if there is a way to cut back on costs. For instance, underneath that old carpeting could be original hardwood floors. These floors can be restored and re-polished, as mentioned earlier, which is much cheaper than replacing the flooring altogether. In another example, you can remove acoustic tiles from your ceiling to reveal an industrial ceiling, which poses several aesthetic benefits and costs much less than replacing these materials.

Are you ready to get started on your Indiana tenant improvement project, but looking for the right commercial construction company to work with? Contact BAF Corporation at 317-253-0531 for qualified and reputable tenant improvements and remodels in Indianapolis, Indiana. We serve clients all throughout the state.

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The Importance of Commercial Air Duct and Vent Cleaning

Posted on August 17, 2021 by bafcorp20

Although we may presume the air that we breathe indoors is healthy and clean, it is not always the case. In fact, the average indoor air quality of a commercial building is no cleaner than the air right outside its doors. This reason is just the first of all reasons why commercial establishments should be equipped with the right resources and technologies to deliver safe and healthy indoor air quality for staff, visitors, guests, clients, tenants, and anyone else who passes through their property.

An effective approach to maintaining premium indoor air quality within your commercial property is through routine cleaning, and to upgrade your commercial HVAC systems as new and innovative technologies are introduced to the market overtime. Not only is this important for the health and well-being of all those who pass through your property, but it plays a significant role in the overall success of your business.

Continue reading to learn the advantages behind air duct and vent cleaning services and how they help keep the indoor air quality at its highest.

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Commercial Air Ventilation and Indoor Air Quality Control

Employees, visitors, and general public have a right to breathe air in a healthy atmosphere; and employers should want it that way. This is because polluted air leads to sore throats, illnesses, colds, allergies, headaches, fatigue, and higher employee downtime. To ensure a commercial building’s indoor environment is clean and safe, air duct and vent cleaning are mandatory.

If this task is not done on a regular basis, ducts and vents begin to accumulate mass amounts of dirt, dust, pollen, dead skin, dust mites, debris, and other contaminants. These materials circulate through the air and indoor spaces every time the heating and cooling unit turns on.

Health, Safety and Cost Control

Overall, a dirty air ventilation and duct system poses some serious potential obstacles for commercial building owners. For starters, businesses see frequent employee health complications that lead to increased sick days or staff non-productivity. Aside from illness, dirty ventilation can trigger severe allergies, which can make employees lethargic and unfocused, or worse, suffer severe allergic reactions.

Not only can this situation be detrimental to your bottom line, but more seriously, it could be dangerous for staffs that work in potential hazardous or careful environments (i.e., great heights, transportation, heavy machinery operators, childcare, etc.). Additionally, dirty air ducts and ventilation systems will cause businesses to waste energy, leading to higher building utility costs.

These reasons alone are convincing enough to motivate a commercial property owner to have their air systems cleaned on a regular basis, and periodically upgraded as new technologies are available. When it comes to health and safety of those you serve or employ, always be improving.

Would you like to learn your options for improving your building’s safety and efficiency through strategic commercial remodeling? Contact BAF Corporation at 317-253-0531 for superior commercial general contracting services in Indian apolis Indiana. We serve clients all throughout the state.

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How to Keep Commercial Tile Floor Grout Lines Clean

Posted on August 13, 2021 by bafcorp20

We can’t live without grout lines, but they sure do cause quite a bit of frustration overtime. Doesn’t it seem like fresh, clean grout lines only last for a few months? Before you know it, your commercial tile floors are back to looking like a checkered board, with dark, grimy grout creating a dirty grid in your lobby or retail store floor. Fortunately, with some simple precautionary solutions, you can prevent this from happening the next time you consider cleaning your grout.

Continue reading to learn how to protect your commercial tile floor grout lines from dirt and discoloration, as well as where to get started if your commercial flooring needs to be replaced.

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Commercial Grout Line Cleaning and Care

Although dirty and darkened grout lines is inevitable, they shouldn’t appear too soon. By implementing the proper commercial tile floor and grout cleaning practices, you can get a fresher, lighter looking grout finish that stands the test of time. It all starts with proper tile floor cleaning. Then you must incorporate some protective measures.

But be warned: on a commercial-scale, cleaning your own grout lines can be a massive undertaking if you are not well-staffed and properly equipped. Consider hiring a professional floor cleaning or commercial facility maintenance service for faster turn around times. This will allow you to keep your focus on your company and place your efforts towards improving your business’s overall success.

How to Clean Dirty Grout Lines:

Use oxygen bleach, or a 1:4 chlorine bleach solution to clean your tile floors. Mix 1 part bleach with 3 to 4 parts water, depending on how dirty your grout lines are.

Let the solution sit on your tile floor for 20 minutes, then scrub each grout line with a small scrub brush. Then rinse clean with water and allow your floors to dry completely.

Commercial Floor Sealing for Grout Protection

Sealing is the perfect method of protecting tile grout from both dirt and damage. To detect whether or not your grout needs resealed, watch how water soaks into them. If water absorbs quickly in grout, it is time for a resealing job.

You can purchase a commercial grout sealing product on the market, but it is strongly encouraged to have this type of service performed by a trained professional who has the proper equipment and skill. Minor mistakes can lead to tile replacement needs or even dirtier looking grout.

Aside from cleaning and sealing, incorporating a shoes-free interior also helps, as does routine sweeping and mopping using quality products.

Commercial Tile Floor Replacement

Damaged grout should not be treated, cleaning nor sealing. Instead, damaged grout and tile should be replaced for best results that last. Hire an Indianapolis commercial flooring contractor for professional advice and cost estimates for commercial tile floors and alternatives that might serve your overall business objectives and bottom line better.

Are you ready to revamp your commercial property or store with new flooring? Contact BAF Corporation at 317-253-0531 for qualified commercial general contracting in Indianapolis, Indiana for commercial flooring services you can trust.

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3 Secrets to Finding the Right Warehouse Lease

Posted on August 10, 2021 by bafcorp20

As a commercial proprietor, you may have leased office spaces a plenty, but leasing a warehouse space is much different and will pose a separate set of considerations that are pertinent to your business’s overall success. Before signing a new warehouse lease, continue below to learn the top 3 most commonly-overlooked factors to finding the perfect warehouse lease for your enterprise, and use these factors when comparing potential warehouses!

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Warehouse Leasing Tips and Considerations

Warehouses are not the same as your traditional office building or complex. They are larger and taller in size, plus they retain a much different set of systems and building features. For these reasons, you will need to set your focus on a much different set of priorities than you would if you were searching for new office space. Below are the top 3 you should consider before signing into a new warehouse lease.

Cubic Square Footage

When you are comparing potential office space real estate, square footage is a primary factor on the table. But with warehouses, square footage is not the only important factor. Warehouses offer more space than just the floors, so you must also make cubic square footage an area of consideration. Cubic square footage measures the overall volume of the warehouse space, from floor to ceiling and everything in between. Since warehouses store and stack heavy loads of inventory, total volume accessibility is imperative to your business’s operations. Interior heights, widths, and floor lengths are all significant elements to factor into your final decision.

Storage Climate Control and HVAC

Warehouses hold inventory or assets, making interior climate control a top priority in the leasing terms. You cannot assume that the warehouse you wish to lease is already equipment with the right systems and features in place to deliver adequate and consistent climates. Heating and cooling units, indoor air quality and humidifier systems, and similar technologies that provide a controlled climate are factors to consider and features to look for when on the hunt for a new warehouse space.

Building Security and Safety

As mentioned, warehouses are storage for important assets and inventories, so building security and safety are simply a fixed cost. Technologies and features like fire alarm and suppression systems, ADA compliancy, building alarms, security cameras, keypad punch codes, in-house security personnel, 24 hour law enforcement patrol, reinforced doors and windows, and full coverage liability insurance are all important safety and security considerations for leasing a new warehouse.

Are you looking for a qualified commercial general contracting company to help you renovate your new warehouse in Indiana? Contact BAF Corporation at 317-253-0531 for premiere commercial warehouse construction in Indianapolis, Indiana.

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Do Not Make These Common Commercial Real Estate Errors

Posted on August 6, 2021 by bafcorp20

As a commercial proprietor, it is likely that your number one objective is to increase your bottom line. So, when it comes to procuring new commercial real estate, it is important to make the right decisions in order to protect your investment and your future success as a developer. Continue below to learn the top commercial real estate mistakes that you want to avoid at all costs, and who to trust for turnkey commercial construction and general contracting in central Indiana.

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Commercial Real Estate Mistakes to Avoid

When acquiring new commercial real estate, you want to do all that you can to get the best deal and the best space possible. One way to get on this path of success is to ensure you are avoiding these common commercial real estate mistakes:

Doing it Alone

You have been a successful commercial proprietor because you know when it’s necessary to delegate duties and when to incorporate other useful minds and hands into your operations. When it comes to commercial real estate, the same theory applies. You don’t want to fly solo with commercial real estate procurement and development. Consult with a Central Indiana commercial construction team for personalized advice on obtaining the best possible space and deal for your company or business objectives. Also consider consulting with tenant brokers, financial advisors, accountants, and other professionals who can ensure you are equipped with the right knowledge to make the best decisions for your business.

Ignoring the Law

Although you might not mean to ignore the law, it is very common for commercial proprietors and developers to forget check the local laws and building codes in their area. Don’t make this common mistake. Instead, work with your commercial contracting team to educate yourself on all of the local zoning laws, building regulations, and building codes. After all, you don’t want to sign a commercial lease only to find out later that your industry is not permitted to operate in that particular building or space. Keep in mind that just because a landlord is willing to rent to a commercial tenant does not mean that your company can operate there. Not all landlords are up-to-date on all of the changing laws, amendments, and rewordings of local building regulations and ordinances. So, it is up to you to do your due diligence and team up with a trusted Indiana commercial construction company to avoid this common error.

Signing the Lease Too Quickly

When procuring new commercial real estate, you never want to sign the commercial lease As-Is. It is important to always have a commercial lease reviewed by an attorney as well as a trusted central Indiana commercial construction management team to ensure that you are getting the best deal possible. Keep in mind that the first version of any commercial lease is a working document and will always be in favor of the landlord. So, be repaired to negotiate some additional terms and conditions into your lease; you have the right to do this. Be sure to review relevant beneficial clauses, such as subletting rights or the right of first refusal.

Forgetting to Check the Local Infrastructure

A common mistake made among commercial proprietors who are obtaining new real estate is forgetting to check the local infrastructure. For instance, you don’t want to get stuck signing a commercial lease or purchasing a commercial space only to find out later that there’s not enough parking outside for your staff or guests. Mistakes like these could have a major impact on your bottom line. Be sure to check out the local traffic patterns, available public transportation options, highway exits, local retailers and restaurants, and anything else that will have an impact on your customers, clients, or employees.

Have you just acquired new commercial real estate, or interested in finding a new commercial space? Contact BAF Corporation at 317-253-0531 for superior commercial construction services in Indianapolis, Indiana. From space planning and permitting to pre-construction, remodeling, build-outs, conversions, and much more, we are a full-service commercial construction company serving clients all throughout the state.

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How to Determine Commercial Real Estate ROI

Posted on August 3, 2021 by bafcorp20

As a commercial real estate investor, your top priority is to turn a profit. So, it is no surprise that after capitalizing on a new investment property, your first question is about your return on investment (ROI). Although you cannot accurately predict the future in any type of business scenario, Investopedia.com provides a very simple and basic formula to calculate ROI on an investment property.

Continue reading to learn how to use this formula to determine commercial real estate return on investment, and who to call for Indiana commercial construction and general contracting services you can trust.

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Calculating Investment Property ROI

According to Investopedia.com, you can find your return on investment by using this uncomplicated formula:

ROI = (INVESTMENT PROFIT – INVESTMENT COST)/INVESTMENT COST
Return on investment = investment profit minus investment costs, divided by investment cost.

Keep in mind that this calculation is not as straightforward as it appears. There are several other variables involved that ultimately generate these numbers, such as interest borrowed, financing details, facility maintenance, renovations, repairs, and similar expenditures. Investopedia.com maintains that in most cases, lower investment costs tend to render higher ROI’s, however, financing terms can also play a role in improving one’s return on investment. For this reason, it is vital that you do your due diligence as a commercial proprietor or real estate developer and find the best possible interest rates.

ROI Calculation Approaches

There are two best practices for calculating ROI. The first approach is referred to as the cost method. The second approach is referred to the out-of-pocket method.

► COST METHOD – Using this method, you would divide your equity by the total investment cost, including procurement, renovations, and maintenance. For instance, if you purchase a property for $200,000, then spend an additional $100,000 on renovations, and as a result your investment properties value increases to $400,000, your equity position as an investor would be $100,000.

400,000 – (200,000 + 100,000) = $100,000
ROI would be .33%, which you get by dividing $100,000 by $300,000.

► OUT-OF-POCKET METHOD – Most real estate developers use the out-of-pocket method to calculate ROI. If you use a loan to pay for the down payment of your investment property, it can render higher return on investment results under this cost approach. Using the same example as above, here is how ROI would look with a $40,000 out-of-pocket loan for a down payment:

$40,000 Loan + $100,000 Renovation = $140,000
$400,000 – $140,000 = $260,000 Investor Equity
ROI would be .65%, which is more than double the cost method.

As a commercial real estate developer or proprietor, you will mainly focus on the internal rate of return (IRR) for your property, which is basically your property’s cash flow and equity put together. Talk to in Indianapolis Indiana commercial general contractor for personalized advice on how to get the highest return on investment through strategic design build and commercial renovations.

Are you ready to speak with a specialized Indiana commercial contracting company about increasing your property’s value? Contact BAF Corporation at 317-253-0531 for trusted commercial construction remodeling in Indianapolis Indiana.

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