There is a logical process to a relocation/reconfiguration project. The various stages are outlined below.

Our relationship with a prospective client begins when any one of the following business 'triggers' create a property need:

1.The lease on the client's premises is due to expire within the coming months.

2.The company wishes to sell premises that are currently owned and rent instead.

3.The company wishes to buy premises.

4.The company is expanding at a rate such that they will outgrow their current premises in the foreseeable future.

5.The company is downsizing or selling/closing a division rendering the premises too large for their needs in the foreseeable future.

6.The company wishes to collocate with other divisions to capitalise on a reduction in infrastructure.

7.The company wishes to move to a location that is closer to the majority of their workforce, clients or suppliers.

Brief Creation
Once the 'trigger' has been recognised, we will begin our relationship. In the first instance, this may simply take the form of confirming the drivers behind a project and then documenting the resulting goals. For example, a company decides to collocate with other recently acquired businesses. There will be resulting savings as previously separate functions become shared. Those goals will be translated into a preliminary client brief and a program.

Test Brief
When a preliminary brief is agreed upon, The Patterson Group would suggest that notional space planning is done using that brief as a basis. That is where we will plan the client into a notional, standard office space even before they have begun the process of selecting premises.

The benefits of this process are threefold. Firstly, we provide the client with an opinion on the ideal amount of space given their requirements. Secondly, we begin the process of prompting for feedback on layout and concept. This process can be a lengthy one depending on the structure and size of the client organisation. Finally, we can see from this process whether a client would be better suited to a single floor tenancy, depending on size of course, or whether two or more floors will be acceptable. Large floor plates are less common in inner-city areas.

Develop Brief / Premises Options
After this stage, the client will have an ideal size and configuration, a preferred location and a budget. Those last two items are of course very much related. This also means we have a much more developed brief to work with.

The client can now go to market with their requirement. At this stage we would involve an independent property adviser to help with the request for proposal stage and negotiation.

Each step in this entire process will be planned and time will be allocated. Programming is both powerful and essential. It is very common for companies to run out of time at the final lease negotiation stage, in other words, at the worst possible time.

When this happens, their leverage in any situation is seriously compromised. Approaching the project in good time cannot be overstated. We would recommend a consultation well before the trigger approaches, at least nine months for a small to medium size business and more for a large company.

The Patterson Group provides an internal project management service whereby we act as facilitators enabling and managing the relocation process within an organisation. We do this because we have noted that, in many situations, a client may not have the necessary skills/or resources to progress change internally. This tends to be the case with larger companies where we are managing a co-location project where there are new systems being implemented as part of the relocation project.

Building Assessment
Once a short list of two or three preferred properties has been drawn up, we could typically assist by planning the client company into each one using the developed brief. Again, this is a further step in the process of developing a preferred layout although that is not the main point of this exercise. Rather, by planning the company into three short-listed properties, we believe the client is better able to assess each on their physical merits. Of course, there are other considerations not least of which are rent and lease terms, but, nonetheless, this provides the prospective tenant with another means of reaching a decision.

While this is going on, negotiation will be taking place on each of the short-listed properties. It would not be unusual for another viable option to arise at this late stage, as there is a constant flow of new properties coming onto the market.

With the correct amount of foresight, the final stages of negotiation should be done with time to spare as unforeseen delays such as premises being removed from the market, a change in the ownership of property, etc. can throw a spanner into the works.

Concept & Design Development
Once terms have been agreed, The Patterson Group can start working on a single set of premises. The design and concept can be developed in consultation with the appointed team. We will also recommend finishes, furniture and other creative elements such as artwork. Once documentation is complete, the project can be priced fully and costs can be managed such that they meet with budget expectations.

Project & Cost Management
There are a number of ways of approaching the pricing and management of projects. The Patterson Group typically takes full financial and project responsibility for a project, offering all services and trades required to make the project happen on time and within budget.

We look after all of the engineering aspects of a fit-out such as electrical, data, air-conditioning and fire. All building works and joinery will be designed and built in accordance with the client's needs, and all furniture and workstations supplied and installed. This is very much a one-stop shop arrangement.

The work will be undertaken in accordance with the Building Code of Australia and certified accordingly. All statutory approvals will be obtained and handed over to the client together with warranties on items supplied and finished work.

In short, we will hand over a completed set of premises ready for use on the given day. We will even project manage the actual relocation of the company's belongings.

Finally, The Patterson Group will complete the client's obligations on their old premises, arranging for the make good of the space and the disposal or sale of unwanted furnishings.

We have been assessed by a number of independent property players, including quantity surveyors, as providing excellent value in all aspects of our service. As we are significant buyers of furniture and other office equipment, not just specifiers, we are able to negotiate substantial discounts and pass these on to the end user.

The Patterson Group has never failed to complete a project on time.