American Center - Southfield, Mich.

The manufactured housing industry, like so many other industries, has been negatively affected by the general economic slowdown in the U.S. As a result, a number of companies were forced out of business. Seizing an opportunity, Origen Financial, a national finance company specializing in lending to buyers of manufactured homes, decided to consolidate activities conducted in four states into its headquarters located in Birmingham, Mich. The Birmingham space, however, was only 10,000 sq. ft. – not enough to accommodate the additional space this consolidation required. Origen quickly realized it needed to double its space in order to maximize its technology, workflow and production management.

Origen Financial's new lobby and reception area.

        Origen's 20,000 sf space requirement led them to the American Center in nearby Southfield, just five miles away. American Center, a 25-story high rise with 20,000-sq.-ft. floor plates, had surplus space available due to the recent relocation of a major tenant. Origen liked the available full floor plan that could accommodate its new program requirements, which included having all employees stationed on one floor as well as easy freeway access. While the Center's design/builder and property manager – REDICO – offered and provided tenant allowances for interior planning, design and construction build-out services, Origen had no internal real estate department to represent or oversee its interests in the tenant build-out and the physical relocation process.

The move from Birmingham to Southfield may have been short in distance, but it was long on planning and meticulous in execution. It started with move planning of departments, files, equipment and 77 employees. Next, exiting strategies from Origen's current space had to be coordinated with the existing lease. Finally, choosing a move vendor and scheduling the final packing and actual move-in were critical.
        Origen selected Premis Solutions, a division of the leading real estate brokerage firm in Michigan, Signature Associates-ONCOR International, to manage the process because it combined 35 years of experience with the knowledge and dedication to ensure a swift and successful relocation.
        Premis was able to provide design review, construction coordination, technology integration and relocation services. Similar to a cruise director, Premis understood all the components necessary for a flawless move and hired the very best people to get the job done right, and within budget.
        Initially, Premis assisted in reconciling variances between Origen's program needs and the Center's standard building allowances. Then, with the design and program in place, Premis developed furniture and technology bids, coordinated the construction build-out and installation, and managed the project close-out including the procurement of all final inspections, warranty manuals and sign-off of all punch list items. The final component, of course, was the physical move for the 77 employees.

How did Origen benefit from Premis Solutions? In short, Premis acted as though it were an Origen employee, taking ownership of every detail of the move. It coordinated and was accountable for the entire move process – including RFPs, budgets, and technology design and layout.
        Typically, Premis utilizes one point person for every project, so therefore each project has low overhead. The point person, or project manager, wears all hats and due to their knowledge and experience, hires only the best contractors. For example, there were no in-house designers, technology specialists or construction project managers assigned to Origen's relocation. Premis also knows the best designers and most reliable vendors – vendors with whom the firm has long-term relationships. As a result of this streamlined approach, Origen obtained maximum value on its tenant improvement allowance because Premis coordinated construction pricing review and build-out management. And Origen's people who worked with Premis on the move were able to maintain their workflow processes with minimal distractions.
        Corporate real estate services, designed to represent owners and tenants in the implementation of their real estate projects, have become an integral component in the total real estate process. Under the current economic conditions, the value impacts to real estate decisions are going to depend, more than ever, on the ability to efficiently process and analyze information.
        Corporate service firms like Premis offer increased value by providing access to a full range of advisory services that are based on analysis and geared to reducing costs without sacrificing overall quality. These advisory services, so critical to qualifying and supporting the real estate transaction, also earn their place in the process by providing the important link that integrates an initial strategy with the ultimate delivery of a final product.
        Yet it was Premis' experience, knowledge and commitment to see the job through that most benefited Origen in its move to Southfield. The folks at Premis understand that it all comes down to fundamentals: having solid, long-term relationships with vendors and providing outstanding service to clients.