Our approach was shaped on construction sites. For years, we worked in investor supervision, technical coordination and the delivery of demanding office projects. Today, that experience allows us to design and build with a clear understanding of how decisions made at the beginning affect construction, budget and the way the office performs in everyday use.
We work on new office spaces, refurbishments and the reconfiguration of existing workplaces. The scope of each project is adapted to the investor's actual situation — the condition of the space, organizational needs, budget, schedule and the technical constraints of the building.
We manage the preparation of new office spaces from the first functional and technical decisions through to a fully completed workplace. We coordinate the design, budget, technical disciplines, building management requirements and the execution of the works.
We adapt existing workplaces to new organizational needs, improving their functionality, ergonomics and overall standard. The scope of the refurbishment is planned to make effective use of the elements that are already in place.
We assess how the available floor area can be used more effectively by reorganizing workstations, meeting rooms, shared areas and support spaces. The objective is to improve functionality without unnecessarily increasing the scope of the investment.
Our construction experience influences the way we approach office design. From the concept stage onward, we consider solutions in terms of their cost, buildability, installation coordination and impact on the project schedule.
This means the design is never developed in isolation from the realities of the building. Architecture, building services, landlord requirements, construction logistics and budget are considered as parts of one integrated process.
This approach allows us to identify potential clashes earlier, reduce the number of changes required during construction and make design decisions with a clear understanding of their technical and financial consequences.
We do not start with walls, colours or material selections. First, we want to understand how the organization operates: how many people use the office, how teams work, how often meetings take place and which workplace functions are genuinely required.
We analyse the working model, organizational structure and functional, acoustic and technological requirements. Only then do we develop the office programme and space plan defining workstations, meeting rooms, private offices, shared areas and support spaces.
As a result, the office is designed around the actual needs of the organization rather than around an arbitrary layout of the available floor area. This makes better use of the space and reduces the risk of costly changes at later stages.
In the Design & Build model, office design and construction are managed as one integrated process. The same team is responsible for the design solutions, their cost, technical coordination and subsequent execution.
This allows architectural decisions to be assessed immediately in terms of buildability, budget and their impact on the project schedule. It reduces the risk of discrepancies between the design documentation and what can realistically and economically be delivered on site.
In Warsaw office buildings, this also means ongoing coordination with building management and the property's technical systems — including HVAC, fire alarm systems and electrical installations — as well as taking into account site logistics, construction procedures and the technical requirements of the particular property.
A completed office is the result of hundreds of design, technical and construction decisions. Through our projects, we show not only the finished space, but also the solutions that determine its functionality, durability and reliable day-to-day performance.
We assess design solutions for buildability, cost and their impact on the project schedule before construction work begins.
The functional layout, HVAC, electrical systems, fire alarm, AV and other disciplines must work as one integrated system rather than as separate layers of the design.
The outcome should be more than an attractive interior. It should be a workplace prepared for real, everyday use.
Delivering a fit-out in an operational office building requires much more than a well-designed interior. The construction schedule must take into account the way the building operates, access to the premises, material deliveries, permitted hours for noisy works and the procedures for making changes to existing building services.
We have worked in many well-known Warsaw office buildings, including Q22, Warsaw Trade Tower, Warsaw Financial Center, Warta Tower, Moje Miejsce, Bliski Centrum and Nordic Park. This experience gives us a practical understanding of Fit-out Guidelines, building management procedures, technical approvals and multi-disciplinary coordination in properties that remain fully operational throughout the works.
Design and construction works carried out in one of the most recognizable office buildings in central Warsaw.
Practical experience with technical requirements, building management procedures and the organization of works in a large office building.
Technical coordination and construction organization carried out in line with the operational requirements of an active office building.
Design and construction coordination taking into account the dependencies between architecture, building services and property requirements.
Familiarity with the technical standards of a modern office complex and the procedures involved in delivering tenant spaces.
Design and construction works delivered with consideration for the property's specific technical conditions and operational procedures.
Fit-out and refurbishment works organized in accordance with the building's technical requirements and procedures for carrying out construction works.
At the beginning of the investment process, some information is already known: headcount, floor area, work model, office standard, lease term and basic financial parameters. Other data may not yet be available.
Decision Engine can also start the analysis at this stage. The user enters the parameters that are already known, while missing values can be completed using transparent model assumptions and relationships built into the engine.
One scenario is then analysed across four connected areas: Test-fit, CAPEX, carbon footprint and TCO/OPEX.
The Test-fit module assesses whether the available floor area can accommodate the required office programme for a given number of users and the way the organization works.
The CAPEX module analyses the cost of preparing the space for use, including the fit-out scope, delivery standard, building services, construction elements, equipment and the remaining budget layers.
The carbon footprint module analyses the environmental impact of preparing and operating the office and shows how the scope of works, materials, equipment and reuse of existing elements affect the result.
The TCO module combines the cost of the space, office preparation, operating expenses and lease parameters, allowing the decision to be assessed across the entire analysis horizon.
Ecoffices Decision Engine combines the Test-fit, CAPEX, carbon footprint and TCO/OPEX results into one report that structures the assumptions, results and key conclusions for the analysed scenario.
In office projects, most decisions are interconnected. A layout change affects building services, the finishing standard affects the budget, and building requirements affect both the schedule and the way the works are carried out.
That is why we do not treat design, cost planning and execution as separate stages. We analyse their dependencies in parallel so that decisions made at the beginning are both buildable and financially justified.
The result should be an office that meets the organization’s needs, remains within the agreed assumptions and continues to perform as designed after handover.
Design, cost, technical coordination and execution are managed within one process.
Every solution is assessed in terms of function, buildability, budget and schedule.
Architecture and building services are designed as one system rather than as independent layers.
We aim to resolve problems during the decision and design stages rather than waiting until construction.
