Internships.com is the worlds largest internship marketplace bringing students, employers andhigher education institutionstogether in one centralized location. We specialize in helpingstudentsand young professionals find the right internship to kick start their career.

Its no secret that internships are the most effective way for students to gain work experience before graduation. In fact, studies show that 7 out of 10 internships turn into full-time jobs. Luckily,starting your internship searchis easy. Simply tell us yourcollege majorandpreferred locationand you can connect with thousands ofcompaniesthat are hiring interns now.

Whether youre looking for work experience, want toreceive college creditsor just need some extra spending money, you can use Internships.com to findpaid internships,summer jobs or entry level jobs.Students can even use ourInternship Predictorto help find the right job. Best of all, searching for internships is completely free.

Are you anemployerlooking to find interns for your business? Employers canpost internshipsand student jobs for free on Internships.com. Once you post your job listing, you canfind studentsusing our extensive resume database. Employers can access extensiveemployment resourcesto help ensure your business has thebest summer internship program.

Start your internship searchnow by browsing opportunities by major, location, or company name. Employers,create an accountto post internships for free.

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Internships Internship Search and Intern Jobs ...

Create a productive, comfortable, energy-efficient office building.

We can help you choose the right products, materials, and solutions for your new office building. At Interior Supply, we offersolutions and services for the design and construction of your office buildingthat can helpspeed up the construction process,earn LEED credits,andcontribute to the long-term sustainabilityof the structure. Fromexterior insulation finish systemstoacoustical wall,andceiling solutions, our expert sales team can help educate you and work with you to make the right choices for your new office building. And after construction begins, we candeliver the materials on-site, when you want them, right where you want them, helping to speed up construction time and keep the process on schedule.

The new office structure that you are designing, remodeling or building needs tokeep air in and the elements out. It needs to withstand the seasons, along with rapid changes in weather and temperature. The products and materials you choose should be easy to install, low-maintenance, and last for a long time. You also want to choose products that are aesthetically pleasing for the outside of your building, giving it an impressive, yet functional, facade.

We offer insulation solutions from companies likeDryvit,Henry,andOwens Corningthat can help the exterior of your office building meet requirements from local building codes, specifications from the owner and earn LEED credits.

Inside the building, you need tocreate a comfortable workplacethat is not too loud, has the proper lighting, and has an aesthetically pleasing, professional look.The right office environment keeps employees happy and increases productivity, which helps improve the bottom line.

It all starts with office acoustics and keeping noise levels reduced.Acoustical ceiling tiles,andacoustical wall panelscan help dramatically reduce noise, in both open and closed environments, and also helps attain specific levels of speech privacy. Speech Privacy can be measured by Privacy Index (PI) and the levels are:

Lighting is also a critical factor in the workplace, and choosing the right ceiling system can contribute to a comfortable work environment. But the right ceiling system can also help resist mold and mildew, which helps maintain the indoor air quality. Manyacoustical ceilings are also made from high-recycled-content, which can contribute LEED credits to your building.

From a visual perspective, you can create an impressive look and feel to both open and closed spaces with metal ceilings, wood ceilings, and canopies.

The walls of your office building can also contribute to the environment, and the materials they are made from need to be durable and last. You can frame your walls withcold formed steel studs, metal studs, or a complete drywall framing system. When it comes to finishing your walls, we offer awide selection of gypsum boardsfor just about any application. We also offer wall systems that can bring a nice finish to the interior of your office.

There are manyproducts from whichto choose for interior and exterior applications, for open and closed floor plans. You can spend your time flipping through catalogs and browsing websites, trying to learn about all of the products that are available and then trying to choose the right one. Or you canlet our expert sales team help you cut through the mess and lend a hand. Our sales team has many years of experience, not only helping customers choose the right products, but alsolearning about the pros and cons of each product in various applications. You can rely on our expertise to help you make the right choices for your new office building, fromEIFSon the outside to acoustical solutions for the inside.

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Building Materials for Office Buildings - Interior Supply

An office is generally a room or other area where administrative work is done, but may also denote a position within an organization with specific duties attached to it (see officer, office-holder, official); the latter is in fact an earlier usage, office as place originally referring to the location of one's duty. When used as an adjective, the term "office" may refer to business-related tasks. In legal writing, a company or organization has offices in any place that it has an official presence, even if that presence consists of, for example, a storage silo rather than an office. An office is an architectural and design phenomenon; whether it is a small office such as a bench in the corner of a small business of extremely small size (see small office/home office), through entire floors of buildings, up to and including massive buildings dedicated entirely to one company. In modern terms an office usually refers to the location where white-collar workers are employed. As per James Stephenson,"Office is that part of business enterprise which is devoted to the direction and co-ordination of its various activities."

Offices in classical antiquity were often part of a palace complex or a large temple. The High Middle Ages (10001300) saw the rise of the medieval chancery, which was usually the place where most government letters were written and where laws were copied in the administration of a kingdom. With the growth of large, complex organizations in the 18th century, the first purpose-built office spaces were constructed. As the Industrial Revolution intensified in the 18th and 19th centuries, the industries of banking, rail, insurance, retail, petroleum, and telegraphy dramatically grew, and a large number of clerks were needed, and as a result more office space was required to house these activities. The time and motion study, pioneered in manufacturing by F. W. Taylor led to the Modern Efficiency Desk with a flat top and drawers below, designed to allow managers an easy view of the workers. However, by the midpoint of the 20th century, it became apparent that an efficient office required discretion in the control of privacy, and gradually the cubicle system evolved.[1]

The main purpose of an office environment is to support its occupants in performing their job. Work spaces in an office are typically used for conventional office activities such as reading, writing and computer work. There are nine generic types of work space, each supporting different activities. In addition to individual cubicles, there are also meeting rooms, lounges, and spaces for support activities, such as photocopying and filing. Some offices also have a kitchen area where workers can make their lunches. There are many different ways of arranging the space in an office and whilst these vary according to function, managerial fashions and the culture of specific companies can be even more important. While offices can be built in almost any location and in almost any building, some modern requirements for offices make this more difficult, such as requirements for light, networking, and security. The primary purpose of an office building is to provide a workplace and working environment primarily for administrative and managerial workers. These workers usually occupy set areas within the office building, and usually are provided with desks, PCs and other equipment they may need within these areas.

The structure and shape of the office is impacted by both management thought as well as construction materials and may or may not have walls or barriers. The word stems from the Latin officium, and its equivalents in various, mainly romance, languages. An officium was not necessarily a place, but rather an often mobile 'bureau' in the sense of a human staff or even the abstract notion of a formal position, such as a magistrature. The relatively elaborate Roman bureaucracy would not be equaled for centuries in the West after the fall of Rome, even partially reverting to illiteracy, while the East preserved a more sophisticated administrative culture, both under Byzantium and under Islam.

Offices in classical antiquity were often part of a palace complex or a large temple. There was usually a room where scrolls were kept and scribes did their work. Ancient texts mentioning the work of scribes allude to the existence of such "offices". These rooms are sometimes called "libraries" by some archaeologists and the general press because one often associates scrolls with literature. In fact they were true offices since the scrolls were meant for record keeping and other management functions such as treaties and edicts, and not for writing or keeping poetry or other works of fiction.

The High Middle Ages (10001300) saw the rise of the medieval chancery, which was usually the place where most government letters were written and where laws were copied in the administration of a kingdom. The rooms of the chancery often had walls full of pigeonholes, constructed to hold rolled up pieces of parchment for safekeeping or ready reference, a precursor to the book shelf. The introduction of printing during the Renaissance did not change these early government offices much.

Medieval illustrations, such as paintings or tapestries, often show people in their private offices handling record-keeping books or writing on scrolls of parchment. All kinds of writings seemed to be mixed in these early forms of offices. Before the invention of the printing press and its distribution there was often a very thin line between a private office and a private library since books were read or written in the same space at the same desk or table, and general accounting and personal or private letters were also done there.

It was during the 13th century that the English form of the word first appeared when referring to a position involving duties (ex. the office of the ...). Geoffrey Chaucer appears to have first used the word in 1395 to mean a place where business is transacted in The Canterbury Tales.

As mercantilism became the dominant economic theory of the Renaissance, merchants tended to conduct their business in the same buildings, which might include retail sales, warehousing and clerical work. During the 15th century, population density in many cities reached the point where stand-alone buildings were used by merchants to conduct their business, and there was a developing a distinction between church, government/military and commerce uses for buildings.[1]

With the growth of large, complex organizations such as the Royal Navy and the East India Company in the 18th century, the first purpose-built office spaces were constructed. The Old Admiralty (Ripley Building) was built in 1726 as a three storey U-shaped brick building and was the first purpose built office building in Great Britain. As well as offices, the building housed a board room and apartments for the Lords of the Admiralty. In the 1770s, many scattered offices for the Royal Navy were gathered into Somerset House, the first block purpose-built for office work.[2]

The East India House was built in 1729 on Leadenhall Street as the headquarters from which the East India Company administered its Indian colonial possessions. The Company developed a very complex bureaucracy for the task, which required thousands of office employees to process the necessary paperwork. The Company recognized the benefits of centralized administration, and required that all workers sign in and out at the central office, daily.[3]

As the Industrial Revolution intensified in the 18th and 19th centuries, the industries of banking, rail, insurance, retail, petroleum, and telegraphy dramatically grew in size and complexity. To transact business, an increasing large number of clerks were needed to handle order-processing, accounting, and document filing, with increasingly specialized office space required to house these activities. Most of the desks of the era were top heavy with paper storage bins extending above the desk-work area, giving the appearance of a cubicle and offering the workers some degree of privacy.

The relatively high price of land in the central core of cities lead to the first multi-story buildings, which were limited to about 10 stories until the use of iron and steel allowed for higher structures. The first purpose-built office block was the Brunswick Building, built in Liverpool in 1841.[4] The invention of the safety elevator in 1852 by Elisha Otis saw the rapid escalation upward of buildings.[1] By the end of the 19th century, larger office buildings frequently contained large glass atriums to allow light into the complex and improve air circulation.

By 1906, Sears, Roebuck and Co had opened their mail order and headquarters operation in a 3,000,000-square-foot (280,000m2) building in Chicago, at the time the largest building in the world. The time and motion study, pioneered in manufacturing by F. W. Taylor and later applied to the office environment by Frank and Lillian Gilbreth, led to the idea that managers needed to play an active role in directing the work of subordinates in order to increase the efficiency of the workplace. F.W. Taylor advocated the use of large, open floor plans, and desks that faced supervisors.[5] As a result, in 1915, the Equitable Life Insurance Company in New York City introduced the Modern Efficiency Desk with a flat top and drawers below, designed to allow managers an easy view of the workers. This led to a demand for a large square footages per floor in buildings, and a return to the open spaces that were seen in preindustrial revolution buildings.[1]

However, by the midpoint of the 20th century, it became apparent that an efficient office required discretion in the control of privacy, which is needed to combat tedium linked to poor productivity, and to encourage creativity. In 1964, the Herman Miller (office equipment) company engaged Robert Propst, a prolific industrial designer, who came up with the concept of the Action Office which later evolved into the cubicle office furniture system.[1]

Japanese businesses have set themselves apart from their American counterparts by implementing different techniques in the way they handle business. The Japanese office layout improves work productivity, harmony in the office, and holds every employee accountable for the work they produce. The type of office layout used in Japan is called an open plan, and relies on ergonomics to help make employees as productive as possible. The Japanese open office layout allows them to use an organizational structure known as the horizontal structure. In the typical Japanese office there are no walls dividing desks, no cubicles, and no individual offices. Also they are able to implement policies using the ringi-sho consensus.

In order to get group members to work effectively in the open office floor plan the use of island style desks are used. The most dominant feature of the Japanese island style office layout is that each group forms an island. Kageyu Noro, Goroh Fujimaki & Shinsuke Kishi, researches of ergonomics in the work place, stated, Japanese offices have traditionally adhered to island layouts because these reflect the Japanese style of teamwork and top-down style of management.[6] The group leader will then sit at the prominent position and ensure productivity.

The group leader will assign a task to the group, and each member of the group then receives their individual task to complete. Island style seating also gives the group the benefit of being able to speak to one another at any time, and ask for help if needed. Being in such close proximity to one another in the office gives another advantage to the supervisor in that he can call an uchi-awase. Uchi-awase is an informal meeting in order to get an important message across, and also allows all members of the team to be creative in the office. The open office layout allows for this because there are hardly any independent rooms or enclosures. If the supervisor stands at his desk he can glance at his associates and easily call them over.,[7] according to Durlabhji, Subhash, Norton E. Marks, and Scott Roach, authors of Japanese Business Cultural Perspective. Once all individual tasks are complete the group then combines each persons work and the project is the put together as a whole and returned to the supervisor. The work is viewed as a team effort and that each member of the group receives equal credit for being part of a team completing the goal assigned. The group itself holds each member accountable for ensuring that the work is getting done, and that no one individual is doing more work than another. Another motivating factor is that the groups boss is also seated at the same desk, and the effect that this has on the individuals is that they must work hard just like the boss. The role of having an open lay out with island type seating allows the office to be structured so the employees are put together as teams.

The type of organizational structure found within the Japanese office is known as a horizontal structure. According to Andrew, Ghillyer, author of Management Now, Horizontal structure is an organization structure consisting of two groups: the first composed of senior management responsible for strategic decisions and policies and the second composed of empowered employees working together in different process teams; also known as a team structure.[8] The benefit of using this type of structure is that hierarchy is flattened to reduce supervision, teams are able to self-manage, team performance, not just the individual is rewarded, and training is highly emphasized amongst all employees. With the heightened sense of empowerment and responsibility workers are motivated to complete objectives in a timely manner. Having the office structured horizontally allows for the easy communication of introducing new policies and ideas amongst the groups.

Ringisho refers to the concept of submitting proposals and making decisions off those ideas. By unifying everyone together in the Japanese office it helps to make better informed decisions on policies of the company that all managers and employees have input on. The idea behind this is to get a hold of various thinking individuals to see if there is a good way in writing their policies that come to benefit the company better. Richard Lewis, author of When Cultures Collide, states Suggestions, ideas and inventions make their way up the company hierarchy by a process of collecting signatures among workers and middle managers. Many people are involved. Top executives take the final step in ratifying items that have won sufficient approval.[9] With this system in place changes to policies are only passed if there is an overall consensus to pass it. Allowing each group to have a say on which policies should be implemented improves overall job satisfaction and harmony throughout the office.

The way Japanese offices are structured allow them to be more efficient when conducting business. The efficiency at which they operate has been noticed by such companies General Motors, Ford, Motorola, and Chrysler Company. They continue to look for other ways to be more efficient and productive with the office layout and employee productivity.

The main purpose of an office environment is to support its occupants in performing their jobpreferably at minimum cost and to maximum satisfaction. With different people performing different tasks and activities, however, it is not always easy to select the right office spaces. To aid decision-making in workplace and office design, one can distinguish three different types of office spaces: work spaces, meeting spaces and support spaces. For new, or developing businesses, remote satellite offices and project rooms, Serviced Offices can provide a simple solution and provide all of the former types of space.

Work spaces in an office are typically used for conventional office activities such as reading, writing and computer work. There are nine generic types of work space, each supporting different activities.

Open office: An open work space for more than ten people, suitable for activities which demand frequent communication or routine activities which need relatively little concentration

Team space: A semi-enclosed work space for two to eight people; suitable for teamwork which demands frequent internal communication and a medium level of concentration

Cubicle: A semi-enclosed work space for one person, suitable for activities which demand medium concentration and medium interaction

Private office: An enclosed work space for one person, suitable for activities which are confidential, demand a lot of concentration or include many small meetings

Shared office: An enclosed work space for two or three people, suitable for semi-concentrated work and collaborative work in small groups

Team room: An enclosed work space for four to ten people; suitable for teamwork which may be confidential and demands frequent internal communication

Study booth: An enclosed work space for one person; suitable for short-term activities which demand concentration or confidentiality

Work lounge: A lounge-like work space for two to six people; suitable for short-term activities which demand collaboration and/or allow impromptu interaction

Touch down: An open work space for one person; suitable for short-term activities which require little concentration and low interaction

Meeting spaces in an office are typically used interactive processes, be it quick conversations or intensive brainstorms. There are six generic types of meeting space, each supporting different activities.

Small meeting room: An enclosed meeting space for two to four persons, suitable for both formal and informal interaction

Large meeting room: An enclosed meeting space for five to twelve people, suitable for formal interaction

Small meeting space: An open or semi-open meeting space for two to four persons; suitable for short, informal interaction

Large meeting space: An open or semi-open meeting space for five to twelve people; suitable for short, informal interaction

Brainstorm room: An enclosed meeting space for five to twelve people; suitable for brainstorming sessions and workshops

Meeting point: An open meeting point for two to four persons; suitable for ad hoc, informal meetings

Support spaces in an office are typically used for secondary activities such as filing documents or taking a break. There are twelve generic types of support space, each supporting different activities.

Filing space: An open or enclosed support space for the storage of frequently used files and documents

Storage space: An open or enclosed support space for the storage of commonly used office supplies

Print and copy area: An open or enclosed support space with facilities for printing, scanning and copying

Mail area: An open or semi-open support space where employees can pick up or deliver their personal mail

Pantry area: An open or enclosed support space where people can get coffee and tea as well as soft drinks and snacks

Break area: A semi-open or enclosed support space where employees can take a break from their work

Locker area: An open or semi-open support space where employees can store their personal belongings

Smoking room: An enclosed support space where employees can smoke a cigarette

Library: A semi-open or enclosed support space for reading of books, journals and magazines

Games room: An enclosed support space where employees can play games (e.g. computer games, pool, darts)

Waiting area: An open or semi-open support space where visitors can be received and can wait for their appointment

Circulation space: Support space which is required for circulation on office floors, linking all major functions

There are many different ways of arranging the space in an office and whilst these vary according to function, managerial fashions and the culture of specific companies can be even more important. Choices include, how many people will work within the same room. At one extreme, each individual worker will have their own room; at the other extreme a large open plan office can be made up of one main room with tens or hundreds of people working in the same space. Open plan offices put multiple workers together in the same space, and some studies have shown that they can improve short term productivity, i.e. within a single software project. At the same time, the loss of privacy and security can increase the incidence of theft and loss of company secrets. A type of compromise between open plan and individual rooms is provided by the cubicle desk, possibly made most famous by the Dilbert cartoon series, which solves visual privacy to some extent, but often fails on acoustic separation and security. Most cubicles also require the occupant to sit with their back towards anyone who might be approaching; workers in walled offices almost always try to position their normal work seats and desks so that they can see someone entering, and in some instances, install tiny mirrors on things such as computer monitors.

While offices can be built in almost any location and in almost any building, some modern requirements for offices make this more difficult. These requirements can be both legal (e.g. light levels must be sufficient) or technical (e.g. requirements for computer networking). Alongside, other requirements such as security and flexibility of layout, has led to the creation of special buildings which are dedicated only or primarily for use as offices. An office building, also known as an office block or business center is a form of commercial building which contains spaces mainly designed to be used for offices.

The primary purpose of an office building is to provide a workplace and working environment primarily for administrative and managerial workers. These workers usually occupy set areas within the office building, and usually are provided with desks, PCs and other equipment they may need within these areas.

An office building will be divided into sections for different companies or may be dedicated to one company. In either case, each company will typically have a reception area, one or several meeting rooms, singular or open-plan offices, as well as toilets.

Many office buildings also have kitchen facilities and a staff room, where workers can have lunch or take a short break. Many office spaces are now also serviced office spaces, which means that those occupying a space or building can share facilities.

Need to mention all building names with company details

Rental rates for office and retail space are typically quoted in terms of money per floor-areatime, usually money per floor-area per year or month. For example, the rate for a particular property may be $29 per square-foot per year ($29/s.f/yr) - $290 per square-meteryear ($290/m2/a), and rates in the area could range $20$50/s.f./yr ($200$500/m2a).

In many countries, rent is typically paid monthly even if usually discussed in terms of years.

Examples:

In a gross lease, the rate quoted is an all-inclusive rate. One pays a set amount of rent per time and the landlord is responsible for all other expenses such as costs of utilities, taxes, insurance, maintenance, and repairs.

The triple net lease is one in which the tenant is liable for a share of various expenses such as property taxes, insurance, maintenance, utilities, climate control, repairs, janitorial services and landscaping.

Office rents in the United States are still recovering from the high vacancy rates that occurred in the wake of the 2008 depression.[10]

The Building Owners and Managers Association (BOMA) classifies office space into three categories: Class A, Class B, and Class C.[11] According to BOMA, Class A office buildings have the "most prestigious buildings competing for premier office users with rents above average for the area". BOMA states that Class A facilities have "high quality standard finishes, state of the art systems, exceptional accessibility and a definite market presence". BOMA describes Class B office buildings as those that compete "for a wide range of users with rents in the average range for the area". BOMA states that Class B buildings have "adequate systems" and finishes that "are fair to good for the area", but that the buildings do not compete with Class A buildings for the same prices. According to BOMA Class C buildings are aimed towards "tenants requiring functional space at rents below the average for the area".[12] The lack of specifics allows considerable room for "fudging" the boundaries of the categories. Oftentimes, the above categories are further modified by adding the plus or minus sign to create subclasses, such as Class A+ or Class B-.[13][14]

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Office - Wikipedia

Dallas-Fort Worth's fast-growing economy has made it the hottest office market in the country.

During the first nine months of 2016, thearea led the country in net office leasing with 3.6 million square feet of transactions, according to commercial real estate firm Cushman & Wakefield.

D-FW was second in office construction to New York, with almost 8 million square feet of buildings under construction.

Along with North Texas, office construction is highest in Midtown Manhattan (9.5 million square feet), Silicon Valley (6.3 million square feet) and Seattle (4.6 million square feet).

North Texas' office market has continued to grow this year while other U.S. cities have seen a slowdown.

"Although they continue to expand, they are doing so more cautiously," Kevin Thorpe, global chief economist atCushman & Wakefield,said in a new report.

Some more optimistic counts show net office leasing of more than 4.5 million square feet in D-FW this year on track for a record.

D-FW's net office leasing was significantly ahead of Absorption was strongest during the first three quarters of Phoenix with 2.8 million square feet and Chicago at 2.4 million square feet, according to Cushman & Wakefield.

With the high levels of office transactions, D-FW is seeing some of the biggest office rent increases in the country.

Overall rents in the area are up more than 13 percent in 2016, behind only Brooklyn (14.5 percent) and San Francisco (13 percent) in total rent gains.

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D-FW's office building leasing market leads the nation ...

Commercial real estate search

Commercial real estate professionals such as brokers and other listing agents look to SHOWCASE to help them advertise commercial property for sale or commercial property for lease direct to the general public on Google, Yahoo and Bing. That's why so many results-minded commercial real estate professionals in trust SHOWCASE to market all their property for sale or lease listings. Retailers, CEOs, tenants, investors and brokers looking to buy or lease commercial property have free access to the industry's largest database of commercial property for lease or sale listings without registration or fees of any kind.

Each month tenants and investors search listings of commercial properties for sale or lease on SHOWCASE over 600,000 times, making it one of the most heavily searched commercial real estate marketing Web sites on the Internet. brokers listing real estate for sale or lease value SHOWCASE for the way SHOWCASE advertises and continuously updates all their listings for one flat monthly fee with no long term commitment.

The commercial property database behind SHOWCASE is by far the industry's largest, with over 1.4 million active, continuously updated listings of commercial real estate for sale or for lease across all commercial property types, including office, industrial, retail, flex, multifamily, commercial-zoned land, hotels and more. A SHOWCASE subscription also includes a personal website at no extra charge to promote the listing agent's name, contact information and services as well as on-demand listings performance reports to share with clients.

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Office Building - Showcase

For more than 30 years, PortaFab pre-engineered modular building have been helping companies. Learn more about our cleanroom wall systems.

An enticing and very short video showing the time-lapse installation of one of our standard quick ship offices.

Mike Booker discusses the unique advantages of utilizing modular systems when designing and installing industrial offices, walls, enclosures and buildings.

Booker offers his thoughts on the design aspects that contribute to the structural integrity of our modular buildings.

The following video serves to provide a quick preview of our longer installation instructional video to convey the ease at which our modular buildings are installed.

Introductory video that covers the basics of cleanroom design, construction, contamination and clean room classification (ISO and class).

The following is a list of the top 10 reasons to consider prefabricated modular systems over traditional construction methods when adding or expanding components within your facility.

An informative video which highlights several key advantages of modular construction, specifically geared towards warehouse and manufacturing facility owners.

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PortaFab Modular Building Systems | Inplant Modular Office ...

H&I Projects (Pty) Ltd has its primary focus on building construction with our core focus on building construction and construction management within select industrial, commercial, residential and institutional building construction projects. Projects undertaken by Haw and Inglis Projects are in the public and private sectors as well as PPP (Public Private Partnerships) ranging from light industrial complexes to state of the art office and residential buildings.

Through our close association with practicing Consulting Engineers, Architects and Quantity Surveyors the company is able to offer clients a turnkey design and build project option where required.

Flagship construction projects include:

The road rehabilitation and new toll plaza building development on Chapmans Peak Drive

The New Bloemhof Electricity Services Head Office Building which will be the City of Cape Towns first 5 star green rated office building, built to ISO 9001 and ISO 14001 standards.

SAPS: New shooting ranges and administration buildings at Faure.

Scottsdene taxi rank: One of the first Green star rated taxi ranks in South Africa including recycled water system and solar generated power to ensure self reliance.

Clifton Terraces: A complex multi-level residential block on Cliftons Victoria Road in Cape Town. This ten storey building includes a component of complex geotechnical work followed by the structure and building construction work to extremely high standards.

H&I is ISO 9001 Quality Management Systems Accredited

H&I is ISO 14001 Environmental Management Systems Accredited

H&I Group has the following CIDB grading classifications

9CE (Civil Engineering)

9GB (Building construction)

9ME (Mechanical Engineering)

9EP (Electrical Engineering)

9SL (Structural Steel Fabrication & Erection)

9SE (Demolition & Blasting)

9SF (Fire Prevention & Protection Systems)

9SM (Timber Buildings & Structures)

9SJ (Piling& Specialised Foundations)

H&I Building Construction is a member of the Master Builders and Allied Trades Association (Western Cape)

H&I Building Construction is registered with the National Home Builders Registration Council (NHBRC)

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Building Construction - haw-inglis.co.za

NRG Feature Clad

Front Entry Renovation

NRG Feature Clad

Front Entry Renovation

NRG Feature Clad

Front Entry Renovation

NRG Feature Clad

Front Entry Renovation

PROJECT: Labrador

NRG 100mm

PROJECT: Labrador

NRG 100mm

PROJECT: EDGEWATER Varsity Lakes NRG 75mm

NRG Sunhoods Blades

PROJECT: EDGEWATER Varsity Lakes NRG 75mm

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Second coat render

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First coat render

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75mm Greenboard

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Rendered window reveal

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Expansion Bead

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Acrylic Render

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75mm Greenboard

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Duplex 60mm Greenboard

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60mm Greenboard

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60mm Greenboard

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Screws & Washers

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60mm Greenboard

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Sunhood ready for Render

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Bracket Markings

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Bracket Fixings

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75mm Greenboard Sunhoods

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Correct adhesive application to bead

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40mm Greenboard extension

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75mm Greenboard

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40mm Greenboard

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Render 1st coat/mesh

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Gallery: construction | NRG - Energy Efficient Building ...

Economists are predicting modest but continued growth for the U.S. office construction market. FMIs 2014 U.S. Markets Construction Overview anticipates that construction put in place in the sector will be fairly flat this year but could beat 2013 by up to 4%. Jones Lang LaSalle foresees a 6% increase in office project completions this year.

The New York-based project management consultancy Faithful+Gould points to decreasing vacancy rates as an indicator of growth, but says owners are likely to focus on upgrading existing buildings.

Whether created through renovation, adaptive reuse, or new construction, todays workplaces are a notable departure from those of the past. Formerly, perimeter executive offices surrounded bland, productivity-draining expanses of repetitive workstations. Poor acoustics, limited flexibility and views, and a lack of meeting space marked these walled-in, open-plan cubiclevilles.

Now, the walls are coming down. Driven by changing work styles, mobile technology, and the growing presence of Millennialspeople born between the early 1980s and 2000todays workplaces are changing, mostly for the better. Perimeter offices are disappearing, floor plans are opening up, and trendy breakout areas and cafs are replacing the rigid, closed layouts of the past, says Barry Fries, founder and CEO of contractor B.R. Fries & Associates (www.brfries.com). More than ever, we see young companies owned or dominated by Millennials gravitating toward historic downtown buildings, where theyre installing sustainable, laid-back interiors with adaptable furniture systems and a surprisingly high finish quality, he says.

With 72% of corporate real estate executives saddled with the responsibility of productivity improvements, according to Jones Lang LaSalle, decision makers are putting the emphasis on modifying their facilities to support creativity, focus, and teamwork.

Baby Boomers made up more than half of the U.S. workforce in 2010, according to JLL; by 2020, they will be outnumbered by Millennials. A study by Forbes projects that three out of four workers will be Millennials by 2025. This ambitious, tech-savvy, creative cohort has notably different working styles and preferences than other generations; for instance, Millennials may be more productive sitting in cafs or lounge areas than in traditional workstations. Their ease with mobile technology enables many of them to work anytime, anywhere.

In some high-tech companies run by Millennials, nonconventional workspaces are the thing. Millennials are collaborators, and they dont like to isolate themselves, says Marlyn Zucosky, IIDA, Partner and Director of Interior Design with JZA+D (www.joshuazinder.com). Providing more open places for informal meetings is a successful strategy. And Millennials in general have a lower demand for privacy than Baby Boomers.

Expansive glass walls and perimeter open spaces bring in ample natural light, afford beautiful ocean and city views, and encourage socialization at law firm Fish & Richardsons Boston office. PHOTO: COURTESY ADD INC.

High-tech companies have amplified this trend, according to workplace experts. Google and Facebook have cutting-edge offices created by the young entrepreneurs who founded these companies, and they had no rules or standards to abide by, so they established their own, says Barry Poskanzer, AIA, Partner, Poskanzer Skott Architects (http://poskanzerskott.com). Many workplaces are becoming the physical manifestation of the business casual trend.

Hierarchy, tenure, and seniority are no longer the key factors in design, and flexible work zones are displacing high, opaque walls, says Karen Thomas, CID, LEED AP BD+C, a Principal of architecture firm LPA Inc. (www.lpainc.com). The firms user surveys show that employees are more productive when given a variety of places in which to work. Employee costs are the largest expense for any company, so making staff comfortable benefits the bottom line, says Rick DAmato, AIA, LEED AP BD+C, another LPA Principal.

Forging understanding between the generations is important in this era of transition. While Boomers are often still the ones making long-term decisions about real estate and workplace strategies, they may retire before the end of a 10-year lease, notes Steve Hargis, Executive Vice President in Strategic Consulting in Jones Lang LaSalles San Francisco office. Therefore, its important to raise their consciousness level around the lasting effects of their workplace decisions, as the subsequent generations will be the ones to live with those decisions.

With workers spending more time away from their workstations, workplace density is on the rise. According to the global technology research firm Gartner Group, knowledge workers typically spend just 40% of their time at their desks, and non-group tasks have decreased to about 20% of the working day. As a result, personal workspaces can shrinkand they are, decreasing 3040% in floor area as Building Teams help companies reinvent excess space, according to Lenny Beaudoin, Senior Managing Director of Workplace Strategy, CBRE, New York City (www.cbre.com).

Personal workspaces are getting smaller, because the technology were using is smaller, says JZA+Ds Zucosky. Flat-screen monitors allow shallower work surfaces, which means less footprint per workstation. She adds that providing space for document piling is far less important today, with most documents residing on computers. Rachel Casanova, LEED AP ID+C, an Associate Principal and Director of Workplace Strategy with Perkins+Will New York (www.perkinswill.com), says individual desk size is decreasing in width, to around five linear feet. This is probably the smallest we can get, but now we need to focus on how we can make office spaces more effective, she says.

Because so many of its employees were out in the field during the day, Horizon Blue Cross Blue Shield opted to downsize its Newark, N.J., offices while creating a more worker-friendly environment promoting health and wellness. PHOTO: COURTESY HOK

In 2001, an average of 300 sf was allotted per worker. By 2010, space allocation was down to 225 sfand in 2012, it dropped to 176 sf per person, according to CoreNet Global. The corporate real estate association has predicted that the metric could go as low as 100 sf per person within a few years. In part, the trend is the result of moving casual meetings from the cubicle or office to a huddle area. There was a time when managers had guest chairs in their workstations, says Zucosky, but they are being replaced by more interesting furniture, such as upholstered-top mobile file cabinets and layered work surfaces that offer a place for the visitor to perch for that brief conversation.

It must be kept in mind, however, that efficient design is not about decreasing square footage, but about increasing utilization, says Dennis Gaffney, AIA, IIDA, LEED AP, a Vice President at RTKL (www.rtkl.com).

Lisa Killaby, IIDA, LEED AP, a Principal with ADD Inc. (www.addinc.com), says her firm uses evidence-based assessment and analysis to help clients discover ways to improve workspace efficiency and effectiveness. Utilization studies are one such tool, says P+Ws Casanova. In the past, workplace designers would plan 100 desks for every 90 people in the office, or 90% utilization. Now, some companies are shooting for something more like 120-130% utilization, because employees are spending more time in meeting rooms and project spaces, at clients offices, and telecommuting.

To accommodate more people with fewer desks, designers are turning to strategies such as desk sharing, free desking, benching, and hoteling. Unassigned touch-down spaces, which may be open or enclosed, offer a modicum of visual and acoustical privacy and the ability to support individual work or one-on-one meetings. Furniture can be either casual lounge seating with an integrated work surface, or a table with two chairs, says LPAs Thomas. Ideally, these spaces can be equipped with writable wall surfaces and access to daylight. A wall-mounted flat-screen monitor is an optional but nice-to-have element.

Where assigned individual workstations are provided, they are generally becoming smaller and simpler. The allocation of individual workspace is becoming less about hierarchy and entitlement, and more about function and fit, says Bernice Boucher, JLLs Managing Director and Workplace Strategy Practice Lead.

While their primary purpose is to serve heads-down focus work, workstations should also be designed to support one-on-one collaboration and the ability to turn an individuals work surface into a table where a visiting colleague can fit, say, a notebook and cup of coffee. Work surfaces are being coupled with semi-fixed power/data splines that support movable components. These enable employees to modify configurations when greater collaboration is in order, says Fries. This level of flexibility can even reduce the need for dedicated collaboration spaces within workstation clusters, says Thomas, since workers can more easily achieve connections by moving elements on their own.

With its active design supporting physical movement and social interaction, Jones Lang LaSalles corporate offices in Sydney, Australia, also feature comfortable collaborative spaces, natural light, and views. PHOTO: COURTESY JONES LANG LASALLE

Workstation wall panels are also shrinking in height to avoid the much-maligned cube farm model. Lower walls are better for employee connections, says Fries.

Recent workplace concepts have attempted to create neighborhoods, which are not necessarily departmental or project-based groupings. Instead, the goal is to help employees identify with their neighborhood: to change their focus from my space to our space, to give workers a feeling of membership in the club, as opposed to simply ownership of a desk, says Boucher. Consider using distinctive furnishings, lighting, and colors to brand each neighborhood with its own visual identity.

Whatever the scheme, these concepts imply new work modalities as well as novel design solutions and better technology supportall integrated with human resources strategy, says Casanova.

Behind salaries and technology, the cost of real estate is the biggest line item for most corporations, so driving down facility size through efficient space utilization reduces overhead. Increased density is not only a financially driven best practice, adds Boucher. It also drives engagement and social interaction in the office.

While workplaces are trending toward open and flexible environments, designers must remember the need for quiet, private spaces. According to a database created by design firm Gensler, encompassing information from more than 90,000 respondents gathered during the past five years, focus work is seen as the most crucial activityone that also requires the majority of worker time.

Design strategies that prioritize collaborative space at the expense of individuals ability to focus have a higher likelihood of backfiring. This continues to be the great debate, and the pendulum is swinging again, says Juhee Cho, Workplace Studio Leader with SmithGroupJJR (www.smithgroupjjr.com). Many people argue that they need acoustical privacy in order to be productive, while others succeed being surrounded by their colleagues, stimulated by their energy.

Ultimately, the Building Team must assess each organizations unique needs, based on such factors as the clients industry, market, corporate culture, demographics, recruitment, and retention. The team should begin by analyzing the work, says Poskanzer. What kinds of tasks do the people address? What kinds of relationships do they have, what do they need, and how do they work with other employees?

In an example of immersive branding, the dimmed ambient lighting, rich colors, and imagery create a video game environment at Blizzard Entertainments Irvine, Calif., headquarters. PHOTO: COURTESY LPA INC.

Achieving an optimal mix of zones involves minimizing interruptions and distractions in private spaces, says Rob Sannella, Regional Leader of Consulting in HOKs Toronto office (www.hok.com). Quiet work areas should not be positioned next to communal areas, and designers should seek out effective acoustical treatments and architectural barriers.

The principles can sometimes be counterintuitive. Weve seen that some higher workstation panels actually increase ambient noise within an open environment, as the occupants feel they have more privacy than they actually do and tend to speak more loudly, says LPAs Thomas. There is a delicate balance between creating critical visual connections and communication, and much needed acoustical privacy within the work environment.

Among the attempted solutions: small phone booth designs developed for companies like Pandora, says Andrew Bartle, AIA, LEED AP, Principal of ABA Studio (www.abastudio.com). His firm designed these private, acoustically isolated focus areas set behind CNC-milled wood slats. In the high-tech industries, we see dense occupancies through open-office environments, but leading companies are sensitive to the need for each individuals personal privacy, he says. This can be accomplished through small private rooms for one- or two-person calls, discussions, and focus workand other spaces with different degrees of privacy.

Employee behavior also affects focus, says JLLs Boucher. For example, workers should be educated to understand that checking voicemail on a speakerphone in an open-plan environment can distract coworkers. By modifying working styles and using alternate spaces when extended conversations are required, employees can help mitigate background noise and support their colleagues focus.

Poskanzer Scotts recent design for Mediacoms new headquarters in Blooming Grove, N.Y., places employees in open areas with individual cubicles or clustered, six-person pods, depending on the nature of their work. The open layout incorporates seated privacy. Partitions are high enough that when employees are seated they are looking at walls; when they stand, they can see the whole office. The Mediacom layout incorporates flexible rooms that can be used as shared offices, as conference areas, or for tasks requiring privacy. The balance between open and closed varies by department.

The open office layout is still valued, in part, for its original benefits. In late 19th- and early 20th-century commercial buildings without modern lighting and air-conditioning, central bullpens helped channel fresh air and daylight deep into the floorplate. These ideas resonate today, but now some clients prefer to place walled, enclosed offices or conference rooms toward the building core and open-plan workstations toward the perimeter, with plenty of window area. Building Teams are extending this approach, which many see as more egalitarian, by ensuring that communal areas also have access to daylight and views.

Consolidating NBCUniversals news operations from various locations into 150,000 sf on the third and fourth floors at 30 Rockefeller Center, New York City, allowed for more efficient operations. The program included open-plan offices, a high-tech presentation room, and multiple cafs. PHOTO: COURTESY B.R. FRIES & ASSOCIATES

Its all about getting the greatest number of people possible as close to the window lines as possible, says David Varner, AIA, LEED AP BD+C, Vice President, SmithGroupJJR.

Studies establishing the positive relationship between natural light and worker productivity and satisfaction are well known. CBREs Beaudoin also emphasizes daylights proven positive effects on alertness, regulating the bodys circadian rhythm, and minimizing eyestrain and headaches. Increased daylighting should also reduce lighting power densities, but thoughtfully located overhead lighting, and strategic combinations of fixtures, layout, furnishings, and daylight levels, can yield even greater savings, says Varner.

Modularity and flexibility are becoming increasingly important workplace considerations in todays business world. Office users reshuffle the deck frequently to reflect new processes, product development approaches, and corporate structures, says Andrew Franz, RA, founder of Andrew Franz Architect (www.andrewfranz.com). Many of todays younger, green-thinking entrepreneurs are asking for portable furniture and reconfigurable systems so they dont have to throw away expensive interior systems if they move locations.

Many vendors offer modular systems composed of interchangeable parts, including raised flooring, furnishings, and walls. Wireless technology and plug-and-play equipment also support reconfiguration. Often, modular components can be demounted and moved, even to another building entirely.

Modularity applies to the planning process as well, says HOKs Sannella. By making private offices and conference rooms the same size, it is much easier to repurpose space by moving furniture, as opposed to knocking down walls. Small offices can be planned as 10x10-foot modules; two modules can be combined to create a 10x20-foot office. Another option is to use a demountable partition or folding wall to temporarily break up one large office into two small ones.

The ability for all spaces to serve multiple uses allows for a great utilization of space and a reduction of the overall space requirement, says ADDs Killaby.

Flexibility helps offset the difficulty of anticipating clients future workplace needs, even for the short term. Any designer can tell you that the initial program for a design never matches the occupancy at move-in, and the occupancy at move-in never matches the post-occupancy evaluation, says RTKLs Gaffney.

Most modern workplaces incorporate one or more communal areas, as well as meeting rooms, unenclosed breakout areas, and casual seating groups. To make these zones effective, well-planned layouts and furnishings are essential.

The office commons: The new social hub. Ideally incorporating daylighting, outdoor views and, if possible, outdoor access, these areas should have a different vibe than work zones. The spaces may include tables, chairs, comfortable lounge furniture, bar-height tables and stools, coffee service, WiFi, semi-private booths equipped with power for charging devices, writable surfaces, and mobile dividers. The easier it is for employees to move items around, the better.

As the nucleus and social hub, these areas have become the norm in workplace design and play a critical role in increasing cross-fertilization between groups, says JLLs Boucher. The space should be a magnet for people and activities and provide a variety of settings to support collaboration, not just lunchroom-style tables and chairs.

Views of the surrounding countryside, ample daylighting, and open workstations promote productivity and well being at Mediacoms new 110,000-sf headquarters in Blooming Grove, N.Y. PHOTO: COURTESY POSKANZER SKOTT ARCHITECTS

In some cases, the shared functions of copy room, dining area, pantry, and laydown space can be clustered to create a commons or the so-called downtown of an office floor, says JZA+Ds Zucosky. If possible, have one commons where clients and visitors may go and a back-of-house commons strictly for employees.

One advantage afforded by common zones is that coworkers can gather for group meetings and not worry about reserving a conference room. Building Teams should make sure the inevitable noise doesnt interfere with areas set aside for performing quiet focus work. Boundaries and zoning are important, and the pathways into and out of these spaces should be carefully designed to minimize conversations that may continue from the caf on the way back to ones desk, says Janice Barnes, AIA, LEED BD+C, Global Discipline Leader in Planning and Strategies for Perkins+Will New York.

Conference/project rooms: Emphasis on functionality. Defined as dedicated collaboration spaces located near work groups, conference/project rooms with great functionality trump those with fancy finishes and furnishings, according to CBREs research. Furniture should be movable but not necessarily mobile, enabling easy reconfiguration while discouraging relocation via borrowing. These spaces should include lots of writing surfaces, and they should be as ergonomically comfortable as working at ones own desk, says Barry Fries.

Technology is key in these spaces, says LPAs Thomas. Users should be able to access information and content wirelessly, to project from personal devices onto wall-mounted flat screens, and to engage with other team members remotely via videoconferencing or FaceTime.

In general, avoid the temptation to oversize these rooms. JLLs research has found that 75% of meeting rooms are designed for four people or less. Huddle rooms, equipped with technology and display tools, often provide a greater return on investment than larger conference rooms, says Boucher.

Some large rooms may still be required to host bigger group or client meetings, training sessions, or lunch-and-learns. We find it helpful to have the ability to join rooms or open spaces for larger groups or different events, says SmithGroupJJRs Varner. There may also be a need for project rooms or war rooms where teams can camp out for a longer term. Here, collaborative tools are essential, as is storage space for personal belongings and project collateral.

Give special attention to spaces used for client meetings. Its best to put them somewhere that doesnt force clients to traverse the office to reach the meeting room, says Fries. The spaces should appropriately showcase the company and its brands, and should incorporate welcoming features, conveniences, and accessibility for the handicapped and elderly, adds Varner.

Breakout spaces: Spontaneous combustion. Even with flexible arrangements of workstations and offices, breakout spaces are often still desirable. Ideally located where primary circulation aisles converge or just outside conference rooms, they demand some acoustical isolation to prevent noise from bothering nearby employees engaged in focus work. These spaces encourage interaction and spontaneous conversation, and should be designed with mobile and casual furniture, work tools, and technology, says Thomas. Often, breakout areas are furnished with formal lounge seating, and coffee tables that are rarely used. That becomes not only a waste of space but in fact a deterrent to collaboration and communication.

Varner also sees transparency as an important design feature for breakout spaces. Equipping these zones with comfortable seating can provide relief from hours in desk chairs. Increasingly, experts see alternative seating, such as round-topped cushioned stools and even standing desks, as desirable for individual workstations and offices as well, to alleviate back, neck, and leg fatigue.

Companies are embracing employees needs for work-life balance in an attempt to boost satisfaction, productivity, and retention. Yoga classes, walking clubs, bike racks, wellness rooms, and daycare facilities represent just a few of the strategies. Some companies incorporate light recreational amenities such as ping-pong and pool tables as stress relievers. Others are asking volunteer health councils made up of employees to develop fun ways to promote wellness.

If sitting is the new smoking, then we should be thinking about what can be done to support more movement at the office, says Boucher. This might be as simple as encouraging stretching breaks, or active designs that push people to use stairs, says Perkins+Wills Barnes.

In the past, kitchens were located as close to workstations as possible to minimize time spent getting up to refill the water bottle. However, research has shown that walking around during the day is important to employees physical and emotional health. CBREs Los Angeles office was designed with a flight of stairs directing foot traffic through the main collaborative area. We do this to challenge convenience just enough to get our employees moving, collaborating, and taking the stairs, rather than the elevator, says Beaudoin.

Consumerism is increasingly related to job satisfaction on a grander scale. Many of our clients are realizing that an inspiring workplace is just as important as offering a big salary and good benefits, says HOKs Sannella. Many people are drawn to jobs with facilities that are not only inspiring, but fun and comfortable with lots of amenities.

Community gathering spaces, appealing food offerings, workout facilities, outdoor break areas, recreational amenities, modern furnishings, and advanced technology platforms communicate the message that an employer cares for the well-being of employees, which can be a big aid to recruitment and retention.

Boucher points to a recent Oxford Economics study projecting that talent supply will be inadequate to meet demand in North America from now until 2021. Organizations with appealing workplaces will have an edge.

What matters most is making employees feel valued, says Poskanzer. Recognizing that the quality of their lives mattersand letting prospective employees know thatwill always give a company a leg up on the competition.

Organizations are also trying to reinforce a sense of community and loyalty through branding within the workplacea concept thats sometimes literally woven into the fabric of the office furnishings, says JZA+Ds Zucosky. Todays branding schemes are all about creating a memorable, inspiring, and immersive experience.

Branding has become a way of telling the companys storywhat the company is about and what their core principles areand conveying this through the environment, says P+Ws Barnes. Color palettes, furniture, environmental graphics, and built narratives all contribute, says LPAs DAmato.

When working on a corporate headquarters for the Watson Land Co. of Carson, Calif., LPA discovered that the firms history included a 75,000-acre land grant by King Carlos III of Spain, in the late 1700s. Celebrating this important piece of history, the design team had a historic map etched on a 20-foot glass wall running along an open staircase. For Blizzard Entertainments headquarters in Irvine, Calif., LPA used an immersive mix of imagery, materials, and colors to imbue each floor with a video game theme.

A significant and recognizably branded interior can reinforce corporate values and processes while also inspiring the staff, says DAmato. Branding is most effective when it is used to illustrate a narrative while creating a branded lifestyle.

Building Teams can help organizations find clarity through the process of developing a brand and determining how to express it within the built environment. Only when there is clarity can the brand be embodied in the clients architecture and interiors.

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