Back of House (BoH) in a BTR development refers to those areas not readily available to the public & only accessed by staff. BoH refers to the spaces designed for activities that happen behind the scenes.
In a BTR, Back of House is just as important as Front of House – if not more – as it’s vital to the servicing of the development. Back of House is not as architecturally stimulating or glamorous as Front of House. But, that is because functionality is the focus, not aesthetics.
This post looks at the Back of House areas that require careful consideration to provide service efficiency.
Staff Facilities
In structuring a Back of House area, the employees’ comfort and convenience should be prioritised. Workspace requirements, such as accessibility, temperature, and other facilities should be taken into consideration. A well-managed BoH is more enjoyable for staff & in turn, bound to have a positive effect on the quality of service provided on the whole. Further, effective running leads to operational efficiencies that will contribute to the success of the Build to Rent.
To stay competitive in the sector, BTR landlords can include comforts to induce greater performance from the staff. These can include: shower facilities, kitchenette with space to prepare snacks or heat food up (fridge, sink, microwave, cupboard space) and congenial space to take a break and enjoy some quiet time.
Maintenance and Replacement
Proper maintenance is vital for preserving the general health and marketability of the buildings in the long run. For investors to enjoy secure long-term investment returns, maintenance and replacement plans should be integrated into the initial planning and construction of the development. Live-in maintenance crews should be a consideration, along with access panels to ensure accessibility for maintenance without damage to interior finishes.
A storage room specifically for maintenance ensures space for tools, equipment and replacements parts. Further, a control room monitoring the usage of utilities is beneficial for understanding the buildings efficiencies – or lack of.
Cleaning
Tenant-orientated services are what distinguish BTR from ordinary PRS. Cleaning is one major aspect that keeps tenants happy. Much like hotels, BTR communal spaces and the public environment must be serene and clean at all times.
As with the storage spaces for maintenance, storage spaces for cleaning equipment must be factored into the design. Options for individual apartment cleaning services should be available for interested tenants.
Parcel Storage
A storage room for parcels within a BTR is no longer optional but an absolute necessity. Especially with the rapidly increasing trend towards online shopping. Popular delivery services and platforms like Amazon & DHL have never been more popular. Patronage is consistent, peaking during the festive season.
To put this into context, Grainger’s Manchester development, Clipper Quay, reported circa 9000 package deliveries in the few months leading up to Christmas 2019.
The inclusion of a parcel room near the main entrance is pivotal. It allows tenants to efficiently pick up parcels on their way in. Additionally, it keeps the Front of House free of clutter.
Refuse Management Strategy
A strategy for efficient refuse management will guarantee all rubbish & waste is adequately disposed of. The refuse collection strategy needs to be both sanitary and convenient (to reduce the handling of waste). Especially, when considering a scheme with a high population. Keeping a hygienic environment is non-negotiable & greatly influences the general health of the tenants.
There has been much discussion within the BTR community on the best method for refuse management. The two most popular options are:
- Tenants carry their refuse down to the nearest bin stores.
- Tenants use a chute. Passing refuse though a dual or tri-separator rubbish chute (for recycling options) to a core.
The latter is more popular with schemes of over 300 units.
By integrating a proper refuse strategy, the UK BTR sector raises the standards of sustainability, development longevity, and automating the process of recycling.
Fire Strategy
In the planning process of a BTR scheme, an architect must take into consideration the fire strategy being implemented. This strategy should meet with the latest fire regulation standards. Such measures are built in for added trust in the safety of the scheme and, importantly, protection in case of a fire outbreak.
Since the regulation changes in 2018, non-combustible external materials are now a requirement in the UK for high rises. Should a fire break out, the materials should considerably reduce the spread.
Alarms that notify concierge of fire detection in any area of the scheme should also be in place. Finally, escape routes must be implemented, with proper orientation guides for tenants.
Conclusion
Although the Back of House might not be the most glamorous aspect of a BTR, it could be the aspect that vastly improves the net operating income. Moreover, as BTR gets more competitive, tenant experience will be the difference in the best quality & most financially successful developments in the UK.
This is why architects will need to continually review BoH through the design stage.
In the business of long-term investment, no stone must be left unturned on how to increase the efficiency of design – even if it only saves an extra £1 – remember that £1 is worth 25-fold to an investor!
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