Seems clear that most office workers will not be returning to the office five days a week.

Some (5-10%) might, and the same % might never return. But consensus developing that 1/2/3/4 days a week in the office is enough, probably with the average being 2/3 days.

Depends on job requirements - some consist of more collaborative work than others. @gensler last year had the average mix as 55/45% collaborative/individual focussed.

On top of which, some collaborative work is easily done through digital channels, whereas other work necessitates in person meetings. Likewise with training & mentoring. Even serendipity is no longer purely analogue.

Given this, actual real estate needs will vary. When do we need physical space to convene, and when can we work anywhere? How do we manage this efficiently and effectively?

Having enough space for everyone to be in the office despite most only being so X days a week, is hugely wasteful.

Likewise if you offer everyone 1 day a week remote they’ll likely choose Friday and that is just as wasteful.

If people work 1 day a week remotely I’d want to reduce my space by 20%, if 2 days a week 40%. Whilst offering everyone better space, more suited to what they are in the office to do. I want much less, but much better space.

This applies to my HQ space. The space that people mainly have to commute to. Non HQ space might be at home, near to home or whilst ‘roaming’. Costs for this have to be covered, by employers.

So how do we structure HQ work (the most expensive space)? Bookable on demand, fixed days a week, grouped by team requirements?
Could we rent space 3 days a week?

What process will ensure the most people getting the space they need, when they need it, most efficiently. Whilst also maximising space utilisation AND employee satisfaction?

This is complicated. Shouldn’t this be what agents offer as a service? Advising companies how to use space more effectively. Arranging packages of different types of space, on varying terms, to suite multi modal needs?

Companies don’t want offices, they want a productive workforce. The ability to work wherever is a critical capability in enabling this. But what is the optimum formula? How should we use real estate to best affect?