Credit Costar
Spec office suites have become one of the most effective tools for landlords to accelerate the lease-up of office space. Instead of showing raw floorplates, a spec space gives prospective tenants a move-in-ready environment. But the audience isn’t just brokers or facilities managers; it’s the decision makers who ultimately sign the lease.
On The Real Finds Podcast, executives and developers consistently stress that today’s C-suite leaders want simplicity, efficiency, and spaces that project forward momentum. Designing spec office spaces through that lens can shorten lease cycles and command stronger rents.
Here are 10 practical tips, informed by conversations from The Real Finds Podcast and insights from the Real Finds Blog.
Hybrid work and shifting headcounts make adaptability non-negotiable. Demountable walls, flexible huddle areas, and multi-purpose breakout rooms allow companies to scale or reconfigure without expensive retrofits.
As Rod Kritsberg of KPG Funds explained on The Real Finds Podcast, modern office design must anticipate turnover: “You can’t lock yourself into a rigid program. The space has to breathe with the company.” Executives know that employee counts, team structures, and even business models can change within a lease term. Flexible spec suites signal foresight and reduce the fear of obsolescence.
Light-filled spaces are consistently associated with productivity and prestige. Avoid blocking window lines with enclosed offices; push glass conference rooms and shared spaces to the perimeter.
Executives also think about talent recruitment. As Kritsberg noted, companies compete not only on salaries but also on workspace quality. Sunlit, inviting offices help them stand out to prospective employees. On tours, decision makers imagine their staff walking into the space every day. Natural light is one of the fastest ways to create an uplifting impression.
CFOs and CIOs don’t want to hear about wiring delays. Spec spaces should include:
Pre-wired high-speed internet access.
Server closets with power and cooling.
Modern HVAC and circulation systems.
As we wrote on the Real Finds Blog, “The fastest way to lose momentum in a lease discussion is to force a tenant to imagine future upgrades. Eliminate the guesswork.”
Barry LePatner reinforced this on The Real Finds Podcast when describing America’s construction inefficiencies: surprises kill deals. If landlords can show that connectivity, comfort, and safety are already in place, executives see the space as a plug-and-play solution rather than a construction project.
Executives form judgments in the first 60 seconds of a tour. That means the entry sequence lobby finishes, suite doors, and reception areas must be deliberate and polished.
LePatner put it bluntly on Real Finds: “First impressions often outweigh spreadsheets.” A striking entry immediately puts landlords on offense. Reception zones, accent lighting, and a clean material palette can all convey quality before the first step into the suite. Decision makers want to feel confident walking clients and investors through the door on day one.
The open office debate has settled into one word: balance. Decision makers want collaborative areas but still require privacy for focus and confidentiality.
Spec spaces that include a few enclosed offices alongside open team areas reflect how businesses really operate. That balance reassures executives they won’t need an immediate reconfiguration. As Corinne Murray and Sara Escobar emphasized in their Real Finds episode, the workplace must support both deep work and cultural interaction. Designing with both in mind sends the message that the space is human-centered, not just efficient.
At least one tech-enabled, well-sized conference room is essential. Executives envision board meetings, investor calls, and hybrid all-hands sessions here.
Murray and Escobar, co-authors of Work, Then Place, noted that technology-enabled rooms aren’t luxuries; they’re the heart of modern collaboration. Landlords who get this right win credibility immediately. Invest in acoustics, integrated A/V, and flexible layouts so that the conference room feels equally suited for high-stakes presentations and hybrid team calls.
Executives want amenities that boost culture and recruitment. But they also need to see them during the tour. Position spec suites near visible building perks, lounges, wellness rooms, or cafés so decision makers naturally experience them.
On Real Finds, Jared White of Quadrum Global emphasized that hospitality-inspired amenities aren’t extras; they’re “the new baseline for talent retention.” Decision makers weigh office perks as part of employer branding. A wellness room, outdoor space, or shared lounge can differentiate a building and make executives more confident about recruiting younger talent.
Executives prefer timeless, adaptable finishes. Warm wood tones, matte black accents, and natural stone convey sophistication without dictating a tenant’s brand palette.
Kritsberg called this “designing the canvas.” Neutral yet modern finishes let companies envision their culture layered onto the space, instead of being forced into someone else’s taste. The goal is subtle elegance, high quality but not polarizing. A space that feels like a clean backdrop will appeal to the widest range of tenants and reduce objections during tours.
Operating costs and ESG goals weigh heavily in lease approvals. Smart lighting, occupancy sensors, and sustainable materials matter as much as aesthetics.
LePatner highlighted on Real Finds how executives are scrutinizing building systems for cost transparency. Being able to point to energy savings or certifications adds real value for decision makers. Jared White echoed this, noting that ESG alignment is increasingly table stakes in Class A office. For CFOs and corporate boards, energy efficiency and wellness features are not just perks—they’re fiduciary obligations and PR wins.
Finally, spec spaces must be marketed with precision. Provide:
Clear floorplans and test fits.
High-resolution photography.
Virtual tours or video walkthroughs.
Executives are busy. They’ll only tour if the offering materials make the fit obvious. As the Real Finds Blog has stressed: “Decision friction kills deals. Clarity accelerates them.” Virtual tours, in particular, can help secure buy-in from far-flung decision makers who may not attend the first walkthrough in person.
Spec office spaces succeed when they are designed for decision makers, not just brokers. Flexibility, natural light, tech readiness, and ESG-conscious design all factor into the executive mindset.
As echoed across The Real Finds Podcast, from Rod Kritsberg to Barry LePatner to Jared White to Corinne Murray & Sara Escobar, the offices that lease fastest aren’t just stylish. They’re resilient, functional, and simple to say “yes” to.
For landlords and developers, designing with that psychology in mind is the real ROI. The best spec suites don’t just look good; they answer executive questions before they’re even asked.
Your Office Was Designed For Someone Who Does Not Exist There has always been a…
Caregiving, Building For A Longevity Society, And The Future Of Work With Marisa Toldo —…
The office market has spent the better part of four years trying to answer the…
On this episode of The Real Finds Podcast, I sat down with Mike Herl, SIOR…
Rick Owens To Open Chicago Flagship At 932 W. Fulton Street, Chicago Global fashion designer…