Occupiers expect connected buildings. What is holding delivery back?

Reliable mobile coverage, straightforward internet access and building systems that work consistently are central to the occupier experience. Yet delivering them remains complicated by competing budgets, fragmented responsibilities and decisions made before the people running a building have their say.

These challenges were at the centre of a closed roundtable hosted by Shared Access and Node at PropTech Connect Europe last month.

The discussion brought together perspectives from property investment, development, design and building operations to explore how modern offices can meet occupier expectations. A recurring theme was the gap between the experience a building promises and what it delivers in daily use.

Getting the basics right

For occupiers, a building’s technology is often most noticeable when something goes wrong. Poor mobile reception, uncomfortable temperatures or delays getting connected can quickly undermine the appeal of an otherwise attractive workplace.

Ben Dickens, UK Head of Asset Management, Forma Real Estate Funds, highlighted how frequently mobile coverage now features alongside heating and cooling in conversations with tenants. He also spoke about the importance of making buildings straightforward to occupy and ensuring responsibilities are clear when problems arise.

“Complaints about mobile signal can become as frequent as about temperature, unless managed appropriately. Occupiers still prioritise what they consider to be ‘the basics’ which is how to get into a building quickly and know who is responsible when something needs fixing.”

That question of responsibility ran through the discussion. Where landlord and tenant systems meet, unclear ownership can leave occupiers caught in lengthy conversations about who should resolve an issue.

Planning connectivity from the outset

Connectivity can still enter the design process too late, despite its importance to the businesses that will use a building.

Kilian Kleine, Investment Director & Head of Development at Kinrise, highlighted a disconnect between established building services disciplines and the planning of digital infrastructure.

“Connectivity is often treated as a late addition, while the focus is on services such as heating and cooling. It can then be among the first things value engineered to [FOC] alternatives when budgets come under pressure.”

The discussion explored the consequences of this approach. Infrastructure omitted during design or refurbishment may need to be reconsidered later, when leasing conversations reveal occupier requirements that the original specification does not meet.

Participants also raised the importance of involving building operators earlier. Their experience of maintaining systems, responding to faults and supporting occupiers can help identify practical issues before they become expensive problems.

Making the investment case

The discussion highlighted how difficult it can be to establish an appropriate technology budget during an acquisition, particularly when decisions must be made quickly and advice varies between suppliers and consultants.

Nick Lee, Executive Director at RivingtonHark, called for clearer guidance to help owners assess what different buildings need.

“The commercial pressures are substantial. Landlords face competing demands on refurbishment budgets, while occupiers are sensitive to additional costs.”

Shared Access and Node help address the pressure on capital budgets through an accessible OpEx model, enabling owners to invest in reliable connectivity without the upfront capital cost. This brings infrastructure provision and ongoing management into a planned operating cost, with solutions tailored to the building’s use, occupier requirements and long-term needs.

Infrastructure that supports change

Buildings must accommodate changes in occupiers, working patterns and technology over many years. That makes flexibility a vital part of the initial infrastructure decision.

During the roundtable, Node outlined its approach to providing fibre infrastructure that supports occupier choice of internet service provider, alongside converged networks for building systems and actively managed Wi-Fi. Shared Access brought the complementary perspective of delivering reliable in-building mobile connectivity.

The practical objectives include helping occupiers get connected sooner, reducing repeated infrastructure work and giving building owners a network that can develop as requirements change.

Ongoing management matters too. More sophisticated systems still depend on skilled people with the time, tools and knowledge to keep them working effectively.

These are familiar challenges for Shared Access and Node. We work with owners, designers and operators from the outset to plan connectivity around how a building will be used and what its occupiers need. Node’s shared fibre infrastructure helps tenants get connected to their chosen internet service provider sooner, supporting faster move-ins and reducing the need for repeated wayleave agreements and associated legal costs. Ongoing management keeps that infrastructure working reliably as the building’s requirements change.