06/ 05/ 2008
by Pamela Mills-Senn
It's become such common knowledge that it's almost cliché to say it: We spend most of our time at work. Everyone knows this, yet there are many employers who give scant thought as to the conditions of our home away from home. This is an unfortunate oversight because the appearance, comfort, cleanliness and security—or lack thereof—of a physical work environment exert a huge impact on retention, productivity and overall employee satisfaction, explains Philip Blumberg, chair and CEO of Blumberg Capital Partners, a commercial real estate firm, with offices in Miami, Houston and New York. Extrapolating from this, it's relatively safe to say that work conditions can also wield a sizable, if indirect, impact on a company's profitability.
Last December the firm, which focuses on developing, managing and leasing high-end office space to small- and medium-sized businesses throughout the country, surveyed 500 workers nationwide asking how they felt about their office conditions and what was important to them when it came to their workplaces (they did not survey their own tenants, says Blumberg). Some of their key findings include:
- Basic work conditions have caused one in three workers to either accept or quit a job recently.
- The biggest complaint was extreme air conditions that left employees freezing or overheated. Dirty, filthy bathrooms were another frequently mentioned complaint.
- More than three-quarters of respondents reported that their office conditions influenced how they thought of their employers and also factored into how likely they would be to remain in their jobs.
- Unhealthy, unsafe conditions caused 30 percent of those polled to worry that they might become sick or be physically harmed because of their buildings.
Also mentioned were bad-smelling offices; dingy, depressing décor; leaky ceilings and windows; worn carpeting; and rodent and insect infestations. To take the survey yourself, visit www.blumbergcapitalpartners.com.
All of these complaints bother Blumberg, who prides himself not only on running first-class facilities, but on providing an impressive list of amenities to tenants, such as on-site health clubs, concierge support, conference facilities, advanced technology (like wireless Internet access in common areas) and energy-efficient utilities. The bottom line is: Shoddy buildings offend both his sensibilities and his business sense.
"It matters to tenants the kind of buildings they're in, and it should matter to employers," he says. "You will lose good employees if you don't supply adequate quality of life. And this makes even more sense in an economic downturn. Maybe you're not raising salaries as much, and so benefits become even more important."
Blumberg advises small business owners to ask themselves the following questions:
- Is the overall appearance of the building shabby or well maintained both inside and out? What conditions are the grounds in?
- Are there any maintenance issues, such as leaky plumbing, gaps in ceiling tiles, etc? (And don't forget those bathrooms).
- What kind of amenities does the landlord provide?
- Have you taken measures to provide safety and security? This is important if the building is in a questionable area or if employees work into the evening.
- Is the building reinforced to withstand weather damage or other disasters?
Another way small business owners can improve the workplace experience is by allowing employees to personalize their office space. Although the building itself may be up to snuff, inside, the surroundings could look as sterile as an operating room, with barren rows of cubicles or offices giving no clue about the personalities of those who toil within. It's hardly an inviting sight, and it's one that can also negatively impact employee satisfaction.
Chris Komisarjevsky, former CEO of New York City-based PR firm Burson-Marsteller Worldwide, spoke to me on this issue a few years ago when he was still with that firm. Komisarjevsky, author of Peanut Butter and Jelly Management (AMACOM, 2000), is an enthusiastic proponent of allowing employees to personalize their office space.
"Allowing employees to display pictures and mementos encourages balance and acknowledges they have lives outside of the office," he said. "This makes the workplace more appealing and consequently, improves retention and productivity."
Not only that, this personalization affords business owners and their managers more valuable insight into what motivates employees and also provides great opportunities for relationship building.
"By walking around, visiting with their staff, commenting or asking about the things they see displayed, owners will not only get to know their employees better, but will also send the message that they are a leader who cares," he explained.
But for all the positives, there is the potential for conflict. Think of what could ensue if a deer hunter decided to display a photo of his latest trophy in full view of a neighboring colleague—the animal rights activist. Consequently, the personalizing of office space needs to be undertaken cautiously and in stages, especially if this is a first attempt. According to Komisarjevsky, small business owners can avoid missteps by:
- Setting an example. Bring in your own items from home and establish the tone for what is considered appropriate.
- Being welcoming, not dictating. You can't force people to dress up their spaces. Don't make this a requirement, but instead, create an environment that encourages this.
- Forming a committee. Get a group together and involve them in the decision-making process. Brainstorm ways to desterilize the office. Discuss the potential pitfalls and how these might be avoided.
Finally, stay patient. The limits of what is acceptable will be tested and defined over time. Although your employees will make mistakes, don't abandon the effort to make the workplace more comfortable, inviting and productive.
