What does “Class A, B, or C” really mean when you are choosing or leasing out office space in Sandy or Draper? If you are comparing buildings near I-15, close to TRAX, or in older corridors, the labels can feel fuzzy. You want a clear, local way to match building type with your needs, budget, and plans. This guide breaks down how office classes work, how they show up in Sandy and Draper, and what to ask before you sign or invest. Let’s dive in.
What “office class” means
Office class is a market shorthand, not a legal rating. Brokers and appraisers use the same core attributes to place a building on the A–B–C spectrum. Think location, age, systems, finishes, amenities, and operating performance.
Core attributes that drive class
- Location and submarket quality, including proximity to I-15, TRAX, retail, and strong master-planned nodes.
- Building age and recent capital investment, such as renovations that upgrade systems and finishes.
- Exterior and curb appeal, including façades, landscaping, signage, and secure entries.
- Lobbies, corridors, and elevators that feel modern and well maintained.
- Base building systems like HVAC, electrical capacity, data connectivity, and life safety.
- Floor plates and ceiling height that support efficient layouts and flexibility.
- Tenant finishes and amenities, plus on-site management and service quality.
- Parking ratio and type, including surface or structured options.
- Operating performance: rent levels, occupancy history, and tenant mix.
Typical market meaning
- Class A: newer or recently renovated in prime locations, top-end finishes and systems, strong amenities, professional management, and higher rents.
- Class B: older but well maintained with moderate upgrades, competitive rents, and decent systems and access.
- Class C: older buildings with limited amenities or deferred improvements that compete on price.
Class A in Sandy and Draper
You will see Class A clustered near I-15 interchanges and in newer business parks or mixed-use nodes. Buildings are often 10 to 15 years old or newly renovated, with contemporary façades and inviting atrium lobbies. Amenities typically include on-site conference space, fitness options, tenant lounges, security, and abundant parking, sometimes with structured stalls.
Tenants are often regional headquarters, medical groups, tech firms, and professional services. Expect higher asking rents, larger tenant improvement packages, and longer lease terms.
Class B in Sandy and Draper
Class B sits in established office corridors with good access but not always the newest developments. Buildings may be older than Class A with partial upgrades like refreshed lobbies or restrooms. Amenities are lighter, but there is usually solid access to nearby restaurants, services, and residential neighborhoods.
Typical users include local professional firms, medical practices, growing startups, and satellite offices. Rents are mid-market, and landlords may offer moderate TI for moderate lease terms.
Class C in Sandy and Draper
Class C tends to be in peripheral pockets or older strip-office settings with less visibility. Buildings may have dated systems or finishes and limited amenity packages. Parking is often surface lots with fewer reserved options.
Tenants are commonly small local businesses or price-sensitive users who want functional space. Rents are the lowest, and short-term leases are more common. For owners, these assets can hold value-add potential through renovations.
How class affects your lease and budget
Rent and positioning
Class A commands the highest rents in a submarket. Class B typically prices below Class A, with Class C at the value end. When markets soften, Class A can keep a premium as tenants prioritize quality and reduce footprints.
TI allowances and build-out
Class A landlords frequently offer larger TI allowances and more flexible build-out options, especially for longer terms. Class B and C owners often offer smaller packages, so you may invest more upfront to reach your desired finish level. Terms vary by tenant credit, lease length, and landlord strategy.
Absorption, vacancy, and speed to lease
Well-located, high-quality properties tend to lease faster and hold lower vacancy over time. Class B can be more cyclical, with more pressure in soft markets. Class C may sit longer between tenants, but it provides options for startups and budget-driven users.
Operating expenses and capital plans
Class A buildings carry higher operating expenses due to amenities and 24/7 systems, which is offset by higher rents. Owners of Class B and C properties should budget for system updates and strategic cosmetic work to stay competitive or to reposition.
Financing and valuation
Stabilized Class A with strong tenants and low vacancy often attracts premiums from lenders and investors. Class B value is commonly found in repositioning potential. Class C can be harder to finance without a clear improvement plan.
Tenant profile and lease terms
Class A attracts professional services, tech, and larger users that favor 5 to 10 year terms. Class B and C often suit local firms and flexible users, with shorter terms and more frequent turnover.
What to compare on tours
Bring a checklist so you compare apples to apples across Sandy and Draper.
- Designated building class and why the broker labels it that way.
- Year built and the date of the most recent renovation.
- Floor plate size and usable-to-rentable ratio (load factor).
- Ceiling height and finished ceiling clearance.
- HVAC type, normal hours of operation, and recent upgrades.
- Electrical capacity and fiber/data availability.
- Parking ratio, stall types, and any monthly parking charges.
- Lobby and common area condition, elevator count and capacity.
- On-site property management and maintenance response protocols.
- Security features like access control and cameras.
- Amenity access on-site or adjacent, including food, fitness, and conference.
- Typical lease length, renewal rates, and TI allowance ranges.
- CAM and operating expense pass-through structure, plus what is included.
- Recent rent comps and concessions in the immediate submarket.
- Historical vacancy and absorption trends for the building and area.
Questions to ask before you sign
- What TI allowance is typical for suites like mine, and how is it funded and paid out?
- How is usable vs. rentable area calculated, and can you provide the worksheet?
- How many reserved and unreserved stalls are available, and what do they cost?
- What are standard HVAC hours, and what are after-hours charges?
- Which utilities and services are in CAM or OpEx, and what is the historical OpEx per RSF?
- When were major systems last replaced, including roof, elevators, and boilers or condensers?
- Are any capital projects or assessments planned in the next 12 to 24 months?
- What is the typical tenant mix and average lease term in the building?
If you own an older building
Strategic improvements can shift perception and shorten downtime. Cosmetic upgrades to lobbies, restrooms, and lighting often deliver outsize impact. Reliability upgrades to HVAC and life safety matter for tenant confidence and tours.
Consider telecom and fiber improvements, improved signage, and security. If you have surplus parking, explore converting a portion to outdoor seating, landscaped paths, or a small shared conference pavilion if zoning allows. Market by your true class: highlight brand and amenities for A, value and access for B, and price and flexibility for C.
Which class fits your needs
- You want a modern image with on-site amenities and strong visibility: consider Class A near I-15 interchanges or mixed-use nodes with easy TRAX access.
- You want good systems and access without top-tier rent: consider well-maintained Class B with partial renovations and solid parking.
- You are price sensitive or value short lease terms: consider Class C while confirming system condition and future improvement plans.
- Medical and professional users: prioritize parking ratios, elevator capacity, power, and TI flexibility for clinical layouts across A and B options.
Next steps in Sandy and Draper
Matching building class to strategy saves time and money. Focus on location, systems, finishes, and parking first, then weigh TI, term length, and operating expenses. If you are unsure how a building truly stacks up, walk it with a local advisor who knows submarket comps and current concessions.
If you want a clear, actionable shortlist and side-by-side cost analysis, connect with Dan Rip for senior-level, local advisory. Schedule a free consultation and get a plan that fits your goals.
FAQs
How do Class A, B, and C offices differ in Sandy and Draper?
- Class A is newer or fully renovated with high-end systems and amenities; Class B is well maintained with moderate upgrades; Class C is older with minimal amenities and competes on price.
How much more does Class A cost than Class B in Sandy and Draper?
- The premium varies by cycle and submarket; expect higher base rents and possibly higher operating expenses for Class A, with exact gaps confirmed by current local comps.
What upgrades can move a Sandy or Draper building from B to A perception?
- Significant system updates, refreshed lobbies and façades, added amenities like conference or fitness, and improved connectivity can shift a well-located B toward B+ or A-.
What tenant improvement allowances should I expect in these submarkets?
- TI levels depend on building class, tenant credit, and lease term; Class A often offers larger allowances for longer leases, while B and C may offer modest TI with flexibility on rent or free rent.
Why is parking such a big factor in Sandy and Draper?
- Suburban users usually expect higher parking ratios and on-site surface or structured options; insufficient parking can meaningfully reduce a building’s appeal.
Should a small landlord in Sandy or Draper invest in amenities?
- Targeted upgrades to restrooms, lobbies, HVAC reliability, and basic shared amenities can raise effective rents and reduce vacancy, especially when repositioning toward B+.
