---
title: Makati Viewing Checklist for Facility Managers
description: "Makati office viewing checklist for facility managers: PEZA, power, cooling charges, telecom, parking and exit terms to confirm on site. Get a shortlist."
---

[Blog | FlySpaces](https://blog.flyspaces.com)

# [Makati Viewing Checklist for Facility Managers](https://blog.flyspaces.com/makati-viewing-checklist-for-facility-managers)

 Written by [Listerlynn Joy Garingo - De La Serna](https://blog.flyspaces.com/author/joy-garingo-delaserna) | Oct 7, 2026, 12:18:43 PM

A viewing in Makati CBD is where you find out what the brochure leaves out. For a facility manager taking over 100 or more seats, most of the cost and risk sit in six places: PEZA status, power, cooling charges, telecom, access and parking, and the handover and exit terms. This checklist covers each, with the Makati-specific points we could verify. Ask for every answer in writing, because a verbal answer on a viewing binds no one.

Terms used below: PEZA is the Philippine Economic Zone Authority. N+1 means one spare generator beyond the number needed to carry the load. An ATS (automatic transfer switch) moves the building from grid power to generator power. A UPS (uninterruptible power supply) is a battery unit that keeps equipment running during that switch. CUSA means common use service area charges. A managed office is a fitted floor operated for one client.

### Who is responsible for what

The split differs by building and operator, so treat this as a map of what to confirm and not as a specification.

| Area | Leased floor | Managed office |
| --- | --- | --- |
| Power backup | You verify the building's capacity, riser and tap-in point for your floor | The operator should state what its fee covers; verify against the building |
| Cooling | Landlord's rate in dues, plus overtime charges | Depends on the agreement; ask what hours the fee covers |
| UPS and private server space | You design and pay for it | Ask what the operator provides and what you can add |
| Telecom | You arrange carriers and pathways | Ask what is pre-installed and whether you can bring your own provider |
| Fit-out | You pay, or the landlord funds part | Often recovered in the fee, but the funding model differs by agreement |
| Exit | Restoration clause in the lease | Per agreement, and terms vary |
| Separate bills | CUSA, metered utilities, parking | Ask for the line-by-line list of what the fee includes |

### 1\. Compliance and PEZA

1. Is the building PEZA-accredited, and are the specific floors you would occupy covered? KMC describes One Ayala as PEZA-accredited, Colliers lists the Zuellig Building as PEZA-accredited, and Compass describes Tower 6789 as PEZA-certified. Confirm each building and floor with PEZA, and not only with the landlord.
2. If you plan to register, whose name does the registration need to be in for your arrangement? Do not assume that an operator's registration covers you or passes benefits to you. Ask PEZA and your adviser.
3. How many seats do you need under the current remote work limit? The CREATE MORE Act allows registered enterprises up to 50% remote work. In 2026, the Fiscal Incentives Review Board approved up to 90% under Resolution No. 005-2026 during the national energy emergency, and firms exceeding their agency's limit may face penalties (Cebu Daily News, 2026). Ask PEZA what applies to you now.
4. What is the maximum occupancy per floor under building and fire code, and who certifies it? Building-stated densities vary. One Makati listing states 1 person per 7.5 sqm.
5. What permits and inspections does your fit-out and operation need from the city and the Bureau of Fire Protection, and who obtains them?
6. Is the lessor or operator VAT-registered, and will it issue VAT invoices? Rent is VAT-able at 12% when the lessor is VAT-registered (respicio.ph, 2026).

### 2. Power and business continuity

1. Does the generator cover your floor's lighting, outlets and air conditioning, or only common areas? "100% backup power" in a listing is not a contract term.
2. How many generators serve the building, and is it N+1? What happens to your floor if one fails?
3. How long does the ATS take to switch, and what UPS capacity covers that gap?
4. How many hours can the building run on stored fuel at full load, and under what supply contract?
5. When are generators load-tested, and does the test fall outside your peak hours?
6. For private server racks, can you get a dedicated electrical distribution board and sub-metering?

### 3. Cooling charges

Makati listings show how much cooling terms differ. One unit bills air conditioning by actual chiller plant operating cost over the metered cooling load each month. Another lists an air conditioning charge of PHP 75 per sqm and prices CUSA at PHP 140 for 24 hours of service or PHP 115 for 12 hours. A third includes air conditioning in dues but lists separate overtime charges. These are asking terms for individual units, so confirm them.

1. What hours of cooling are included in dues or the seat fee?
2. How is overtime cooling charged: flat, hourly, per zone or metered? Is there a minimum block?
3. Do you need to request overtime in advance, or is it automatic for your floor?
4. Is your floor on its own meter?

### 4. Telecom

1. How many carriers have a point of presence in the building, which ones, and as of what date?
2. Do their cables enter by separate routes? Two carriers sharing one trench are one failure point.
3. Is the building carrier-neutral? Can you bring your own provider, and what are the riser access fees and approval times?
4. Is there space in the vertical riser for your fiber, and can you inspect the main distribution room?
5. If you take a managed floor, is bandwidth dedicated or shared, and can your network be isolated on its own VLAN (a separate virtual network)?

### 5. Access, parking and lifts

1. What are the access hours for the floor, lobby and parking, and are there after-hours charges?
2. How many car and motorcycle bays come with your space, and what does each extra bay cost? Listings show parking ratios and prices vary, for example 1 slot per 70 sqm in one building and rates of PHP 4,000 to PHP 6,250 per slot in others.
3. How long is the lift wait at your shift change? Time it on a viewing.
4. How far is the nearest rail or bus link, and how do your staff travel? Walking distances differ by building. Colliers lists the Zuellig Building as 1.1 km from One Ayala Terminal and Ayala Station of MRT-3.
5. How are deliveries, loading and visitors handled?

### 6. Fit-out, handover and exit

1. Who pays for the fit-out, and what is the balance owed if you leave in month 12, 24 or 36?
2. In what condition is the space handed over, and who prices any restoration at exit?
3. Is exit make-good or as-is surrender, and what does each cost? Get a contractor's quote before you sign.
4. What does the quote leave out of the rent per workstation or per sqm? See our guide on what Makati quotes leave out.
5. What is the minimum term, the escalation, the deposit and advance rent, and what does it cost to reduce seats?

### How to score what you see

Score each item from 1 to 5 on the viewing, and give each item a weight from 1 to 3 for how much it matters to your operation. Weighted score = sum of (score x weight) / sum of weights. For a night-shift team, cooling charges, lift wait and parking carry more weight than they do for a day team, so set weights from your own shift pattern, not from a generic priority list.

### Get a shortlist

Tell FlySpaces your headcount, your shift pattern and whether you need PEZA, and the team replies with a shortlist that fits. [Inquire here](https://explore.flyspaces.com/office-space-in-the-philippines-for-100-workstations-flyspaces?hsLang=en-us#:~:text=Contact%20us-,GET%20YOUR%20SHORTLIST,FlySpaces%20team%20replies%20with%20a%20shortlist%20for%20your%20headcount%20and%20areas.,-A%20shortlist%20that)

[View full post](https://blog.flyspaces.com/makati-viewing-checklist-for-facility-managers)

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