Last week, the Metropolitan Washington Council of Governments (COG) weighted in on the Fed’s return-to-office (RTO) efforts (or lack thereof). In a letter to the Office of Management and Budget (OMB), the COG joined the push by many in the Washington area, including D.C. Mayor Muriel Bowser, for a greater in-person presence by Federal workers. (The letter is available here and the Washington Post story here.)
The letter was, however, differed from other such appeals. Rather than coming from elected official or business leaders, it was signed by the Chief Administrative Officers of the various local municipalities—the people who have had to deal with the realities of managing an in-person and remote workforce. And the letter was not simply a call for OMB to do something. It was an offer to work together with the Feds and share “lessons learned from our collective experience, as our local governments have transitioned over the last several years from a remote environment to in-person and hybrid schedules.”
And it was an explicit endorsement of the hybrid model, describing their experiences:
For those who are eligible to telework, employees typically report to work in-person two to three days a week (not including weekends). We have found that this strikes an appropriate balance and provides the best level of service for taxpayers. Being able to work together, troubleshoot problems, take on big ideas, and provide face-to-face service for our residents is achieved while still providing flexibility for our personnel to work from home.
I would hope that the Feds will take the COG’s offer seriously. But I would urge COG to move ahead with its own analysis regardless. There is great value in the COG taking steps to document those lessons learned in terms of implementing a hybrid model. One area of lessons learned could focus on understanding the various alternatives and key decision points. Another set of lessons learning could involve how to interact with various stakeholder groups, including working with the federal government employee unions.
And, there is important information to be gained about the implications of the adoption of a hybrid model. One question concerns the impact on space requirements of transitioning from full time remote work to a hybrid model.
We know that the increase in remote worker during the pandemic greatly reduced the need for office space, which led to a dramatic rise in vacancy rates. It has also led to increased attention to the issue of underutilized office space (see GAO report and Washington Post story). It is unclear whether adoption of a hybrid model will allow government agencies to reduce office space. The repurposing of excess government office space is seen as a key element in strategies for revitalizing downtown.
As I discussed in an earlier posting, the hybrid model is based on the (perceived) need to facilitate various forms of personal interactions. Such interactions (worker coordination, sharing of tacit knowledge, mentoring, and learning by example/learning by doing) are generally believed to require in-person contact. Which requires people to be in the office at the same time on the same days. Thus, the work pattern (for a 3 days in-person; 2 days remote model) is high levels of workers in the office on Tuesday, Wednesday, and Thursday with a low number of in-person workers on Monday and Friday.
Such as work pattern requires enough space for everyone (or at least the projected “full load” of in-person Tues-Thurs workers). Having enough space for the Tues-Thurs crowd will likely be lower that the pre-pandemic level (when there was only a small level of completely remote work) but greater than today’s level because of the need to provide space for those workers shifting from full time remote to coming in to the office for part of the week.
An analysis of the experience of the COG members with implementing a hybrid model and dealing with office space issue would be very helpful. Specifically, has the adoption of the hybrid model led to a continued lower level of office space requirements (which would allow for repurposing of the excess)? Or has the hybrid model resulted in the need to maintain a level of office space to accommodate the 2 or 3 days a week when everyone is supposed to be in the office (leading to underutilized space, but not vacant space).
The second area of a COG analysis is in the economic impact. In the earlier posting, I also speculated that the adoption of a hybrid model would not necessarily be enough to revitalize downtown. The Tues-Thurs model replaces only portion of the pre-pandemic’s level of economic activity. Is a 3 day a week rush hour enough to restore transit-systems’ financing? Is it enough foot traffic to support all of the secondary businesses—the restaurants, bars, coffee shops, dry cleaners and parking lots that depend upon on office commuters.
Already downtown economic activity resembles a long weekend. For example, Friday’s have changed from a get-away day of long lunches and early departures to a stay-away day. The economic fallout has been noticeable. As the Washington Post reports:
Those shifting norms are rippling across the economy and reshaping business patterns for commercial real estate firms, parking garage operators and the many eateries that cater to workers during the week. The drop-off in office work, particularly on Fridays, has led coffee shops to reduce their hours, delis to rethink staffing and bars like Pat’s Tap in Minneapolis to kick off happy hour earlier than ever — starting at 2 p.m.
“Since they’re not at the office, people come in early to pluck away at their laptops while they sip a cocktail or two,” said General Manager Dave Robinson. “By 4:30 or 5 on Fridays, we’re completely full.”
But lunchtime haunts that once saw large crowds on Fridays say they’re struggling. The drop-off has been particularly stark at Manny’s Cafeteria & Delicatessen in Chicago. Business on Fridays is down 30 percent from pre-pandemic levels.
“It’s painful,” owner Dan Raskin said. “Before the pandemic, Friday was the busiest day of the week — people would have an easier day at work and go out with their friends for lunch — but now it’s one of the slowest.”
That’s also the case at LAZ Parking, which operates more than 3,000 garages nationwide. Demand on Mondays and Fridays is much lower — by about 20 percent — than it is midweek, said Leo Villafana, the company’s vice president for the Mid-Atlantic region. Wednesdays are the busiest days, though even when people do come in, they tend to stay for shorter periods.
It is unclear to me whether the adoption of a 3/2 hybrid model will help alleviate this “long weekend” problem.
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It is often said that the states are laboratories of democracy. The same can be said of cities and towns. Case in point: the offer by the Metropolitan Washington Council of Governments (COG) to share their experiences and lessons learned on managing the issue of remote work with the Federal government.
There are at least three areas where the Federal government can learn from COG member’s experiences:
- Understanding and managing/implementing the difference types of hybrids
- Whether and how implement a hybrid model can free up office space
- To what extent can secondary business (restaurants, bars, coffee shops, dry cleaners, parking lots, etc.) be helped by implementing a hybrid model
Governments need a deeper understanding in all three areas. I hope the COG and the Feds can get together on this. At a minimum however, COG should go ahead on its own to capture the lessons learned. Sharing information among the COG members is a worthy activity in and of itself. Participation by the Feds in this activity would bring additional benefits to all involve.