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Soon we won't be the smartest in our own office - SMART OFFICE technology?

Two brothers who entered entrepreneurial waters together. Read what they told us!

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grabAhome - Croatian startup ready for big things!

We spoke with Frank Sočan, co-founder of grabAhome platform, read what he told us.

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How will technology affect the development of the real estate market? Read a great interview with Marko Pavlović, CEO of Flow and Form agency

1. Tell us a bit more about your startup, what exactly do you do? Flow and Form is a digital agency specializing in the development of applications, which help property owners and operators to improve the way they manage and experience the use of their buildings and other facilities. We started operations in 2017, and during that period we helped several technology companies around the world to market their proptech products. With our clients, we have found a lot of success in developing desktop booking applications and analyzing workspace utilization in organizations like Amazon and Netflix. The company currently has 20 employees with its main office in Zagreb, and in the future we plan to publicly present our own products for commercial and residential buildings. 2. Looking globally, PropTech experienced a real boom during the pandemic. Some new apps have appeared. Do you believe this trend will continue after the pandemic? Proptech is definitely on the rise looking at the growth of private equity in proptech companies and the number of start-ups looking to enter the market. The pandemic has prompted many space owners and operators to think about the new needs of their tenants, especially in the office space. But these needs existed even before the pandemic, and this pandemic only accelerated the process of what I think would happen anyway. I think that this trend will certainly continue after the pandemic because the way we work and live is changing, so the physical space in which we live will take on new meaning and new functionalities. 3. Your review of the real estate sector in the Republic of Croatia? In 2020, one of the largest coworking offices in this part of Europe opened in Zagreb. How can PropTech tools help improve coworking business development services? The residential real estate market in the Republic of Croatia remains very dynamic because even in the pandemic we saw an increase in prices, a drop in interest rates on housing loans, and several interesting projects such as VMD Park Kneževa with over 120 new apartments. While the quality of housing is taking on a new meaning, the need for quality housing is growing in the west, and I think that the same trend will continue in the Republic of Croatia with a slight delay. Although the pandemic affected the business real estate market the most, the price did not vary much depending on the location, and the plans of larger organizations in Zagreb have changed, so we could see more new business and coworking space projects. I am extremely glad that we now have a large and beautiful coworking space in Zagreb that offers a new model of flexibility to individuals, workers and companies. Coworking spaces attach a lot of importance to the user experience within the space, and we are already convinced that technology can drastically improve the user experience. Therefore, I believe there are two main ways that technology can help: 1. Improving usability and space occupancy. 2. Improving the user experience of the space. The solutions we saw as a successful move of coworking space in the world were the implementation of an application for booking workspace such as tables, conferences and other rooms where users can book and pay for their space in real time through the application. A useful addition to this is the installation of sensors to monitor the usability of the space in real time because this way we can automate the reservation and cancellation of table reservations, and also provide information to owners on how the space is used, which days and which places are most represented. Such applications also offer the ability to find people of interest in the space, a channel for communication with customers, ordering and charging for additional services and many other features that improve the user experience and help owners make better decisions. 4. Do you believe that new concepts of work and new concepts of business will lead to changes in renting business premises? Definitely! Business spaces take on different meanings and people create different expectations than just space. I think that the view of business space is changing in the direction of providing quality service in addition to space, where before only the location and the space itself were important. Expectations from business space owners will be significantly higher, as an example, several business space owners in the U.S. have already provided a private daycare for the children of space employees to improve their service. In other examples, the concept of the promotional space has completely changed, so that CloudKitchen allows small restaurants to rent a kitchen intended for delivery cheaply and quickly. This changes the dynamics of rental periods and contracts that were previously fixed at a minimum of 5 or 10 years, while we already see a lot of flexibility requirements where contracts are defined for shorter periods such as a couple of months or a year. I believe that for this reason, the monthly payment or “subscription” billing model will gain popularity in the future. 5. Future trends? How will technology affect the development of the real estate market? What are the positive aspects of these changes? In the future, we will change some of the oldest tools and concepts related to real estate, this will include changing everything from using physical keys to the way we buy and pay for the use of space. What exactly will it look like in the end? I don’t know, but what I do know is that physical objects (in this case real estate) will adapt to the fact that we all now have technology in our pockets, and will allow us complete control and a different experience of the space we live and work in. Houses, buildings, business and housing will be smarter, and the race to build such spaces has just begun, all over the world. I believe the real estate industry has made the world’s largest contribution to the climate crisis. Real estate is the largest asset class in the world and one of the largest sectors of the global economy. Therefore, it should come as no surprise to learn that the sector consumes about 40% of the world’s energy, emits 30% of all greenhouse gases and consumes 40% of all raw materials. Given this reality, as the global community harmonizes culturally, economically, and politically around tackling climate change, real estate is likely to take center stage. I believe that the people who manage global real estate assets - valued at around $ 50 trillion - are therefore one of the most important decision-making groups in the world that will be part of this urgent conversation. I am pleased that investment in real estate decarbonisation has quadrupled this year, that major decarbonisation decisions have been made in the US, Europe and other countries on a political and economic level, and I look forward to seeing results in the future. I believe that we all have a responsibility, and especially those of us who are in the technology sector - where we are laying the foundations for the future of real estate, we need to think about what kind of world we will leave behind. Therefore, I believe that new trends and a new “mindset” in the real estate industry will make a positive, “green” impact on the world around us.

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We spoke with architect Ana Miše, read what she told us about the importance of the psychology of space on employee creativity!

Can you tell us more about you and your projects that you had the opportunity to work on? I am Ana Miše, a graduate engineer of architecture. I work in my own architectural office MISHE (www.mishe.hr) and I deal with the backbone of architecture - design. Working on various projects and typologies (educational, sports and health institutions, hotels and rental houses, family houses and apartment buildings…) I come into close contact with interior design and have been dealing with them for 15 years. The interiors I design have different uses; from residential, office and museum, to tourist, sports and nautical. I successfully participate in architectural and interior design competitions. Can you tell us a bit more about the Natural Bond trend of landscaping? Good design and good architecture come from functional requirements and those that provide comfort. In times of corona crisis, the greatest functional requirement is hygiene. What is it like to provide in the simplest way and in what way to design a space and objects in it, without satisfying that requirement? The answer to this question is: - floors that are easy to clean and wash on a daily basis (eg stone or ceramic tiles, cast floors, parquets or laminates…); - walls and wall coverings that are easily washable (special washable paints, glass, artificial composite materials that may also have antibacterial properties); - as simple forms of furniture and equipment as possible for easier cleaning; - due to easier maintenance of space hygiene, it is possible to design adjustment from orthogonal corners of the room to those rounded; - in addition to the already known dispensers with disinfectants, it is necessary to put more emphasis on air quality in the office, and there are indications and installation of lighting that emits antimicrobial UVC light. An important design moment that is undergoing a major change is the partial abandonment of the open-space office. Although open-space offices are easily adaptable to different users and their requirements due to their flexibility, after several decades of their superiority in office design, certain negatives have emerged. Efficiency, concentration and even employee privacy are better achieved when the floor plan of the office is divided into smaller units in which employees can work more thoroughly and be more productive, and use open-space as points for meetings and socializing. It has been proven (even before the current pandemic) that viruses and bacteria spread faster and more often in open-space offices, and thus employees are more often absent from the office due to illness (up to 62% compared to classic offices with walls, according to a Danish study from 2011), which certainly does not benefit employers but also the employees themselves, who in such a way disturb the general condition of the organism. What improves the condition of the body are, among other things, the sun's rays, which have antibacterial effects, and it is important that most employees enjoy the benefits of sunbathing, which is almost impossible to achieve quality and evenly in open-space. The sun is also an important element of the Natural Bond interior design trend. The natural Bond trend has as its basic setting the introduction of exterior elements into the interior space itself, with all the advantages and benefits of nature. Such an interior is dominated by soothing natural materials, daylight instead of a series of ceiling lighting panels, plants that rest the eyes with their greenery, simplicity of space that eliminates chaos, visual and physical connection with outdoor spaces… All this makes employees feel calm, comfortable and focused . Also, the behavior of people living in such a space is directed towards one in which more attention is paid to a conscientious way of buying (locally, in the neighborhood), what products are used (organic and environmentally friendly), waste reduction and a more responsible way towards environment, but also towards themselves. Workspace details play an important role in office space design? Details in random space play an important role because it is the details that create personal and comfortable spaces that are different from generic ones. This can be the distribution of space into several zones for different modes of work, rest and communication (smaller offices for individual work, space for larger meetings, space for smaller meetings, space for socializing and rest…) that are differently designed (eg zone communication and rest can be circularly shaped), then smart use of daylight or lighting (in case of deficit of natural light), the introduction of plants into the interior that not only relaxes employees but also increases their productivity (up to 15%), color The “brand” that the employees work for or their products that subtly run through the space and the equipment of the space, the introduction of scents into the space with different sensory stimulations…. Workspace colors and employee creativity? Workspace colors should be used carefully so that those colors that are more prevalent in the space and on large surfaces are always more neutral, and accents (from one wall over furniture to small details) in stronger colors with higher saturation. Each color can have a specific meaning to an individual, depending on his associations and memories. However, the psychological effects of each color are known: - red: the color of power and passion that should be used in spots because otherwise it can act aggressively; - orange: an energetic color that encourages innovation and competitiveness; - yellow: the only warm color that is associated with relaxation, encourages a cheerful mood and creativity; - green: a soothing color that is closely related to the concepts of harmony and nature; - blue: calm and soothing color - purple: depending on its saturation, it is necessary to use it carefully in space to evoke luxury, uniqueness and creativity; - gray: although it belongs to neutral colors, due to its extremely cold tone it should be used only in detail because otherwise it evokes a feeling of loneliness and loss; - brown: color represented in nature, in the interiors creates a sense of security and reliability, be careful when using that the space would not become oppressive to stay; - black: a color that has different connotations, but when used in detail creates a feeling of sophistication and sensuality - white: the most commonly used color in interiors because it best reflects light and best emphasizes other colors, creates a feeling of purity and innocence. Space psychology is important for any office space. In your expert opinion, what should you pay the most attention to when talking about arranging business premises? When designing and arranging business space, the most attention should be paid to the functionality of the space and the feeling of comfort of living and using the space. Functionality is important for the reason that all processes that take place in a certain space take place in the easiest and most efficient way that allows users to work smoothly and the results of the same. It is achieved by a thorough analysis of the wishes and needs of users, and by implementing the results of the analysis in the process of designing and arranging the space, guided by the rules of the architectural profession. A sense of comfort is very important because it is not the goal for employees to just come to work, be in the office for a certain amount of time and do the work, but to do their job in the best possible way and to look forward to the process. Lastly, the office space is important but it should not be forgotten that this, like any other space, is made up of people who work and live there. Because without people, the office is just an empty cube.

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We spoke with Siniša from the Asura Group, the Facility Management Company. Read what he told us!

1. Tell us more about your company, how long have you been operating in the Republic of Croatia? Our company was originally established in 2005 and since then it has grown organically in Croatia and in the Adria region. Today, in addition to Croatia, we are present in Slovenia, Montenegro and Macedonia, where we help domestic and large international companies in managing their Facility Management process. Our focus is on Integrated Facility management where we combine all FM services for our clients according to the concept - ONE CONTRACT ONE BILL. 2. What is your opinion about Facility Management in Croatia? And what is the current situation in the region? Facility Management is a relatively new discipline and has been present in Croatia for about twenty years. The average room is unaware of what Facility management is. They understand the role of the cleaner but Facility management is a much, much more complex process than just cleaning. It’s part of that invisible economy that you only notice when it’s missing. If the cleaning lady doesn't clean the office, after a few days someone will notice. But if the cleaning lady is conscientious no one will notice that anything has happened. It is the same with the technical service. Changes occur when the director in the office dies. In my experience, these jobs within companies fall into portfolios: general jobs, human resources, or procurement. 3. How much has the COVID-19 crisis affected the Facility Management market? After conducting an analysis of publicly available data, most FM companies generally had an increase in revenue due to the demand for more frequent and detailed maintenance of facilities due to the COVID-19 crisis. While some smaller offices cut costs from working from home some other spaces like factories or logistics centers began to invest more in the cleanliness of their facilities. We grew strongly during the crisis by adding new facilities to our management portfolio. The property is binding. Although the value of a property is written off (depreciated) for twenty years, the value of that property remains the same (or increases depending on the market) but only if it is well maintained. It is our job and I invite everyone who has a long-term vision for their property to contact us with a request to maintain their facilities. 4. How do you find future projects and business partners? By phone. Of course, we also use modern technologies such as Google advertising and social networks in communication with our potential clients, but the sale of Facility Management services happens "face to face", live. Luckily our people are great at it. Our colleague Blaženka Dudaš, regional cleaning manager, with her communicativeness, authenticity and knowledge is often a decisive element in the final judgment of the client to choose us to take care of her property. The phone is only the first step in the process and serves to schedule an inspection of the property, assess its condition and the client's needs (maybe they need a housewife in the office, water and fruit delivery or some other soft Facility management service). This is followed by an offer, signing a contract and carrying out the work. 5. Do you expect any changes in business in 2022? Of course. With greater vaccination, we expect people to return to the offices. In the US, a market much more developed than ours, the number of jobs that are fully remote has tripled and is now at seven percent. The office will not disappear, it will not fail. Properties can change purpose but as I mentioned once you build them they come with maintenance obligations. I expect that awareness of these obligations will grow among those in charge of long-term asset management and that Facility Management will continue to grow strongly. We are satisfied with the imminent start of the East Gate Mall in Skopje, which we are maintaining, and I expect a strong expansion in the region and the opening of the Serbian market. Do you have an additional question for Siniša. Contact him by email - [email protected]   You have an interesting topic that you would like to talk to us about. Contact us at [email protected]

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We spoke with Boris Bakač, owner of a company that deals with advanced software solutions for design and visualization in architecture

1. Tell us a little more about your company? Digital Media d.o.o. from Čakovec (digitalmedia.hr) has in its offer advanced software solutions for design and visualization in architecture and related activities. We offer our customers advice, training and comprehensive support when using the software. From our offer we would like to point out: SketchUp Pro - currently the most popular tool for 3D modeling with open architecture for extensions, V-Ray - one of the most respected rendering solutions for photorealistic displays of 3D models, ArCon Professional - simple and fast software for 3D design and visualization completely translated in Croatian, ARCHLine.XP - an advanced and comprehensive tool for architectural and interior design, WETO Viskon - software for 3D design and production of wooden houses and roof structures and ZWCAD - classic CAD and for the most complex projects using the standard AutoCAD DWG format. 2. Some new technologies for displaying commercial spaces are coming (VR, AR, 3D displays). Can you tell us a little more about that? Computer 3D display uses computer graphics techniques to display an existing or new space or model. Representations can be from linear to photorealistic, in the form of a static image or film. They are usually displayed on two-dimensional surfaces as a projection of a 3D model. It is also possible to have a stereoscopic display by creating two different images for the left and right eye or a spatial display using, for example, a hologram. VR (Virtual Reality) or virtual reality is a technology of complete immersion of users in computer-generated space. The user has a sense of presence in that virtual space and can interact with the elements in the space and control the movement. VR requires more complex equipment for the user: eg special helmets / masks, gloves with sensors and more. AR (Augmented Reality) or augmented reality is a technology of inserting computer-generated content into the user's field of vision. The space can be supplemented with new, virtual elements, such as a new wall color or a new desk, or just informative messages, such as additional information about the room we are looking at, the price and delivery time of cabinets in our field of vision and the like. For the augmented realities we use, a mobile device with a camera and a screen for displaying the environment with inserted content is enough. More comfortable systems are possible with glasses with a built-in projection system for the pupils of our eyes. 3. How can we use 3D views in advertising business premises? The three-dimensional display allows the customer to register all aspects of the advertised space faster. The customer can more easily imagine the relationships of individual elements, notice the layout of the room faster, register the heights of individual parts of the room, windows, niches and the like compared to the 2D floor plan. From the 3D model of the business space, we can generate views from different points of view: we generate floor plans, cross-sections and views that best represent the business space according to the client's request. It is possible to automatically generate a statement of measurements of individual elements of space: surfaces of rooms, walls, volumes,… In the existing 3D model of space we can place the user's specific objects and see and explore their position in space. 4. How can renders help advertise business premises? Renders give us a photorealistic or non-photorealistic (by mimicking different art styles) image of a 3D model of a business space. In the photorealistic display, the customer can see realistic, already existing materials and equipment or a space simulation with materials and equipment of their choice. It can also investigate the relationships of light and darkness in a space, what effect individual lighting gives and whether, for example, lighting is suitable for the activity and how it changes during the working day. On the other hand, a more abstract rendering of a (non-photorealistic) business space model makes it easier for the customer to imagine the space, for example details and colors, without predefined constraints or settings. 5. How can new technologies change the display and only advertising of commercial buildings, and only the real estate market? 3D models allow the client to choose the ways to view the business space, be it photorealistic, abstract, with their own equipment or offered equipment. In this way, even before the purchase or lease of space, the buyer "adjusts" and adjusts it to their liking and thus significantly facilitates the sale or lease. Today, almost all of us have mobile devices that support augmented reality (AI) technology. With appropriate applications, we can supplement the advertised business space with information, graphic elements or specific objects tailored to the customer. Or the customer can insert their own equipment into the space. For larger projects and for significant customers, the use of virtual reality technology is cost-effective. The customer immerses the space, tours it with a virtual walk and thus gets a direct experience of the value of movables. 

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Who are virtual assistants and how to register a virtual office? We spoke with Matija Fontana, director of Virtual Office Croatia

Virtual office Croatia is something new in our market, can you tell us a bit more about your project? Of course. The concept of virtual offices abroad is already quite popular, but now we can say with certainty that Croatia is not far behind the new trends. As work from home is no longer unknown to a wider number of companies and the self-employed, and the lease of physical offices is not necessary, virtual offices have really reached the peak of their popularity, so more and more people are opting for them. Until a few years ago, we only had 20 clients, but over time, people have recognized the benefits of a virtual office, so at the moment we count over 150 satisfied clients worldwide. I would especially like to point out our Voffice app, which is actually an "office on the go". Through it, you can book appointments, read our blogs and find scanned mail in one place, store certain documents and much more. The very idea of ​​virtual offices is based on technology, especially one that enables online communication, because without it, virtual offices would still remain just an idea. In addition to digital nomads, virtual assistants are a taboo topic in public space in the Republic of Croatia. How can we hire a virtual assistant and what exactly does he do? I would not really agree that they are a taboo topic, only people are not so familiar with them yet, and they need to get closer to the whole concept of their work. Also, virtual assistants in Croatia are becoming increasingly popular just like virtual offices. If you are a small or medium entrepreneur and you do not have the time or knowledge for certain jobs, a virtual assistant could be the right solution for you. You no longer have to have a full-time employee, but take a virtual assistant as needed and pay exclusively for the work done, in accordance with the volume of work and time spent. Its most important advantages are definitely the savings of money and time, which are of crucial importance to all of us. The jobs that a virtual assistant can perform are business consulting services, company representation, office management, business organization and other related services, then the tasks of marketing manager and PR manager (communication with clients and media), etc. How to hire one? Very simply, contact us on our email or by phone and in accordance with your wishes we form the entire offer and the price of the virtual assistant. Our specificity is that we are very flexible and ready to meet the maximum and adapt to the wishes of the client. What does a virtual office allow you to do? The virtual office allows small and medium-sized enterprises and the self-employed to work from home, with various services available to them via the Internet, the same ones they would use if they rented a physical office. The emergence of the virtual office was made possible by the emergence and development of communication technology. It has enabled a large number of people to change their work habits and organization of work space. Establishing a virtual office is more cost-effective, not only because there is no need to lease office space, but also because virtual office users can choose exactly the services they need. We as a company offer several packages, each of which includes basic services such as address, mailbox and notification of arrival of mail. If you need more than that, we offer packages that include the company logo at the entrance to the business premises, full branding of the company on site, virtual assistant and secretary services, reception of packages if you have a web shop, use of conference meetings, etc. Also, I would especially like to highlight our Virtual branch office package which enables foreign citizens to enter the EU and the Croatian market. One day is enough to open a company with us, without the hassle of bureaucracy and expensive and time-consuming business trips. Our team consists of experienced professionals who work with many foreign clients and based on their requirements we help them research the market, manage projects, provide business advice, negotiate appropriate distribution channels and handle the entire marketing for your product and services. One of the more important items for the end is that all packages are changeable and you can add or cancel certain services if you no longer need them. In addition to financial viability, the basic service of virtual offices is the address of the company's headquarters, which will give a more professional image, whether it is a newly established or already established company. Do you believe that online or remote mode will survive even after a pandemic? Definitely will. In this pandemic era, people have seen all the benefits of remote work, and it will be very difficult to get everything back to normal. Remote mode can be called "new normal". People liked that from the comfort of their home or some other location they could do their job and manage their time on their own. Holding a business meeting while you’re actually in your pajamas used to sound almost impossible, but nowadays anything is possible and so is that, and people obviously liked it. In addition to the benefits that employees and employers have, they also benefit. Employee productivity has increased and the cost of paying for office supplies and transporting workers has been reduced. Some new forms of work are coming to us, new models of offices, new models of office furniture. What does it take to register a virtual office? To register a virtual office, you need to fill out a request and consent to the contract to provide a business address, which we send to you by e-mail after your inquiry. The request should provide basic information about the company and its director. After that, the contract itself is drafted and all the remaining necessary documents are issued to start using the virtual office. In most cases, clients already have an open company that they report to our address, but there are also those who have just started the opening process and at the very end of the same application the company to our address. And that's it! You have a virtual office in a representative location with minimal costs and our support team that is always ready to meet you and adapt to your wishes.

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We spoke with the team from Lindström Croatia. Learn more about their range of mats and why mats are an important part of the design of your business space!

Can you tell us a bit more about you, how long have you been represented on the Croatian market? Lindström is a Finnish company with over 170 years of experience in renting and maintaining mats and work clothes. The company is present in 24 markets across Europe and Asia. Our own workwear factories in Europe allow us flexibility and fast delivery of products to our customers. We have been operating in Croatia since 2013. We opened a laundry in Zagreb and offer rental and maintenance services throughout Croatia. How many rug collections do you have on offer? In offer we have: - standard mats of different colors, - design of mats made according to the client's request, - ergonomic mats that make it easier to stand for a long time when doing work, and - external rubber mats for entrances to the premises. In your opinion, why is a mat an important part of the interior design of any business space? The mat at the entrance to the space, in addition to giving warmth to the space like any carpet, also gives the visitor the impression that the owner cares about the cleanliness of the space he enters. Mats of any kind are extremely functional because they remove dirt from shoes that would further explode in space. The misconception is that only during rainy and snowy days dirt is brought into the space. You would be surprised how much sand and dust our mats retain throughout the year. We see this best according to the degree of water contamination after washing in our machines and the sand separator that we regularly maintain. The mat also makes it easier to clean the rest of the space because the coarse dirt that is brought into the space remains on the mat. This reduces the cost of maintaining the space in terms of less time the cleaner spends, less chemicals, water for maintenance and the like. It is important to emphasize that we maintain mats in an environmentally friendly way using appropriate detergents and minimize water and energy consumption by using the right washing programs. Do you offer custom-made mats and design proposals? Design mats can be made according to the requirements and wishes of the client where they can communicate various marketing ideas, customer brand or simply messages such as Welcome, Watch the stairs, signposts, etc. We also offer pre-designed mats by our designers in various forms such as a doormat in the form of a signpost to the toilet, the marking of floors in buildings and many others. Mat shapes can be different and in different sizes. Briefly explain how your service works? Our service works very simply. Once all the elements needed to make a mat have been agreed upon, the rest is our concern. The elements include the definition of the type of mat, the size of the mat, the design (if you want your own or something from our offer), and the monthly frequency of change. Our sales representative can help you choose the help of our live design tool application where it takes a picture of your space and virtually sets up different mats to make it easier to visualize the space. After agreement on the product, the frequency of changing the mat is defined (weekly, biweekly, fortnightly or at least every four weeks). After signing the contract, the service can start. In accordance with the agreement on the day of delivery, our delivery people will bring clean mats and collect dirty ones. Mats can also be fixed with a velcro to the floor to further avoid moving the mat and the possibility of the mat sliding in space. The frequencies of changes can also change during the year depending on the seasons, and the mats can be moved to another location if the client's company moves. The service is very flexible and suitable for all industries and spaces.

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