Post on 03-Jun-2020
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Colocation: Introduction to Site Selection and
Agreement NegotiationAlan Howard
Sr Research AnalystCloud & Data Center Research Practice
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• Colocation Market Overview
• Site Selection and Assessment
• Agreement Evaluation & Negotiation
• Takeaways
Agenda
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Colocation Market Overview
H5 Data Centers, Phoenix, AZ
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• Very healthy - Cloud & enterprise growth drivers
• Colocation is a Trust & Design Excellence business
• Tier III DC construction $$
• Colo providers ~ $7-8 million/MW
• Enterprises ~ $12–15 million/MW + staff
• Colo operational sophistication greatly improved
• Enterprise adoption of colo is ~20%+ - momentum accelerating
• 80–90% of tenants self-represent
Colocation Industry
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On-premises Data Centers Are Giving Way to Off-prem Services
Source: IHS Markit Colocation Service and Leadership Strategies – North American Enterprise Survey 2018
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Colocation Customers % of Racks in Colocation
40%
49%
58%
0%
20%
40%
60%
Percent of IT racks
Aver
age
Perc
ent o
f IT
Rac
ks
Now20182019
Source: IHS Markit © 2018 IHS Markit
Source: IHS Markit Colocation Service and Leadership Strategies – North American Enterprise Survey 2018
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Colocation Business ModelWholesale Data Center Space
Everything down to and including the PDURetail Data Center Space
Everything down to and including the rack
Retail shared cabinet space
• < 250 kW• Can be subdivided down ½ or ¼ cabinets,
or even 1u• MSA model-avoids RE dept• $275/kW avg.• Power cost included regardless of utilization
Wholesale Suite
• >250 Kw, 60+ cabs• Can be whole building• RE lease model• $130/kW avg.• Power utilized billed separately• PUE cooling uplift charge
Cages - both wholesale and retail
Colo vs. TelcoCarrier neutrality
Network ecosystemsCloud connectivity
Carrier hotelsUnderground DCs
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Colocation Service Providers – More Than You Know
U.S. Big 6 Public Outside U.S. BasedU.S. Based
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Site Selection & Assessment
Flexential, Phoenix, AZ
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• Who are decision drivers and sponsors?
• Will you get the support / time to do it right?
• Are there IT cultural barriers?
• Do you have a real estate department?
• Are you special?
• Scale & Scope?
Internal Risk Mitigation
Do you have adequate capacity planning & criticality data?
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• Request for Information (RFI) – 15/8/4
• Mutual Non-Disclosure Agreement (MNDA) & Request for Proposal (RFP or term sheet)
• Multiple terms, kW options, phased deployment
• x-connects, support fees, move-in timeframe, misc rqmts
• Total Cost of Ownership (TCO) Estimate
• Tours
• Agreement negotiation
Establish a Process
Network service availability and budget in parallel
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Milestone Schedule
Reasonable deadlines for providers, adequate buffer time for your team
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• DC search web sites• Datacentermap.com, datacenters.com, datacenter9.com, datacenterhawk.com,
openspectruminc.com, inflect.com, cloudscene.com, + ~12 more
• DC site selection consultants • Partners National MCF, Kiamehsa, big consulting firms
• Real estate brokers • Colliers, JLL, CBRE, North American Data Centers, Cushman & Wakefield
• Events & internet forums
Colocation Provider Identification
Source: IHS Markit Colocation Service and Leadership Strategies – North American Enterprise Survey 2018
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• Physical location – do you really need to be there? • Core vs Edge
• Accessibility time, proximity to airports
• Natural disaster propensity, hazard proximity
• Tax incentives, taxes & tariffs • Statutory & provider sponsored
• Infrastructure stability/history• Power, water, network/fiber
• Ski resorts or golf courses
Geographic Location
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80% of Colocation Customers Employ Edge
Colocation and cloudremain the primary solution
for edge needs – for now
Company owned micro data centers are gaining in
popularity
18%
54%
53%
39%
68%
77%
19%
37%
41%
50%
60%
74%
0% 20% 40% 60% 80%
No need for data processing proximity
Build additional traditional company-owneddata centers in new locations
Use content delivery networks
Purchase and deploy company-ownedmicro data centers
Use off-premises cloud services
Use colocation services
Percent of Respondents
Prox
imity
Str
ateg
y
2019Now
How are you addressing data processing proximity requirements?
Source: IHS Markit Colocation Service and Leadership Strategies – North American Enterprise Survey 2018
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• Network services, cloud connectivity• Remote hands & eyes or break/fix• Hosting or cloud• Managed services/MSPs on site• Office space • Monitoring/DCIM customer dashboards• Open Compute Project (OCP) compatible
Services Availability
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Colocation Adoption Drivers
47%
49%
53%
57%
59%
61%
66%
67%
68%
75%
0% 20% 40% 60% 80%
Access to renewableenergy choices
Tax incentives
Reduction of datacenter staff workload
Geographic proximity toend users or devices
Ability to directly connectwith partners or customers
Reduction ofcapital investment
Ability to directly connectwith cloud service providers
Decreased operational costs
Speed of deployment ofnew data center space
Improved applicationperformance
Percent of Respondents Rating “Strong Driver”
Driv
ers
Source: IHS Markit © 2018 IHS Markit
Decision drivers to adopt colocation services
Source: IHS Markit Colocation Service and Leadership Strategies – North American Enterprise Survey 2018
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Colocation Selection Criteria
8.2
8.1
7.2
7.1
6.9
6.8
6.5
6.4
5.9
5.8
5.6
3.5
0.0 1.0 2.0 3.0 4.0 5.0 6.0 7.0 8.0 9.0
Global footprint
Availability of renewableenergy choices
Power density capability
Direct connections tocloud service providers
Power usageeffectiveness (PUE)
Financial stability
Number of connectivityproviders available
Solution breadth
Reputation
Pricing structure
Service and support
Security
Average Rank
Crit
eria
© 2018 IHS MarkitSource: IHS Markit
Most important criteria for choosing a colocation provider (mean rank,1 most important)
Source: IHS Markit Colocation Service and Leadership Strategies – North American Enterprise Survey 2018
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• Financial stability / litigation threats• Reputation – start asking now• Site owned vs leased • Renewables / sustainability• Support protocols – online vs phone• Geographic footprint• Corporate level security standards & function
Provider Evaluation
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• Meets established requirements
• Acquire one-line and supporting documentation • Tier level, SPOF analysis, dual POEs/MMRs, diverse routes
• Maintenance protocols & schedules
• PUE w/supporting evidence
• Physical / network security standards and technology
• Room to expand - ROFR (right of first refusal)
Site Evaluation - Pre-tour
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Data Center Site Tour ChecklistTHIS SLIDE INTENTIONALLY LEFT UNREADABLE
Invite an engineer
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Agreement Evaluation & Negotiation
Aligned Energy Data Center, Phoenix, AZ
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• Agreements are not written for you
• Most proposals are different formats / calculations
• Real Estate lease vs MSAs • Capital vs operating leases
• SLAs typically have no teeth
• Fee escalators
• Flexibility good – to be negotiated
• Ambiguity bad – “prevailing market rates”
Agreement Evaluation
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TCO EstimateTHIS SLIDE INTENTIONALLY LEFT UNREADABLE
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TCO Estimate (left half)
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TCO Estimate (right half)
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• 2+ term quotes - longer = cheaper • Retail 2–3 year term = 5–7 years occupancy
• Wholesale 5–7 year term = 10–12 year occupancy
• $/kW not the whole story - lowball
• Limits on fees - escalators
• Not just about price
• Somebody may get paid a fee
• Negotiation is deal & provider size dependent
Not asking is not getting
Agreement Negotiation
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• Expansion option to move entire footprint within the facility*
• Client should have the right to withhold disputed funds*
• Contract assignment section needs to be mutual
• Option to renew at existing rates for one or more years
• Provider press release only upon written approval of client
• First three month free from installation of first cabinet*
• Option to amortize NRC over the term*
Agreement Adjustment Request Examples (1 of 2)
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• Credit for each SLA applicable service in any 24-hour period*
• All costs should be fixed during the term
• Provider right to terminate in 10 days, change to 60 days*
• Provider right to relocate customer - only with client approval
• Termination, indemnity, and limits to include mutual language
• Maximum credits & termination option states 3 events in 1 month –change to 3 events in 1 year*
Agreement Adjustment Request Examples (2 of 2)
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Takeaways
Perform your own thorough due diligence
Know the industry and engage your peers Let data drive decisions
Manage your risk and exposure
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Thank You. Questions?
Alan HowardSenior Research Analyst
Cloud & Data Center Research Practice+1 408.583.3385
Alan.Howard@ihsmarkit.com