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Office and Warehouse Tenant's should have high expectations from their commercial Landlord's.  Commercial office Tenant's should remember they are buying a bundle of time(occupancy), and they are the customer !!  A key to making the Commercial Tenant-Landlord relationship work is the Tenant  identifying in advance, what their physical and financial office occupancy objectives may be, and matching this with what a Landlords able and willing to provide. 

In negotiating any transaction, you want to use TIME, INFORMATION AND POWER to your advantage. In commercial office and warehouse leasing, this may be translated in many ways:

TIME: The earlier you can begin your search for office space the better. Knowing what the commercial Landlords' vacancies are will tell you alot about the Landlord's predicament. Allow yourself occupancy date flexibility, as sometimes building space improvements deadlines are in the hands of third parties.  Also, don't focus so much on one commercial property that you get behind timelines if a lease deal cannot be struck, or problems arise on the Owner's side of performance.

INFORMATION: Know the real estate market. Most commercial building owners,and particularly the Owner's Agents, are in the real estate business everyday of the week. You probably have another business to run. We are Commercial Tenant's Agents and in the real estate business everyday. We  provide you the commercial real estate expertise when you need it to reach your physical and financial objectives.

POWER: Property owner's want Tenants with good credit. If you have a strong financial position, do not wait until lease signing to show it. . You can enhance a less than strong financial position with good advance documentation such as bank references, vendor recommendations, and even personal resumes. In today's difficult economy, there are many options for new businesses that most property owner's are receptive to.

Below are more tips you should consider.  Call us for help with all of these.

• Look at the Building Directory. What types of Tenants are in the building? Medical tenant's tend to soak up parking at peak times. Telemarketer's can really fill a parking lot, and often operate 24 hours a day.

• How close are sandwich shops or drycleaners?   What are the internet and phone capabilities in the building?

• A $25 per month charge for a covered parking space is the equivalent of adding $2 per foot per year to the rent, based on each employee occupying 150 square feet of space. A $35 per month charge adds $2.80 per foot per year.  Buildings with parking structures often require visitor's to pay too, perhaps leaving a bad taste when they leave your office.

• Know who the Landlord/Owner is and if they have a local contact with decision making authority. How solid is the Landlord's finances??  Also, the Property Manager may be different than both the Landlord and Landlord's Agent. Ask other building Tenants about their experience with each.

• Your lease document is the document everyone relies on when there is difficulty in a relationship. A thorough document, understood by the parties, is better than a short document which may leave issues unclear. If you don't understand it now, it won't get any clearer in a heated dispute.

• Tenants should seek as much consideration as they can get toward dispute resolution. This means adequate time to cure defaults and respond to Landlords actions. Notices should always be required to be given in writing. Leases are negotiable and every owner uses their own version of a lease document.

• Look at the Property's rules and regulations closely. Landlords may insert terms and conditions which are part of the lease but cause a conflict as to how you expect to operate your business.

• Make sure you have your insurance requirements met before you start your move. You are at the highest risk for injuries and theft in new unfamiliar surroundings.

• Signage has become very expensive. Some buildings have standards that may be different than what your logo can be. Also, be aware that Landlords try to charge Tenant's to be listed on monument signs, if they can.

•  Environmental liability protections before, during, and after your occupancy should be addressed in the Lease.

• View the property you are considering at night to check lighting and safety issues. Take other employees with you to get their impressions.

• Ask someone who does not know the building location, to find it on their own. This will give you an idea of what a guest might experience.

• Ask the Landlord (or his Agent) as many questions about what they are offering as early in the discussions as possible. This gives you the knowledge of what is standard to them and what may be an extra cost.  In the current economy, each Owner has a different financial position.  Many are very eager to lower prices from their asking price.  Others are stuck at their asking price because their Lender is pressuring them.

• Make sure the rental rates you are being quoted are all on the same basis. For example, a modified gross lease may sound cheaper when compared with a full service lease, but you have to pay your own electric bills!!  Terms like NNN, Full Service, Modified Gross mean different costs are included in the monthly rent.

• Consider finding a sub-lease from a current tenant. Many Landlords won't tell you they have a tenant looking to sublease because they want to lease you their vacant space first. We track all the sub-leases available in the market too.

• Be cautious about granting the Landlord the right to re-locate you after you move-in. Lease language should consider all the typical costs and not leave out the less obvious, such as the staffs time for planning and carrying out the move.

Call the Tenants Agent, Jeff Jennings, and we will find the right property for you!!       602-265-4600