Real Estate Process
Process Methedology
1. Strategic Planning
SITUATION ANALYSIS
– Existing real estate evaluation
– Needs assessment
– Market analysis
CRITERIA DEVELOPMENT STRATEGY SELECTION
– Scenario planning
– Financial analysis
DELIVERABLES:
– Abstract leases,
including lease rights
– Remaining lease
obligation analysis
– Building stack plans
– Questionnaire/Interview summaries
– Demographics
– Market updates
– Scenario planning
– Space programming
2. Option Development
SITE SELECTION/EVALUATION
– Space inquiries and outreach
– Previewing potential locations
– Develop operational understanding
– Miscellaneous information
(amenities, repairs, security, etc.)
DELIVERABLES:
– Tour books
– Space surveys
– TIM/Comps reports
– Qualitative matrix
– Cash and P&L analysis
– Proposal comparison
– RFPs/Term sheet
3. Transaction Implementation
NEGOTIATIONS & STRUCTURING
– Draft proposals
– Scenario analytics
– Competitive/recent transactions analysis
– Real estate attorney recommendations
DOCUMENTATION
DELIVERABLES:
– Lease
– Status reports
– Issues lists
– Final documentation
Leasing Info & Considerations
At the end its not about a particular space and the rent, it is about the full scope of the deal making sense.
Below is an example list of items that we will review together throughout the process:
- What are your occupancy objectives?
- The Financial, Operations & Qualitative considerations.
- Location consideration (employee retention)
- Information on each landlord?
- Are they a long term or short-term holder?
- What is their reputation?
- What is their debt position?
- How much work or cash allowance are they willing to contribute to the deal?
- What is their building standard?
- Does the Landlord have an architect that will provide a test fit and ultimately prepare construction drawings?
- How much free rent are they willing to provide?
- What is the difference between a direct operating pass through and an annual escalation?
- What is a rent bump?
- What are market standards?
- Are there any building amenities?
- Are there any renovations planned?
- Is cleaning included?
- What are the hours of heating and cooling?
- What are the lobby hours?
- What is a good guy guarantee?
- Security Deposit?
Demystifying the Perfect Space:
A Transparent Approach to Leasing
Many brokerage websites talk about finding you the perfect space. However, unless you have an unlimited budget there is no such thing!
Obviously one space can be aesthetically nicer than another, but there are many important factors to consider when signing a lease. The Financial, Operational, and Qualitative components all must be assessed and properly analyzed before a decision can be made.
Each space will have pros and cons and my transparent approach will make sure you are aware of them all.
$0 Cost, 100% Value:
Unleashing Excellence in Commercial Real Estate
The great thing about commercial real estate is whether the tenant elects to work with an experienced broker who has a stellar reputation or a junior broker/ less qualified broker the cost to the Tenant is the same. $0.
The Landlord always pays the fee, so when making a decision about one of your largest annual expenses why not work with a first-rate broker who has superior market knowledge, excellent long-term relationships, and a keen understanding of how to create value in a negotiation and always put the client first.