Entries Tagged as 'Office Relocation'
Finding the right office
space can be a daunting task, even when you know exactly
what you'd like. You want to be sure you pick the right location because
you're entering into a rental agreement. This can be intimidating for
most business owners, and can even cause you to put off making a great deal
just because of the number of uncertainties you face.
Getting the help of a professional, a tenant representative, who knows the right questions to ask is
vital to making a good decision for your office space rental. In fact, an office space professional has probably thought of key factors you haven't thought of.
One of those is making sure you have enough space to grow.
Where do you expect your business to be in two years? How about in
five or ten years? If you have an accurate idea of where you're going,
and how quickly you'll grow, you'll know how to plan for the space you'll need.
At OfficeFinder, we offer you an invaluable service. You'll work
with a Space Planner who is well-trained in this area and can help you predict
your rate of growth with accuracy. You'll have a great idea of the type
of property you should be looking for and how much space you'll need to hold
your growing business.
Once you find a location for your business, wouldn't it be nice to be able
to stay there a while? Of course, you want your business to prosper, but
your space should allow for that, don't you think? We do, and that's part of
our commitment to our clients. We'd love the opportunity to talk to you
about the needs for your new or existing business. Finding office space
is what we're great at. We'll make sure you find the perfect location so you
can concentrate on what you do best, which is running a growing business.
For more information on Office Finder and how we can go to work for your
business, contact us today.
Office Space Planning Checklist
By: James Osgood
Office Leasing Tips , Office Relocation , Tenant Representation
One of the most stressful parts of starting your own business is finding the
perfect place for your office. You spend hours searching only to find
that one location has what you need, but it's too expensive. Another
location has a great price, but it's missing many of the things you consider
necessities to run a professional and efficient business. If you're
looking for office
space, it makes sense to hand
over your search to a qualified professional who can find you the building or
office you need at a price you can afford.
Outsourcing is a trend that's catching on among many businesses all over the
country. It simply makes more sense to outsource many office duties (like
website construction and transcription) because you'll end up saving money and
being more productive. The same is true for finding office space.
Your time is precious, and it's better-spent on taking care of the other
details that go into running a successful business.
When you outsource your office space search to OfficeFinder, you'll find a degree
of professionalism you weren't expecting. We have a vast network of
experts who know how to find the property you need. They average over 12 years of experience. Using our services
will give you the time you need to devote to things like hiring a qualified
staff and making sure you have the right office equipment to keep your business
You're an expert in your field. You're great at what you do. Why
not let us help you by offering the services of the professionals in our field
to help your business find the right space? We are experts inour field! We'll work with you to get
you the results you need.
It will cost you nothing to try out our service and find out how it will work
Contact us today to let us show you how we can help you find
the office space you want for your business.
By: James Osgood
Office Leasing Tips , Office Relocation , Office Rental , Office Space , OfficeFinder Members , Tenant Representation
When you lease commercial office space, the process included
negotiating with the property owner to establish what will be contained in your
lease. Having a basic knowledge of the
pitfalls to avoid and the opportunities to save money will make the task much
less arduous for you.
While landlords are reticent to lower rental rates, stating
that the property is valued high and has a high level of prestige and lender requirements must be met, there are
other costs embedded in the lease that are open for negotiations. Include a
well-qualified tenant representative in all phases of negotiations. In fact,
the tenant rep may be the person who located the perfect property for you.
Once you’ve worked your way through the office space location process and located the office space that best fits our needs, your tenant rep
will send the landlord a letter of intent. This is a non-binding statement that
tells the landlord what space you want to rent and how much you want to pay.
While other elements are included in this letter, they are all open to
negotiation. This letter may end up
being revised several times after going back and forth with the landlord to
reach an acceptable agreement.
Office Lease Term: The
length of time you wish to lease the office space can be anywhere from one year
to a decade or more. The basic lease probably states a specific office lease term,
perhaps five years, but you can required that period be changed to suit your
needs. If you are planning to do a lot of improvement to the property, you may
want a long lease, whereas if you are a growing company, you may want a much
shorter lease to allow you to readily move into larger office spaces if needed
in a few years. Be sure the terms regarding lease renewal are also clearly
Beginning Lease Date:
Sometimes commercial office space requires major construction or tenant
improvements before you move in and begin doing business from that location. Be
sure that you don’t have to begin paying rent until you occupy the space.
Some commercial office spaces offer rental incentives such as one or more
months rent free upon signing a lease of a specific duration. Even if no rental
incentives are advertised in the office space listing, you may be able to
negotiate some incentive by simply asking the landlord. If the building is
completely occupied except the space you are considering leasing, then it is
less likely that the landlord will give this concession, but if the building
needs occupants, the landlord may be very flexible about offering incentives to
establish you business in that location.
Offie Space Tenant Improvements:
Another concession sometimes offered by a landlord to new tenants is an allowance
to make changes to the office space layout. Your tenant rep will be a big help
in negotiating changes to the office space. Perhaps you want interior upgrades,
parking lot improvements, or other changes, you want to include these requests
in your letter of intent and discuss them at length with the landlord. You may
find that the landlord will pay for all improvements in order to get a long
term lease established. The landlord might give you an allowance and ask that
you bear part of the expense; this makes negotiating this area particularly
sensitive because you want to get the improvements at little or no cost to you.
If there are no improvements needed, use this fact to help negotiate a period
of free rent instead.
Some types of businesses find it important to avoid having a competing business
in the same area as their operation. You may negotiate with the landlord to
guarantee that a business of the same type as yours will not be allowed to rent
in the same building. If the landlord owns a large area of building near your
office, you may even be able to establish that no competing business will be
allowed to rent from the landlord in a specific radius. This often applies to
businesses that sell specific services or provide retail products.
These are just a few ideas on areas in which negotiations are possible, but there can be a wide range that vary from market to market. Obtaining the services of a qualified Tenant Represenative, as OfficeFinder Members are, will ensure that you can take advantage of all possible negotiation opportunities. Remember, Tenant reps do this every day, while you do it a the most every few years. There is no cost to you to have one represent you. It is already built into the cost of the space whether you take advantage of it or not. Use our short form to request assistance to find a qualified tenant rep you can work with.
By: James Osgood
Office Leasing Tips , Office Relocation , Office Rental , Office Space Negotiations , Tenant Representation
Working in a home office space can be challenging. As your
business grows, you quickly run out of room in the home and will want to move
into one of the options for professional office space.
First, let’s consider the pros and cons of choosing to move
out of your home office:
- You will have a space in which to work that is
quiet and professional in appearance.
- You can still work any hours your schedule
- The cost of non-traditional office space is very
- You can more easily keep your documentation
separate from personal work you do at home
- The cost of an office space may provide certain
tax incentives that you can check out with your accountant.
- You can meet clients in a professional business
setting rather than in your home or a coffee shop.
- There are no worries about children sneaking in
to use your computer or other hardware and potentially damaging important
- You may attract clients from those people
walking by your office who see your logo or signage.
- You have increased professionalism and can more
easily advertise and brand your business.
- You will almost certainly have a more organized
office space and can choose a larger space if you desire or need it.
- As your business grows, it will be much easier
to add employees to a commercial office space rather than having employees in
your own home.
- You will have more and better parking for
- There will be no distractions from your work,
allowing you to be more productive.
- You will have better networking ability as you
meet new potential clients in the area of your office space.
- Working at home can be lonely since there are no
non-family social contacts. Moving into a commercial office space allows you
contact with others, making your outlook more positive overall.
- You do have to commute to your new office space
rather than walk into another room in your home, even when the weather is very
hot, really cold, rainy or snowy.
- It is difficult to share transportation with the
other family members when working away from home, so you need your own
- You may need to invest in additional computer
equipment and other hardware so that you have technology in your office space
as well as at home for non-business use.
- No matter what type of office space you choose,
there is some overhead involved, no matter how small
- Cleaning and upkeep of your space will be your
responsibility, whether you do this yourself or hire someone else to do it.
- You will need to sign a lease or other type of
binding agreement to obtain the office space, committing you to have your
business reside in the selected office space for a specific time.
It is easy to see that there are many more pros to leasing a
traditional or non-traditional commercial office space. Once you have decided to take the big step
and move out of your home office, you will want to seek the assistance of a
professional qualified Office Finder Tenant Representative, sometimes called a
Tenant Broker. You’ll have an expert on your side to help you locate the
perfect office setting at an affordable cost. You will also have a
knowledgeable liaison when negotiating the lease or rental agreement for your
new office space so that you can get the most benefits with the least hassles.
The assistance of an experienced Tenant Rep can save you a great deal of money
over the period of your rental agreement by ensuring there are no hidden or
In the next segment on moving out of the home office, we
will look at the options for office space so that you will know what type of
office will best suit your needs at this point in your business growth.
Find Office Space
By: James Osgood
Home Office , Office Relocation , Office Rental , Office Space
You’ve found a
great commercial office space rental to house your business operations and, with a great
tenant representative (like we have at OfficeFinder) and any other needed advisors such as legal and accounting counsel; you
are deep into the process of negotiating the best possible office lease for the office space location you want and need. At this point in the negotiation process take care
to identify any relocation clause in the office lease and analyze how it could
potentially impact your organization’s operation and earning potential.
What exactly is an office space relocation clause? This provision is contained in some, but not all, commercial
office space leases, and gives the landlord the right to require the tenant to
relocate their office space within the same premises in order to provide space for another tenant’s
needs. Upon learning about this clause, you are very likely to say, “How very
unfair to me and my firm!” and most tenants would agree. Keep in mind that most
provisions in any lease tend to protect and be in favor of the property owner.
For this reason, working with an experienced commercial office space tenant representative is important to protect your interests.
In an ideal
situation, the landlord will simply agree to completely remove any office relocation
clause in the office lease provisions. Some landlords, however, simply will not
completely remove this verbiage, and then very clear, legally binding
provisions must be negotiated to protect financial losses and periods of
inability to effectively conduct business on the part of the tenant. It can be
especially difficult when the property owner attempts to insist on keeping the
verbiage “at the sole option of the property owner”, allowing the office tenant no
right to refuse the request to relocate without terminating the lease at
A scenario in
which the landlord’s flexibility provided by the office tenant relocation clause could
be invoked is a building consisting of three floors of 4,000 square feet of
useable office space each. The first floor is currently empty and Tenant #1 leases
3,000 square feet of the second floor; the third floor is occupied by Tenant
#2, a smaller office requiring only 700 square feet. A new tenant offers to
lease 8,000 square feet of commercial space, but only if the office space can
consist of the entire first and second floors. Clearly there is space on the
third floor for both Tenant #1 and Tenant #2. Due to the much larger rental
income from the potential new tenant who desires 8,000 feet of space on two
floors, the landlord would find it most advantageous to require Tenant #1 to
move to the third floor, sharing that floor with Tenant #2 who will not have to
relocate. Of course, Tenant #1 may be very unhappy to uproot and relocate. If
the lease were negotiated to avoid financial impacts to Tenant #1, the move
might only be an inconvenience instead of a total disaster.
Points to be
included in the negotiations for the relocation clause of a commercial office
space lease you are considering for your enterprise should include:
- A reasonable notice period should be defined in the relocation
clause to be used as a minimum guideline.
- The landlord should bear all costs caused by the relocation,
including but not limited to finish work, painting, and moving costs.
- Office space tenant improvements completed in the original space at the cost
of the renter should be redone in a comparable and agreed upon manner in
the new location at the cost of the property owner.
- Costs associated with relocating utilities and other services
such as network wiring should be borne by the landlord.
- Expenses incurred due to changing the business address, such as
letterhead, business cards and signage, including those visible on the
exterior of the building, interior doors and directories, and outdoor
signs, should be paid by the landlord invoking the relocation clause.
- The relocation should not stop the company from doing business in
that the space in which the company will move should be completely ready
before the date of the relocation.
- If the space is less desirable for any reason, the tenant should
have the right to terminate thie office lease, attempt renegotiation of the rental charges or receive
some type of incentive for relocating.
- There should be no verbiage stating that the landlord has the
right to terminate the lease should the tenant not agree to relocate. It
could be in your best interest to negotiate verbiage stating that you have
the right to terminate without penalty should you choose not to relocate
into the space offered.
area of a commercial office lease can be quite tricky to negotiate. Your real
estate professional will help you work with the landlord to obtain a relocation
clause that both parties can agree to, should such clause be required by the
Find a Tenant Representative
Office Leasing Tips , Office Relocation , Office Rental , Office Space Negotiations