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Looking For Office Space? Outsource Your Search!

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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 strong.  

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 for you.

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

Recent OfficeFinder Tweets - We try to be relevant

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I have not posted my tweets here in a long time. You can see what I have been following. Hope you will follow me.

OfficeFinder Sweet Tweets - Click to follow us

 The cubicle's days are numbered... of course they have been saying that for years. Maybe now it is true! http://pinterest.com/pin/2674081000436183/ …

OfficeFinder #OfficeSpace News is out! http://paper.li/OfficeFinder/1318021671 … This is our daily newspaper that gets Tweeted.

CBRE Group: Office Market Vacancies Will Decline to 14.9% In 2013 and to 13.8% in 2014 http://ow.ly/fAuif 

Demand for 'creative office' space isn't going away http://ow.ly/fAtXN 

Jack Taylor scores 138 points for Grinnell - Yahoo! Sports http://ow.ly/ftP9O 

How To NOT Look for a New Office - steps you should definitely NOT take http://ow.ly/frRt1 

The Economy and the Great Office Space Reboot http://ow.ly/frupk 

Update Office Furniture to Fit your Style Needs http://ow.ly/fgHUL 

Hurricane Sandy Shows It’s Time to Embrace Workplace Flexibility http://ow.ly/flTzx 

#Coworking Spaces: What You Can Expect http://ow.ly/femGr 

5 Jaw-dropping Corporate Campuses http://ow.ly/femtI 

Program Your Office To The Changing Workplace http://ow.ly/fgHST 

Amazing Startup Offices are the New Normal | #officespacehttp://ow.ly/fem97

Do You really Have The time? | Tenant Tactics #officespacehttp://ow.ly/fgGnC 

Office Myth: All Office Coffee is Terrible. http://ow.ly/fgHOL 

The Rise of the New Contract Worker - More and more people are choosing a contingent work style Harvard Business Review

CoWhat? Workspace Design Models, Part 2 Will contractors will become more important than full-time employees? ”http://ow.ly/fhPwq 

6 Tips for Negotiating a Commercial Property Lease without Getting Burned | http://SBA.gov  http://ow.ly/fehso 

9 Office Leasing Tips Every Businessperson Should Know - http://ow.ly/fehGM 

4 Questions To Ponder When Branding Your Workplace http://ow.ly/felWp 

How to Structure a More Flexible Office Lease http://ow.ly/fewbZ 

33% of Lower Manhattan office space uninhabitable http://ow.ly/fcaeI 

Office space without limits - no matter how flexible, does not cut it http://ow.ly/fajGn 

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By: James Osgood

Coworking office space , Flexible Workspace , Manhattan Office Space , Office Leasing Tips , Office Rental , Office Space , Office Space Negotiations

Successful Negotiation Tactics for Your Office Space Lease: part 2

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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 stated.

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.

Rental Incentives: 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.

Exclusivity Clause: 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

Successful Negotiation Tactics for Your Office Space Lease: Part 1

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 and your tenant representative.

While landlords are reticent to lower rental rates, stating that the property is valued high and has a high level of prestige, 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 located the perfect office space, the 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.

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 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 stated.

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.

Percentage Rent: Some leases contain a clause regarding percentage rent, meaning that once a business opens and their sales reach a specified point, a percentage of the gross sales go to the landlord, increasing the overall cost of rental. Depending on the type of business you operate, you may wish to ask your tenant rep to help you negotiate this clause out of the lease or at least make sure that you will have met the specified goal for 12 months before paying any percentage charge. This clause is more likely to impact retail businesses and service or manufacturing operations.

Rental Incentives: 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.

Tenant Improvements: Another concession sometimes offered by a landlord to new tents 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.

Exclusivity Clause: 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.

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By: James Osgood

Lease Negotiations , Office Rental , Office Space Negotiations

Moving Out of the Home Office: The Pros and Cons

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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:

Pros:

  • You will have a space in which to work that is quiet and professional in appearance.
  • You can still work any hours your schedule permits.
  • The cost of non-traditional office space is very affordable
  • 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 business 
  • 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 clients.
  • 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.

Cons:

  • 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 designated vehicle.
  • 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 unnecessary costs.

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. 

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By: James Osgood

Home Office , Office Relocation , Office Rental , Office Space