Category Archives: Office Leasing Tips

3 Tips to Finding Office Space That Is Perfect for Your Business Needs

finding office spaceSearching for the ideal office space is a difficult task. The future of your company will depend on finding office space that will fit your needs. Here are some office space leasing tips to help you choose the right office space.

Procrastination Is Your Enemy

It’s important to start your search early. Don’t wait until the last moment, even if you’re very busy. Start searching for a new office space six to nine months in advance. This will give you more options and will prevent you from having the lower hand in your negotiations. Here is a general timeline you can use to determine when to start your process.

Make Precise Plans

Don’t procrastinate, but don’t rush too fast either. There are many things that you need to look at before signing the lease. How much collaborative office space do you need? How much private space do you need? Will the layout, both the inside and the outside, fit the image you want for your business? Do you hope to expand your business in the future, and will your leased space be able to accommodate that? These are all questions that you need to ask yourself. Office Planning Checklist.

Pay Attention to Small Details

It’s the small things that matter. Is the office close to shopping centers, restaurants, pharmacies, convenience stores, gas stations, and other useful establishments? Is it close to transportation methods, such as the subway or a bus stop? Is there parking space for your employees? Is there an available room that can serve as a break room for coffee breaks? What about other amenities? These small things do matter.

These are just a few of the considerations you need to take into account when finding office space.  It is what we do every day, day in and day out. We help business find and negotiate for office space. There is no cost to you for our service. It is free. You get a professional on your side to make sure everything goes as well as it can. No unexpected surprises and you get the best deal possible! For your perfect office space, just contact us.

Tenant Tip: The Best Kept Secrets for Renting Office Space

renting office space secretsThere is no doubt that renting office space is an extremely important business decision. The space you lease will often be your clients’ very first impression of you and your company. It is also where your employees spend the majority of their time. General location decisions take care of the coming and leaving issues, but what about the time you and your employees spend at the office? As a tenant representation firm, one of our challenges for our clients is considering what your experience is going to be once you’re operating your business in a chosen building.

The Little Things Matter

The little things include cleaning the carpet, painting the walls and conducting small repairs before a business moves in, allowing it to start its tenancy with you on the right foot. Big things tend to include a general aura of professionalism, for example, with prompt response rates that make you as a tenant happy.

Ongoing maintenance helps keep your office space in tiptop shape. Makes sure to investigate how often you will receive janitorial services.

Of course, not all property management companies offer the same standard of service. It’s important to go over the list of services a company provides and check their reviews from the other tenants.

The above features and much more enable you to direct your energy into your business, making more money and enjoying your time away from work not wondering when the landlord will fix damage to the entry way of your office; keeping your office in pristine condition and likely end up saving you money and stress in the long run.

Guest Post by our Atlanta Rep. JGRE has been a proud member of Office Finder for 20 years.

If you would like assistance in renting office space and negotiating the best possible deal with all the little things considered, contact us. We have local reps who can help you free of charge throughout the US, Canada and many other locations world wide.

Four Reasons Why You Should Consider Coworking Office Space

coworking office spaceOffice space is changing. While many companies still lease a traditional office with cubicles and a corner office for the boss, more and more businesses are choosing coworking office space instead. What is coworking office space? Most simply put, it is an office environment shared by several companies.  Here are four reasons why you should consider it for your business.

Employees Can Work When They Want

Many younger office professionals would like to work hours other than the traditional nine to five.  A coworking office space environment facilitates a flexible workplace. Workers can set their own schedules and choose times when they feel most productive.

Networking Becomes Easier

Dozens of businesses usually work in the same coworking office space, creating all sorts of networking opportunities. Good coworking companies actually facilitate networking through promoting their “Member” to other businesses within their properties. Many have weekly networking parties to facilitate a relaxed networking opportunity. Many company owners in these environments report finding an accountant, a lawyer, a web designer and other professionals just a few feet away. The opposite works, too, since coworking spaces are full of potential clients.

Coworking Spaces are Fully Furnished

Leasing a traditional office space means installing phone lines, assembling furniture, dragging equipment in and more. All that hassle is a thing of the past with a coworking office space because it comes fully furnished and completely equipped with conference rooms, chairs, desks, internet access, printers, etc. Everything needed to run a professional office is already there. All you need to bring is your computer.

Coworking Office Space Saves Money

Renting a traditional office space is expensive and means committing to a long-term lease.  In a coworking office environment, businesses effectively share costs, and leases have shorter terms. Many coworking spaces also include free perks, like coffee, tea and snacks. Some even offer free beer!

The American workforce is changing, and office space is changing with it. If you are ready to save money, enhance productivity and increase networking opportunities, then it is time to consider a coworking office environment. Contact us today to see how we can help.

Want to take a look around a Coworking office space. Here is a 360° HD Virtual Tour of the WeWork office space in Seattle’s hot South Lake Union Area aka Amazonia.


Click Here to view in full screen (recommended)

See More OfficeFinder Virtual Tours in Seattle

Hidden Costs of an DIY Office Lease Renewal

No Mistakes office lease renewalSo, you are getting near the end of your office lease and considering your options. One of those is to move to a new office location, but that is a lot of work and your current space fits you well. The other option is doing an office lease renewal at your current office lease. Many tenants thin that they can save money doing it themselves. We have found that office tenants typically make two major mistakes when renewal time comes around.

Common Office Lease Renewal Mistakes

The first is folding your cards by asking your landlord for a renewal proposal. By doing this you are indicating two things to your landlord, the first being that you are only considering a renewal and not exploring any competing space and the second is that you have not sought the assistance of a professional tenant representative to educate you on the market. Once a landlord thinks that you are committed to staying and will be going through the renewal process unrepresented, he can and will most likely make you an offer that is not in line with market rates and terms. Both of these pieces of leverage for the landlord can be eliminated by engaging a tenant representative specializing in commercial real estate. While a landlord may tell you this will raise the rental rate, this is simply incorrect, as brokerage fees are already factored into the lease rates and agreed to in advance with the landlords listing broker. Additionally, just letting your landlord know that you have retained representation tells him to
put his best foot forward or risk losing you as a tenant.

The second common mistake made by tenants, is not allowing enough time for the relocation/renewal process as a whole. Leaving too short of a time puts the advantage in the landlord’s hands, as your landlord will realize that you don’t have the time you need to relocate if you don’t like your renewal proposal. Tenants occupying less than 10,000 square feet should begin the process no less than one year out, for spaces larger than 10,000 square feet, up to two years of planning may be required.

You Don’t Need a Tenant Rep for an Office Lease  Renewal?

Here are some reasons why you may think you don’t need to engage a commercial real estate professional to represent you in your lease renewal:

“My landlord offered me a $.50 reduction in my lease rate”
While that sounds nice, it is actually quite common for market rates to drop more than the lease rate reduction offer by your landlord.

“My landlord is giving me a great lease rate; I spoke with my neighbor and someone in another building to confirm this”
Whether someone is getting a market deal is not only dependent upon the rate, there are a number of variables that contribute to getting a “market deal”. If you can’t answer the following questions, then you have left the door open for the landlord to take advantage:

  • What tenant improvement allowance should you be receiving on a
    lease renewal?
  • Do you know how much free-rent you should be receiving on a lease
    renewal?
  • What should be negotiated on your lease renewal relative to the
    operating expense costs?
  • What is fair for a tenant, in the current office market, with regards to
    parking charges, holdover provisions, relocation clauses, options to
    renew, and your ability to sublease?

You would never go to court without your attorney or through an IRS audit without your accountant. Why would your company want to make one of its top 3 financial commitments without having proper market knowledge and guidance? Especially when you can have it at
no cost to your company! Whatever you do, even if it isn’t us, make sure you choose and retain a commercial real estate tenant representative to represent you in your office lease decisions.

A guest blog post by our Local Denver Rep.

More office leasing tips

If you want to avoid making these mistakes, we can help with our network of local office tenant representatives, Contact us today for assistance. No obligation for our No Cost Service.

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The Best Kept Secret to Renting Office Space

Best Kept Secret renting office spaceThere is no doubt that renting office space is an extremely important business decision.  This will often be your clients’ very first impression of you and your company. It is also where your employees spend the majority of their time working. You want to make sure there are no problems. That is what the best kept secret to renting office space is all about.

What is the best kept secret to renting office space?

The best kept secret to renting office space is to make sure you rent one that utilizes a property management company.

Why?

Managing an office building requires considerable time and knowledge, two things many landlords may have in short supply. For instance, renting out space involves going over tenant applications, screening them, researching companies, collecting deposits, taking care of maintenance and ensuring rent is paid on time.  Why would this be your concern as a tenant? Making sure your neighbors pay on time, have good credit and keep their surroundings tidy ensures the consistency and security of your own office space.  Not to mention, your clients and business associates will likely judge you on the general impression and façade of your office building.

Peace of Mind

No matter where your landlord is in the world, you can rest assured that you will be taken care of if they have hired a property management company. This means you won’t have to to worry about calls not being returned for days, and you get peace of mind that someone is there to take of whatever may go wrong.

The little things include cleaning the carpet, painting the walls and conducting small repairs before a business moves in, allowing it to start its tenancy with you on the right foot. Big things tend to include a general aura of professionalism, for example, with prompt response rates that make you as a tenant happy.

Ongoing maintenance helps keep your office space in tiptop shape.

Of course, not all property management companies offer the same standard of service. It’s important to go over the list of services a company provides and check their reviews from the other tenants.

Many Benefits, Some You May Not Have Unexpected

In a nutshell, renting an office space run by a property management company provides security in the following areas:

  • Legal issues – this in your best as well as the owner of the building. It’s always good to have documents clearly stating whose responsibility certain matters are and the time frame in which they need to be taken care of.
  • Administrative details – Need leasing paperwork for your taxes or to change your payment method? Now you have options in a timely manner.
  • Maintenance – need I say more? The property management company is obligated to resolve issues in a timely manner.
  • Marketing – Make sure your building is occupied and you are in a bustling center of commerce.
  • Tenant screenings and tenant evictions – Your neighbors are held to a high standard that reflects on your reputation as a successful business owner.

The above features and much more enable you to direct your energy into your business, making more money and enjoying your me time away from work not wondering when the landlord will fix damage to the entry way of your office; keeping your office in pristine condition and likely end up saving you money and stress in the long run.

Guest Post by: Patrick Rogers is the Principal Property Manager for Asurent Property Management in Eugene Oregon.

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Looking at Exciting New Office Buildings? Listen to Your Employees.

New office buildingsWhile many in the tech industry are trending toward exciting new office buildings that feature open plans and plenty of shared space, a recent article from TechRepublic warns that employee needs must be a factor in the design. In particular, the article notes, private spaces, quiet places, and smaller meeting areas need to be included.

According to a 2014 study from The Center for the Built Environment, workers who have their own office tend to be happier and less likely to take sick days, the article stated. An additional new study from Oxford Economics and Plantronics, involving 1,200 global employees and executives, found that millennial employees in particular found it hard to concentrate on work in a noisy environment.

Study Results

The results of these studies suggest that, although the trendy new open office plans encourage collaboration, balance is best when it comes to worker satisfaction. How to reach that balance? Providing a mix of open and closed spaces is a start. Additionally, the article suggests, the type of materials used in the design can also lend themselves to the creation of good working conditions. Hard surfaces can be replaced with more sound absorbent ones — such as carpet. Barriers between desks can be lowered to enable employees to see and interact with one another in a quieter fashion. Quiet spaces where phone calls can be taken or smaller meeting rooms can help.

While an office space isn’t going to meet every need of every individual employee, the article states, design should allow for flexibility in order to meet as many needs as possible and maximize productivity.

Are you searching for office space in new office buildings? We can help you find a work environment that suits the needs of your company and your employees. Contact us today for more information.

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Worried About Security? 3 Office Space Leasing Tips You Can Implement Inexpensively

Security Office Space Leasing TipsThe majority of businesses in need of new office space focus on build-out allowances or ample parking for staff members and clients. That said, some companies have an added requirement: security. Office space leasing tips for law firms with unpopular clients, or other businesses that cater to a controversial clientele, focus on personal as well as corporate security measures. Even if your company typically does not have these problems, there are a few things you can do that won’t cost an arm and a leg that will improve security.

3 Office Space Leasing Tips You Can Implement Inexpensively

  1. Door and window safety checks. Undergoing this procedure is good advice for any business. Protect your company’s computers and office equipment from theft by retrofitting – if needed – doors. Add high-security locks, sheet steel, and electronic access panels. Re-key the office as soon as you move in or if a key is lost. If there are restrooms on your office’s floor, insist on having them locked with your company’s personnel being the only ones to have keys.
  2. Install a panic button. Your lobby is the weak spot in the setup. If your clientele is made up of controversial public figures or notorious criminals, it is not unusual to see members of the media visiting your reception area to ask for interviews or comments. Although your receptionist should be well-trained to handle these inquiries, have a panic button installed that signals the need for assistance. This situation may occur when protesters will not leave the premises when asked or threaten your staff members.
  3. Lights and cameras. Know what goes on outside of your building at all times. Usually, camera feeds lead to a guard’s desk inside the building’s lobby. Stop by on your way out to see whether anyone might be waiting for you or your clients.

By the way, these office space leasing tips not only assist law firms in need of heightened security, but they can also help with the prevention of workplace violence. If you are looking for secure office space, contact us today to learn more about how we can help at no cost to you.

Avoiding Office Leasing Mistakes

Office Leasing Mistakes OopsWith so many varied options for leasing office space, it can seem insurmountable to find just the right spot to meet your needs as well as those of your business!  However, a few simple steps can help you in avoiding office leasing mistakes and find the best office option for you and your employees so that everyone feels welcome, productive and happy. Here are 3 suggestions that will make a big difference in avoiding office leasing mistakes for you in your search for office space.

  1. Try using a broker instead of “going out on your own”.  Many smaller businesses attempt to seek future office space by way of classified ads, online postings, or even Craigslist.  Obviously, this can have negative consequences for numerous reasons, not least of which can include fraudulent rentals or misrepresented properties.  Hence, using a office space referral service or agent can prevent these problems before they begin. For brokers, there is no cost to you for their services.
  2. Plan for what is needed beforehand.  How much space is truly needed now and in 3 years?  How many employees do you have?  What kind of layout do you want? How many clients visit your office for in-person service?  Do you have conferences on premise, and if so, how many people generally attend them?  How much parking is available, and is it enough for employees as well as any visitors you might anticipate?  Giving thought to these scenarios can help you effectively predict not only how large or small of an office is necessary for your firm, but can also help you remain within budgetary constraints.
  3. Think ahead!  Much like apartment rentals, individuals or companies will oftentimes leave renewals or potential moves to the very last minute, which can severely limit their options for negotiating new leases in their existing offices or finding desirable new locations.  By preparing a few months ahead, you will then have enough time to weigh all your options, check in with your office space rental agent, negotiate a lease or a move, and keep your employees informed.  This approach is a win-win for everyone and helps to avoid unneeded stress!

Keeping things simple is a great way to go when considering new office space.  To help streamline your search for the perfect go-to place for your firm, contact us today to assist in finding your office oasis and  Avoiding Office Leasing Mistakes!

Office Leasing Tip: Parking Options

office leasing parkingAs a business owner considering your office leasing options, you probably focus most strongly on the interior of the space you are thinking of leasing, but it’s very important to consider your parking options as well. This is especially true in heavily populated commercial areas, where street parking is at a premium and many buildings have less than adequate space available for employees and customers.

Parking is an office leasing lease term that can make or break your commitment to a particular building. You must ask questions and negotiate the terms that work best for you. Although commercial office buildings are required to provide adequate parking, many older building don’t offer enough and even newer buildings may not accommodate enough vehicles during peak use periods.

Find out if parking is open or reserved. Designated spots guarantee that you and your employees will have parking available at any time. Inquire about customer parking as well. Guaranteed employee parking doesn’t include spaces for your visitors, but if you don’t have many, this may not be an issue for you.

Test the parking situation. Before you begin to negotiate the parking terms in the lease, check out how the parking works during rush hour (are there enough spots?), how easy and quick it is to reach your office suite from the lot or garage, and how secure the parking area is at various times.

Make sure that parking terms are included in the lease. Don’t rely on oral agreements or assurances, and be sure the terms are clear and detailed. Don’t accept a “parking is included” statement; specify how many spots, how much, whether they are open or reserved, arrangements for visitor parking, etc.

For many companies, parking options can be as important as the offices themselves. When considering your office leasing options, be sure your needs are covered in the lease, and that they are spelled out to your satisfaction. We can help at no cost to you. Contact us for more information.

Three Common Mistakes to Avoid When Leasing Office Space

Signing_AgreementLeasing office space is a significant investment for your business. This is why it is very important to make sure you avoid making mistakes that will cost you a lot of money. The following are 3 common mistakes made when leasing office space and how to avoid them.

Lack of planning. A lot of tenants do not know exactly what they need. Knowing the exact space you need is essential. You should have an architect that can do a space program for you and determine exactly what size and functions you need. Knowing the details of what you need will ultimately save you a lot of time and money in the long run.

Lack of representation. Hiring a tenant representative has many benefits. A broker has extensive knowledge regarding the ins and outs of the market and can negotiate for you. They can also use their knowledge and experience to narrow the buildings down that they believe would be best for your business. Hiring a tenant representative can prevent you from leasing a space that you will ultimately decide to leave a few months down the road.

One of the great benefits of engaging a tenant rep is that, while they work for you, their services are free. Just like in residential real estate, their fees are paid by the owner of the building. You get representation, but do not have to pay for it.

Find out more about Tenant Representatives

Not enough time. It is common for tenants to underestimate the amount of time it takes to renew a lease or move. Negotiating your deal could take anywhere from 6-12 months, depending on how much space you have and what tenant improvements are needed. By planning ahead and creating deadlines, you can avoid making this mistake.

If you value your time and money, you cannot afford to make these mistakes when leasing office space. Contact us for more information about how to avoid mistakes when leasing office space.