A Tenant’s Guide to Commercial Lease Terms

Signing a commercial lease agreement can be one of your more significant responsibilities if you are a business owner. A complex yet highly important document, your lease agreement dictates not only how you can use physical space but also how your company’s brand, culture and production can grow. By working with a commercial leasing agent, you can take steps to better understand and secure a beneficial a commercial lease.

• Premises: A commercial lease agreement must include the dimensions or square footage of the premise being leased. Because commercial square footage can be measured according to different methods, take care to understand the precise square footage included in your agreement.
• Term: Your lease term is the time period during which you will have exclusive possession of the property being leased. Your commercial real estate broker can help you negotiate a beneficial term that allows your business the flexibility to target both your short and long-term goals.
• Repairs and Maintenance: When reviewing your commercial lease, clarify responsibilities for repairs to and maintenance of the property. The landlord is generally responsible for most of the maintenance and repair obligations that arise during the lease term, but locate the stipulations within the agreement to confirm and to avoid unanticipated fines or fees.
• Recapture Provisions: The term “recapture” refers to the landlord’s right to prematurely terminate a tenant’s rights under the lease. To help you avoid this scenario, your commercial real estate broker can locate and negotiate for the removal of any recapture provisions.

For more information about commercial real estate, please contact Tom Pappas. As managing director at Studley, Inc., Tom specializes in strategic planning within the Denver market and develops real estate strategies to help his clients make sound commercial real estate decisions. Visit us online or call Tom today at (720) 259-1809.

Market Metrics: What Drives Commercial Real Estate?

While the current state of the economy has affected both homeowners and investors, the commercial real estate market faces unique challenges and metrics of its own. With extended vacancies not uncommon and tenants looking for new property less frequently, slow economic growth can make commercial real estate an unpredictable industry. Working with a commercial real estate broker can help you better understand and capitalize on the current market. Learn more about what drives the commercial real estate market to help you make a sound decision for your own business, company, or office.

• Industry Growth: As new industries form, startups launch, and jobs are created, the demand for commercial real estate rises. Entrepreneurs will need space to execute new ideas, manufacture products, and transact their services. As industries like oil and gas boom in Denver, for example, the demand for new office space grows. Even as older business struggle or fail, the emergence of new businesses and industry sectors contributes to an active commercial market.
• Increase in Employment: Employment is another key factor of the commercial real estate market. As companies grow, they need more or larger space to accommodate expanded employee ranks. In return, the commercial real estate market often contributes to job growth and increased employment itself. From the hiring of custodial and security staff to the employment of building and asset managers, the economic impact of real estate can be reciprocal.
• Social Demand: As demographics and individual needs shift, so do social needs. When families move to new subdivisions or towns, the demand increases for places to eat, shop, educate, and work. Community expansions and the desire to live near convenient resources like school, shops, and offices can also drive the commercial real estate market.

For more information about working with a commercial real estate broker, please contact Tom Pappas. As managing director at Studley, Inc., Tom specializes in strategic planning within the Denver market and develops real estate strategies to help his clients make sound commercial real estate decisions. Visit us online or call Tom today at (720) 259-1809.

It’s an Exciting Time for Commercial Real Estate

This is a great article writen by Michael Bright who has good insight into the market.  I hope you enjoy it – Tom

 

 

Column by Michael Bright

People always give a sigh of apology when I say I am in the commercial real estate business. With the residential markets taking huge hits and the economy struggling, the assumption is that commercial real estate is too. For those holding grossly overvalued, leveraged commercial properties, times are tough. However, for the commercial broker and investor with their nose to the ground sniffing for great deals, it is an opportune time. With tight lending requirements, the term, “Cash is King” has never been more valid. It truly is an exciting time for commercial real estate in Denver.

Many commercial properties are facing loan renewal deadlines. Those who paid a premium five or more years ago are faced with the reality of not getting a new loan. With lower market lease rates, banks requiring higher debt coverage ratios, and overall declining property values, those who leveraged their investment years ago are left with little to no options today.

 This also holds true for developers. A project I am familiar with in Denver was selling for $225 per square foot five years ago, but now is selling for as low as $100 per square foot. Banks have been forced to work with developers to recapture as much capital as possible and cut their losses. This is great news for business owners who have been leasing. For the same monthly obligation, business owners can put a reasonable amount of cash down and take advantage of incredibly low interest rates and own their space. SBA financing is a great way to lock cheap money for the next 20 years without the traditional closing cost fees.

Another example is a property that sold in 2000 for $2.95 million, but was unable to be refinanced last year. A group of local investors were able to purchase the property this year in a short sale for $1.1 million in lieu of the bank foreclosing. The property needs work, but with existing tenancy (which was at 60 percent at the time of purchase), the property was returning a 10 percent CAP rate. Once work is complete and the project is stabilized, the investors should see returns between 12 percent and 15 percent annually even after the capitalization costs.

With the uncertainty of financial markets and the threat of hyper inflation in the next couple of years, investment in hard assets should definitely be considered as part of one’s investment portfolio. In an article written by CoStar‘s Mark Heschmeyer, he quotes Andrew Little, an investment banker with John B. Levy & Co. in Richmond, Va., who said, “Although the downgrade (of the U.S. debt rating) has made market participants more anxious, and the immediate impact is widening spreads, the cost of capital for better quality commercial real estate has not gone up. The bond market certainly doesn’t believe there will be any U.S. Treasury default, but prospects of continued political gridlock and further downgrades has investors of all kinds trying to figure out where to put money,” Little said. “Commercial real estate doesn’t look too shabby when compared to many of the alternatives.” Mark goes on to quote Asieh Mansour, Ph.D., and CBRE’s head of Americas Research who says, “While we anticipate continued stock market volatility, commercial real estate will not fare as poorly because it remains a preferred asset class, within a well-diversified multi-asset institutional portfolio.”

Be a wise and prudent investor. A trusted advisor has always told me, “I don’t invest in anything I can’t sell for $8.95 with Schwab.” Once committed to a commercial asset, it certainly is not as liquid as a stock trade. However, if done right, it can prove to be a very valuable return for the future. Look to those who know and understand the market and seek their advice. Do not invest in something you don’t understand. The last thing you want is to be the “one” having to arrange a short sale or face foreclosure down the road.

A friend and I recently sat down to play a game of Monopoly with my 9-year-old son. My friend has a Ph.D. and I being in real estate felt confident in our abilities to school my son. My son is infatuated with Boardwalk and Park Place (who isn’t?). He had successfully purchased Boardwalk, but needed Park Place, which my friend had already purchased. For 30 minutes he begged my friend to trade nine of his properties for my friend’s one interest in Park Place. My friend would not trade him because he felt guilty of taking advantage of such a naive trade. After repeated requests, I finally encouraged my friend to make the trade, knowing it would give me the opportunity to teach a valuable lesson to my son. It took only another 30 minutes (we all know this game has a painfully long time requirement), but my son successfully purchased the requisite amount of homes, then two hotels and subsequently bankrupted my friend first and myself not long after. No lesson in prudent spending was taught that day, and my 9-year-old has not let myself, my friend or anyone else within ear shot forget his victory.

My point is, many have made a lot of money on real estate. Some make it through wise and prudent purchases and others through dumb luck (no offense to my 9-year-old). I believe in the real estate market in Denver. It has weathered these economic times better than most major cities throughout the country. Be wise, use good judgment and counsel, and you too can end up winning in the game of real estate in Denver.

Michael Bright is president and CEO of BRC Real Estate Corp., Highlands Ranch.

Source http://www.ourcoloradonews.com/business/industries/it-s-an-exciting-time-for-commercial-real-estate/article_01aad71c-ddb9-11e0-a1e0-001cc4c002e0.html

Related articles

• Commercial Real Estate Bubble? (naiopmablog.org)

Studley’s Tom Pappas Promoted to Mananging Director

Image via CrunchBase

Denver, CO – International commercial real estate services firm Studley is pleased to announce the promotion of Tom Pappas to managing director from associate director.

­In his new role as managing director, Mr. Pappas will continue to be the sole national and international point of contact for local online marketing company ReachLocal’s portfolio which includes more than 45 properties. Mr. Pappas will continue to focus his attention on financial structuring and strategic planning within the Denver market. His financial expertise and in-depth knowledge of the market enables him to help his clients make sounds real estate decisions that promote sustained cost savings, generate employee retention and enhance corporate identity. Throughout his career, Mr. Pappas has completed more than 2.1 million square feet of transactions for high-profile firms National Cinemedia, CSG Systems, Felsburg Holt & Ullevig, and Tri-County Health Department.

Aside from his brokerage duties, Mr. Pappas    is a member of the National Golden Key Honor Society and is also involved with Urban Peak, an award-winning non-profit that serves at-risk homeless children. He also serves as a tutor in the Learning Effectiveness Program (LEP), an organization which helps college students with learning disabilities.

Mr. Pappas received both his Bachelor of Science degree in Business Administration and his Master’s of Science in Real Estate and Construction Management from the University of Denver.

“Taking punches at the bully for my clients.”

Tom, his predictions, perspectives and expertise.

Studley Q2 Market Report

Studley Fights for the Tenant; Competitors for the Landlord

In an article in the NYT; CB Richard Ellis states “We also tailor our research to landlords’ needs, so it is very customizable.”  At Studley we believe this is backward.  It is you the tenant who is important.  We fight for your rights against the landlords.  See the article below to understand the how our competitors are not looking out for your best interest.

– Tom

Class-Consciousness in the Office Building Market

By JULIE SATOW – New York Times, July 26, 2011

There are roughly 400 million square feet of commercial real estate in Manhattan, an amount equal to more than 9,000 acres. For the last three decades, as the office market grew and matured, brokers and tenants began slicing that space into classes that signaled a building’s amenities and location and, of course, the rent that its landlord could charge.

Traditionally, four classifications are used for office buildings: trophy properties, which are mostly new construction that offer tenants the latest technologies, best locations and most exclusive tenancies; Class A, where the vintage may be somewhat older but the location or landmark architecture demands above-average rents; and Class B, mostly on Midtown side streets or peripheral locations, with average rents, services and building systems. Rounding it out are Class C properties, which are often simply Class B buildings that lack services. Often, Class C buildings will be upgraded to achieve higher rents and make better use of valuable real estate or be converted into residential units.