It’s reputed that the two (2) most controllable expenses companies have are payroll and rent. One of the most effective tools company owners have will be able to effectively negotiate a lease using landlord. Here are Seven (7) strategies you need to use the next time your lease concerns term:
- Engage a Commercial Real Estate Broker: Often commercial/industrial real estate investment transactions are multi-million dollar deals which have a significant affect on your business. Ask your agent to go into detail the process from beginning to end, from site selection to negotiating the relation to a lease agreement, receiving a certificate of occupancy or overseeing any improvement are employed in securing a whole new location. If your agent cannot describe this process in detail it will be wise to find another agent.
- Do your Homework: Have the broker supply you a market survey for a minimum of three (3) completed lease transactions locally. Make sure the data includes any rent concessions and/or rent adjustments to help you calculate the effective lease rate. Verify there was clearly no tenant improvements that caused an boost in the rental rate e.g. the building of additional office. It’s important to determine what properties are available or leasing at which causes the area know if you have got a good deal you aren’t.
- Be Aggressive, Not Offensive: If someone offered you $100 on your car might you take them serious? The majority of homeowners are very sophisticated. You are hurting your bargaining power by presenting what could be perceived being an offensive offer. Rather than offer 50 % of what the property should lease for nowadays, use at 70% and also ask for 30 days of free rent for any twelve month period contingent giving you meeting all lease obligations punctually. Ask that this rent not increase greater than the percentage surge in the consumer price index. Ask for virtually every improvements forced to put the property in the first class condition. Request early possession as well as any other rent concessions you can imagine. Include putting a cost stop on any CAM or move across expenses. By doing this you might be giving yourself other places in which to negotiate an encouraging lease.
- Look for Hidden Rate Expenses: You can make hidden expenses part of your negotiations. The lease allows the dog owner to move through certain expenses incurred by the proprietor such as the rise in property taxes, premiums, insurance deductibles, maintenance items, service agreements, common area charges, roof cleaning and graffiti removal only to name a few. You will not be capable of escape these expenses generally in most buildings you lease, however, make these expenses area of the negotiations. In every deal structured you will find there’s give and take relationship. Make sure the property owner is aware what amount you’re giving.
- Show Financial Statements: Make sure the dog owner knows it is possible to pay the rent however big or profitable your small business is. We always find business people who want to keep their financial information confidential that is understandable, however, submitting a lease proposal is the identical with getting a loan from the bank. As property holders, are aware that we are additional aggressive in accommodating get a tenant we understand can spend the money for rent in the building. If your credit is questionable we’ve got to receive a higher rent and extra security deposit to counterbalance the risk. Most Lease agreements have to have the tenant to offer financial statements and taxation statements on annual basis when requested in the Owner regardless.
- Condition of Premises: Most lease agreements allow some period of time following lease commences to inspect the premises for virtually every damage or components not in good working condition. Make sure your lease provides you with this right. If it does, you don’t have to make the healthiness of premises an integral part of your negotiations. This is a thing that can be handled following the tenant takes possession. If the landlord does not place the property in good working condition in a specified time ensure as a tenant you will find the right to create any needed repairs and offset this amount from the monthly rent owed.
- Negotiating Improvements: Time and time again we percieve landlords and tenants make an effort to negotiate the money necessary for improvements, refurbishments, and/or building modifications without first knowing the cost is actually and the timing to accomplish this work. Secure a bid coming from a reputable contractor outlining the effort to be completed and associated cost which could also be connected to the lease as a possible exhibit.
While we list only seven (7) issues in this posting, it is by no means an entire list. Each transaction brings by it certain deal points that happen to be specific for the transaction itself. Choosing a competent, professional real estate property broker who focuses on your companies are the best decision you are able to make just to walk you through any lease agreement.