Commercial Agents – Inspection Processes When Listing a Commercial Property Today

When it comes to listing a commercial property for sale or lease, you really do need to thoroughly inspect the property so the improvements and features can be correctly documented in preparation for marketing to the buyers or tenants.

There are many ways to look at a property that is to be taken to the market for sale or lease, but as the agent you are to find out all the details that impact the legal title, promotion, and improvements in the asset. Some of main things to question and explore are:

  1. The legal title for the property and the ownership structure should always be checked. Never rely solely on the representations of the client or their representatives.
  2. Identify and inspect any other properties in the local area that are of similar type and on the market at the moment. These properties can have significant impact on your marketing campaign.
  3. The leases for the tenants in the property should be sighted and read. Check all the terms and conditions in the leases to ensure that the tenants are using the property in accordance with the leases.
  4. Ask about vacancy factors and leases that are soon to expire. As part of that you can look at the leases in the tenancy mix.
  5. Any notices or orders that exist and that can have impact on the sale or lease of the premises. Ask about anything of this type that will apply to the property directly or indirectly.
  6. The boundaries of the property and any encroachments should be checked. This may involve getting copies of plans and surveys. As part of this look for any rights of way or easements that have impact on property usage.
  7. The history of the property and the tenancy mix will be of interest to buyers and tenants. Ask about the way that the property has been used over the last few years.
  8. Existing tenant profiles and leases that relate to all tenants in occupancy should be checked. This will involve looking at all lease documents and associated agreements. Do not rely on the tenancy schedule for this process as they are usually wrong or out of date.
  9. Risk related matters should be questioned to ensure that the property poses no threats to occupants, neighbours, or customers.
  10. Energy costs are of increasing concern to many tenants and buyers of property today. You will need to know just what the energy systems and consumptions are in the property and that they are in balance or better than other properties of similar type in the local area.
  11. Heritage factors can be significant in the future of the property. The heritage listed property brings with it matters of compliance, rules and regulations, and greater costs of maintenance. Some tenants and property buyers will avoid heritage listed properties, so make sure you ask the right questions.
  12. Environmental factors will always be of concern to tenants or buyers of property. Ask about anything that can have an environmental impact directly or indirectly on the property function. When it comes to industrial property, the topic of the environment is very common in lease negotiation and property usage.
  13. Outgoings within the property will have direct impact on the bottom line and most particularly the net income. Get copies of the income and expenditure budget for the property in the current financial year together with the actuals to year to date. Question anything that looks like a manipulated financial result.

When it comes to inspecting a property today, your diligence in the process will allow the property to be well listed in preparation for a productive marketing campaign. Gathering the correct detail and asking the right questions at the early stages of listing will assist you greatly in converting the listing to a successful transaction.

Business Development!

Let’s imagine that you have already created your business and now your main aim is to develop and broaden it. Business development as well as development of any other process in the universe can have two directions: progress or regress. I believe that any smart businessman wants his business to develop in the way of progress, i.e. to have it broadened, consolidated and bringing more and more income. Well, business development in such direction is the task as difficult as its creation. However, if you believe in yourself and follow definite principles you can achieve the fact that your business will be developing in the way of progress.

First of all, you have to remember that business is a kind of marathon. If you want your business to develop quickly and effectively, you have to be ready to take the lead over competitors who have the same business sphere. Here, I’d like you to pay attention to the fact that business can’t be stable (i.e. it can’t stand still). It can either develop or die. If your business’s stopped, the competitors will outstrip you immediately. That’s why, developing your business you have to strive for the fact that your product is better, your goods or service are unique to some extend and the prices are affordable for your potential customers. As different changes in the market happen quite often, developing your business you need to be informed about all those processes and react as quickly as possible. In this case your business development can turn out to be successful and in short terms can bring you financial well-being

So, business development consists of two main components: 1. Goods and services production and 2. Their realization. Developing your business, you need to think of the “harmony” between these two components. One of the mistakes the beginners make is that they pay a lot of attention to product production and dismiss its realization. Such actions can lead you to the failure!

Furthermore, developing your business, you have to focus not only on your own skills and preferences but on the needs of your clients. It is also fair in case their needs go beyond earlier intended goods and services. To have your business developed in the most effective way, you should be ready to change it in such way that it could correspond to current requirements of your customers. There is no doubt it will lead to additional costs; however, as a result, such approach will turn out to be much more effective than trying to sell your customers a pup.

Next well-known mistake is that very often beginners tend to fulfill all the works themselves. On the first stage of business development it might be reasonable, but when your business has got some definite outlines, you as the owner of the business shouldn’t be busy with the routine. Your task is to distinguish that part of the process which supposes actions according to the pattern, which includes unimaginative work and employ somebody to complete this part.

Commercial Agents – Top 7 Tips for a Commercial or Retail Lease Analysis Today

When it comes to working as a commercial property agent, you frequently have to read leases to understand what is going on in the property with the tenant and or the landlord. Lease interpretation and analysis will generally occur at the time of property handover in property management, preparation for a sale, or preparation for a lease.

When you are involved with a larger property with a number of tenants in the tenancy mix, the analysis of the lease or leases gets more complicated. It pays to have some form of checklist to help you analyse tenancy and lease situations. You need to know the particular factors of each or lease that have impact on the compliance of the tenant and the landlord to the current occupancy. Dates and actions will be clearly defined in the lease document.

Why is it important?

The lease between a tenant and landlord will have significant impact on property usage, pricing strategies, and lease compliance. Top agents are quite familiar with reviewing and interpreting lease documentation prior to doing a sales pitch or presentation. The process would also be undertaken prior to any actions or decisions on the property.

Here are some tips to help you focus on the key points within the property lease documentation. These tips will get you to the key factors within the lease documents quickly. At a later stage you can go back through the leases to review them in greater detail and before any final decisions are made in the management, lease, or sale.

  1. Names of the parties and addresses for contact should comply with the facts as you currently know them, and the tenant in occupation. Look for any supplementary agreements such as deeds of assignment, or arrangements of sub leasing.
  2. The description of the premises should comply with current plans and drawings of the property. The tenant in occupation and the physical premises should all cross reference correctly to the occupation and the boundaries of the property.
  3. The permitted use of the premises will be detailed in the lease. Specifically that is the use that the premises can be put to by the tenant. The current use of the premises should comply with the permitted use as detailed in the lease.
  4. Term of lease will usually be a number of years. Make sure that the lease is not close to the expiry date; if it is, you will need to take immediate action on a future lease strategy.
  5. Rent review provisions and options for renewal all involve critical dates and particular actions. Ensure that the dates have been correctly implemented by both parties to the lease. Get copies of documentation and letters to signify any agreement between the parties.
  6. Rent and other lease charges to be paid should be understood. The rental may be one of a number of charges to be paid by the tenant. Look for the differences between gross and net rental, together with the outgoings to be paid by the tenant.
  7. Clauses and conditions relative to the landlord and tenant will apply in all leases. Some of those clauses and conditions are time critical and will require specific action by certain dates. In a property with a number of leases, you should expect that each lease will be unique and different to any other. That is why you really do need to read each lease comprehensively. Look for the differences and identify the critical dates.

These simple seven points will get you to the key factors of the leases quickly. At a later stage you should go through the leases comprehensively to pick out any other concerns or factors that can have impact on occupancy.

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