Commercial Agents – Common Problems in Commercial Leasing Negotiations Today

When it comes to leasing commercial property today there are some common problems that we strike as commercial real estate agents. In most locations there are plenty of vacant tenancies to choose from and tenants will look around. We have to expect that the tenant will bargain and that they will have more commercial or retail premises to choose from if the deal they have with us does not get done or agreed to.

The tenants seeking to relocate can comprehensively research the property market and inspect a number of quality commercial properties in the same category or location, before they make an offer or negotiate on a particular property of choice. The tenant has far greater power in negotiation than the landlord in most property locations today.

The most common problems in commercial property lease negotiation today are the following:

  • Tenants are under no pressure to negotiate a particular deal. They will inspect the listed premises with you, and listen to the landlord’s rental and lease requirements however they are unlikely to put in an offer until they see a few other properties with which they can compare. Make sure that your rent and premises are prepared for the inspection and negotiation.
  • When the tenants get to the point of negotiation, they are likely to seek a lease incentive of one type or another. That could be fit out, cash, landlords works, rent free, or reduced rental. All of this could be on a relatively short term lease. The general rule is that you should not provide incentive on a short 12 month lease offer, unless the landlord is really desperate for a tenant. You could however consider incentive on a three year lease or any term beyond that. The longer lease term allows you to amortise the cost of the incentive back through the lease deal. In other words the landlord gets back his or her money or cost of the incentive.
  • When you analyse the levels of incentive today, they vary between zero and approximately 30% of the cash flow of the lease over the term agreed. The larger the incentive, the longer the lease term and larger the premises.
  • In property developments it is not unusual to see the incentive moving to a level of approximately 40% of the cash flow from the lease deal over its duration. In the case of new property developments, you are dealing with new properties and face rentals to allow the property developer to establish the value of the property during the leasing period. The financiers of the property development will want to see the levels of rental accepted by the market; the property financiers will want to see lease deals and pre-commitments as early as possible after the marketing commences.
  • It is not wise to give tenants a rent free period from the commencement of the lease. Here is why; if you give a six month rent free period to the tenant, it is quite possible that they will not be able to pay the full and final rental when it starts in month seven. If a tenant wants a rent free period, it is better to give them a reduced and discounted rent for the six month period. In this way the tenant is committing to some cash flow and giving something to the landlord for occupancy.
  • When you negotiate rental, do not forget about the outgoings costs for the premises and the tenancy. You can negotiate a net rental or a gross rental and on that basis the outgoings will be considered and structured into the negotiated deal. This then says that you should totally understand the levels of outgoings to be recovered through the rental structure within the lease, and that is before you start marketing and inspecting with tenants.

So these are some of the common problems in lease negotiation today. There will always be more problems to consider and on that basis be constantly aware of what the tenants and landlords are doing in your local property precinct. The factors of each and every deal should be analysed so you know what the real rental returns are together with the provided levels of incentive.

Stock Market Losses

There is a lot of money to be made when trading the stock market, however, losses are a fact of life for every investor. The difference between successful stock market investors and the rest is simply in how they deal with those losses. It’s that strategy that will either make you money, or simply add to your losses.

It’s been taught that a buy and hold strategy is the way to go. Unless you are Warren Buffett and can afford to buy a very large stake in a company and hold for decades, you may find that advice difficult to take when your portfolio is down 25% (or 40% like many experienced with the current bear market).

Anyone has suffered through the woes of a bear market knows that it is quite difficult to stick to your initial investment strategy when all around you people are jumping ship and liquidating assets. This is an investment strategy that requires discipline along with nerves of steel. Fears of depression often have investors heading for the hills and using logic that is at best faulty and at worst financially devastating.

If you have done your due diligence on your investment before you bought, then you should be able to weather the storm over the long term. As a matter of fact, the drop may provide the perfect opportunity to add to your position. Its important to remember that the buy and hold strategy works best with large cap stocks.

In these situations, perfectly stable companies may begin selling for fractions of their actual value for the interim-this by no means indicates that these companies will not fully recover and prove to be a perfectly solid investment. Below you will find three fundamental truths that should help weather your short-term market losses and stand fast when others are running for higher ground.

Its More Than Just A Sheet Of Paper

What you hold in your portfolio is a part of a company. Unlike day traders who buy and sell over the short term, hoping to make money by playing the up and down movement of the share price, long term investors are looking to own a piece of a company; to share in the story of the company. What your shares represent is a piece of everything the company owns. From pens to buildings, you own a portion of it.

If you want to be successful as a trader you need to do two things. First, – and its the most important – you can not let emotion rule reason. The single biggest risk in trading is you – greed and fear will make you make wrong decisions. Second, you need to be able to determine the difference between the stock price, and the potential of the business. Don’t fall in love with a stock and become blind to potential pitfalls. Remember that even the best company in the world is a lousy investment if you pay too much for the privilege.

Focus On The Big Picture

Are you investing in the stock market with the big picture in mind? If you look at any chart over the long term, you can easily identify areas where a company has dipped, only to trade much higher a few months later. In most businesses, there are seasonal changes that affect the share price. If you are trading the stock market with the big picture in mind, then you can easily identify this as an opportunity to add to your portfolio. When the company releases news, how will it impact the company? Plenty of companies have for example, sought financing by issuing shares. Typically, this involves providing the buyer with the shares at a discount to the current market price. Not surprisingly, the share price drops to that amount. This is usually where the traders bail (hitting their stop losses on the way down). However, if the company is a solid one, that is going to use the money for expansion, acquisition or debt repayment, the market will reward investors over the long haul. If you sold based on one days trading actions, you would be out of a position, just when the company is poised to move higher.

The following tips should help to improve your returns:

Develop an investing plan, and stick to it. Execute your buy trade when your plan says conditions have been met. Sell when your trading plan says to sell. No questions. If you think your trading plan needs to be tweaked, sell, tweak the plan, and then look for a security that meets your requirements.

Remember there is money to be made going long, just as there is money to be made going short. Just know the trend before you decide which way to go.

An educated investor will take on greater risk if the anticipated reward is sufficient. If the research shows that a company is going to do very well, taking extra risks at the right time can increase your returns. Using margin can add risk to your portfolio, thus potentially increasing your return. Ensure you have a Plan B in case your research turns out to be incorrect.

Having a loss here and there in the stock market should be expected. It isn’t how you deal the gains so much as how you deal with the losses you make along the way. If your ultimate goal in life is wealth then you are missing some of the greatest value that this world has to offer in your pursuit of that goal. Keep your investing goals realistic and honorable-be prepared to take hits along with the wins and learn to roll with the punches. That is what separates a successful investor from a failure as a person.

Commercial Agents – Problems in Expanding Your Commercial Sales and Leasing Team

When it comes to commercial real estate sales and leasing, expansion of the sales team will give you some opportunity as an agency and as an agency principal with commissions and listings. In seeking to expand, you really do need the right people. Here are my thoughts on that.

The commercial real estate industry is quite unique and requires dedicated knowledge and experience. Finding the right people to fit this need is quite a challenge. Make sure that you have a people with the right character and diligence to drive the business forward. Every potential candidate for employment should be scrutinized for business skill and new business generation.

When you choose the wrong people you will typically have one or more of the following problems:

  • Call prospecting will not be successful and is likely to be overlooked. Many salespeople will avoid the prospecting process at each and every opportunity. They expect business to walk in the door. Call prospecting is perhaps the most important part of the business model for the agency and for each salesperson.
  • The conversions of calls to meetings, and meetings to listings or opportunities will be low. It is necessary to track the numbers of calls and meetings on a person by person basis. When successful conversions are not available or are not occurring, it is time to consider whether or not you have the right staff. Spending too much time with the wrong people can be a costly experience.
  • The level of trust established between clients and staff will be low, and not give you the levels of referral business that you need. Referral business is a significant part of commercial real estate agency activity. It will only occur when you have the right people creating the right networking and connections with clients.
  • The database in your business is likely to be neglected when it comes to the actions of average salespeople. Only the top operators usually maintain the database to a significant level of accuracy. The database is the foundation for future opportunity within your business and without it you will find listings and deals will be harder to convert.

When you locate and employ the right people, you will find that the quality of listings will improve and the conversions to successful transactions will lift. It is wise to work on your sales team members individually given that they are unique characters and require individual attention to reach their budgets and to optimize conversion.

It should also be said that some salespeople are variable in their business focus and outcomes throughout the year. Constant attention to KPI’s will track this problem. A successful and good commercial real estate business is built on the back of excellent people that are well-managed and committed to the task of new business generation and customer service. Employ the right people from the start.

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