Commercial Agents – Tips for Inspecting Properties for Sale or Lease

When it comes to inspecting commercial property today, it is critical that you as the agent gather all the information about the property, the precinct, and local property activity. All of these factors can have significant impact on the way in which the subject property is used and or marketed.

In preparation for the property inspection the following information will come in handy:

  1. Get the plans and drawings relating to the improvements as constructed on the property. These plans should give you an idea of the age of the property and the original configuration when first constructed. If the property looks different today, then some alterations have occurred and it is up to you to ensure that the appropriate construction and building approvals were obtained. Marketing a property that is not legally approved for the configuration or usage currently can lead to significant problems in the sale and settlement process. The due diligence process undertaken by a property buyer prior to settlement will usually find any discrepancies in construction approvals. The local building authority or planning approvals board would have given their consent to any legal changes to the property. The property owner may have some knowledge here, but always make your own enquiries at the planning office in addition to what the owner tells you.
  2. The title to the property will give you some idea as to where the boundaries are located. Ask the property owner about the property boundaries and any potential encroachments that may exist. If you have any doubts regards property boundaries, it is best to get a property surveyor to re-peg the boundary points. As part of the process you can also speak to the adjoining property owners to get some feedback on the local area and any relationship problems between properties across the boundaries.
  3. The services and amenities to the property will be important to property purchasers and tenants. In many cases you can identify the services that are supplied to the property quite easily although further detail and information may be required; this is the case with energy capability and supply from the power grid within the street. This is quite relevant to industrial type tenants or building occupiers that need greater levels of energy for manufacturing.
  4. Ask about special factors such as environmental matters, heritage issues, and energy consumption. These three issues provide significant challenges for property owners and occupants today. Matters of compliance or legislation within each category can have impact on the way the property is used or occupied. When in doubt visit the local property authority to understand these things and get written evidence of the issue in question. Written evidence can then be provided to enquiring buyers or tenants as the case may be.

So these are some of the key things to investigate in preparing to inspect a commercial, industrial, or retail property. When you have this accurate information you can inspect the subject property effectively and fully understand matters of compliance and legislation that apply. The end result is a better listing for you to take to the market.

Commercial Agents – How to Deal With Difficult Landlord Clients

When you work in a commercial or retail real estate agency, it is easy to get frustrated with demanding landlords and difficult property situations. When the property market is under pressure, landlords are seeking greater assistance from the agents that they use (that’s us). Frustration and pressure will arise in many an agency and landlord relationship as the property market goes through change.

Comprehensive Service

In a tough property market, the commercial real estate agents that comprehensively service all property needs are those that are in demand. A well leased and managed property will eventually be sold. Every stage of the client relationship today requires special skills in the agency across leasing, sales, and property management.

Understanding the factors of change in the property market today and how to adjust for them is critical to helping clients with property pressures. The reality of the current property market is that control, strategy, results, and information are really the main factors that the landlord is looking for in moving ahead. The fact is they need our help. We are the best providers of strategic solutions when it comes to property occupancy, returns on investment, and disposal strategies.

Here are some further strategies to use with landlords in this tougher property market.

  1. Keep them up to date with property and lease issues with all tenants in the tenancy mix and the adjacent properties. Work well in advance when it comes to lease documentation and critical dates. Every lease in the subject property should be reviewed for future events and pressures on cash flow.
  2. Market information will change from time to time. Competing properties will also put some pressure on surrounding property sales and property leases. Keeping clients and landlords briefed on the pressures of the competition properties is quite important.
  3. Lease negotiations will occur with sitting tenants and new tenants from time to time. Importantly the negotiation should occur with due regard to the prevailing market conditions. That will include terms of rental, terms of lease, and incentives. The landlord can be positioned for a competitive lease transaction when all elements of the property market are clearly assessed and provided.
  4. The quality of tenants within the tenancy mix, and the threats of vacancy are two highly important issues to be managed and optimized. Both will have impact on the property income profile and tenancy mix. What threats emanate from the property tenant mix now?
  5. Stay in touch with all tenants within the tenancy mix on a regular basis. They are likely to need lease adjustments or changes of occupancy from time to time. If they are good tenants and considered worthwhile for the future of the property, then negotiations should be open and encouraged. It is better to have a stable occupancy than the volatility of increasing vacancies.
  6. Good lease management processes can be incorporated into a business plan for the property. Each year the property can be reviewed in a number of ways with the results being incorporated into the business plan. The plan would include lease reviews, tenancy mix, income profiles, expenditure budgets, and renovation strategies.

Difficult landlords are really just looking for further help and specialized assistance. It is quite likely that they and their property are under some pressures. Improve your services as a specialized commercial agent so that you can help these landlords achieve better levels of property performance in difficult times.

Commercial Agents – The Drawbacks of Commercial Property Sales Today

When you work as an agent or salesperson in commercial real estate today you would know that there are some challenges to deal with. The industry has some drawbacks. How you deal with those drawbacks will help or hinder your progress and commissions.

The main drawbacks today are:

  1. There are less property investment buyers and business owners looking to change or purchase new commercial property.
  2. Finance is harder to get for some purchasers.
  3. The time to negotiate a deal is longer than ever before and there are commonly more hurdles to jump or resolve in the transaction.
  4. There are lots of listings around and fewer buyers to work with.
  5. Time on market is longer for listings to attract enquiry and sell.
  6. Sellers want higher prices when the market is paying less money for the property

Now these are problems but they are not unresolvable. The salesperson that works hard on their contacts and database will make more new deals and create more success than the other salespeople and agents around their market. It all comes down to effort. In this time of property market change, effort is the most important tool in your skills ‘toolbox’.

You have to capture the market and pull it in towards you. It’s like fishing; if you do not ‘throw in the line with the right bait’, nothing will ‘bite’ and you will go poor very quickly.

All of these drawbacks are actually opportunities in disguise. You can take each of these facts and turn them into results by building a better database and talking to more people. It is in property markets like this that the database is the key to the future. That is why the database and its process should be an individual thing that you take ownership of.

Now it is common for many salespeople to come up with hurdles and problems as to why they do not put things in the database. Here are some of the most common:

  • No time to do it
  • My PA does that for me
  • I have it in my diary
  • I will get to that later

When you make the effort each and every day, you get the results. Commercial real estate is not an easy job and should be regarded as one of the toughest, however the rewards are great for the few that really take the right strategy and make the right moves.

If you believe you have the personal discipline to drive the opportunity around you and you take action, then you will make more listings and more commissions in any market. The property sellers and business owners that we deal with only want the very best when it comes to a salesperson and real estate agency. If you believe you are the best, then go out there and prove it. The market will come to you.

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