Blog | Office For Lease Overland Park

Commercial Real Estate Kansas City: Analytical Leasing Dos and Don’ts

Now is a good time to look for commercial real estate in Kansas City for small businesses. Whether you are looking to upgrade, relocate, or simply expand, here are some Dos and Don’ts for how to approach this search for office space for rent in Kansas City from a careful, analytical perspective, as suggested in the article “How to Lease Commercial Real Estate: Part I”:

Don’ts

As you’re looking for a lease and trying to save money for your business, there are some things you should avoid. Don’t…

Stop looking after you have found one good space. You should find at least two or three places that you could see yourself leasing. Having options will give you both negotiating leverage and a safety net in case your dream office falls through.
Sign anything until you fully know and understand every detail of your lease. Play close attention to things like maintenance and repair costs, as well as insurance and taxes. You do not want to find any costly surprises after you sign your lease.
Get attached to any one space before negotiations. It is tempting to stretch your budget to get your ideal space, but this could be an expensive sacrifice in the long run. Wait until after you’ve negotiated terms that your business can live with.

Here are some things your business should keep in mind as you look for a space. Do…

Ask yourself whether your customers and clients will love this space. While you want a place that you and your employees will be comfortable in, ultimately this is about making a smart business decision with your customers/clients in mind.
Get a pro forma copy of the lease from the landlord ASAP. Because commercial leases are each so different, you want to see this sooner rather than later so you can start to get a picture of what you are dealing with.
Make a comparables analysis to compare the different potential spaces – you can do this electronically in a spreadsheet. Make sure you include the square footage, price per unit, expenses (such as CAM fees), lease term, and any other pros and cons that are important to you. This will help you make an objective decision if you reach a point where you are deciding between multiple properties.

Make sure as you are comparing sizes costs that you are comparing apples to apples (i.e. usable square footage vs. rentable square footage). This also might require a visit to the property to clarify.

When you are making this kind of decision for your business, you want to make it as fact-based as possible. Keep detailed notes on different properties and let your business sense rule your decision-making.

If you’re interested in office space for lease in Kansas City give one of our commercial real estate agents a call at 913-685-4100 to learn more about our commercial property management in Overland Park, KS.

Your Office Space for Rent in Overland Park: Organizing for Better Productivity

Whether you are moving into a new office space for rent in Overland Park and need to make that final push past the move-in clutter or your current office just needs a good spring cleaning, here are a few tips for getting your office space in peak productivity mode, as suggested in the article “How to Organize Your Office for Maximum Productivity”:

Step 1: Deep Clean Your Kansas Office Space For Rent

The first step to getting organized is doing a serious purge. By the end of this purge, you want your office to be totally clutter-free, which could take anywhere from an hour to a day depending on the size and clutter condition of your office.

Step 2: Think Zones

There are a couple of key areas you want to set up in your office to keep yourself clean and organized:

Computer Workspace – This is where most people are in high productivity mode – your typical desktop space. Get cords organized and think about treating yourself to a more comfortable setup, such as an ergonomic keyboard.
Non-Computer Workspace – This is the space for anything but computer work – signing documents, working on an iPad, reading papers. It could be at the same desk, or you could designate a separate area for this. Separating computer and non-computer work areas can help keep things clean and help you mentally organize the different kinds of work you need to do each day – nothing is less productive than eyeballing your computer screen while simultaneously trying to focus on a printed report.
Catch-All Space – This is a great way to catch and sort incoming junk before it becomes scattered throughout the office. Some of the things this can filter, are important documents, trash, and things you take home (i.e. jackets and umbrellas). To that end, create your catch-all zone near a door or a highly trafficked place. Stock the area with shelves, hooks, or boxes for important items that you need regular access too, trays or files for documents, and a trash can.

Step 3: Find a Place for Physical Objects

Try not to let your desktop get too cluttered with the objects we all tend to accumulate at work, from cute knickknacks to basic things like wallets or headphones. In order to stop these items from slowly but surely encroaching on your workspace, make sure that each object has an accessible place in a drawer or a desktop organizer.

Step 4: Keep Purging

It’s a simple trick: buy a bigger trashcan or recycling bin. Overflowing recycling bins mean that you are more likely to keep that stack of papers you don’t know what to do with on your desk for another week, so give yourself a nudge to just get rid of them with a roomier – and more noticeable – trash or recycling bin.

One of the keys to making your organized, productive office last is tailoring it to your productivity style. Decide what kind of ideal office space for lease in Overland Park, KS you want and what kind of systems you are most likely to stick with, then implement them ASAP!

If your business wants to rent office space in overland Park, give us a call at 913-685-4100 to find out more about our office spaces for rent in Overland Park, KS.

Kansas City Office Space for Rent: Setting Up Your First Office Space

Finding and moving into your business’s first Kansas City office space for rent is a milestone worth celebrating. As a business owner, you are probably simultaneously thrilled with your growth and a bit intimidated by the unfamiliar process ahead. Here are a few tips to guide you through finding and setting up that first office space, as suggested in the article “6 Things to Consider Before Opening Your First Office”:

#1 Budgeting for your commercial property in Overland Park, KS

The first step to opening an office space is determining your budget, as this will be one of the most costly aspects of starting a business. Create a spreadsheet and include all of the different costs associated with opening an office space, from security deposit to the kinds of fees you will have to pay. Look for places where you can cut back on costs, for example, renting furniture.

#3 Size and location

When you start your search for an office space, two of the most important things to consider are size and location. Calculate exactly how much square footage you will need by envisioning how much space you want per employee, plus what kind of shared spaces you want (i.e. meeting rooms and break rooms).

Location can also make or break a new business. Consider the demographics of the area, the other businesses a location is near, the distance from your current clients, as well as little things like signage possibilities.

For a new business trying to find an office space for the first time, working with a commercial real estate broker can be really helpful. Brokers will know the area and the market, so if you can give them your cost, size, and location parameters, they can help you focus on spaces that meet all of those requirements.

#2 Office equipment for an office space for lease in Overland Park, KS

Buying office equipment can be one of the biggest items in your budget, so make sure you plan to get only what you need, and consider whether renting or buying would be better for your business.

Here are a few of the essentials to include on your list:

Computers. Businesses today need technology to thrive, so make sure you have the right computers and systems for your business. Look into systems for backing up data, for example online ones like Google Drive or Dropbox, which might be cheaper and easier than having on-site backup servers.
Internet. Computers these days are not much good without networks connecting them. Definitely make sure you have basic internet service, and decide whether you need to set up a network for within your business.
Multifunction Coper/Printer. Find one machine to do it all: copying, printing, faxing, scanning, etc.
Supplies. General office supplies like paper, pens, etc. might not seem like big budget item, but these things can add up. Plan for exactly what you need to function efficiently.

Beyond these staples, you should also look into mailing equipment or postage software to streamline your mailing process, as well as a shredder to keep any sensitive information from leaking out of your business.

If your business is interested in commercial office space for rent in Overland Park, KS, give us a call at 913-685-4100 to find out more about our office spaces for rent in Overland Park, KS.

Commercial Office Space for Rent in Overland Park, KS: A Guide to Brokers and Leases

Knowing something about what to expect from brokers and leases can help your business get a better deal on a commercial office space for rent in Overland Park, KS.

Using a Broker to Find Commercial Property for Lease in Overland Park, KS

A lot of new businesses wonder whether it would be beneficial to work with the broker to find an office space. If you’ve rented residential property before, don’t make the mistake of thinking this is the same as commercial property. The commercial real estate market can be much more difficult to navigate. There are so many more factors to consider when dealing with commercial real estate, such as zoning restrictions. An experienced broker will be able to guide you through these nuances.

But brokers can be a little tricky because typically their commission is paid by landlord, so it’s important to know that the landlord’s interests might be their priority. Here are a few things to be aware of if you do choose to work with a broker:

Commission – not only does the landlord pay the broker’s commission, but the commission is actually based on a percentage of what you pay for the lease, so brokers will try to show you the most expensive spaces.
Negotiations – it is not part of a broker’s job to help you negotiate the best deal for a lease, so they will most likely not point out any problematic parts of the lease or areas where you could ask for better provisions.
Attention – again, brokers are generally motivated by how much the lease will cost, so if you’re looking for a smaller lease, you might get less attention from a broker.

That said, if you’re aware of the downsides of working with the broker going into the process, you can be on the lookout for these pitfalls, but still enjoy the benefits of working with someone who knows the commercial real estate market. You might also want to consider working with a real estate attorney so that you have someone on your team who actually does represent your interests.

Finding the Right Broker

If you can, try finding a tenant broker, which is a type of broker who focuses on working with potential lessees. To find a good broker, you can ask your real estate attorney to recommend someone, or you can ask for referrals from other business owners who’ve successfully worked with brokers. If your business is located a in smaller town where you don’t have the option of working with the broker, then you can use public tax records to find contact information for commercial property owners and contact them yourself.

Be aware of brokers who might want you to sign a representation agreement, which means that they had exclusive rights to show the property to you. This can be a good thing if you’re a smaller business, as it means the broker has more incentive to find you a good space. However, larger businesses renting spaces that will have a lot of commission might not want to limit themselves with the representation agreement.

Types of Office Space Leases in Overland Park

There are few types of leases you might run across:

Percentage Leases – these are most common for retail spaces, and involved paying a base rental rates plus a percentage of your sales.
Net leases – for these, you pay a certain price per square foot, plus some or all of the costs of running the property. For A double net lease, you pay taxes and insurance, and for a triple net lease you pay taxes, insurance, and maintenance.
Gross leases – for this lease, all costs are included in the price per square-foot.

What is Included in a Lease for Commercial Space for Rent in Kansas City?

Not all leases look the same, but there are a few common elements that you will want to discuss with your landlord.

Lease length – while landlords typically prefer longer leases, tenants want shorter leases with options to renew so that they’re not on the hook for a space that they cannot afford or have outgrown. If you feel like your business is stable enough for a longer lease, this can give you more negotiating leverage with the landlord.
Subleasing or assignment clauses – this is a good option if you have to leave your space before the lease is over and want to avoid paying a penalty. Subleasing clauses are more common, and they allow you to rent the space to a new tenant even though the lease is still in your name. Assignment means that you can transfer the lease over to a new owner, but this is less common in commercial leases.
Build outs – if you want to make any changes or improvements to the space, you need to make sure that this is included in your lease and clarify who is paying for these alterations.

These are just a few of the common elements of commercial leases. Before you start the process of working with a broker and finding a lease, prepare yourself by doing a little research on renting commercial real estate so that you know what to expect.

If your business is interested in office space for rent in Overland Park, give us a call at 913-685-4100 for more information about our available spaces.

Commercial Real Estate Kansas City: 5 Questions to Ask Before Leasing

Before you sign the dotted line on the lease for a commercial office space for rent in Overland Park, KS, make sure you ask some nit-picky questions so that you don’t run into any unpleasant surprises later on in your lease. Here are a few things to ask about, as suggested in the article “9 Things to Remember When Taking Out a Commercial Lease.”

#1 Does the rent make sense?

You always want to double check the listed rental rate for a potential office space for lease in Kansas City. Make sure you know whether it covers common areas, such as restrooms, corridors, or elevators. Try to bring an objective party in to measure the space, to check to see whether the thickness of the walls was included, for example. Also find out about any annual increases in rents.

#2 Who pays for what costs?

Make sure your lease clearly outlines who covers various property expenses, including repairs, maintenance, heating and cooling. If you share the responsibility for any costs with your landlord, make sure you understand exactly how that is divided up.

#3 Can you alter the office space for rent in Kansas City?

If you want to make changes or improvements to space, make sure that something that you cover in lease negotiations. You want to know who is responsible for paying for the improvements, and whether you have to return space to its original condition before you move out.

#4 How long is the lease?

Landlords typically prefer a long-term leases, so that they don’t have to worry about finding a new tenant every few years, but newer businesses usually try for a short-term lease with options to renew once the lease term is over. The downside of this option is that you might experience more rent increases each time you renew, But a long-term lease can be very risky if your business isn’t stable. It is also worth noting that if you do opt for a longer lease, you might have some more negotiating power with the landlord.

#5 What are your rights as a tenant?

Can you assign the lease? Can you sublease? How much notice do you have to give for terminating the lease, and what are the penalties? Make sure you know exactly will happen if your business needs to leave the space and try to negotiate to protect yourself as much as possible.

Before you enter into a lease, the most important thing is to make sure your business knows exactly what you are getting into. Don’t cut corners with researching and negotiating – it pays in the long run to get the best possible deal!

If you are looking for commercial real estate in Kansas City, give us a call at 913-685-4100 to find out more information or set up a tour of an office space for lease in Olathe, KS.

Office Spaces for Rent Overland Park, KS: How to Avoid a Bad Deal

There are many pitfalls awaiting a careless commercial real estate renter. The first step in avoiding these pitfalls is starting the process of looking for office spaces for rent in Overland Park, KS, well before you need to move. Going to the process knowing some basic parameters–your ideal location, your budget, how much square footage you need, what office features you need, and how much parking.

Working with a Broker to find Office Space for Rent, Kansas City

You can then start to work with a commercial real estate broker who is an expert in the area where you’re looking who can try to match your needs with an available space. Remember though that a broker’s fees are paid by the landlord, so they may not be your best ally in negotiations. With that in mind, you need to go to negotiations prepared to get the best deal for yourself, and it is also worth seeking the advice of the commercial real estate lawyer.

Negotiating for Commercial Property for Lease in Overland Park, KS

Here are a few negotiation points to prepare for to avoid the costly pitfalls of signing an unfavorable lease, as suggested in the article “Criteria to Consider When Renting Commercial Space.”

Rent – find out how the square footage in a listing is calculated so that you know exactly what you’re paying for and can compare this to other spaces. Also confirm how rent increases are calculated and how frequent they are.
Lease length – decide whether a short or long-term lease is better for your business. A short-term lease can mean more flexibility if your business needs to move, but a long-term lease will give you some leverage to ask the landlord for other favorable terms or concessions.
Extra fees – make sure you know what other costs are included besides the base rental rates. This can include insurance, taxes, utilities, or cam fees.
Security deposit – commercial buildings might also ask for security deposit, just like residential leases. Make sure you know exactly what you owe before move-in, and check that it is within your budget.
Improvement costs – you might get the landlord to pay for the improvement costs by prorating your rent. Again, the longer your lease, The more likely a landlord might be to pay for improvements, especially since they might be able to get a good deal from lenders if they have a steady source of income from a long-term tenant. In addition to payments, make sure you know who approves and supervises build outs.
Repairs and maintenance – depending on your type of lease, you might have to pay for some or all of the maintenance and repair costs, so make sure you know exactly how this is divided up.

Don’t be afraid to ask for what you want in commercial lease negotiations. Do some research and know the areas where you can push for more favorable terms.

If your business is interested in commercial office space for rent in Overland Park, KS, give us a call at 913-685-4100 to find out more about our available office space for lease in Overland Park, KS.

Office Spaces for Rent in Overland Park, KS: Doing More With Less

Worried that your business cannot afford enough office space for rent in Overland Park, or that you will quickly outgrow your space? This might not be as big of a problem as you think. Recently, a lot of businesses have been embracing a “less is more” approach to office space, and finding that a few key shifts in thinking about how to plan and run an office space can make a world of difference in how much space you actually need per employee. Below are some interesting new developments in doing more with less office space, as described in the articles “Rethinking Office Space” and “Smaller Offices, Higher Productivity.”

Small But Productive Commercial Real Estate in Overland Park

Businesses have started to think in terms of “smart offices” in order to both reduce their overhead and boost productivity. One real estate agency found that in their own office space they were able to reduce the number of square footage per agent from 282 SF to 39 SF without sacrificing efficiency. A big part of making this happen was rethinking the way the company designed their office space and taking into account new trends in the ways that employees work.

Flexible Office Space is Key

A lot of companies have been jumping on board with redesigning offices to be more flexible, and this can be a huge space saver among other benefits. Instead of giving each employee their own designated space, businesses are starting to leave open a lot of unassigned space for employees to use in various ways, as well as designated areas for quiet work, or even a few private offices that people can use as needed. Some companies are even changing their terminology to reflect these changes in use, for instance, calling conference rooms “client collaboration centers” or the work room “the production room.”

Creating flexible workspaces has been the result of other recent trends in business, such as the interest in promoting collaboration. Businesses are tearing down the walls of cubicles and encouraging employees to work together. These moves towards collaboration tend to be more successful with the aid of coaching and other sources of inspiration. Employees are encouraged to see these redesigned office spaces as opportunities for growth and embrace the mindset that the business is not limited by how much square footage it has.

Technology and Changing Work Habits in Office Parks in KS

Another big piece in being able to do more with less space is the effect technology has had on modern work habits. Because employees can use laptops, smart phones, etc. to be more mobile, they do not need to be at a desk all day, and offices can be more dynamic. Because businesses don’t have to waste money on as much space per employee, they can channel resources into other ways to grow.

Why You Still Need a Physical Space

Although businesses can get by with smaller spaces, having an actual office space is still an invaluable resource. Businesses need to have a professional space in which to meet with clients; a meeting at a coffee shop or fast food place will not always do, even in today’s mobile world.

In addition, having an actual location is a morale booster. Owners can see their employees at work and witness their successes, and employees can feed off of each other’s creativity and energy. Working on the go or at home can be a great break from the office, but there is no substitute for good old-fashioned teamwork and some human contact.

If you want to move your small and growing business into a more professional office space, a small, affordable office suite might not be such a scary leap. A lot of businesses worry that they will be trapped in a lease as their business grows, but there are plenty of examples of businesses who have adapted to smaller spaces, finding creative ways to thrive and freeing up financial resources for more important things.

If your business is looking at small office spaces for rent Overland Park, KS, give one of our commercial real estate brokers a call at 913-685-4100 to learn more about our available Kansas office space for rent!

Office Space for Lease in Overland Park, KS: 3 Tips For First-Time Renters

Looking for a new office space is a important moment for a new business. It can either be exciting and fun – looking at new spaces and imagining growth – or it can feel like a difficult and tedious venture. Here are a few tips and ideas to keep in mind when looking for that new and exciting office space for lease in Overland Park, KS, as suggested in the article “Renting Your First Office Space”:

#1 Choosing an Office Space for Rent in Overland Park, KS

Firstly look around and make sure you need a new office space. Are you an entrepreneur who is looking for an office out of necessity? Are you looking to grow your business in a new professional space? Or do you need to spend a little more time working at home or even in a co-working environment before committing to your own lease?

Once you’ve decided you need that space, make sure you are looking in the right location. Don’t be too far from your team, customers, or even home. Once you’ve made that decision make sure that you have enough space for employees, visiting customers or clients, and a little room to grow. Making sure you have adequate parking for both employees and visitors will also play a major role in your decision.

#2 Negotiating a Commercial Lease

Before signing a lease, think about a few questions: How long will you stay at this location? Is this a long-term move or just a temporary resettlement? These questions can help with deciding the lease length. You don’t want to be stuck with an office space that is too small that doesn’t allow growth. You also don’t want to be in a position where you have the space even after your business folds or sells. Apart from the length of the lease, understand the agreements you have with your landlord. How customizable is your office space? Knocking down walls and completely renovating a space could be an option, but it is best to find out before you are charged with damages.

#3 Get Help Finding Real Estate in Overland Park, KS

You can start the research and touring process on your own, but make sure to know someone you can call when you need help. There are experts out there who will definitely help with the sometimes overwhelming process of moving your business. Contacting a real estate broker or asking a trusted attorney is better than negotiating alone. A good broker or lawyer can help you determine any hidden expenses you might encounter in a lease or help you get concessions and provisions that are beneficial to your business.

So if you are looking for commercial office space for rent in Overland Park, KS, call one of our agents at 913-685-4100 for more information about one of our office spaces for rent Overland Park, KS.

Rent Office Space in Overland Park: How to Take Advantage of a Renter’s Market

The commercial real estate world is shifting, and landlords no longer control the game. Recently, businesses have been gaining a huge upper hand in acquiring Kansas office space for rent for great rates. Below are some negotiating tips for taking advantage of this trend and securing an affordable space for your business, as described in the article “How to Get a Good Deal on a Lease”:

Concessions in Your Office Space Lease in Overland Park

Because it is a renter’s market, don’t be afraid to be a bit bold in asking for concessions, including periods of free rent. This is especially true if your business is willing to take a bit of a risk and agree to a longer lease term. Conventional wisdom says that shorter term leases are better for new businesses, but these days landlords are so interested in getting long term tenants that they are willing to agree to a lot more. Since it might take a landlord as much as a year to find a new tenant for a space, they have a vested interest in offering businesses sweet deals to entice them into longer terms.

Create an Exit Plan in Your Lease

The lease a landlord gives you will be heavily in their favor, but that does not mean it is the agreement you have to end up with. Negotiate for clauses to create a little more security for you, and be sure to prioritize your needs. Think about what your deal-breakers are, and focus on pushing for those things before trying to push a long list of changes. Here are a few suggestions for ways to protect yourself in a lease:

Guaranteed Selling Points – Sometimes landlords advertise specific selling points, like high foot traffic or a certain occupancy rate, to attract tenants. Try to get these guarantees in writing and ask for concessions if the landlord does not uphold them.
Sublease – This is a common way tenants can protect themselves in the event that they want to leave a space or downsize before their lease is up. A subleasing clause allows a tenant to rent out some or all of their space to another, similar business.
Personal guarantee release or ‘Good-guy” clause – Most landlords will ask for some sort of personal guarantee, but there are clauses can mitigate the potential damage done if your business has to leave. In a personal guarantee release, the landlord lifts the guarantee obligations after a specified period of time, maybe 2-3 years into the lease. A “Good-guy” clause replaces the guarantee and says that a tenant who defaults on a lease is only responsible for the rent they owe before they leave the space, instead of until the end of the entire lease term. This is fairly uncommon outside of New York, but worth asking for.
Exclusivity – This clause protects businesses from a direct competitor moving into the property.

Beware of Hidden Costs For Commercial Property For Lease in Overland Park, KS

Leases come in different forms: gross leases and net leases. Gross leases generally include everything – taxes, maintenance, utilities, etc. On the other hand, net leases involve billing separately for taxes maintenance, insurance, etc., and these things are prorated based on how much space a tenant occupies. Regardless of which kind of lease you enter into, make sure you know exactly what expenses you are paying for, particularly when it comes to common area maintenance. These expenses will probably increase over your tenancy, but you can negotiate to ensure that prices won’t go up within the first year.

Another hidden leasing cost to be aware of is repairs and maintenance. Some landlords want tenants to pay for any repairs or updates to things other than the exterior walls, the roof, or parking lot. This means that the age of a building could really affect how much you end up paying for maintenance and repairs. Have the HVAC systems, electrical equipment, and plumbing inspected before you sign the lease, and bring up any warning signs in your negotiations.

Find Trustworthy Commercial Real Estate Brokers

Be careful about which brokers you trust. Remember that often landlords are paying a broker’s commission, so the broker might be biased in negotiations. Trust your real estate lawyer, and ask them for recommendations of good brokers, as well as have them double check details of your lease.You also want to make sure that the broker you work with has experience with the particular type of commercial real estate you are looking for.

That said, a good broker is essential to negotiating a good deal, since brokers will know the market and what concessions landlords are generally willing to give. Be proactive with your broker and don’t settle for a simple, standard lease.

This is a great time to take advantage of a renter’s market, but it is important to be a savvy negotiator in order to seek out the best concessions and avoid all the pitfalls of a commercial real estate lease!

If your business would like to rent office space in Overland Park, give us a call at 913-685-4100 to arrange a tour of a commercial office space for rent in Overland Park, KS.

Office Space 101: Understanding Commercial Real Estate in Kansas City

Is your business new to the process of finding an office space for lease in Kansas City? This process can involve a lot of new real estate jargon and some major financial pitfalls for an unprepared lessee. But fear not, here are a few terms and tips to know as you look for commercial real estate, as suggested in the articles “What is the Difference between Usable vs. Rentable Square Feet?” and “You Don’t Need So Much Office Space”:

Commercial Real Estate in Kansas City Terminology

When you’re looking for an office space to rent, there are some basic terms you should be familiar with. Here are a few to add to your list:

Usable Square Footage – This is the specific part of the property your business will occupy. If you are renting a full floor, the usable square footage includes everything on that floor, except elevator shafts and stairwells, and would encompass things like janitorial closets, electrical rooms, common areas, hallways, etc. If you are only renting part of a floor, usable square footage is all office space, private restrooms, and storage. Be aware that this also factors in odd areas like columns or recessed entries.
Rentable Square Footage – When you are renting an office space, you will also have to pay for areas in the whole building that all tenants use, including lobbies, stairways, meeting spaces, corridors, etc. So rentable square footage includes both the usable square footage and a share of these common areas, generally pro-rated based on how much of the property a tenant occupies.
Common Area – This was touched on briefly in usable and rentable square footage, but can be further broken down:
- Building Common Area – places a tenant shares expenses for in the entire building space (typically a tenant’s share is 6-8%).
- Floor Common Area – specific parts of a floor that are common to all tenants on that floor (typically a tenant’s share is about 8%).
Load Factor – This is what landlords use to calculate rentable square footage based on the amount of common area in a building. To calculate the load factor, landlords divide the total square footage of the building by the total usable square footage of the building.

These different terms and calculations are essential to understanding how much you will pay in a lease and how much space you will actually get for that rate, so go into tours of spaces ready to do a little math.

Looking for Deals in Commercial Real Estate Listings in Kansas City

Renting commercial real estate can be a huge expense for businesses, so getting a good deal on a space is always a priority. There are a few different ways to do this:

Find the lowest price per square foot. This is the most obvious way to get a good deal. Compare rates at different available spaces to see which is the best deal per square foot. Make sure you are aware of rates for both usable and rentable square footage so you are truly comparing apples to apples.
Find a smaller space. This does not necessarily mean sacrificing your goals for your space or downsizing. Finding a good deal is a hit or miss thing, but designing a small but efficient space is completely within your business’s control. Companies leasing more space than they need is a really common problem, so avoid this pitfall by taking the time to evaluate a space and think about ergonomics and subtle ways to make the space more efficient.
Find quality property. Another way to save money in the long run is to look for a high quality or new building. Because these kinds of buildings will require less maintenance and repairs, tenants can end up saving money in the long run.

Every business wants to find a good deal on their office space, but keep in mind that there are more ways to save than finding a good rental rate. Be creative with how you plan your office space, and start the researching and touring process well in advance of your move so that you have plenty of time to evaluate your options.

If your business interested in commercial space for rent in Overland Park, KS, give one of our commercial real estate agents in Kansas City a call at 913-685-4100 to learn more about our available spaces and even set up a tour!