Commercial Lease Basics For Business Office Rental in Kansas City: Part III

Here are some more issues to be aware of when looking into commercial leases:

5.    What is included in the CAM fees?  A triple net lease should spell out the amount you have to pay toward “common area maintenance” expenses (CAM).  CAM often covers the costs of security, snow removal, parking attendants, building management fees, building maintenance, etc.  The easiest way to figure out a tenant’s share of CAM is to divide the number of square feet in your space by the total number of rentable square feet in the building.  Since commercial leases do not always handle things in the easiest way, be sure to review your allocation of the CAM fees carefully.
6.    Who is responsible for repairs?  A commercial lease should also spell out who takes care of repairs for the building, the demised premises, the core building systems (electric, plumbing, HVAC, etc.), and the parking lot.  The problem is not necessarily who pays for repairs, but whose job it is to make sure they actually get done.  Often commercial tenants are responsible to the demised premise and any core building systems that directly affect the demised premises, while the landlord takes care of everything else.
7.    Will a build-out be needed, and if so, who would pay for it?  Sometimes commercial spaces require modifications, or a “build-out” because they are so generic.  If this is the case, a commercial lease should state whether the cost of this build-out is the responsibility of the tenants or the landlords.  If the landlord pays for the improvements, this cost is called an “allowance.”  If improvements are needed, the lease needs to clearly address what the improvements will be, who will complete them, when they will be completed, and the allowance amount.

Educate yourself on these issues so that you are a prepared tenant!

If you would like to learn about available office space in Kansas City, give a commercial real estate broker in Kansas City a call at 913-685-4100!


Commercial Lease Basics For Business Office Rental in Kansas City: Part II

Here are a few more questions to ask yourself as you pursue a commercial lease:

3.    Is your lease a gross lease or a net lease?  Your commercial lease should say what is included in the rent that you pay your landlord.  Typically leases are triple net leases, gross leases, or somewhere in between.  Sometimes leases do not clearly state which category they fall into, so go over your lease carefully to determine this information.  Gross leases are usually all-inclusive, which means that the tenant just pays the landlord one sum and the landlord then takes care of insurance, maintenance, and real estate taxes, although tenant utilities may or may not be included in this lease.  In triple net leases, tenants pay a share of the insurance, maintenance, building utilities, and real estate taxes on top of set rental costs.  Recognizing the difference between these leases is important when looking at multiple spaces so that you can compare the actual bottom line prices.

4.    How is my rate determined?  Your lease should clearly state what the rental rate will be for the duration of your lease.  Typically, this information is presented in a rental chart depicting the annual rent rate and the corresponding monthly payments you will make.  Usually the annual rental rate increase will be based on an exterior formula (i.e. in proportion to the rise in the costs of living allowance) or be a flat amount (i.e. 2.5%).  In the case of a percentage rent, which is sometimes used for retail leases, a tenant pays the annual rental costs plus a percentage of their sales for the year.

If you are interested in learning about office lease rates in Kansas City, give a commercial real estate broker in Kansas City a call at 913-685-4100!


Commercial Lease Basics For Business Office Rental in Kansas City: Part I

If you are a business owner, there is a pretty good chance that you will have to deal with a commercial lease at some point during your time with that business.  Though all leases are different and need to be carefully reviewed, there are some common core issues in commercial leases, and it is helpful to have a basic understanding of these issues.  Here are just a few explanations of some important issues addressed in commercial leases:

1.    What space are you renting?  Your commercial lease should clearly identify the space that you will be leasing, which is called the “demised premises.”  Usually leases include a street address and a site plan with the demise premises’ square footage.  Be sure to check that your lease clearly defines the demised premises and that it is the same as the demised premises that you were expecting to rent.  Make sure the space has adequate parking spaces and sign rights to let you operate your business.

2.    What are you allowed to do in your demised premises?  Your lease will most likely tell you what you cannot and cannot do in the space.  Office leases usually just state that the space can be used for general office use, and nothing else.  Retail spaces might have more specific guidelines.  You should also check to see if your lease contains an “exclusive,” which prevents competing businesses from operating in the same building(s).

Check back for more issues to be aware of!

Looking for commercial space for lease in Overland Park?  Give a commercial real estate broker in Overland Park a call at 913-685-4100!


Renaissance Festival Discounted Tickets through Southcreek Office Park

The Southcreek Management Office is now offering discounted tickets for the 2012 Renaissance Festival!  Each weekend has a different theme, so pick the one that is most appealing to you and stop by and get your tickets!  The Festival will also include several new events this year, including a Royal Pub Crawl, Human Combat Chess, a Fairy Forest, and more!  Here are some details on this event:

Dates: September 1st – October 14th weekends, Labor Day, and Columbus Day

Location: 633 North 130th St. Bonner Springs, KS 66012

Themed Events:
9/1 – 9/3: Silk Road – belly dance lessons & competition, martial arts, henna tattoos.
9/8 – 9/9: Highland Games – pipers, Celtic dance performances, Scottish vendors, Haggis-eating contest.
9/15 – 9/16: Pet Festival – pet costume contest, dog show, dog agility contest, longbow competition.
9/22 – 9/23: Shamrocks & Shenanigans – green beer & Steampunk, Clanna Eireanne Irish Dancers.
9/29 – 9/30: Wine, Chocolate & Romance – chocolate vendors, beer tasting, romance bandit.
10/6 – 10/8: Pirate’s Ale Fest – pirates and parrots, martial arts, speak like a pirate contest.
10/13 – 10/14: Mystical Masquerade – mask contest, grape stomping, royal court masque ball.

Ticket Prices:
Adult Ticket = $14.50 (Gate price = $18.95, Internet price = $15.95 plus fee) – Ages 13 & up
Child Ticket = $8.50 (Gate price = $9.95, Internet price = $8.45 plus fee) – Ages 5-12

Stop by the Management Office today and get tickets for your trip to the past!

If you love all the culture and events Kansas City has to offer and are thinking about moving your business here, give one of our commercial realtors in Kansas City a call at 913-685-4100 and let us tell you about our available business office rental in Kansas City!


Festival of Butterflies Near Southcreek Office Park

Head to Powell Gardens for the 16th annual Festival of Butterflies taking place from August 3-5 and 10-12 from 9:00 am – 6:00 pm!  This year’s festival will feature beautiful species from Costa Rica, including the Stoplight Catone, the White Morpho, and the Thick-tipped Gretta, also called the “Costa Rica Clearwing” because it appears “see through.”  You can appreciate these and other tropical, free-flying beauties in the indoor butterfly conservatory.  The festival also has two outdoor butterfly breezeways where you can view native species and festival attractions.  Here are just a few of the attractions this year’s festival will include:

•    “Fancy Nancy” storytelling each day at 10:30 am
•    Caterpillar Float & Costume Parade each day at 11:00 am
•    A Trolley Service running daily from 10 am – 5 pm
•    Children’s activities including a caterpillar hunt, costume parade and antennae headbands, and catch-and-release, butterfly wings, paint-a-pot, and face painting
•    Café Thyme Indoor Café open from 11 am – 2 pm daily
•    Drinks and Light Bites from the Garden available in the Heartland Harvest Garden from 11 am – 3 pm.
•    After the festival activities conclude, the indoor butterfly conservatory will be open to the public from 10 am – 4 pm on August 6-9 and 13-19.

Admission is $12 for adults, $10 for seniors, $5 for children ages 5-12, and free for children 4 and under.  Don’t miss out on the chance to see these exotic beauties!

Looking for business office rental in Kansas City?  Give one of our commercial real estate brokers in Kansas City a call at 913-685-4100 to learn more about renting in the Kansas City area!


Southcreek Office Park Tenant Signups

There are so many things going on in the Kansas City and Overland Park area, and right here at Southcreek, so it is important to stay updated on everything and sign up for any great deals!  Here are a few things to keep an eye on so you don’t miss out:

  • Southcreek Newsletter.  Our monthly newsletter, What’s Up at the Creek?, keeps tenants updated on everything going on at Southcreek and in the surrounding area.  From a schedule of family friendly events in Kansas City and surrounding counties, to announcing new tenants and great deals, the newsletter has all of the Southcreek information you need.
  • Southcreek Community Bulletin Board.  You can also have the Southcreek Community Bulletin Board sent to your email, which includes brief blurbs about what is going on at Southcreek and in the surrounding community.
  • Broker Alerts.  Sign up to keep updated on available Kansas City office space!
  • Twitter. Follow our twitter account for quick updates on Southcreek and community news: @ddirealty.
  • Ticket Programs. The Southcreek Management Office (7200 W. 132nd St., Suite 300, Overland Park, KS), participates in corporate consignment programs to get you discounted tickets to places like Schlitterbahn, Silver Dollar City, Worlds of Fun & Oceans of Fun, and Sporting Kansas City Soccer, so stop by the office to learn more about these great deals.  Southcreek also periodically has discounted tickets for Sprint Center events and opportunities for deals from local businesses, so keep an eye on the newsletter to stay updated.

If you are interested in business office rental in Kansas City, give us a call at 913-685-4100!


Father’s Day at the Zoo Near Southcreek Office Park

Kansas City ZooLooking for something to do this Father’s Day?  Treat Dad to a day at the Kansas City Zoo, where fathers get free admission on Father’s Day!  Father’s Day at the Zoo will include entertainment and games for fathers, plus mascots and activities for kids of all ages.  Dads will receive a complimentary hot dog or bratwurst from Johnsonville Brats while supplies last.

Event Info:

Date: Sunday, June 19th
Time: 10 am to 3 pm

Kansas City Zoo
6800 Zoo Dr.
Kansas City, MO 64132

Contact Information:

While you are there, here are a few attractions you might be interested in visiting:

  • Zebra Foal.  A baby zebra was born on May 2nd, and she loves to frolic and zigzag around the rest of the herd!  Come see this energetic little cutie in the Africa section
  • Tiger Exhibit Renovations.  The Sumatran Tigers just got a new home that is now five times bigger than their old one—complete with pond, waterfall, and plenty of space to play.  This new setting allows for fabulous photo opportunities, and the Invisi-net separating you from the tigers is designed to allow cameras to focus through the netting!
  • Sea Lions.  Come hang out in the shade of the sea lions’ new pavilion to watch these playful little animals swim and romp!

If you would like to learn more about business office rental in Kansas City, call Kathy Woodward at DDI Commercial at 913-685-4100.


Street League Skateboarding near Southcreek Overland Park

If you are a fan of skateboarding or are just looking for an exciting event, look into getting tickets for Street League Skateboarding at the Sprint Center!  And as usual, Southcreek has a great discount offer for our tenants!

Street League was started by Rob Dyrdek, and it is a high-stakes competition between 24 of the best skateboarders in the world for a $1.6 million prize.  Some of the big names this year include: Sean Malto, Nyjah Huston, Chris Cole, Paul Rodriguez, Ryan Sheckler, Chaz Ortiz, and Torey Pudwill.  The event takes place in skate plazas built into the Sprint Center’s arena, and it is one of the highest attended and viewed skateboarding competitions in skateboarding history!  Here is some more information about the event:

Friday, May 18 – Prelims 7 PM
Discount $12.00
Full Price $17.00

Saturday, May 19 – Finals 7:15 PM
Full Price $47.00 Section 115-119
Discount $37.00

Full Price $27.00 Section 101,102,120,121,122
Discount $17.00

Friday, May 18
7 PM – 9:25 PM Preliminary Qualifier (all 24 skaters scheduled to compete)

Saturday, May 19
7:15 PM Semifinal (7 skaters compete for final 3 spots in Final)
8 PM Final (8 skaters)
9:40 PM Encore Jam Session (20 minutes, open to all 24 SLS Pros)
*Skaters and schedule subject to change.

Online discount tickets for this event are not currently available, so give Heather Fischer a call at
816-949-7147 to get your tickets.  Offer expires May 14th at 5:00 pm.

Want to find out more about business office rental in Kansas City with Southcreek?  Call one of our commercial realtors in Kansas City at 913-685-4100!


Business Office Rental in Kansas City Square Footage Options

Southcreek Office Park offers square footage options ranging from 900 to more than 24,000 square feet to accommodate whatever size office space you are looking for.  There are twenty different Southcreek buildings in southern Johnson County, located together on Metcalf Avenue, West 129th Street, West 130th Street, and West 132th Street, each offering different available amounts of office space.

Our Southcreek website offers a chart on our “Available Office Space” page that lists by square footage the available spaces, as well as links to more detailed information about spaces within different ranges of square footage.

However, when trying to figure square footage, you might not know exactly how much space you need.  If you need help estimating how much square footage you might want, the “Available Office Space” page offers a square footage calculator, which asks a series of questions that will help Southcreek calculate square footage according to your needs.

The calculator’s questions invite you to consider factors such as the number of private offices, the number of work cubicles, and how many people a conference room might need to seat, as well as whether you would like a reception area, a break area, or a storage or teldata room.  This will help give Southcreek a general estimate of how much space you need, and from there they will often divide, combine and reconfigure available space to meet your exact needs.  So whether you know how much space you need and would like to check out prices, or whether you need help figuring out how much space you actually need, Southcreek can help you in your hunt for office space.

Wanna skip the formalities and just talk to someone?  You can do that too by calling 913-685-4100.