Office Space for Lease in Kansas City: 4 Considerations for Small Business Owners

Office Space for Lease in Kansas City: 4 Considerations for Small Business Owners

There are a lot of angles to consider when renting office space for lease in Olathe, KS, and the first step in the process is knowing your own business and what risks you can afford to to take when finding your first real office space. Here are a few general tips for renting office space, as well as a few risks your business should consider taking for bigger payoff in the long run, as suggested in the article “5 Things Entrepreneurs Should Know About Real Estate”:

#1 Lease Length

Conventional wisdom says that small businesses should look for short term leases – one to two years – with option to renew, but young businesses can save quite a bit of money in the long run by signing a longer lease – for example, six years. If you’re bold enough to pursue this path, you have the benefit of a predictable major overhead cost for the foreseeable future, which can really help stabilize your finances. If you are not sure you can afford to take that risk, talk to your landlord about putting the option to sublease into your lease. Landlord’s might be more willing to allow you to have this option if you agree to sign a longer lease.

#2 Street Side

It is worth taking the time to figure out which side of the street will generate more foot traffic. Main streets in the U.S. typically have one side that has roughly twice as much foot traffic as the other, so stand outside a any properties you are considering and count passersby to figure out whether a place is on the heavier foot traffic side. Finding the right side of the street translates to greater exposure and thus much more potential customers for your business.

#3 Windows

It seems like such a small detail, but study after study shows that natural sunlight makes people happier and more productive. If you are torn between two different spaces, count the windows and go with the one that has more sunlight – your employees will be grateful and the productivity levels might be better in the long run.

#4 Incentive to Grow

Always be thinking about the growth of your business when you are looking for commercial office space for rent in Overland Park, KS. One safe way to give yourself room to grow is to check and see if there are options to expand into other spaces in the property. A riskier move is to challenge yourself to grow your business by renting more space than you need. With extra space to make useful, you will feel the pressure to fill desks and keep your business on a growth trajectory – especially since one of the major hinderances to growth for a lot of small businesses is simply not enough room to expand.

Choosing an office space for lease in Kansas City for the first time has an inherent level of risk for a small business, but it can also be the best way for a small and growing business to get the boost it needs into a more professional, competitive sphere. Consider both the little details that go into a great space, as well as the risks that you can take for greater reward down the road.

If your business is looking for office spaces for rent in Overland Park, KS, give us a call at 913-685-4100 to find out more about our available Kansas City office space for rent!


Commercial Real Estate in Kansas City: 6 Leasing Tips to Protect Your Business

Commercial Real Estate in Kansas City: 6 Leasing Tips to Protect Your Business

If something happens that means you have to leave your office space for lease in Kansas City early – hopefully the fortunate case of your business outgrowing the space, but also the possibility that your business is no longer able to afford the space – it is in the best interest of both you and the landlord to have an exit strategy that protects everybody. When you are negotiating a lease, you have to take the time to work out what will happen if you need to leave, and make sure the terms are clearly spelled out in the lease – it is not pleasant to think about, but you need to do more than just sign a lease hoping for the best. Here are some tips for protecting yourself in the event that you need to terminate your lease, as described in the article “Getting Out of a Commercial Lease”:

  1. Set Income Projection Goals. One possibility that would protect you is to negotiate for the right to end your lease if your business is unable to reach reasonable income projection goals by a certain date, for example one year or six months into the lease. This way, if your business is in a position where it cannot afford the space anymore, you will be able to leave without incurring that financial burden.
  2. Option to Renew. Landlords always prefer tenants to sign longer leases, while new businesses generally favor shorter term leases. But there is a happy medium – try to negotiate for a short term lease (1-2 years) with options to renew, for example two options for 1-2 more years or one option for 3 years. This way you have the opportunity to reevaluate your business’s status frequently and decide if it is worth the risk to continue in the space. Usually landlords will want you to exercise this option by a certain deadline – for example, three months before the end of the lease, and possibly they will require a small increase in rent, which could be doable for your business if you are doing well enough to extend your lease of the space.
  3. Ask the Landlord to Terminate. If you are really in a difficult situation, you could try to simply ask the landlord to allow you to leave. There is definitely no guarantee that they will agree, but if the market is good and they can quickly find a new tenant – perhaps even at a higher rental rate – they might be willing to allow the termination of your lease.
  4. Break the Lease. If worst comes to worst, you could simply leave the space and accept the penalties. In all likelihood you as the guarantor will be on the line for rental payments for a period of time, but the law does require landlords to be reasonable in mitigating this penalty, and they must be actively searching for a new tenant to fill your space. Once they find a new tenant, you are no longer obligated to pay rent.
  5. Find a Replacement Tenant. Another way to protect yourself in the event that you have to walk away is to put a clause in your lease saying that the landlord cannot unreasonably reject a new potential tenant. This means that if you need to leave you can speed the process of occupying the space along by looking for a new tenant yourself to sublease or transfer the lease to.
  6. Buy-Out. A final option would be to ask your landlord about the possibility of a buy-out. This option might be difficult to exercise if you have a lot of time left in your lease, but perhaps your landlord will be open to making a deal or keeping your security deposit in exchange for letting you leave.

Your best defense in this situation is making sure that you are protected upfront in your lease. Try to negotiate for various provisions that you can fall back on in the event that you need to unexpectedly leave.

If your business is looking for new commercial real estate in Kansas City, give one of our commercial real estate agents in Kansas City a call today at 913-685-4100 to find out more about our commercial property management in Overland Park, KS, and our available commercial office space for rent in Overland Park, KS!


Office Space for Lease Overland Park, KS: Lease Problems to Look Out For

Office Space for Lease Overland Park, KS: Lease Problems to Look Out For

Since business owners typically only look for new Kansas office space for rent every three to five years, each rental process can feel like starting completely from scratch again. There are a variety of factors to consider, such as market conditions, finding a real estate agent to represent you and comparing all suitable properties in the area. Here are a few pitfalls to look out for when leasing commercial property in Overland Park, KS, as outlined in the article “10 Critical Issues When Leasing Or Buying Commercial Real Estate”:

#1 Choose Real Estate Agents Carefully

Finding a real estate agent or broker can be a difficult process to navigate, since sometimes brokers are representing both parties or only the landlord. If a broker is representing the landlord, their goal is going to be to to protect the interests of their employer. Beware also of companies who provide a different agent to represent each company, as this situation still can be a conflict of interests if they are hired by the property owner, despite the fact that they are different individuals. However, if you stay on top of your own interests and make sure they are prioritized, the advice of a broker employed by the landlord can still be valuable. But note too that even if these representatives are paid for by the property owner, the cost is ultimately passed on to you the tenant, so make sure that you are getting a good and experienced broker so you get your money’s worth.

#2 Look Beyond the Listings

Remember that the listing for a property should just be a starting point and not your only major source of information about a space. Do some research to find out about all available spaces in an area and which landlords are really looking to lease—and thus might be more willing to negotiate. You will also need to do some wider research to find out about market conditions, the benefits of different locations, potential client demographics, and bottom line prices for each property. Remember that the asking price in a listing is just the starting point for negotiations—tenants can usually either lower the price or ask for additional incentives or concessions in their lease.

#3 Get it in Writing

A big mistake tenants can make is not getting every aspect of negotiations in writing. This includes every promise, agreement, concession, warranty, etc. Making sure that every term and clause that is important to you makes it into the lease will prevent any disagreements or misunderstandings down the line.

Leasing commercial real estate involves some real awareness and an investment of your time and energy to come out with a good deal. Make sure that you are verifying all information, sticking to your budget, asking questions, and keeping in mind a clear picture of your business’s needs—then don’t be afraid to negotiate for what you want.

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, or to set up a tour!


Kansas Office Space For Rent: 4 Tips for a Successful Negotiation

Kansas Office Space For Rent: 4 Tips for a Successful Negotiation

Looking for office space for lease in Overland Park Kansas can be a very long and tedious process for those who are new to the business. A lot of things need to be researched, processed and reviewed. While you are looking for an office rental space, an important but sometimes complicated step is the negotiation process. Here are a few pitfalls you should consider before entering negotiations to make sure that you come out with the best deal possible, as outlined in the article “Lease Negotiation & Mistakes Tenants Often Make”:

  • Relocation Clause – Some landlords have leases that allow them to relocate your business within their property if they need to as long as they pay for a portion of the moving costs. This can be very disruptive and expensive to your company if this happens. It might sound strange that they could make you just pick up and move, but you’d be surprised as most landlords have this provision in their leases. A good way to avoid this situation is to either strike the clause from the lease or make the penalty costs for the landlord very high, so they have to pay more to move you, which will hopefully discourage them from acting on this clause.
  • Early Move-In – Nothing is worse than paying rent for a place that doesn’t have internet or telephone connections set up yet, so try to negotiate for early possession of the space to give you time to get it business read. Ask the landlord if you can start setting up the space without paying rent yet two weeks to a month before your official start date.
  • Right to Hold Over – On the other end of the lease term you may want to negotiate for the right to hold over at the end of your lease. This may become useful if your new space isn’t fully equipped yet or you are still looking for that perfect spot to move your new business. However, be aware that most landlords will probably charge an extra 35-50% increase on the base rent for a hold over. A good idea would be to negotiate for a lower rate for a shorter amount of time upfront in your lease.
  • Discounted Rent – Though it really varies from market to market, most major cities will have landlords who will offer a month or two of a lower rental rate or a rent free period depending on your lease length. A good way to negotiate this term would be to offer to make the lease a little bit longer, so, for example, negotiating a 24 month lease to a 36 month lease with three months of discounted or free rent might be possible.

These negotiation points are easy to address with your landlord if you review the lease and make sure you have everything in order before signing the lease. Most landlords are used to making negotiations and working with the lessees for better control of the space. This makes each experience unique, so be prepared for a landlord that doesn’t want to budge or one whose lease is completely fluid. So if you are looking for commercial real estate in Overland Park make sure to find an experienced real agent or attorney who can be a helpful resource for the situation.

If you are looking for commercial office space for rent in Overland Park KS give one of our real estate agents a call at 913-685-4100 to set up a tour of our office spaces for rent in Overland Park KS!


Office Space For Lease in Kansas City: 7 Common Leasing Issues

Office Space For Lease in Kansas City: 7 Common Leasing Issues

Signing a lease is a big step for any small or new business. If you are looking for a commercial office space for rent in Overland Park KS, here are seven common problems that you might come across when you are going over your lease, as well as a few solutions for these issues, as outlined in “12 issues to consider when leasing a commercial office space”:

  • The Lease Term: The term of a lease simply refers to how long it will last. When negotiating your lease, it is definitely a good idea to understand exactly how long your lease lasts before signing it. Few things would be worst than having to move out of your space earlier than you thought, so make sure your lease term is exactly the length you would like. Most landlords are flexible in negotiating leases with longer lease terms, since this means they don’t have to find a new tenant soon, so if you want a longer lease term you might also use this as leverage for other provisions you want.
  • Subleases/Transfers: It’s definitely important to think about what will happen to your space over the years of the leasing term. If you think that you might need to move or your business might change within the next two or three years, it might be a good idea to ask questions about subleases and transfers. A sublease is when you allow another company or individual to rent out your space for the remainder of the lease term. Transfers are commonly referred to as assignments, and allow the tenant to transfer the terms of the lease to a third party. If the lease does allow a third party in either a sublease or a transfer, the original lessee must remember that they are liable for any damages this other party might cause during the remainder of the lease.
  • Rent: A decision-driving factor that most people are concerned with at the beginning of their search is the rent of the space. It’s easy to get sucked into a situation where the rent starts off lower and ideal for you but then it escalates. So it’s important to pay close attention to the escalation clauses in your lease and to negotiate for a fixed rent for the entire term. Rent may fluctuate because of market conditions and perhaps even general the general financial status of the area or landlord. If you do have to accept escalations in rent, make sure you understand how and when the escalation will be calculated.
  • Common Spaces: When thinking about signing your lease for your new commercial space you should physically visit and evaluate the exact space to find out what is really included in the rent. This means that you should discuss hallways, restrooms, elevators, lobbies and other common areas with the landlord. Understand where your office stops and another begins and exatly what square footage was quoted in your rental cost by the landlord. Having a clear understanding of the space will help you really determine whether the price is fair.
  • Disputes and Resolutions: Companies that take legal action regarding their lease can accumulate costs relatively quickly if the dispute gets out of control. Some leases might include some sort of clause about this situation and how to deal with disputes. So it is a good idea, especially if you are a smaller and newer company, to look into alternatives to traditional court proceedings like mediation and arbitration. In these situations, neutral third parties could help facilitate discussions and solutions to disputes with a landlord.
  • Security deposits: Before you sign your lease, find out what can and cannot be deducted from the security deposit you pay before moving in. The most common deduction from the security deposit is for general cleaning and large damages to the space. But remember there are laws that specifically prohibit actions relating to security deposits, so make sure you understand the expectations outlined in the lease.
  • Repairs/Termination: Trying to negotiate a right to an early termination within your lease benefits you because you will avoid relying on a court to determine damages for the landlord and you will be in control of repairs. Before signing your lease, you should make sure you understand the conditions in which you can terminate a lease prior to any renewal that might be automatic. Also, before ending the lease, make sure that you know who is responsible for what kinds of repairs. This will help with both ending the lease properly and making sure you get all of your security deposit back,

So when going over your lease, make sure that you make a checklist with this information and it may save you some money in the long run! These common problems can be avoided with the right precautions and awareness.

If you are interested in commercial real estate in Kansas City, give one of our commercial real estate agents in Kansas City a call at 913-685-4100 and set up a tour with the commercial property management in Overland Park, KS.


Office Space for Rent in Overland Park: Planning for the Office Space of the Future Right Now

Office Space for Rent in Overland Park: Planning for the Office Space of the Future Right Now

Office spaces have changed drastically in the past few decades, and business across America are working to find a balance between innovation and tradition. If you are looking to rent office space in Overland Park, here are a few suggestions for how to navigate the office space trends of the future, as suggested in the article “What the Workplace of the Future Will Look Like”:

#1 Prepare to Update Your Technology

Technology in the last twenty years has been one of the fastest changing aspects of the business world, and it’s entirely probably that this trend will continue into the future. For example, while email has been the most common form of communication among workers, and probably will continue to have a major role, other forms of communication are evolving to become more efficient and convenient, especially to connect employees who work from home or who are in different locations. Preparing for these kinds of advances is something you can do even while you consider what kind of office space will be best for your business.

Something to consider when you are choosing an office space is how easy it will be to continue to update technology. Is there room to create a work station where all employees can access the best equipment or computers with the most up-to-date software? Is it both desktop computer and laptop friendly? Even if you aren’t a tech whiz, look into what kind of technology you might want in your office in the upcoming years and make sure that your space is compatible with those updates and will be able to support the technological needs of various types of employees.

#2 Consider Layout and Your Company Culture

Another big consideration when ushering in the office space of the future is the layout of your office. Recent trends in office space have been to more open office environments, without cubicle walls. This seems to be the wheelhouse of millennials, who are entering the workforce ready to multitask and collaborate, but many business have a mixed staff and some employees might prefer more traditional models. When deciding what kind of layout is right for your business, think about your company culture and the atmosphere you are trying to create. Usually businesses find some success with a combination of open and private environments, so think about how much space you would want to allocate for each of these purposes.

#3 Decide What Works for Your Business

There is also some truth to the saying “if it ain’t broke, don’t fix it.” While innovations in things like office design and business technology can be exciting and often worth experimenting with, don’t forget to consider your employees and their needs as you plan an office space. While a lot of employees are mobile and need the technology to be able to conduct business virtually, there are also just as many employees who need to come in and work at their desks each day. You also might have senior employees who are more likely to thrive in private or smaller shared offices than sitting at a long table with half the office. Ultimately, achieving a balance of innovation and successful traditional practices is key.

If you are moving into a new commercial office space for rent in Overland Park, KS, it is a great time to consider what the current and future trends are in office spaces and if any of these trends can enhance the office experience for you and your employees. A good place to start is by gathering input from employees and looking for the best way to walk the line between newness and convention in your office space for rent in Overland Park.

If your business is interested in office space for lease in Overland Park, KS, give us a call at 913-685-4100 for more information about our Kansas office space for rent!


The Pros and Cons of Cubicles in Your Office Space for Lease in Overland Park, KS

The Pros and Cons of Cubicles in Your Office Space for Lease in Overland Park, KS

An important aspect of choosing a commercial office space for rent in Overland Park, KS, involves planning how you will arrange the space for your employees. Depending on your interests and your budget, this layout could include several private or semi-private offices, clusters of cubicles, or open space without any barriers. One of the most classic office space layouts is the cubicle setup—which has gotten a lot of criticism lately, but might still have plenty of advantages to offer. Here are a few pros and cons of the cubicle model to consider as you’re looking for your ideal office space for rent in Overland Park, as outlined in the article “14 Reasons Workers Love (and Hate) About Their Cubicles”:


  • Community Building – A lot of workers really like working in cubicles because it offers an opportunity to meet and interact with their coworkers. Cubicles can be an especially useful way to make a big company feel smaller and more homey; employees have an opportunity to regularly strike up conversations with their neighbors and develop relationships.
  • Motivation to Improve – Working in a cubicle setup can be a good way to draw a sense of drive from coworkers and stay motivated and accountable. There is good energy in a cubicle space, and sometimes seeing other people in the zone at work can help kickstart others’ creativity kicks. Some employees also think it’s a good way to keep them organized since there is no door to hide a mess behind.
  • More Privacy and Personality than an Open Office Plan – Cubicles have the benefit of offering a similar sense of community as in an open office plan, while still allowing employees the opportunity for a little privacy if they need to just sit in front of their computer, put on a pair of headphones and work alone for a few hours. It also gives employees their owns space to decorate and personalize, which tends to  make people more comfortable at work.
  • Brainstorming and Teamwork Opportunities – Having a lot of employees in close proximity to each other also makes cooperation and impromptu brainstorming sessions a lot easier. If someone is stuck on an issue, it’s easy to just pop over to a neighbor and get some help finding a solution.

For a lot of employers and employees, the cubicle layout is a great compromise between private offices and a totally open office plan. A cubicle area can offer the energy and collaborative opportunities of an open office space, while still giving workers the feeling of a little privacy and a sense of their own corner of the office.


  • Strained Coworker Relations – One downside of cubicles is that they can sometimes put a strain on the relationships between employees. Employees often feel that they have no choice regarding who their cubicle neighbors will be, and if neighbors start to annoy each other, the close proximity only exacerbates the situation and ends up becoming a source of distraction during the workday. Workers also point out that although cubicles may all seem to be the same, there are definitely some cubicles that are bigger or better located than others, and competition for these spaces can be another source of troubling office politics.
  • Lack of Privacy – While employees might be somewhat out of sight of each other behind their cubicle walls, many still feel like they lack true privacy in a cubicle layout. People have the sense that their every move is being watched, and their coworkers are noticing and judging when they go to lunch, when they leave for the day, and even how often they go to the bathroom. It’s also difficult to have a phone conversation without everyone hearing the whole thing. Workers worry about office gossip and judgment when their every word is clearly audible.
  • Unwelcome Ambience – Another problem that cubicle dividers don’t keep out is the general spread of noise and smells around the office. Workers complain that they don’t actually want to hear every word of a neighbor’s phone conversations, or smell their tuna sandwich at lunch either.
  • Monotony – One of the most classically lampooned aspects of cubicle life is the general sense of “corporate” monotony that can be induced by sitting in the same setting day after day. It can sometimes be harder for an employer to foster creativity among staff in a very generic and uniform environment.

Some of the downsides to consider of setting up an office space with cubicles are the problems with privacy, general office distractions and the possibility of negative relationships developing between employees.

Having an idea of what kind of office space layout best fits your business’s needs is a necessary part of the office leasing process. If you know that cubicles work best with your business’s culture and budget, it is important to make sure that a potential space can accommodate them. On the other hand, other office spaces might be better suited to having a lot of private offices or creating an open office space with work stations. So before you get too serious about any one space, make sure you have played around with some design possibilities and are happy with the layout options.

If you are looking to rent office space in Overland Park, give us a call at 913-685-4100 to find out more about our office space for lease Overland Park, KS, or even set up a tour of a Kansas office space for rent.


6 Essential Questions To Ask Before Signing A Lease for Commercial Office Space for Rent in Overland Park, KS

6 Essential Questions To Ask Before Signing A Lease for Commercial Office Space for Rent in Overland Park, KS

When you are looking for Kansas office space for rent you will most likely spend a lot of time signing and negotiating your lease. This has the potential to can be a tiresome experience with delays, problems and long negotiations, but this process is normal and can be navigated successfully. So when you are finalizing your lease for your commercial office space for rent in Overland Park KS don’t worry! Just ask these six questions, as outlined in the article “10 Questions to Ask Before Signing a Commercial Lease,” which will make the signing process a little simpler:

  1. Do you understand what the lease is saying?

This first one might seem like a simple thing, but it may be the difference between having a good space and a great space. This point is to make sure you understand the terminology used in the lease. A few words, like Common Area Maintenance, appear in acronym form: CAM. This number is based on the percentage of the building you are renting. There are a several other terms and phrases that are important and you should know about before signing your lease, so make sure that you read up on the terminology before entering negotiations.

  1. Are you getting the best deal available?

Once you know most of the terms and phrases in the lease, look it over once more and maybe negotiate further. Is everything okay and ready to go? Does the lease address all of your concerns? What would you like to add or take away from the lease? It’s a good idea to address these things before you sign the lease, because once you’re committed you cannot change these issues.

  1. Is your business organized and ready to go?

Organization is an essential key to any good business; so before you sign the lease make sure you know what you need to do right from the start. Go over the lease, have everything in place and know what needs to be started or taken care of before you start you open your doors—ranging from moving arrangements, to your budget for this space, to a business plan you can show the landlord to reassure them that you’re a reliable tenant. Also, it is advised that you have either Articles of Incorporation or Articles of Organization filed for an LLC back from the Security of State before things get going.

  1. Have you read the lease agreement?

Yes, you should read every word of the lease before signing it. It can be a very long and not very interesting litany of technical jargon, but it is an important document for your business. It’s a good idea not to assume that everything is included; so make sure check everything from the starting date, to rent escalation to any other special terms you negotiated before putting down your signature.

  1. Do you need a personal guarantee?

Most places probably won’t let you sign the lease without a personal guarantee, which essentially means that you are personally liable for upholding the terms on the lease. Of course this is negotiable, and you could either negotiate for a shorter period in which the guarantee is in place, or perhaps even a guarantee for half the time from when you terminate the lease.

  1. What do you need to be responsible for?

Most leases will include a term called Capital Expenditures within the document. This usually means that you as the tenant are responsible for certain things that may need to be fixed in the building. These types of things can differ greatly from property to property and city to city. However, it is wise for a tenant to negotiate for the removal of terms that require you’re your business to take the majority of the repair costs yourself.

In the end, it is a good idea when looking for commercial real estate in Overland Park to be realistic with your negotiations. Someone who is leasing 5% of a larger property will have a completely different experience with the process than a person who is trying to rent out 70%. While there are certain variables you can’t control, you can prepare yourself to get the best possible deal by researching and studying up on what you can influence before entering negotiations.


If you are looking for an office space for lease 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, or even set up a tour.


18 Common Sections in a Lease for Commercial Office Space for Rent in Overland Park, KS

18 Common Sections in a Lease for Commercial Office Space for Rent in Overland Park, KS

As you get closer to the end of your search for office space for lease in Kansas City, you will come to the negotiation process of finalizing a lease. Before really entering into this phase, it is wise to familiarize yourself with some of the terms you should expect to see in a lease. Below are explanations of some of these sections in a bit of detail, as described in the article “Commercial Lease Documents Explained: Typical Sections in a Commercial Real Estate Lease”:

Deposit: This section will detail any circumstances in which the security deposit payment may be forfeited or returned to the tenant.

Use/Restrictions: This describes what can and cannot be done on the premises of the property; for example, signs and sub-leases may be discussed in this section.

Term: This section describes when the lease begins, ends and or can be renegotiated. This is important, because even something as simple as your exact start date can have a big impact on things like finding insurance coverage for your business while in the space.

Parties: This is where the lease will state who the tenant and landlord is and their official names.

Taxes and Insurance: This section will include a requirement for the tenant to have insurance of some sort on the property to protect both the landlord and the tenant. It is also common in this section to discuss the division of property tax.

Parking: This should discuss details on handicapped parking, employee and customer parking, as well as the availability of space for parking.

Maintenance: This section discusses who is responsible for what in terms of minor or major damages to the space. Most tenants will be responsible for minor damages, while landlords will be responsible for failure of equipment and larger problems.

Hold Over: This term describes the consequences in the event that the tenant does not leave at the end of the leasing term.

Premises: This section describes what exactly you are paying rent for and how the space is divided.

Utilities: This section will describe utility costs, specifically how they are metered and distributed among the tenants. It may also speculate if the tenant needs to pay the landlord utilities and what will happen if they are not paid on time.

Subordination, Non-disturbance, and Attornment: This section will protect the tenant from foreclosure from the landlord. It will most likely describe what will happen if the bank or a new landlord takes over.

Rent: This section will discuss how the rent is distributed and calculated, as well as the common area maintenance and other associated costs that might be included in the rent.

Estoppel: This section touches on what will happen if there is any sort of change landlord’s position, and to verify if the tenant is holding up their leasing responsibilities.

Destruction/Condemnation: This clause will discuss what will happen in the event of the destruction or condemnation of the property.

Assignment and Subletting: If the landlord permits subleasing, this part of the lease will discuss the steps a tenant can take in the event that they want to sublease part of their space.

Options: This section will discuss the possibility of buying property or renting additional space within the same building.

Defaults and Remedies: Describes what the consequences are if one party defaults on the lease agreement, as well as what remedies are possible for the other party.

Once you have gone over your lease it might be a good idea to review the lease with an attorney. This can help you better understand more specific terms and conditions within the contract.

So if you are looking for Kansas Office Space For Rent, give one of our commercial real estate agents in Kansas City a call at 913-685-4100 to set up a tour of one of our spaces or learn more about our commercial property management in Overland Park KS!


Office Space for Lease in Overland Park KS: When and Where to Look

Office Space for Lease in Overland Park KS: When and Where to Look

Trying to find office spaces for rent in Overland Park, KS, and don’t know where to begin? Here are a few tips on when to look for commercial real estate in Overland Park and what resources are available to help you search, as described in the article “How to Find Commercial Real Estate for Lease”:

When to Look

While it might seem like the home real estate market has nothing to do with your office space, statistics show that a favorable real estate market for home buyers also correlates with a favorable market for businesses leasing commercial property. So when home prices in the area where you are looking are down, that might be a great time to start seriously looking into commercial property.

Another thing to keep in mind is to give yourself plenty of time to find a space and negotiate a lease—anywhere from six months to a year. If you find a space quickly, a landlord might be willing to hold it for you for a few months, but it is also likely that it will take a long time to find a space, gather any necessary documents, finalize a lease and eventually move into a space, so you do not want to wait until your current lease is almost over to start looking for a new option.

Where to Look

There are several different ways to find different types of commercial space for rent. Here are a few to start with:

  • Ask around. A simple way to start is just by asking friends and family in the area if they know of any available space. If you are looking for a small amount of space, there are also some local organizations who might have a spare office area, such as local community centers, churches or other businesses. You might also try checking in with the local chamber of commerce.
  • Drive around the area. Another easy early step is to just drive around the city or town and look for office parks with for lease signs. In tougher economic times, you will most likely see plenty of signs, and if you can find something and contact the lessor directly, both parties will be likely to save money without the hassle of an intermediary party that needs to be paid commission.
  • Check the local newspapers. This might seems a little old fashioned in the digital age, but this could also be a great way to save some money. Most papers will have ads from realtors, but in addition to looking at these, keep an eye out for listings that are posted by individuals. As with signs outside of buildings, this means you can work with the lessor directly, and because they don’t have to pay commission they might be more inclined to offer extra incentives such as a month of free rent.
  • Utilize internet search engines and websites. A great way to start a very general search is to type into Google the name of the location (city and state) where you are looking, followed by keywords related to the type of space you want, such as “commercial space for lease” or something along these lines. There are also a few different specific websites you can use to search:
    • LoopNet – This nationwide website allows you to look for commercial space by city, state, or zip code. A lot of listings are for property that is for sale, but there are also always for lease spaces listed as well.
    • Craig’s List – This catchall website can also be a good source of commercial space listings and you can narrow down your search to the county you are looking in and the type of listing. Craig’s List is also a common place for individuals to post listings, so it is another good opportunity to find a lessor who might pass along some of their savings to you in the form of various benefits.

When looking for commercial office space for rent in Overland Park, KS, it is good to look at several different spaces and systematically compare the pros and cons of each. There is more to consider other than just the bottom line rental rate, including extra fees, the length of the lease term, and any potential benefits a landlord might offer. Start early and give yourself plenty of time to find what will best carry your business forward in the upcoming years.

If you are looking for office space for lease in Overland Park, KS, give us a call at 913-689-4100 to find out more about our available Kansas office space for rent and even set up a tour!