6 Differences Between a Business Space for Rent in Overland Park and a Retail Space

6 Differences Between a Business Space for Rent in Overland Park and a Retail Space

When thinking about an office space location, it is important to remember that convenience is key to a business selling a service. Which means that if you are a dentist, optometrist, veterinarian, or any another type of professional who wants to set up an office in a retail space, this could help bring in costumers because of the location’s convenience and accessibility. However, when trying to decide if a retail style space is good for you it might be a good idea to keep a few points in mind when making your decision, as outlined in the article “One Lease Does Not Fit All,” which narrows down the important differences between different types of spaces and leases:

Gross Income Reports

Most spaces that have a retail lease may require the tenant to include a report of the amount of sales the tenant is projected to make in a term (monthly, quarterly, or annually). This could potentially be avoided if the tenant makes it so in the lease. It is worth noting that these kinds of reports are not significant for most professional office leases.

Operating Expenses

It is important to understand the differences between the retail space and an office space when looking at what you are actually paying for. Most retail spaces make the tenants pay for everything from maintenance to insurance on top of the base rent. Whereas in an office lease—depending on the type of lease—the tenant has different payments and usually only pays operating expenses on top of the base rent.


As discussed above, the tenant pays for the maintenance in most retail spaces. In a professional office lease the maintenance and repairs are usually controlled and paid for by the landlord, who should make sure that the office space is up to date and standard quality. Tenants should make a point of including this in their lease.

Changing your name

In most cases the landlord in a retail setting must approve a change in the business’s name. This isn’t true for most trade names in office spaces, where the landlord generally considers it irrelevant to the lease.

Redesigning the Interior

Design of the interior space in a retail store is very important to the overall image of the property. Design can affect how many people enter the store, which in turn affects the income of both the store and the general foot traffic and profitability of the whole property. Because of this, interior design might be one of the things that the landlord will want the power to sign off on. This isn’t the case for office space, where the interior space or other alterations might not be significant to sales or the landlord’s bottom line.

Competition Restrictions

In most retail spaces, the landlord will not let you set up your business in a premises where there’s competition near by. Some places might have an exception, but when the landlord sees a potential problem with the gross sales in a certain market, they could refuse you a space. On the other hand, this kind of radius restriction does not happen often in the world of professional office space. 

With these points in mind, you can be better equipped to make a decision on whether or not you want to open a space in a retail section or a professional office space. Once you have made your decision, be prepared for differences in leases and landlord relations.

If you are looking for professional office space in Overland Park, KS, give a commercial real estate broker in Kansas City a call at 913-685-4100!


3 Ways To Save Time And Money When Negotiating Your Overland Park Office Space Lease

3 Ways To Save Time And Money When Negotiating Your Overland Park Office Space Lease

A big difference between the world of commercial real estate and residential real estate is the negotiations you can use for incentives and price allowances in commercial leases. Here are a few ways to save time and money through negotiation, as outlined in “Tenant Leases: Save Time & Money In The Leasing Process”:

#1 Have the perfect team.

It is important when negotiating for a lease to understand the space you are looking at. This could mean opening your doors to new people and consultants, like engineers, lawyers, and contractors, to help you with the process. Having these third party professionals on your side will make a huge difference when striking a deal with the landlord.

#2 Be engaged in the process.

As much as a team will help in the process of making sure you are getting just what you want, you can’t leave it up to them to make the final decisions. Be engaged in the negotiation process, make sure your voice is heard, and don’t settle until what you want is achievable. After all, this is your business and you want to be comfortable in the space you are renting.

#3 Understand the issues.

A division of labor will help you make the transaction for your business smooth and easy. Keep an eye on everything that is happening in the lease agreement and take notes on anything that may cause issues with daily operations.

Understanding the ways of negotiation in real estate can help your business find the best possible deal!

Are you looking for new office space for lease in Overland Park? Give a commercial real estate broker in Kansas City a call at 913-685-4100 to find out about our available spaces!


4 Ways A Lease For Your Office Rental Space In Kansas City Differs From A Residential Lease

4 Ways A Lease For Your Office Rental Space In Kansas City Differs From A Residential Lease

There are a few differences between residential and commercial leases—leases used for housing and apartment rentals versus warehouse or office space rentals. Here are a few particular things to be aware of that differentiate a residential space from a commercial space, as outlined in “Differences Between a Residential and Commercial Lease”:

  1. Laws about Habitability. When renting a residential space, landlords are required to provide a habitable space. If there is infrastructure, infestation, or heating problems with a space, the landlord is infringing on the tenant’s rights. However, this isn’t exactly the case for commercial space, although habitability could be a good negotiation point.
  1. Protections. Because it is assumed that commercial tenants entering into a written contract have knowledge or experience in doing this sort of business, there are a lot less legal protections in place for the tenant than there are for the average residential tenant.
  1. Negotiation. Negotiation plays a larger part in commercial leasing agreements. Tenants are expected to contact third party professionals to help give them insight for negotiating the price or incentives for the space.
  1. Lease Agreement. Commercial leases are usually more unique than residential agreements. Most of the time they are designed according to the tenant’s needs and the amount of time the tenant plans on using the space. This could range from one year to five or ten years. These set lease terms are then up again for negotiation once the term is over.

Even though you might have some experience with personally renting residential space, it is important to be aware of the differences in a commercial lease and how you can use those differences to your advantage.

If you are looking for Overland Park office space, give a commercial real estate broker in Kansas City a call at 913-685-4100!



4 Reasons To Think Twice About an Open Office Plan in Your Kansas City Office Space

There are many reasons to consider an open office plan in your office rental space: a collaborative atmosphere, savings on having to pay to rent more individual space for employees, the possibility of keeping an eye on all employees’ productivity throughout the day. However, there are a few reasons why this office space design has proven to be less than ideal for office workers. Here are a few facts to consider, as outlined in the article “Google got it wrong. The open-office trend is destroying the workplace”:

#1 Distractions

Studies have shown that many employees are affected by the distractions that accompany an open office plan through lack of visual and sound barriers. While the innovative, open atmosphere might give the illusion of productivity, in many cases the design has proven to take a toll on creative thinking, focusing abilities, and employee job satisfaction.

#2 Lack of Privacy

While employers might feel it is a benefit to be able to keep an eye on their staff, many employees in an open office plan do not thrive under the feeling that they are being constantly watched not only by their boss, but also by their coworkers. One study actually showed that contrary to the idea of better work coming out of communal environments, privacy can actually be a contributing factor to increased job performance.

#3 Interaction

One of the most touted benefits of the open office plan is improved ease of interaction. However, surveys have suggested that less than 10% of workers in any type of office cited communication with coworkers as a problem in the first place. If the need for inter-office communication was a non-issue to begin with, it calls into question the need for an office design that specifically aims to address communication.

#4 Illness

A seasonal side effect of an open office plan is the quick spread of disease among employees—one person comes in while sick and suddenly half the office is out of commission.

If you are moving into a new office rental space, the layout of your office is an important aspect to consider. While an open office plan is a cost-effective and trendy option, the actual benefits of this design are up for debate. Consider doing some research and talking to other employees or business managers about their experience with this type of layout before making a final decision.

Looking at office suites for rent in Kansas City? Give a commercial real estate broker in Kansas City a call at 913-685-4100 to set up a tour of a space!


Checklist for Assessing an Office Space in Kansas City

Checklist for Assessing an Office Space in Kansas City

Once you have found a few office spaces to seriously consider, there are a few things you should look into before going any further in the process. Here are some suggested items to put on your checklist, as outlined in the article HOW TO: Choose the Right Office Space”:

  1. Space and layout. Take the time to lay out a mock version of how you would want your office space to work. Does your design work in this particular space? This exercise serves the dual purpose helping you evaluate whether this will be enough space and visualize how you will actually operate in a space – how you will divide it, how it might need to be modified, and how it fits the style of your business.
  2. Room for expansion. If you anticipate growth during the term of your lease, it is important to talk to the landlord about what your expansion options are in the event that you outgrow your original space.
  3. Decorations and modifications. Find out in advance how much you can do with the space, both in terms of bigger build-outs and simple decor choices, such as painting the space or putting things on the walls.
  4. Sound. It seems oddly specific, but be sure to check out the acoustics of a space, both whether it is too echoey inside and what kind of outside noise seeps in.

Make sure to make and use a checklist to really evaluate a space before you sign a lease!

If your business wants to calculate square footage needs, give a commercial real estate broker in Kansas City a call at 913-685-4100 for some help!


3 Ways to Evaluate a Kansas City Office Space Location

3 Ways to Evaluate a Kansas City Office Space Location

A big thing to consider when renting a new space is the area in which it is located. A good way to do this is to make a checklist of things that are important to your business and see if a location meets that criteria. Here are some examples of questions you might ask when evaluating an office building’s location, as suggested in the article “HOW TO: Choose the Right Office Space”:

1. The Neighborhood. There are a few things you want to consider when looking at the neighborhood, the most important being whether or not it is a safe area, which is important for both your customers/clients and your employees. You might also want to consider the perceived atmosphere of the neighborhood—if you’re setting up in a place known for hip and rising businesses, that could really give your own business’s image a nice boost.

2. Amenities and Services. Think about things like where your employees can go for lunch, where you can meet clients, where you can get office supplies, and what other surrounding businesses might make it convenient for employees to run errands after work.

3. Transportation. This is a particularly important issue if you are in a big city center—you want to check for nearby subway or bus lines, but also think about how easy it is to reach you by car or even bike. Be sure to communicate with employees about how the location affects their commute and what their options are.

Location is such an important part of selecting a good office space, so be sure to take the time to consider an office’s location from all angles!

If your business wants to know more about office lease rates in Kansas City, give a commercial real estate broker in Kansas City a call at 913-685-4100!


4 Ideas For Keeping Your Kansas City Office Space Cool

4 Ideas For Keeping Your Kansas City Office Space Cool

With temperatures rising, the change from a boiling hot spot and a cool office makes all the difference with employee comfort and productivity. Here are some tips on how to turn a sauna of an office into cool breezy workspace, as outlined in the article “5 Tips for Keeping Your Office Cool During the Hot Summer Months”:

1. Close the windows and turn on the AC.

This one might seem like a no-brainer but with winter months behind us one of the best ways to beat the heat is to close the windows and keep cool air inside. A combination of an open window and blasting air conditioning not only hurts the energy bill but also causes the office to become hotter. Keep the hot air outside and the cool air inside by making sure your air conditioning unit is up to date and running efficiently.

2. Avoid dehydration.

Dehydration can cause several problems for employees during the hotter months. Keeping water nearby and plentiful can help with the overall comfort of employees and increasing the general good mood of everyone in the office, so make sure the office water cooler is available to everyone.

3. Switch off and cool down.

Do you have some electronics that aren’t being used during the summer months, or at all? Like an obsolete fax machine that only costs you money by increasing your energy bills? Turn it off and unplug it. Doing this can help reduce the temperature in the office by making sure certain electronic equipment isn’t giving off excess heat that the office definitely doesn’t need.

4. Ditch the suits and heavy clothing.

Comfort seems to be a key to better moods and productivity, so if you want to see customer satisfaction increase because of the better moods of your employees it might be a great idea to implement a more casual dress code. Have employees ditch the constricting suit and tie instead let employees come in whatever they want; this will help better moods in many ways.

Giving attention to comfort during these hot summer months can help a lot with productivity, so cool down your office and keep it working strong!

If you are looking for affordable office space Kansas City, try a commercial real estate broker in Kansas City. Call 913-685-4100 for more information about our available space.


10 Questions to Ask Yourself Before Signing a Lease for an Office Space in Overland Park, KS

10 Questions to Ask Yourself Before Signing a Lease for an Office Space in Overland Park, KS

Signing a lease for a new office space can be a big move for a small company., whether you are upgrading to a new, hipper office or needing a downgrade to fit your more modest needs. Before you sign that contract here are ten questions you should ask yourself, as outlined in the article “Top 10 Tips for Planning your Office Space.”

1. Did I try to negotiate?

Negotiation is important to any big decision when dealing with landlords. Contracts should fit your terms and theirs, so don’t be afraid to ask for a break clause in your contract as well as a rent-free period.

2. Is this the location I want?

Location is obviously very important to a business. Not only must it be a good place to do business but also a place that attracts potential clients or an attractive area to work for new employees. Consider places for lunch, banks, places to entertain clients, parking, accessibility; these are all important to look for.

3. Is the office right for what I am doing?

Ask yourself what you will be doing in the office space. Will you be meeting clients or just holding staff meetings? Depending on what you use your office space for you could consider different types of office options.

4. Do I have the financial stability for this lease?

Financial stress can really hurt a new business. So before you go signing a lease for a brand new office remember to look at the price tag and weigh out what that means for your business. There are many alternatives to a traditional office and considering different options could make a huge difference.

5. Do I feel secure in this building?

Security is something everyone needs to consider when looking at new office space. You may want to consider facilities with security for employees or lockers where staff can place their things. Also will the building be safe both day and night? Especially when staff and clients are coming and going.

6. Have I considered all the different types of offices?

What kind of staff do you have? How many people will be coming in and out of your office? If it is just you working in the office it might be wise to consider office communities or some sort of work hub. They promote introductions, meeting new people and networking in ways that other offices do not.

7. Can I knock down walls?

How much freedom over the space will you have when you move into your office? If you want to make renovations could you? In a fast paced and changing market it is important to have an office that represents you as a company.

8. How much space do I need?

Variety in workspace is very important to productivity, creativity and energy.  So when trying to decide on your new office space, make sure that the offices have everything you need from places for meetings to contemplation spaces for personal assignments.

9. How much will the extra stuff cost me?

It is important to remember that when renting a new office that there are many things that come after the initial purchase. Things like internet, phone lines, kitchen dishes and utilities could all come into play after the initial purchase. It’s easy to forget that you might need a coffee maker after moving in all those computers and desk chairs.

10. Have I thought about the future?

One thing that is very important to new business is to think whether the space will be the right fit five to ten years from now. Prepare to commit to your lease; you need to think in both the long-term and the short-term goals of the company.

Make sure to look these questions over before signing the contract for your new office space!

If you’re looking for business space for rent in Overland Park contact a commercial real estate broker in Kansas City at 913-685-4100 for more information!


3 Questions To Ask Yourself Before Looking for Commercial Realty in Kansas City

When you run your own small business, you will eventually be faced with the task of finding commercial space for rent. Regardless of what city you operate your business from, there are a few common questions to ask yourself as you evaluate your professional needs and what an ideal space looks like for your business. Here are a few questions to consider as you start this process, as suggested in the article “The Secret of Looking for Commercial Office Space”:

  1. What kind of space do I need? First consider the general question of what kind of space your business needs. Do you need an office suite, or is it important for you to have a storefront? This will be the first step in narrowing down what you’re looking for.
  2. How much money can I spend on a space? Next it is important to determine your budget. Not only will this prevent you from wasting time looking at spaces you can’t afford, but it will also ensure that you don’t get too attached to a space before realizing that it is out of your price range.
  3. What extras do I need? Is it important that this space has foot traffic? Do you know that you need a conference room, or at least two private offices? Make sure to determine the things that your business absolutely needs, so that you can work with a commercial real estate agent who can weed out unsuitable options based on your preferences. Obviously it is important to be flexible on somethings, but know the bottom line necessities your business can’t do without.

Consider these questions as you begin the search for an office space!

If your business is looking for Kansas City office space for rent, give a commercial real estate broker in Kansas City a call at 913-685-4100 to learn more about our available space!


Evaluating Your Employees in Your Office Rental Space in Kansas City

As a small business owner, it is important for you to know how each and every one of your employees is contributing to your business, whether they’re being productive and fulfilling expectations and goals. In order to have an accurate measurement of this, it is necessary to evaluate employees regularly throughout the year, even if you only meet with them for a performance review once a year. Here are a few factors to consider as you observe employees throughout the year, as suggested in the article “Keeping Tabs on Employee Performance: 5 Key Factors to Measure”:

#1 Adherence to Expectations

An obvious thing to measure is whether employees are adhering to the terms laid out in their contract. Do they respect company policies? Deviations from various obligations might suggest that employees aren’t performing at the level your business needs.

#2 Work Quality

Another thing to consider is the quality of the work the employee is producing, whether this is in sales, marketing, or in some other department. Do they produce quality work efficiently? Or are several rounds of revisions necessary? This can be a good indicator of an employee’s overall performance.

#3 Self-presentation and Habits

Does the employee follow  the dress code, or do you need to consistently have conversations with them about what is work appropriate? Does the employee have some bad habits, such as using computers for social networking, taking excessively long breaks, gossiping, or having regular or petty conflicts with other coworkers? Be clear up front about with the rules and expectations are, then check to see if the employee respects these expectations.

#4 Consistant Punctuality

One simple thing to consider is whether or not an employee shows up on time for work each day. If they consistently come to the office late, take an excessive number of personal days, or just generally do not contribute their share of the work, this could have a damaging effect on the entire office by over-straining other employees.

It is important to create a supportive and positive environment for your employees, but any business also needs a certain amount of accountability for it to function at its full potential. Make sure that your business is at the level it should be by regularly tracking employees’ performance.

If your business is interested in commercial space for lease in Kansas City, give a commercial real estate broker in Kansas City a call at 913-685-4100 to find out more about our available and affordable spaces!