Office Space Lease in Overland Park from a Landlord’s Perspective

Office Space Lease in Overland Park from a Landlord’s Perspective

When you as a tenant want to rent a space, it is important to not only know what your own needs and concerns are, but what a landlord’s priorities are going to be. An understanding of what the landlord wants out of a lease can help prepare you for negotiations by figuring out the where you might want to fight for what you want and where it would be best to compromise. Here are a few things landlords want out of a lease, as outlined in the article “Focus on Landlords – Key Landlord Lease Issues”:

  • Gross-up Clause. Many landlords want to add a gross-up clause to the lease in order to make sure that they can cover operating expenses that might vary from tenant to tenant.
  • Limited Transfer Rights. You as a tenant might want the possibility of transferring your lease to a third party if necessary, but a landlord might try to retain the right to repossess the space in this situation if they want to.
  • Access to Premises. The landlord will most likely want to be allowed access to your rented premises in the event that they need access to the property for other tenants’ build-outs—for example to run cables, conduits, or pipes.
  • Restricted Special Rights. The landlord will try to limit any special privileges, i.e. the right to self-insure, to only the original tenant named in the lease.
  • Construction Guidelines. The lease might specify that you as a tenant are to carry out any construction on your space in a way that preserves labor harmony.
  • Right to Withhold Consent. The landlord will most likely try to make sure that your avenues for addressing their failure to give consent on something like subleasing, for example, are limited and do not involve any financial liability for them.
  • Lease Document Length. A final landlord angle to be aware of is the fact that landlords usually prefer shorter leases in order to be able to sign tenants quickly. They will most likely present a shorter lease with terms that are more favorable for them in the hopes that a tenant will sign without making too many changes.

As you enter negotiations for a space, be aware of what the landlord is looking for so that you can understand your leverage and the priorities of both sides.

If your business is interested in Overland Park office space for rent, give a commercial real estate broker in Overland Park a call at 913-685-4100!


A Checklist for Your Overland Park Office Space

A Checklist for Your Overland Park Office Space

Leasing a space can be a very tiresome process. In order to avoid headaches and problems down the road, try using this checklist to make sure you are taking all the right steps before signing the lease, as described in the article, “Do’s and Don’ts for leasing a space.”:

Did you check how much space you need?

Every office has its own cultural habitat that needs a certain amount of room. Maybe your office space is looking for a more open workspace where employees can easily see each other and interact. Maybe you are better off with closed or sectioned off rooms for intimate meetings. Either way you will want to know how much space you need before picking the perfect spot. Remember if you lease a space that is too big it will feel empty—on the other hand, if you lease a space that is too small you might hinder your businesses growth. So consider the size and the necessity of important rooms before signing that lease!

Did you check prices elsewhere?

Compare! Compare! Compare! Looking at similar spaces in the same city is a good idea for anyone looking for office space. To truly understand the market one needs to find out what rate similar building with similar specifications are being rented for. Ignore any data about rental rates transactions that are over a year old. Check addresses, square footage, age and location, and then compare among places with similar prices. 

Do you know who you are working with?

Remember when looking at office postings that the realtor is working directly with the landlord and wants to work to get a better deal for the landlord—this is their job. So in other words, don’t expect this realtor to help represent you in the transaction. Maybe look into working with a realtor directly who will help you find the best price for you.

Did you look for similar features and incentives?

When looking at spaces it is a good idea to look at a few different buildings. As outlined earlier, you are going to want to check prices and compare them to other buildings. However, this isn’t the only thing that should be compared when shopping around. You may want to look into what other business owners have received in terms of incentives from their landlords. Things like minor improvements or moving allowances are not uncommon among landlords who are looking to rent out space.

Are you sure the lease is correct?

It is never a good idea to assume that the lease is correct when signing for your new office space. Things that are said verbally might be left off the written lease or just completely forgotten by the landlord. New business owners who are looking for office space might look into getting a real estate attorney in order to save some money in the long run.

Did you get quotes in writing?

On top of making sure the lease is correct it is also a good idea to make sure you have all the quotes you were promised in writing. This seems like a no-brainer, but disputes about oral versus written agreements are not uncommon. You need to make sure to look at a few things before settling for a space, such as if the fees you are responsible for or rental rates change monthly. For instance, you might be looking at a space that is $5.50 per SF, but that rate could change to $25.50 per SF in the future, so just double-check before signing.

Do you understand the building zone restrictions?

Mistakes in zoning restrictions can end up being costly for you. Some places require a special permit from the city if you want to set up a retail business in an area. That means if you want to set up your new shop in the hip industrial area of town, you may need to sign up for a permit. So make sure you check with the building owner beforehand so you don’t have issues once you have already shouldered the cost of moving.

Did you read every line in the lease agreement?

Make sure to read every line in the lease agreement. Unlike residential real estate, there are no laws in place that protect you when signing up for commercial real estate. Make sure you know who is paying for what and how your money is being spent. Figure out who is paying for taxes, janitorial services, insurance, and even ground maintenance. Steer clear of verbal agreements and assumptions, and only focus on what is in writing.

Before signing the lease make sure you have checked all aspects of both the space and the document so you know exactly what you are getting!

If you are looking for Kansas City office space, give a commercial real estate broker in Overland Park a call at 913-685-4100 for more information about our available space.


Co-Working vs. Traditional Office Space in Overland Park, KS

Co-Working vs. Traditional Office Space in Overland Park, KS

A lot of businesses are experimenting with new office space models, ranging from remote offices, to hot desking, to co-working spaces. For businesses who want to keep their offices fully occupied, here are two different options to try, each with their pros and cons: the co-working space versus the traditional office model. Below are some details on each, as described in the article “The 21st Century Debate: Remote vs. Office vs. Co-Working”:

Co-Working Space

A co-working space is a great option for businesses who have extra space that they want to do something with. Provided that their lease allows them to sublet, they can rent out this space to very small businesses or freelancers who just need a desk. These tenants could belong to a variety of different businesses and not even be in the same industry.

The benefit of this option is that it is a good financial arrangement for all parties – freelancers or small businesses can more easily afford this kind of space, and you can reduce your rent costs by making sure that no spaces in your office sit empty. The mixture of potentially different industries can also lead to interesting relationships and insight that might not be possible when everyone in the office is in the same field.

However, the downside of co-working is the possibility of a dysfunctional environment if employees and renters do not get along, which can negatively affect productivity and creativity for your business.

Traditional Office Space

While companies like Facebook and Google are very visible examples of non-traditional office spaces, the tradition space is still the dominant mode in the U.S. In this setup, collaboration between employees is easy, and the arrangement is ideal for employee-client interactions. Management can also more easily monitor employee performance and encourage teamwork.

The drawback of this option, besides the usual distractions that can come from colleagues working in close proximity to each other, is the expense, since your business has to shoulder the cost of the entire office space alone.

What works for your business depends on your financial situation and the work habits of your employees. If what you are doing right now is not working as well as you would like, don’t be afraid to change things up and try a new model!

If your business is interested in Overland Park office space for lease, give a commercial real estate broker in Overland Park a call today at 913-685-4100 to learn more about our available space!


3 Tips For Creating and Managing a Healthy Environment in Your Overland Park Office Space

3 Tips For Creating and Managing a Healthy Environment in Your Overland Park Office Space

Establishing and promoting a healthy working environment is essential to a happy, productive office. A healthy lifestyle is something that people primarily have to choose for themselves in their personal lives, but since people spend so much time at the office it can really help them to have a health conscious environment there as well. Here are a few new ideas that encourage healthy habits in the workplace, as outlined in the article “4 Tips For Improving the Health & Happiness of Your Office”:

1. Avoid Unnecessary Stress:

One thing that we hear over and over again at work is to avoid stress; it is the best way to stay healthy. And the experts aren’t wrong about this. Studies have shown that when we aren’t stressed out at work we tend to eat healthier, have better relationships with people in our lives, and be in an overall better mood throughout the day. All of these things are beneficial to employees both in their personal lives and in their work lives. It’s difficult to avoid stress altogether in an office, but trying to create a more comfortable environment and having a read on the office’s stress level is a good way to start making minor changes.

2. Encourage Progress:

Once you have the stress level down you can start encouraging people to make healthier choices in their daily routines. One way of doing this is to keep track of employee’s fitness progress or habits by creating motivational programs or competitions within the office. With this data you can keep track of departments goals, their overall health progress, and who is leading in making healthy choices. You’d be surprised the kind of improvements people make when they can see their progress in numbers and be recognized for their efforts.

3. Sustain a Healthy Environment:

After encouraging progress in employees and eliminating stress you have to maintain that healthy office environment. It is easy to fall back into old habits after a few weeks of healthy changes. The best thing someone can do is to create an overall health program for the office to be continued over a long period of time. This could include a number of things, like healthy snack options, office fun runs, and walks after lunch.  Common spaces and break rooms can be transformed into places where employees can relax and enjoy their time.

These changes are, of course, gradual but you’ll be surprised by the improved happiness and productivity of employees over time once these changes are implemented in a workspace.

If you are interested in finding affordable office space in Kansas City you may want to try a commercial real estate broker in Overland Park. Call 913-685-4100 for more information about our available space!


6 Tips for Evaluating an Office Building in Overland Park

If you are looking to move to a new office building, it is important to check to make sure that not only the specific office space, but the building itself meets your standards. Here are a few tips for evaluating an office building, as suggested in the article, “HOW TO: Choose the Right Office Space”:


This is a major concern for any business to ensure the safety and comfort of their employees. Some things to check for include the following:

  • History of break-ins in the building
  • Locks on doors, windows, skylights
  • Need for extra security
  • 24-hour access that also includes security

Neighboring Businesses 

Consider the other companies in the property and whether or not they are competitors. Having a competitor around could mean the possibility of another business overhearing your own business’s private information or even trying to deliver pitches to visiting clients.


Check to see if the property has any plans for major repairs or additions in the near future. Depending on the length of your lease, improvements to the property could be useful to you in the long run, but remember that you would be signing up for months of loud noise and general construction mess.


One way to check and see if the property managers maintain the building well is to check in with current tenants about the quality of the service. You could even get the name of the firm that manages security and other services to check and see if they are reputable.


Check to see what the building’s parking situation is, both for cars and bikes. If the building itself does not have enough parking spaces or a parking garage, make sure there is enough parking in the surrounding area for both your employees and clients or customers. You might even ask the landlord about renting extra parking spaces for regular visitors.


One thing you might want to look into is whether or not the building provides a reception desk. If so, what is the service like? Is it more of a security checkpoint or a receptionist focused on customer service? Remember that this will be the first impression a visitor has of your business, so if it is not your own people at the desk, you still want to make sure it is someone who you are assured is doing a professional job.

If you’re looking to relocate to a new office space, remember to look into different aspects of the building itself!

To learn more about Overland Park office space for lease, give a commercial real estate broker in Overland Park a call at 913-685-4100!


4 Reasons to Renovate Your Office Space in Overland Park, KS

4 Reasons to Renovate Your Office Space in Overland Park, KS

As a small business owner, you have to do so many things on a daily basis to ensure that your business continues to be productive and grows—which often does not leave a lot of time for considering long-term strategies for your business’s improvement. While you probably spend a lot of time thinking about improving customer service or encouraging employee productivity, you might not have thought about the ways that renovating your actual office space can improve your overall business. Here are a few reasons to consider renovating your space, as outlined in the article “The Benefits of Office Renovation for Your Small Business”:

#1 An Office Facelift 

Sometimes you just get stuck in a rut at work and need a little change of environment. Even simply making a few small changes, such as new window treatments or a paint job can make your office look like a totally new place. A facelift like this can really make it more appealing place to be and improve your mood every time you walk into it.

#2 Attracting New Clients, Customers, and Employees

Renovating a space is a great way to improve the first impression you give to your customers. Particularly if your business attracts a lot of foot traffic, making sure your space is inviting and modern is a great way to attract prospective new customers or clients and send a message about who your business is.

Additionally, you will not only attract new clients or customers, but a nice office can also have a lot of appeal to prospective employees. Obviously most people’s first choice would be to work from home, but the runner-up would definitely be in office that looks well-maintained and contemporary. A nice looking space might mean a few bonus points for your company in the eyes of a prospective employee who is filling out an application or interviewing.

#3 A Productivity Boost

An office renovation can also help increase staff productivity. There as a lot of decoration wisdom out there about how to decorate your office to affect mood, for example, by painting your office a soothing color or an energizing color. Amenities like ergonomic furniture can help increase the comfort of your employees, or even just rearranging the office to make better use of space will help people move around more easily and be more productive. A better office design will not only increase employee comfort and satisfaction, but a truly efficient office design will also help everyone work harder—and hopefully increase your overall profits.

#4 Green Improvements

Renovating your office can also increase your energy efficiency, which has the twofold benefit for you of knowing that you’re being an environmentally responsible business and being able to save some money on energy costs. If you’re already upgrading your office, it can’t hurt to make some of those upgrades “green.” For example, adding a programmable thermostat, automatic faucets, or windows with double panes—all simple things—can cut energy costs yearly by as much as one-third.

If your business has considered renovating your office, you might think about how each of these different benefits could best be achieved by your renovations. If you have been too busy with the day today of running a small business, take a moment and consider whether renovations could be a beneficial long-term investment for your business!

Interested in commercial space for rent in Overland Park? Give a commercial real estate broker in Overland Park a call at today 913-685-4100 to learn more about our available spaces and even set up a tour.


3 Tips for Outsourcing to Local Businesses Near Your Overland Park Office Space

As a small business owner, you’re responsible for keeping a lot of plates spinning at once. This can often mean that you and your employees are doing double duty on a variety of jobs. While it is good to keep costs down, sometimes outsourcing tasks is better for your business in the long run because then people can focus on their areas of expertise without getting bogged down by extra work. Here are some tips for partnering with local businesses to outsource some of your needs, as outlined in the article “A Match Made In Heaven: Tips for Partnering With Local Businesses”:

#1 Establish Goals and Expectations 

The first thing to do when working with a local service provider or vendor is to make sure that everyone is on the same page and that your goals and vision are clear. Lay out all of the details of the project or projects ahead of time, including things like overall budget, deadlines, and any other expectations. Make sure all of this is understood by both parties before starting any projects.

#2 Deal with Conflict Effectively

There are bound to be a few disagreements in the course of your relationship with this business, but if you want to form a lasting partnership is important to be mature and effective in your handling of conflicts. Address any problems as soon as they arise, rather than letting things compounds and worsen overtime. Create an environment of openness and communication, making sure that the partner knows that they are also free to approach you with issues as necessary.

#3 Check for Cultural Compatibility

It is also important to understand the culture of the business you’re partnering with and how it differs from your own business’s culture. Your relationship my depends on making sure that these cultures mesh. Do they work unusual hours? Are they easy-going? Do they preferred phone or e-mail communication? Getting a grasp of all of these aspects of a business’s culture well help you anticipate what working with them will be like.

Remember that good relationships are built over time, so be selective, but also be patient. It might seem like a big step to entrust another business with some of your work and to pay to outsource, but doing so could be very beneficial for your growing business in the long run.

If your business is looking for office space in Overland Park, KS, give a commercial real estate broker in Overland Park a call at 913-685-4100.


4 Things to Consider When Hiring Recent Grads at Your Office Space in Kansas

This time of year, plenty of recent college graduates will be on the hunt for jobs. Here are a few things for your small business to consider as you look for potential employees in this group, as suggested in the article “Handling Job-Hungry College Students: 3 Key Factors to Know When Hiring”:

#1 Be Careful of the GPA

Of course big gaps in GPAs can be indicators of candidates’ levels of qualification, but it is important not to over-rely on this measurement. Consider other areas in which the student might have excelled or other qualities that make them fit for this position.

#2 The Importance of the Interview

If possible, try to conduct multiple rounds of interviews with recent graduates. Consider starting with a group, then inviting back a few of these individuals for another round, with each interview becoming increasingly focused on the specifics of the job until you narrow it down to a few great candidates.

#3 Find Your Own References

Know that references from candidates are probably going to be biased, so do a little research and see if you can find some other people that could provide a more unbiased opinion, for example a college professor whose class they attended.

#4 Look for Passion

Remember that though resumes are important, so is the enthusiasm the candidate shows for the position. Be open to individuals who are really passionate about the work you’re doing and how they can contribute.

Try to do the little extra work and research when looking at recent college grads, and hopefully you will be able to discover loyal new employees who will make good contributions to your business.

If your business is interested in business space for rent in Overland Park, give a commercial real estate broker in Overland Park a call at 913-685-4100 to set up a tour of one of our spaces!


3 Clauses in an Office Space Lease in Overland Park to Protect Your Business

If you are a new business, it is particularly important to really consider ways to protect yourself when you enter a commercial real estate lease. There are several different clauses you can build into your lease to do this, and here are three of the most common ones, as outlined in the article “How to Find & Lease Retail Space”:

#1 Exclusivity Clause

This clause prohibits the landlord from leasing a nearby space in the property to one of your direct competitors.

#2 Co-Tenancy Clause

This clause protects your business in the event that an anchor tenant leaves the property. An anchor tenant is a business that brings in a lot of customer traffic for other businesses in the property. If an anchor tenant leaves, the co-tenancy clause requires the landlord to replace them within a certain period of time, or else allow you to break your lease without penalty.

#3 Sublease Clause

In the event that your business has to leave the space before your lease term is up, the sublease clause allows you to rent the space to another business, which protects you from penalties associated with breaking a lease.

Think about the best ways to protect your business in various situations as you are negotiating your lease, and consider consulting a broker or an attorney for more advice on negotiating for these kinds of clauses.

If your business wants to learn more about executive office rental in Overland Park, give a commercial real estate broker in Overland Park a call today at 913-685-4100!


Redecorating Your Office Rental Space in Overland Park on a Budget

If you have done some spring cleaning already and are thinking that your office space needs a little sprucing up, remember that there are plenty of redecorating possibilities that will not break the bank. Here are a few suggestions for cost effective changes, as outlined in the article “Spring Cleaning Your Office”:

#1 New Paint

Simply adding a fresh coat of new paint can brighten up a space and make it feel like new. You might even consider using chalkboard or whiteboard paint on a blank wall to create a space for brainstorming and collaborating.

#2 Talk to a Designer

If you feel really lost about how to design an office space, consider consulting an interior designer to get some guidance on how to best work with your space. Talking to a designer once could help you make some effective changes to a space that will last for years.

#3 Update the Old

Instead of buying new furniture or office decorations, consider just updating what you have. This can be done by simply adding new fabrics, which can introduce interesting new colors and textures to a space.

Don’t overspend on office space design when there are so many effective yet inexpensive ways to give your office a facelift!

If your business is interested in office suites for rent in Overland Park, give a commercial real estate broker in Overland Park a call at 913-685-4100 to find out about our available spaces!