Renting Commercial Real Estate in Kansas City: 5 Tips for Dealing With Rising Rental Rates

Renting Commercial Real Estate in Kansas CityRent premiums across the country have gone up by 11% or higher in cities with prime commercial real estate. From Midtown Manhattan to Santa Monica, growing businesses are unable to even find a space, let alone afford the exorbitant rental rates on top of the usual expenses of buildouts, IT, furnishing, etc. once they sign a lease.

So what is a business to do? The biggest factor businesses usually consider when signing a lease is the risk associated with the length of the their lease and the amount of space they are renting. If a business rents commercial real estate in Kansas City that doesn’t leave room to grow, they risk hitting a point where they are bursting at the seams before the lease is up. But if they rent a little extra space to plan for growth, and that growth doesn’t come, they are paying money down the drain.

Fortunately, there is a small glimmer of hope emerging in the commercial real estate market for those who are willing to think outside of the box. Here are some tips for re-invisioning the commercial real estate rental process while still protecting your business, as suggested in the articles “Criteria to Consider When Renting Commercial Space” and “How to Get a Handle on Exorbitant Office Rents”:

#1 Take your time looking for office spaces for rent in Overland Park.

Renting Commercial Real Estate in Kansas CityOne surefire way to end up overpaying for lease is to rush the process. Start looking for a new space long before you actually need to move. Giving yourself more time will not only allow you to see more options, but it will increase your leverage in negotiations.

#2 Assemble your criteria for a Kansas office space for rent.

To help you keep your eye on what is really important to your business, go into the search process with a clear list of criteria. Here are a few questions to consider:

  • How much space do you need?
  • What is your budget for rent? For other expenses like buildouts?
  • What do you need in a location? (i.e. foot traffic, proximity to public transport, etc.)
  • What features do you need? (i.e. conference rooms, private office spaces, a reception area)
  • What features do you want to improve the efficiency of your business? (i.e. inexpensive power sources, employee parking on-site)

Relying on this list can ensure you don’t get caught up in other flashy features that your business can’t afford.

#3 Work with the right team.

Renting Commercial Real Estate in Kansas CityOnce you have your list, find a good commercial real estate broker who works for tenets, not landlords. Find someone knows the market and location inside and out. Work your way down to two or three final options, then start negotiating your lease. Before you sign the lease, hire one more team member–a real estate attorney who can double check your lease for any pitfalls or places where you could ask for more. Working with a great team might be a little more expensive for your business upfront, but getting a solid lease could save quite a bit of money in the long run.

#4 Embrace the uncertainty of finding a commercial office space for rent in Overland Park, KS.

Everything about modern life is moving away from a  “one-size-fits-all” mentality. Companies like SaaS are introducing software models that allow for scalability and flexibility, and business rental could move in a similar direction in time. Right now the leasing industry is stuck in an old mentality, but as businesses demand more flexibility and scalability, there is the hope that things will progress.

In the meantime, it is okay to be afraid of the uncertainty of commitment, because the current market system is looking to maximize broker commissions, so it is a good option to keep your risks and liabilities low and maximize cash flow by signing short term leases.

#5 Cut costs with non-traditional models.

If you think about it, office space rental is your business’s biggest expense after payroll, so you want to consider ways you can maximize the efficiency and productivity of your space while minimizing costs. As mentioned earlier, businesses have two apparent options: rent a space that fits your business and risk outgrowing it, or rent a space that is too big and risk paying too much if you don’t fill it.

But there are other alternatives – for example, office sharing. Office sharing provides more flexibility within the traditional options:

  • Rent part of a space on another business’s lease so that you have more flexibility to expand or downsize as needed.
  • Rent a larger space for you to expand into, but offset the expense by sharing the space with another business until you need the space.

This is one example of a creative way to optimize your space and bring down expenses, but there are others, ranging from hot-desking to giving employees more flexibility to work from home. You just have to think outside of the traditional office space box.

If your business is interested in an office space for lease in Kansas City, give us a call at 913-685-4100 for more information about our available spaces!


Office Space for Lease in Kansas City: Should I Stay or Should I Go?

Southcreek Office Park Building III Office Space Overland ParkIt’s one of the biggest decisions business owners have to make as their business grows: when is it time to move, versus when is it better to stay in a current space? Business owners make significant decisions for their business on a daily basis, but this particular decision can have huge financial ramifications, so it is important to consider it from all angles. Here are three factors to consider when thinking about whether to expand into a new office space or stay in your current lease, as described in the article “Ready to Expand”:

Cost of Commercial Real Estate in Kansas City 

Are you paying for extra space that your business does not need? Are you wanting to hire more employees, but unable to because you simply don’t have the space? Both of these are signs it might be time to downsize or upgrade. A move will be expensive in the short term, but if your business is wasting money on useless space or your growth is crippled, you need to start thinking about other options.

Another cost to consider is the cost of the move itself. You will need to hire a moving company, possibly rent or buy new furniture and equipment, and deal with downtime when your employees will be unable to utilize office space. Do some research and try to get an estimate of how much it will cost your company in total to move. Then consider a) whether your company can afford that cost at this time and b) whether this short term expense is preferable to the long term expense of either overpaying or being unable to grow in your current space.

Logistics of Moving to a New Commercial Office Space for Rent in Overland Park, KS

The biggest thing to consider in all real estate is location, so before you make a move, compare the logistics of your current location to the logistics of a possible new place. Do you need to be by freeways or public transport? How far will you be moving away from or towards customers and clients if you move? Will your employees have access to parking and local amenities? If you have the option of moving into a location that will be better for employees and better for access to clients or customers, that might be worth the financial risk.

Infrastructure of an Office Space for Lease in Kansas City

Consider the infrastructure of your building versus a building you might move into. Typically when you move, it should be an upgrade in infrastructure. If you move to a new building, you can potentially have better internet, more cost-efficient energy systems, and other benefits that might actually offset some of the cost of moving.

Getting answers to these questions can seem overwhelming, but it is necessary to gather this information to do a real comparison of the costs and benefits of your current space versus a new one. Create a spreadsheet to track all of these details, and work with a good broker who knows your location. Make sure you work with a broker who is paid by the tenant and not the landlord so that they have your best interests in mind. Once you have done some thorough research, you can make an informed decision about whether it is better to stay in your current space or take the risk of moving to a new one.

To learn more about our available spaces and commercial property management in Overland Park, KS, give one of our commercial real estate agents in Kansas City a call at 913-685-4100!


Commercial Property in Overland Park, KS: What Science Has to Do With Your Office Design

Social science, behavioral science, neuroscience – all of these areas are relevant to your office space for rent in Overland Park, KS, design. Research into these areas is helping designers figure out what makes a truly great office space. If you are looking for office space for rent in Overland Park or simply considering some upgrades to your current space, check out a few key elements of office space design and the scientific research that supports them, as described in the article “The Science of Office Design”:

#1 Lighting 

Most people know the effects of different lighting – for example, florescent versus natural. But the science behind these preferences can give us even more details to keep in mind while looking for or designing a space. Warm lighting, for example, can help give employees a cognitive boost and reduce stress levels. Interestingly enough, this is something airplanes have been starting to use to help relax passengers!

#2 Noise Levels

Acoustics most definitely affect productivity and creativity in the workplace. Scientists have actually been able to pinpoint that 70 decibels is the perfect balance between noise and quiet. Anything louder than that will be distracting; anything quieter will feel unnatural.

#3 Ceilings 

It is almost too perfect to be true: scientists suggest that higher ceilings actually promote higher-level conceptual thinking, whereas lower ceilings are more conducive to mathematical thinking. So if you are in a line of work where you need your employees to make overarching connections and unleash their imaginations, that higher ceiling might be a good fit. On the other hand, if you need more contained tasks on a day to day basis, a lower ceiling might be a better option.

#4 Distance between things in the office

Something as little as how far you have to walk to another person’s desk can actually have an impact on how a business functions. There are also thresholds for this – for example, if you sit 80 feet or more away from a person, you are significantly less likely to interact with them throughout the day, and thus less likely to end up collaborating with them on work. Think about measuring desk distance in your office or strategically grouping desks to foster fruitful collaborations.

#5 Visibility

Along with distance, visibility is another factor in whether you will work with someone during your workday. If someone is in your line of sight and you get regular glimpses of them, you are more likely to interact with them during the day, and thus more likely to work with them on something.

#6 Nature

Researchers have long suspected the positive impact of nature on humans, but recent research really confirms how much of a positive effect nature can have on stress levels. Seeing plants, breathing fresh air, or having a view of the outdoors can strongly influence not only stress levels, but also performance. Research also shows that this nature has to be the real deal – just a video of nature has the same effect on employees as a blank wall!

It’s a simple truth: our environment affects our mental state, which in turn affects our performance as work. Whether you’re in the process of looking for commercial real estate in Olathe, KS, starting to think through the design of a new space, or simply considering some changes to a current office, there are big and small ways to implement these principles.

Not only will your employees feel more positive about their environment, but this translates to better productivity and will ultimately benefit your bottom line.

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


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

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


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

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


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

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

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

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

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


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

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

#1 Does the rent make sense?

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

#2 Who pays for what costs?

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

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

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

#4 How long is the lease?

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

#5 What are your rights as a tenant?

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

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

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


Office Space 101: Understanding Commercial Real Estate in Kansas City

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

Commercial Real Estate in Kansas City Terminology

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

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

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

Looking for Deals in Commercial Real Estate Listings in Kansas City

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

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

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

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


Commercial Office Space for Rent in Overland Park, KS: 3 Things You Should Splurge On

Businesses looking for an office space for lease in Overland Park, KS, especially new businesses, are wise to look for the lowest prices. But there are some things that you don’t want to cut corners on in a commercial office space for rent in Overland Park, KS, at the risk of bigger expenses or headaches down the road. Here are a few areas where you shouldn’t be afraid to splurge a little for your business, as suggested in the article “Spend a Little More for Your Office Space for Lease?”:

#1 Location

Location is always the number one principle in real estate, and it definitely holds true for commercial real estate in Kansas City. You need to find a space that is accessible to both employees and customers. This means thinking about:

  • where your employees live
  • where your customers live
  • public transportation
  • parking access
  • walkability
  • visibility from the road
  • signage

If customers don’t know where you are or can’t get to you, or employees have a difficult commute, this will start to take a toll on the success of your business.

#2 Office Size

Never get less space than you currently need. You don’t want to cram employees into a space and make visiting clients or customers feel claustrophobic. It is also important to leave yourself a little room for growth. If your business starts to grow and you are not prepared for it, you will be in the difficult position of either stifling that important development or trying to break your lease in order to find a new office space.

Try to get an office with enough space for your current staff plus a few more potential employees so that you have a little room to grow – and motivation to fill that space sooner rather than later. You should also negotiate with the landlord for options to expand into neighboring spaces if your business needs it, which lifts the burden of being worried about the very good problem of rapid growth.

#3 Technology

Connectivity is key. You want to make sure you have both good phone lines and reliable wifi, and it is usually cheaper to rent an office that already has this in place rather than set up on your own. Check with the landlord about what services are offered and test them if possible to see what the speed of the wifi is like and whether it covers all parts of the office.

New and growing businesses need to make smart budget choices: looking for used furniture and equipment, negotiating for caps on rent increases, asking for shorter lease terms, and keeping options open to sublet or assign a space. But these are some areas where it is necessary to invest some money to ensure the sustained growth and success of your business in a new office space.

If your business is interested in Kansas office space for rent, give one of our commercial real estate brokers a call at 913-685-4100 to learn more about our available office spaces for rent in Overland Park, KS. Let us know what you are looking for in a space and we can help set you up with tours of potential spaces!


Commercial Real Estate in Kansas City: 5 Clauses To Watch Out For

Commercial Real Estate in Kansas City: 5 Clauses To Watch Out For

Leases for office spaces for rent in Overland Park, KS, can be long and complicated, and often lessees focus on the wrong terms and miss some of the language that really does affect them. Here are a few of these lease provisions to be on the lookout for as you negotiate for a Kansas office space for rent, as outlined in the article “10 Commonly Overlooked Clauses in Commercial Real Estate Transactions”:

#1 Giving Notice

Make sure you carefully look over and note how notices and official communications should be exchanged with your landlord – can you do it by email, or does it have to be by certified mail? Failure to comply with this particular provision could result in consequences ranging from needing to issue another notice to losing certain rights listed in your lease. Here are a few situations in which you might need to issue notice:

  • Failure to comply with a lease term (i.e. missing a rental payment, not providing insurance,  violation of usage terms, etc.)
  • Exercising an option or right (renewal or extension, renting additional space in the property, relocation, purchasing rights, etc.)
  • Government citation of property code violations
  • Hazardous spills or leaks

Make sure you are well aware of how to officially communicate with your landlords in these situations, or you run the risk of losing lease rights and protections.

#2 The Parties and Signatures

It is so important that the names of the parties are correctly identified on the lease, especially where the signature is concerned. An unnamed or incorrectly named party might not be legally bound to uphold the lease, and where the signature is concerned, if an unauthorized party signs or the information is incorrect, the person who signed could be held personally liable for the lease, rather than the business.

#3 Definition of the Premises

Clearly defining the premises is essential to enforcing your rights and protections if any issues occur with your space. For example, if there is a leaky water pipe, the definition of premises will determine whether it is your responsibility or your landlord’s to fix it. Make sure your lease clearly states the exact square footage of your space, as well as defines the common areas you will use, as this will affect the CAM fees you pay.

#4 Indemnification/Hold Harmless

In this part of the lease, the landlord and tenant go through the potential risks and identify who is responsible for remediation in various situations. Possible situations to identify include:

  • Water damage
  • Fires
  • Natural disasters
  • Cars crashing into the building
  • Fallen trees
  • Street construction that affects the property

Sorting out who is responsible for what costs is a complicated question, and is best addressed with the help of legal guidance. The indemnity clause addresses situations in which one party will be financially responsible for dealing with the other party’s losses. This should specifically address cases of negligence. The hold harmless clause is connected to indemnification, because it stipulates that the party who has to deal with the other’s losses may not sue the party responsible for those losses. Needless to say, this could have enormous financial consequences for your business, so work with a lawyer to make sure you are getting a fair deal.

#5 Resolution of Disputes

It’s not uncommon for disputes to arise between parties in a lease, so be prepared with a step-by-step process for resolving any problems – taking issues to court is extremely expensive, and it is in everyone’s best interests to have a speedy and cost-efficient plan in place. Here are a few steps commonly included in dispute resolution provisions:

  • Negotiations – informal discussion of the issue between the two parties, possibly with legal counsel present.
  • Mediation – an objective third party hears the dispute and makes suggestions leading both parties towards a solution. Professionals mediators can do this for a fee.
  • Arbitration – similar to mediation, but in this case the objective third party is authorized to make a formal binding or non-binding decision at the end of the process. Again, professionals can be hired to do this for a fee.
  • Litigation – a case is filed in a Superior, Federal or Justice court, in which case an individual may represent themselves, but a business would need counsel. This process involves hearings, producing a lot of documents, legal fees, possibly depositions, and overall a serious commitment of time and money. Cases that go to trial might not yield a decision for about two years.

If your lease does not say exactly what steps should be taken, consider proposing just negotiations and mediation. Solving things legally is much more expensive and should be treated as an absolute last resort.

Focusing on only the immediate business-related aspects of your commercial real estate in Kansas City lease could be dangerous to your business in the long run. Seek legal assistance, and make sure that you go over every every aspect of your lease so that there are no surprises down the road.

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


Moving to an Office Space for Lease in Kansas City: Planning Your Perfect Office Design

Moving to an Office Space for Lease in Kansas City: Planning Your Perfect Office Design

If your business is ready to find some new commercial real estate in Kansas City, one major aspect of the move to think about is the design of your space. Finding a new office space for lease in Kansas City is a great way to start fresh with a configuration and decor that will help improve the efficiency, comfort, and image of your office space. Here are a few steps to consider as you search for and plan a new office space, as suggested in the article “Aiming to Improve Your Office Space? Consider This Before a Move or Redesign.

#1 Determine Your Needs

Before you can really begin to plan a new office space, you need to come up with some concrete facts and figures regarding your business’s needs. The most basic aspect of this is determining how much square footage you need now and potentially in the future. Look at your current space to see how efficiently you are using the space and realistically how much more you might need – don’t forget to factor in projected growth as well. Also think about ways that your office design could be restructured to make better use of space, as this could be factored into your new plans as well.

Another thing to consider is the current aesthetics of your office, particularly the ways that your design or color scheme could be adjusted to better reflect your corporate culture, promote the comfort of your employees, and impress visiting clients.

#2 Tour New Office Spaces

Commercial office space for rent in Overland Park, KS, can range from move-in ready to completely empty spaces, so think about how much work you want to put into configuring your office space to help narrow down what kind of spaces you want to look at. If you want to be really involved in the design process, something that is more raw and has plenty of open office space might be a better fit for you, but if you are looking to get into a new space sooner rather than later, you might just focus on move-in ready listings.

Once you have a rough idea of how finished you want a space to be, consider the different ways you use your office space. Are cubicles, a few private offices, and a conference room enough for you, or will you need a more diverse range of amenities? Will you need a sizable reception and waiting room area? What about a kitchen, break area, or screening room? Try to make a ranked list of what is absolutely essential to your business and what you would ideally like to have to help you narrow down options even further.

#3 Put Yourself in Control of the Process

Finally, if you find an office space and decide to tailor it to your business’s needs, it is important to stay proactively involved in the whole process to make sure you achieve your intended outcome. The first thing you can do is start to assemble a team of people to help you, selecting the best construction and design professionals for your budget based on references, their past project work, and any other background information you can find. Here are a few roles you might consider filling:

  • Company Representative – Find someone from within your own office, possibly an office manager or even CEO, to act as a liaison between your business and any external construction or design services. This person does not have to be particularly well versed in technical construction concerns; they just need to be able to communicate your business’s interests, maintain regular contact with construction companies, and make decisions as needed.
  • Architect – It is a good idea to engage the services of an architect early on and ask them to join you on tours of potential spaces. This way they can have your needs in mind and give you a more accurate assessment of what you can accomplish with a space. Once you choose a space, they can draw up designs to pass a long to a contractor.
  • Small Project Manager – If you are only interested in a small buildout, you might be able to designate someone internally to manage the daily aspects of the project. However, if you are considering something larger, it might be better to go with an outside professional.
  • Contractor – A general contractor will be in charge of the actual construction project, including managing daily construction work and setting up the services of other vendors, such as plumbers, electricians, etc. The cost of these other vendors will be built into the agreed upon price for the contractor.

In addition to assembling an expert team, make sure you regularly check in to confirm that deadlines are being met and all projects are staying within your budget.

You do not have to be an expert to smoothly execute a buildout or renovation of a new space, just make sure you consult the right people, both internally and externally, to ensure that your business’s needs are being fulfilled and you are getting the best possible services for your budget!

If your business is interested in finding an available office space with commercial property management in Overland Park, KS, give one of our commercial real estate agents in Kansas City a call at 913-685-4100!


Commercial Real Estate In Kansas City: 8 Tips For Designing Your Perfect Space

Commercial Real Estate In Kansas City: 8 Tips For Designing Your Perfect Space

Trends in office space design have undergone massive changes in the past decade, with companies moving away from traditional models and experimenting with how best to promote productivity, creativity and collaboration. It can be hard for small businesses to keep up with these trends, but there are a few basic principles to stick to if you are at a point where you have some say in the design of an office space for lease in Olathe, KS you are moving into. Here are a few factors to consider as you plan your designs – with emphasis on the principles of flexibility and simplicity – as outlined in the article “10 Questions to Ask When Designing Your Office”:

  1. Space per Employee. The first step in designing an office space is determining how much space you are working with. In the past, designers would plan on about 250 square feet per employee, which meant room for an office, desk, computer and personal touches such as photos or other decorations, but now the mindset is shifting to a more mobile idea of what an office is. Because employees have laptops – which contain both work and personal things in one small space – designers are now allotting only about 150 square feet of space per employee. This is also factoring in the principle that giving employees the option to work from home on occasion means that the office might be only partially occupied on any given day.
  2. Flexibility. Along with having a general mentality of flexibility in terms of employee mobility, businesses are also starting to make the spaces themselves more flexible. This is especially important for small businesses who are growing and changing. Some ways to do this include buying furniture on wheels so that desks and chairs can be easily moved, getting dividers for conference rooms to reconfigure the space easily and creating “plug and play” areas where employees can take their laptops and sit and work.
  3. Reception Atmosphere. If your business has a reception area, one of your major design concerns is making that space as welcoming as possible, since that is where customers will form their first impressions of your company. One thing to consider is lighting – try to make sure your reception area allows for as much natural light as possible, and avoid harsh, direct artificial light if possible. Specific colors can also create different impressions – such as blue for loyalty or creams for sophistication. It’s also good to make sure the space is not intimidating; if you are working with a large lobby area, consider creating small clusters of furniture where people can sit.
  4. Privacy. The trends are certainly moving towards more open spaces, with executives rubbing shoulders with their staff and a general sense of transparency and community, but it is important to still balance this with employees’ need for privacy. Try to create spaces for private conversations, individual work or simply a quiet place to get things done. Having a good mix of community places and solitary places with few distractions is a great way to maximize creativity for all employees.
  5. Behavioral Patterns. Another thing to consider is how you want to shape the habits of people in your office, because design can really have an impact on people’s behavioral patterns. For example, consider the placement of recycling stations to encourage recycling, or create community printing or coffee areas to encourage interaction between employees who might not normally speak.
  6. Company Culture. Design of an office space can also communicate both to employees and visitors what your company’s culture and mission are. This is an important thing to consider if you are revamping your business’s brand. Incorporating those changes into the design of your space can really cement the ideas in the minds of your staff and clients.
  7. Comfort. Companies today are trying to make sure that their spaces have enough amenities to ensure that employees are comfortable throughout the day and actually enjoy being at the office. One way to promote both comfort and communication is by creating inviting cafe or pantry spaces for employees to snack and connect. Other businesses are going for bigger strides, such as fitness rooms, in-house dry cleaning, massage centers, and wellness rooms where employees can go if they are not feeling well. The overall aim is to create a place where employees can balance productivity with necessary elements of well-being, such as socializing, relaxing and exercising.
  8. Green Possibilities. In all areas of design and construction, the trend these days is to factor in sustainability. Incorporating environmentally friendly elements into office design can range from using reused or recycled materials in carpeting to buying overhead lights that dim as natural light enters a space. In some cases, these kinds of features can even save your business money on energy costs in the long term.

If you have an opportunity to design or re-design a Kansas office space for rent, try to utilize this new beginning to see how you can positively improve anything from productivity, to image, to employee satisfaction in your commercial real estate in Kansas City.

If you are looking to move into a new small office space for rent in Overland Park, KS, give us a call today at 913-685-4100 to learn more about our available office spaces for rent in Overland Park, KS!