executive office rental in Overland Park

Paperwork Tips for Before You Move to a New Kansas City Office Space

There are a lot of things that need to be taken care of when re-locating your business to a new state: selecting a new location, understanding local market, writing business plans, and more. However, with proper planning, you can minimize the stress of this process. Here are some tips on how to deal with paperwork that might make at least some aspects of the moving process go more smoothly:

If you are a sole proprietor, the main thing you will need to do is file a “doing business as” name registration in your new state, which you can easily find directions for online.
If you are relocating as a corporation, you have a few different options for handling registration paperwork:
Keep your registration as a corporation in your previous state, and also register as a foreign or outside corporation in the new state. However, this can be an expensive option because you might have to pay fees in both states.
Dissolve your corporation status in your former state and establish a corporation in your new state. However, this option might have an effect on employee benefits or have expensive tax consequences.
Establish your corporation in the new state, and then merge your old corporation with it. This option will eliminate the need to pay fees in both states, and can allow for tax-free reorganization.

Understanding your options and what is required of you—and maybe even talking to a lawyer—when it comes to this kind of paper work can help your business transition more easily to a new state.

If you are looking into executive office rental in Overland Park, give us a call at 913-685-4100 to find out more about our available office rental space in Overland Park.

Types of Commercial Realty in Overland Park Leases

There are several different types of commercial real estate leases, which are used in different contexts and involve different types of rent. These types of commercial leases can be overlapping. The category distinctions are not as important as paying attention to how the rents and other fees are calculated for each type of lease. Here is a list of different types of leases with a little information about each:

Percentage Lease – base rent + percentage of monthly sales. This type of lease is most often used in retail businesses or malls.
Net Lease – in addition to rent, tenants pay part of or all of the insurance, taxes, or maintenance costs. This is often used in any commercial lease, and it usually favors the landlord’s interests.
Double Net Lease – rent + taxes and insurance. This is also most commonly used in any commercial lease and usually favors the interests of the landlord.
Triple Net Lease – rent + taxes, maintenance, AND insurance. This can be used in any commercial lease and typically favors the landlord’s interests.
Fully Serviced Lease (Gross Lease) – landlord pays most or all of the usual costs, which are often passed on to the tenant in their rent in the form of a “Load Factor.”

Be sure to know what kind of lease you are being offered and what that will mean for your rent!

If you are looking into executive office rental in Overland Park, give a Southcreek commercial real estate broker in Overland Park a call at 913-685-4100 to find out about our available office spaces for lease!

10 Things To Do Before Signing a Small Office Lease in Kansas City: Part III

Here are some final tips to think about before signing a lease for your new executive office rental in Overland Park:

8.   Find out if the lease is assignable. If you find yourself in a position where you need to sell your business, location could be a major part of its sale value. You will want to check whether or not the landlord has the right to terminate the lease in the event that you sell your business and ask for an assignment, because terminating the lease could kill your sale. See what you can do to eliminate or modify this clause, but understand that your landlord will still want to retain the right to reject the assignment if the buyer is financially unacceptable.
9.   Plan to provide a guarantee. Most landlords these days will want you to personally guarantee your lease, but these guarantees are negotiable. Ask to provide that you are only required to guaranty for a portion of your lease term, or see if you can get a guarantee that only last 6 months to a year after the termination of your lease, rather than the rest of the lease term.
10.   Be realistic. Understand that landlords are going to be more or less likely to negotiate with you depending on what percentage of their larger property you are renting. Perhaps consider hiring a lawyer to help you best understand what is worth negotiating for so you can best pick your battles.

Remember that finalizing a lease requires a lot of careful—and sometimes tedious—double-checking and negotiating if you want to set your business up for success in a new space!

Give a commercial real estate broker in Overland Park a call at 913-685-4100 to learn more about our available spaces!

Renewal Leases for Executive Office Rental in Overland Park

Renewal clauses are an important part of lease negotiation, but you may not know what exactly these clauses involve or how your landlord might be approaching them. Here is a little information that might help you better understand negotiating renewal clauses for your office space lease in Overland Park:

What your landlord is thinking:
Usually landlords and leasing agents want you to sign a long-term lease—one that extends over several years. This guarantees them a flow of consistant income and means that they do not have to go through the hassle and financial stress of having to re-lease the space every few years.

Renewal clauses:
A long term least might not be the best option for your business if you are growing and do not want to get stuck in a five or 10 year lease. Your best bet might be to consider a short-term lease with option to renew. A renewal clause in a lease gives you the power to decide once your initial lease term expires whether you want to extend the lease or not. For instance, instead of signing a fixed 10-year lease, you could negotiate for a two-year lease with four two-year renewal options.

How to negotiate renewal options:
The ideal renewal situation is negotiating a series of predetermined raises in rent for each new renewal term. If you do not settle on predetermined increases, your landlord could raise your rent in accordance with fair-market rates, which could mean some potentially large and unforeseen rent increases—in particular if your business is renting in an area where commercial office space is in high demand.

Understanding how the length of a lease could affect your business and your landlord’s agenda when dealing with lease lengths can help you be prepared to negotiate the best lease and renewal options for your business!

Want to discuss the lengths of leases for a Southcreek Office Park space? Give a DDI commercial real estate broker in Overland Park a call at 913-685-4100!

Financing Sources for Commercial Realty in Kansas City

Businesses can look to a few different types of sources to fund their executive office rental in Overland Park: mortgage banking firms, regional banks, savings and loan institutions, private investors, and insurance companies. Financing for commercial real estate can involve very different terms, and the way deals are formulated is based on a few different factors:

Anticipated property use
Expected returns from the property
Type of real estate
Geography
Size of the real estate
Market risk conditions
Possible risk to the lender

A business owner should examine each of these areas carefully before looking for commercial real estate financing. It is also important to look at the different types of loans offered by different financial sources to see how they match up to your business’s needs and potential growth. Commercial real estate loans are different than residential real estate loans, in which the transaction is only based on the value of the property at the time of the sale—commercial real estate financing is partially based on the future value of your business. Knowing the different potential sources for office rental space in Overland Park funding as well as being familiar with the factors that go into structuring these deals can help you make an informed decision about how best to finance your acquisition of commercial rental property.

If you would like to learn more about available commercial real estate in the Overland Park area, give us a call at 913-685-4100!

Commercial Space for Rent in Overland Park

If you are looking for executive office rental in Overland Park, Southcreek Office Park has space available to meet your needs in June 2012! We are offering 25,812 square feet of office space on both the first and second floors of our Southcreek Building VII at 7415 W. 130th St., Overland Park, Kansas. This three-story office building was built in 1998. It has three floors and 53,445 square feet total and is the perfect leasing option for businesses looking for office space in southern Johnson County. To find out more about the many resources you will have access to in this area, visit our website for a description of the many services and amenities in the Johnson county area.

Consider some of the benefits of renting this space:

Floor plan included
Exterior Signage Available
$18.00 starting rate on a 5-year lease
Dual fiber entry
Private offices with plenty of open area

So come design your ideal office space! Our experienced staff can help you identify your needs and find or reconfigure a space to meet those needs. To find out more about this available space take a tour, feel free to contact one of our commercial real estate brokers in Kansas City, or visit our website:

Brokers: Elaine Sight and Kathy Woodward, SIOR
DDI COMMERCIAL, INC.
7200 West 132nd Street
Suite 300
Overland Park, KS 66213
P: 913.685.4100
F: 913.685.1232
Elaine@DDIRealty.com
KathyW@DDIRealty.com
DDICommercial@DDIRealty.com
www.SouthcreekOfficePark.com

Let us know how we can help you find what you are looking for!

Deer Creek Valentine’s Day Dinner near DDI Commercial Overland Park

If you don’t feel like cooking this Valentine’s Day but still want a deliciously prepared dinner, check out the Deer Creek Valentine’s Day dinner!

Deer Creek Golf Club, located at 7000 W. 133rd St. near Southcreek Office Park’s executive office rental in Overland Park, offers special events such as Monthly Dinner & Wine Tastings, Thanksgiving Dinner ‘To Go’, Easter Brunch, Mother’s Day Brunch, and this Valentine’s Day dinner in addition to their beautiful and challenging golf course.

The dinner will be available on Tuesday February 14 from 5:30 pm – 8:30 pm. The menu is delectable and extensive: main dishes consist of a prime rib carving station, artichoke and sun dried tomato stuffed chicken, and crab legs. Side dishes include roasted garlic mashed potatoes, grilled asparagus, assorted salads, and rolls & butter. You can finish your meal with your choice from an assortment of deserts, and chocolate covered strawberries and champagne are also available. The price is $25.00 per person, plus gratuity, and reservations are required. For more information, email: Shari Huerter at shuerter [at] eaglegolf.com , or call: 913-681-3100 Ext 227. Call and make a reservation and enjoy a cooking-free Valentine’s Day dinner close to your office!

If need help with your commercial property search in Overland Park, call and talk to a broker with DDI Commercial to learn more about the opportunities the community surrounding Southcreek Office Park offers to enhance your office experience 913-685-4100.