Kansas Office Space For Rent | Southcreek

Rent Office Space in Overland Park: 5 Reasons to Leave the Home Office

Feeling a little cramped at home but not sure you are ready to make the leap to your own office space? Finding your own office space—or part of an office space—might not be as scary as you think, and many small businesses and even freelancers are starting to want the benefits of some kind of office location outside of the home.

There are a variety of different space options for new businesses, ranging from small office space for rent in Overland Park to finding or creating shared space with other businesses. Regardless of what kind of office you are interested in, here are a few reasons why you should say goodbye to the home office and start looking for an office space for lease in Overland Park KS, as described in the article “The New Wave for Entrepreneurs Is Sharing Office Space”:

Freedom from Distractions. Working from home means a lot of freedom, but this comes with a price. Kids home from school, active pets, or the desire to get things done around the home can be problematic distractions. Even removing yourself to a coffee shop or some other public place can mean noise and interruptions not conducive to long periods of focused productivity. An office space provides an environment designed specifically for working, and will save you from the urge to wander to the kitchen and empty the dishwasher mid-email.
Amenities. Renting a space, even a shared one, means that you have access to your own desk, meeting rooms, work stations, a reception area, or whatever your business needs to function more smoothly. Even if you are sharing a space, just having your own desk away from home and a private room to met with clients can be a beneficial new development.
Short Term Lease Opportunities. It might seem like a big commitment to jump into an office space lease, but for new and small businesses there is always the option to sign a lease just for 2-3 years, ideally with the option to renew and expand if your business continues to grow and thrive.
Networking. Moving out of the home office and into an office building gives you more opportunity for interaction with other businesses. This opportunity to meet new businesses and individuals could lead to fruitful collaboration or networking opportunities in the future.

There are so many benefits to having an office space outside of the home, even for small businesses or entrepreneurs. If you are looking to rent office space in Overland Park, start doing some research to find out which spaces best fit your needs, your goals, and your budget.

If your business is interested in commercial office space for rent in Overland Park, KS, give us a call at 913-685-4100 for more information about our available spaces and what amenities are available both in the space and in the local community. You can even set up a tour of a Kansas office space for rent to see for yourself!

How Do I Sublease My Commercial Property in Overland Park KS?

Before talking about some concrete steps to take when you want to sublease your commercial property in Overland Park, KS, it is good to consider why a business would want to sublease a space in the first place. Here are a few reasons businesses sublease, as outlined in the article “When and How to Sublease Office Space You’ve Rented”:

Relocation – A business has decided that it is time to relocate to a new commercial office space for rent in Overland Park, KS, for reasons such as proximity to suppliers or clients, tax incentives, or new market opportunities. If there is still a lot of time left in the lease, the company might be better off subleasing rather than terminating rather than terminating the lease.
Growth – A company has simply grown to big for the space and needs to move, but the lease term isn’t over yet, in which case, again, it might be a better financial decision to sublease than to break the lease.
Downsizing – On the other hand, a company that has to downsize might also need to move to a smaller office, or simply sublease part of their existing space.
Bankruptcy – If a company goes out of business, subleasing a space is one way to salvage some of their finances.
Merger or Acquisition – In this event, a company might have to give up their space, and it might be financially wiser to sublease.

There are many pros and cons to subleasing, but for a lot of businesses that find themselves in unexpected situations, it might be one of the only ways to not pay the penalty of breaking a lease outright.

If your business is thinking about subleasing, here are some steps to follow:

Read the Lease. If you know you are definitely leaving a space, make sure you first comb through the lease to see if there is any way to terminate it without penalty (i.e. if you give a certain amount of notice). If you do decide to sublease, make sure that your lease allows it and review what terms you have to follow.
Assess Your Space. Before you start looking for a tenant, make sure it is actually practical to sublease, especially if you are only subleasing a part of the space. Think about entrances and exits, parking, and what kinds of operation the space is suited for.
Talk to Other Tenants. See if any neighboring tenants want to expand into your space, which would make the proceedings, especially moving, a lot simpler for all parties.
Advertise and Interview. If you don’t have any luck with neighboring tenants, its time to let the local business community know that you are looking for a tenant to sublease. Once you have a few interested parties, take the time to interview them to make sure they will comply with your requirements. If it’s a fit, then it’s time to draw up a contract and sign!

These steps are important if you are thinking about subleasing your space, but even if you are just looking at a new Kansas office space for rent for yourself, think about the possibility of subleasing down the line and how you can build that into your lease.

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

6 Questions To Consider Before Leasing Commercial Real Estate In Overland Park

Managing lease negotiations for commercial real estate in Overland Park can be a hassle if you aren’t schooled in the technical language that is used between brokers and property management. To better prepare yourself for this process and make sure you understand what you’re getting yourself into, here are a few questions to consider before signing your lease, as outlined in “10 Things to Consider Before Leasing”:

Is the space in the right area of town? Did you want to be next door to amenities that you need or closer to other like-minded businesses? Particularly if you are a new business, it is also important to consider your image, which your neighborhood can have a big effect on.

How will the parking be handled? Parking is definitely something that can be forgotten about when dealing with larger more important situations during lease negotiations. However, parking isn’t something that should be pushed to the side. Customer, employee and handicapped parking are all different aspects of parking that you should discuss with the landlord.

Do I know who is responsible for what costs? Leasing companies and brokers often use terms that are a bit unfamiliar to a business new to the world of commercial real estate. So when looking at a potential rental space, it is a good idea to go over the various expenses associated with a space and the property to figure out what exactly you are paying when you sign that contract.

Does this space have the amenities I’m looking for? When you are looking for an office rental space, it is a good idea to ask questions about the features and image of the building. Does it have everything you want in your commercial space? For example, are you concerned about an eco-friendly environment or the importance of clients feeling comfortable when they arrive? There are things that you might be interested in knowing about before signing your lease, and can also be confirmed by a thorough tour of the space.

How much space do I need? A good idea for any new business owner is to realize how much space you need right away to run a successful and thriving business. The best way to go about doing this is to stick to your budget and what feels right for your business. Remember to also factor in the potential growth of your business.

Can I improve or build out the space? If a space isn’t exactly what you want it to be yet, that does not mean that it is off the table entirely. Talk to the landlord about whether or not you can build out the space or customize it in other ways. Make sure you clarify who will be responsible for those expenses, what permissions you need, and whether you have to return the space to its original state at the end of your lease.

There are a lot of factors and decisions that go into finding the perfect commercial office space for rent in Overland Park, KS, for your business. Be sure to know what you are looking for and be prepared to negotiate for it!

If you are looking for office spaces for rent in Overland Park, KS, give us a call at 913-685-4100 for more information about our available Kansas office space for rent!

4 Steps for Creating an Option to Expand in Your Office Park in Overland Park, KS

If you are negotiating your lease for commercial property in Overland Park, KS, be sure to consider whether or not you want to negotiate for an expansion clause. An expansion clause gives you the option to expand into more space in your office park in Kansas after a certain point in your lease. If you think your business is going to grow and you are interested in having the option to expand, here are a few steps to take when negotiating your initial lease with a landlord, as suggested in the article “Things to Consider When Negotiating Expansion Rights”:

#1 Identify the Space

The first thing you want to include in your option to expand clause is a clear identification of the space you would want to expand into. Be clear whether it is in the same building or another property that is owned by the same landlord.

#2 Determine the Cost of Expansion

Obviously the ideal situation is to find a space adjacent to yours to identify as your option space to minimize costs, but with any space you choose, it is important to budget for the cost of expansion. Do you need to knock down walls or make any other structural changes? Discuss with the landlord who will shoulder these costs. Often landlords will agree to take on construction costs that will be beneficial to future tenants or raise the value of the space after you leave.

#3 Negotiate the Rental Rate

It is important to talk upfront about what the rent will be in the optioned space. Even if you don’t have a specific number, it is possible to come up with a formula for calculating the new rent. A common agreement is to either apply the current rental rate or a fair market rate based on square footage—whichever amount is lower at the time of your expansion. However, make sure that you also specify how fair market value will be determined, so that this calculation is not left up to the landlord alone. Waiting to monitor the landlord’s decision at the time of the expansion could result in a messy legal process that drags on and ends up costing you more than you planned on spending for an expansion.

$4 Set the Expansion Window

Finally, you will need to negotiate with the landlord to determine when you have the right to exercise the expansion option. Obviously for you as a tenant, the longer the timeframe, the better, but the landlord will most likely want a narrower window to avoid the possibility of space being tied up for too long, so be prepared for some give and take in these discussions.

If you want your business to have the opportunity to grow into more space in your office park in Overland Park, KS, create that option at the beginning of your lease by negotiating for an expansion clause!

Interested in Kansas office space for rent? Give us a call at 913-685-4100 to find out more about our office spaces for rent Overland Park, KS.

5 Things to Take Note of When Touring an Office Park in Kansas

Once you have found a potential office park in Kansas to lease for your business, a crucial first step is touring the space. Make sure you go to the tour with a checklist of things that you want to look at, both in the space and in the whole building, and then take notes on each of those things so you can compare the details of different office rental options later. Here are a few things to look for on your tour, as outlined in the article “Things to Consider When Touring Office Buildings”:

#1 Size and Layout of the Space

The first thing to look at in the actual space is if the size and the layout fit the needs of your business. It might even be worth bringing someone to officially measure the space for you so that you know you are getting the same amount of square footage as advertised in the listing. If you require a specific setup for your office, make sure the space can accommodate that, and ask about options to make some design changes to the space if necessary.

#2 Location and Client Appeal

Determining if a location is right for your business involves assessing many factors: is it convenient for your employees and clients? Does it have curb appeal? What is the surrounding neighborhood like? What other tenants lease here, and are they satisfied with their experience? Be sure to ask all of the specific questions about location beyond whether it’s a good address.

#3 Buildout Possibilities

A space might not be move-in ready exactly according to your specifications, but try to assess if it is almost there, and talk with the landlord early on about what improvements you can make to the space, as well as whether or not the landlord will assist in paying for these improvements.

#4 Parking Capacity and Security

Check to see if there is enough parking both for you and your clients. If you are in the heart of a city, is the parking lot close to the building or a few blocks away? What is the security like in the parking lot or garage, both during the day and after hours?

#5 Lighting Sufficiency

Check to see that there is adequate lighting both in the space and outside of the building if you think employees or clients will be coming and going after dark. Also consider how important it is to your business to have natural lighting, such as windows or skylights, versus standard office lighting.

If you are starting to look at commercial property in Overland Park, KS, make sure that you go into your tours prepared to ask specific questions and record the answers. Having a detailed description of various spaces from your own firsthand observations will make it easier to compare the various office spaces for rent in Overland Park, KS that you are considering.

Looking for Kansas office space for rent? Give us a call at 913-685-4100 to learn more about our office space for rent in Overland Park and even set up a tour!

10 Commercial Real Estate in Kansas City Terms You Should Know

10 Commercial Real Estate in Kansas City Terms You Should Know

When you are looking for commercial office space for lease in Kansas City, the best place to start is to familiarize yourself with leasing terminology. Here are a few terms to become acquainted with before going in search of your perfect office space, as outlined in the article “Typical Leasing Terminology”:

Lessee. The individual or business who leases the property, also known as the tenant.
Lessor. The owner of the property, referred to as the landlord.
Rent Rate. The rent rate is listed for a space on a per square foot basis. Be sure to clarify whether the listed rate refers to rentable or usable square footage.
Gross Rental. In a gross rental lease, the tenant’s rental payments cover all services, such as insurance, property taxes, and often some maintenance services. This type of lease is different than a net lease, which charges for each of these expenses separately.
Option to Renew. This is a clause that a tenant can negotiate into the original lease, which allows the tenant to renew the lease before it expires at a pre-determined rental rate. This option is especially useful for tenants who are not sure where they will be in a few years, as it gives them the option to extend their stay or move on if they have outgrown the space.
Rent Free Period. Many landlords offer this as an incentive to tenants, which can go into effect at the beginning of the lease or be spread out through the course of the lease, depending on the negotiated terms.
Date of Possession. This is the date agreed upon in the lease when the tenant officially begins their occupation of the premises. Starting from this date, the tenant assumes liability for anything that might happen in the space.
Property Maintenance. The tenant is typically responsible for maintenance costs both inside their space and in common areas of the building. However, the landlord or property owner generally is responsible for the maintenance of the outside of the building.
Assignment. This clause allows a tenant to pass their lease on to another tenant for the rest of the lease term, usually because the original tenant needs to leave the space due to financial difficulties. The choice of a new tenant is subject to the landlord’s consent. Potential lessee’s should consider trying to negotiate for this clause to be included in their lease to protect themselves in the event of financial difficulties.
Novation. In this situation, an entirely new tenant moves into the premises before the end of the original lease and draws up a new lease directly with the landlord.

Before you start looking for commercial real estate in Kansas City, take the time to familiarize yourself with the vocabulary of the commercial real estate market. This will help make the process of finding a Kansas City office space for rent feel much more in your control.

If you are looking for commercial office 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 find out more about our available spaces and commercial property management in Overland Park, KS!