3 Office Rental Space in Overland Park Lease Provisions You Might Not Know

Prepare yourself for lease negotiations by studying up on provisions you might see in commercial leases.  Here are a few provisions that you might not have heard of, as described in the article, “Real Estate – Commercial Leasing

  1. “Go Dark” Provisions.  As a tenant, you will want to see whether your lease allows you to stop operating in a space if necessary while still adhering to lease terms and paying rent.  Retail businesses might find themselves in a position of having to “go dark.”  Landlords will typically oppose this, as it affects the vitality of the location, and will want to combat it with a recapture clause, which allows them to terminate the lease and control re-leasing of the space.
  2. Tenant Purchase Options.  Sometimes leases stipulate that a tenant has first rights to purchase or refuse the leased property if the landlord decides to sell it, which means the landlord must offer the space to the tenant before offering it to a third party.
  3. “Make Good” Provisions.  These provisions lay out what a tenant needs to do at the end of a lease term to return the space to the condition it was when it was first rented out to them.  On the one hand, landlords might want tenants to remove any additions they made because they will be problematic for the landlord down the line, but on the other hand, landlords might want tenants to leave improvements that the tenant paid for to make the space more appealing for future tenants.

It is important to understand these provisions and how they could potentially affect your business throughout the duration of your lease.

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 affordable office space in Overland Park.

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Renewing or Moving Out of Your Office Rental Space in Overland Park

When deciding whether to renew your office space or find a new one, the best thing you can do is give yourself plenty of time to research and make this decision.  Here are a couple of reasons why it is important to start the process early, as discussed in the article, When to Renew Your Lease:

  • Moving Takes Time.  It takes a long time to pick a space, negotiate a new lease, and carry out the moving process.  Landlords know this, so most likely your lease includes a Hold Over Provision, which will slap you with some steep fines if you are not out of your current space in time.
  • Give Yourself Leverage.  If you are debating between moving and renewing, looking at other spaces early will make your landlord more likely to offer you a good deal to keep you as a tenant.  If you wait until the last minute, the landlord will know you do not have a lot of options and will then have the upper hand in negotiations.
  • Research the Market.  Take time to familiarize yourself with what market rates are, because it is possible that you are currently paying too much.  If you go to your landlord armed with this knowledge, they might be inclined to lower your lease rate because they want to keep you as a long term tenant.

Do not wait until the last minute to decide whether to move or renew!

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

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Comparing Responses to a Proposal for an Office Space Lease in Overland Park: Part III

When you are first starting to look at offices spaces, it is important to compare several potential spaces on the basis of rent, lease terms, potential improvements, and other core factors that are important to your business.  Here are a few final points of comparison to think about, as described in the article “Proposal Responses”:

  • Effective Rent.  The effective rent rate can be found by taking the average of all of the years of rent during your lease term with any free periods factored in.  Sometimes different landlords use different rent structure, so by figuring out the annual cost for each response, you can more effectively compare the bottom line rental rate.
  • Other Needs.  Each business has different preferences for what they want in a space.  Make a checklist of things that your business absolutely must have, and compare what spaces meet these needs.  No matter how tempting a space might be, if it does not meet the essential requirements you laid out, it is wise to be able to walk away.

Take some time to make a checklist of things that are important to your business so that you have a set of objective criteria when looking over responses!

If your business is interested in learning more about office rental space in Overland Park, give us a call at 913-685-4100 to learn more about our available affordable office space in Overland Park!

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5 Ways to Improve Your Overland Park Office Space

Even if you did not quite stick to that list of New Year’s resolutions, there is never a bad time to think of ways to improve your office space!  Revisit that old resolutions list and think about adding some of these ways to improve your office, as listed in the article, “5 Resolutions to Make Your Work Life Better Next Year“:

  1. Update Your Office Space.  Once the stress of the holidays is over you will have a chance to breathe and take a closer look at your office design.  If you have the time, energy, and money to do a complete makeover, consider updating your office furniture.  Remember that your office design affects the work habits of you and your team.  A happier space means happier employees—which means a better bottom line.
  2. Celebrate holidays.  It might not be reasonable to throw large holiday parties, but celebrating holidays all throughout the year can bring an office together.  Bring some fun decorations and wear green on St. Patrick’s Day.  Have a short in-office egg hunt around Easter.  Having a little fun will boost morale and strengthen your company!

Sometimes simple changes can be all it takes to improve the overall quality of your workdays!

If you would like to learn more about office rental space in Overland Park, give a commercial real estate broker in Overland Park a call at 913-685-4100!

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Practicing Good People Skills in Your Office Space in Kansas City

Employers value the ability to work well with others.  It is important to be conscious of how you interact with your coworkers, both when you are working on a specific project and around the office in general.  Here are some tips for putting into practice good people skills in the workplace:

  • Respect At All Levels.  Do not treat people differently based on their different positions in the office.  All members of the company deserve your respect, from the maintenance members, to the administrative staff, to your boss’s boss.
  • Names.  Learn the names of the people you work with as a sign that you know and value them.  One way to do this is to use their name three times in your first conversation with them, and then write their names down later or keep business cards.
  • Be Careful What You Share.  It is up to you how much of your personal life you want to share with your coworkers, but be careful not to make others uncomfortable, and do not ask them to share their personal lives with you.
  • Be Self-Aware.  Think about your relationships with peers, supervisors, and subordinates…are there differences in those relationships that reflect poorly on you?  If so, begin to adjust accordingly.
  • Personal Space.  Other people’s personal boundaries may be different than yours, so be aware of that as you go about your day.

Fostering good relationships with others in the office will make you a more valuable employee and create a more pleasant office environment!

If your business is interested in executive office rental in Overland Park, give us a call at 913-685-4100 to find out about our available office rental space in Overland Park !

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Six Tips for Successfully Negotiating an Office Space Lease in Overland Park

It can be tough to start and grow a business, but one thing that is currently in your favor as a business owner is the excess of commercial real estate available on the market.  But even in this buyer’s market, negotiating a commercial lease can be a complex and intimidating process that requires careful research and preparation.  If you have already found your perfect space, here are some tips for crafting a lease that suites your business:

#1 Understanding Expenses

Just like in a residential lease, landlords for commercial real estate will try to add extra costs such as maintenance fees, Common Area Maintenance costs, and more.  Be sure to discuss utilities—these are typically your responsibility as a tenant, but be aware of how they are measured, either assigned by square footage or individually metered.  Seek out any other hidden fees, and inquire as to how much tenants typically pay annually for these various expenses.  Know what costs you will be incurring besides rent so that you do not find yourself surprised by anything once you are already locked into the lease.

#2 Setting Your Lease Term

The duration of your lease and the amount of rent you will pay is the first negotiation point.  The key is to give yourself some long-term flexibility but not over-commit.  It is better for smaller businesses to stick to one or two year leases with the option to renew.  You need to also discuss rent increases over your term and what your renewal options look like so you do not find yourself dealing with any unexpected increases that could hurt your cash flow and margins.

Be prepared for some pushback from the landlord; they are typically more in favor of long term leases and will try to get you to agree to a longer term.  Getting a broker involved who is familiar with the market can help you avoid any tricks and pitfalls.  Remember though that the broker is getting paid commission by the landlord, so it might be worth talking to a real estate lawyer before finding a broker.  They might be able to recommend a good broker and act as a consultant throughout the negotiation process.

Being aware of these and other negotiation points can help facilitate smoother negotiations.  Be on the lookout for ways that you can get a better deal for your business—or lease clauses that could hurt your business.  A well negotiated lease can facilitate a successful and productive tenancy!

If you are considering leasing an office rental space in Overland Park, give a commercial real estate broker in Overland Park a call at 913-685-4100!  All of our spaces are located in the heart of Johnson County, which puts your business close to all of the amenities and services the Overland Park area has to offer, including hotels, health clubs, restaurants, banks, and more!  Give us a call today to set up a tour of one of our available affordable spaces!

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November Featured 11,424 Square Foot Suite at Southcreek Office Park

Check out the Southcreek Featured Suite of November!  If your business is looking for a new commercial space for lease in Kansas City this spacious 11,424 SF suite could be perfect for you!  This fabulous Class A suite has a first floor lobby entrance and exterior signage available.  It also features custom wood finishes and a fountain view.  Here are some more details on this great opportunity:

Download a printable PDF

Contact Elaine Sight or Kathy Woodward for more information (913-685-4100, DDICommercial@ddirealty.com).

Address: 7200 W. 132nd St. Overland Park, KS 66213

Building: Southcreek Building XIIA

Included in the Space: over 20 private offices, a reception area, a two break areas, two interview rooms, a reception area, a reception/admin area, two conference rooms, a work room, and more!

This office rental space in Overland Park has enough space to accommodate a large or rapidly growing business looking for a location in Johnson County.  This area offers a variety of amenities and services, including hotels, banks, restaurants, health clubs, hospitals, and more!  The space has a variety of features, including multiple conference rooms, interview rooms, and break areas, but we can also help you rearrange a space to best fit your business’s needs!  Contact us today if you have any questions or wish to set up a tour:

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

Call us today to find out more about this featured suite!

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9 Ways to Save On Energy Expenses in Your Office Rental Space in Kansas City: Screen Savers

Office spaces can be a major source of energy consumption, which hurts both the environment and your company’s budget.  Learn how to go green and cut energy expenses by making some simple changes in your office:

Tip #7: Eliminate Screen Savers

  • Screen savers might be nice to look at, but did you know that they use full power from your computer monitor and the same amount of energy your computer uses when you are working on a spreadsheet?  In addition, a study done in 2009 found that almost half of American employees who use computers at the office do not even shut them down before going home at the end of the day.  This terrible habit costs American businesses almost $2.8 billion in unnecessary energy expenses annually.
  • To reduce this inefficiency, turn off your computer monitor or put the computer in “sleep” mode before heading out for a coffee or lunch break.  Doing either one of these things can significantly reduce the amount of energy consumed by computers.  The U.S. Department of Energy recommends putting your computer to sleep or turning off the monitor for breaks longer than 20 minutes, and shutting down the computer if you are going to be gone for 2 hours or more.

Asking each employee to do small, simple things such as eliminating screen savers and hibernating their computers can be a significant step in reducing your company’s electric bill.

Looking for office rental space in Overland Park?  Give us a call at 913-685-4100 to find out about our available office space in Overland Park, KS!

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Southcreek Office Park Discount for KidsFest at Silver Dollar City

Want a little vacation this summer?  Don’t miss out on America’s Biggest Kidsfest for the last time at Silver Dollar City from June 8 – July 21!  Silver Dollar City has over 30 exciting rides and attractions, including the new Outlaw Run.  Festival fun during KidsFest includes several different kid-friendly attractions:

  • Chris Perondi’s Stunt Dog Experience – features K-9 all-stars who can catch, balance, weave, jump, and soar
  • Wacky Science with Professor David Willey – as seen with Jay Leno on The Tonight Show
  • HighlightsTM Storytelling Stage
  • Cartoon Character Meet & Greets – hang out with Scooby-Doo, SpongeBob, SquarePants, Dora, and more of your favorite characters!

While planning a visit to Silver Dollar City, don’t forget to get your tickets Silver Dollar City’s White Water.  The water park has 13 acres of rides and slides with over 2 million gallons of water fun waiting for your whole family!

The Southcreek Office Park Corporate Promo Code is 13810…use the promo code to purchase discount tickets and season passes at www.sdcticketoffers.com!

If your business is looking for an office rental space in Overland Park, give us a call at 913-685-4100 to tour an office building in Overland Park that could be perfect for your business!

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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.

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