4 Signs It’s Time For Your Business to Find a New Kansas Office Space for Rent

 Kansas Office Space for Rent

Let’s face it, moving can be a pain. There are movers to hire, files to pack up, and employees to convince. But although moving is an inconvenient hassle, not moving could have much worse long-term consequences for your business if it is really time to go. As you brainstorm this decision, check out some of these signs that it might be time for your business to look at different office spaces for rent in Overland Park, KS, as outlined in the article “5 Clues That It Might Be Time for New Office Space”:

#1 Your current Kansas office space for rent is feeling small. 

One sign that it might be time to move is that your business is running out of space for you to grow into. This is actually a good problem to have because it means your business is thriving – though that success could be short-lived if you cannot cram another desk or filing cabinet into your space, let alone hire much-needed new employees. If you have plans to grow your business, don’t wait until the last minute to start looking for a new space, or you could find yourself in a tough negotiating position or making a hasty decision that isn’t in your best interests.

 Kansas Office Space for Rent

#2 You cannot afford your current office space for rent in Overland Park.

If your rental payments are seriously cutting into your profits, you need to look for a place that’s a bit more thrifty. A swanky office space downtown is certainly enjoyable for you and your employees, but it isn’t great for your business’s sustainability. If you are in a tough financial position or are looking to cut back on your rent, try to work with a broker who will help you stay within your budget.

#4 You’re having trouble hiring/keeping good employees. 

If your turnover rate is high and you are having trouble attracting potential hires, ask yourself whether your office space is playing a role in this problem. Your space says a lot about your business, so if it is too crowded, run-down, or simply disorganized, new candidates or employees are not going to want to stick around. An upgrade might help you find and keep talent.

office space for lease in Overland Park, KS

#5 Your current office space for lease in Overland Park, KS, just isn’t working. 

A space could be a poor fit for a variety of reasons. One problem might be a lack of privacy. Open office space for employees to collaborate is certainly “in” right now, but not everybody works well out in the open – or at least not all of the time. People need privacy sometimes for meetings, phone calls, or simply to power through a project, so an office space that doesn’t offer that could be seriously hindering productivity.

Another problem with a space could be a mismatch with your brand or company culture. If you run an edgy start-up but are working in an old, drab space, there is a dissonance there that can negatively affect your employees and send the wrong message to clients. You want your space to match your brand so it subtly communicates the importance of your business’s core values.

If one of these signs sounds like your business, it might be time to move to a new space. Moving can be a pain, but it can also be exciting for your business as a sign of growth, innovation, or simply a fresh start. As you look for spaces, give yourself plenty of time to narrow down your choices, and work with a broker who will keep your business’s interests at the forefront.

If your business is looking to rent office space in Overland Park, give us a call at 913-685-4100 to find out more about our affordable spaces!


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.


7 Things to Consider Before Leasing Kansas Office Space for Rent

There are a lot of factors that go into leasing a new office space for your business. It is tempting to think about just your immediate need for a new space, especially if you are getting cramped in your current one, but it pays in the long run to think about a variety of factors. Before signing a lease for an office space for rent in Overland Park, here are a few things to think about, as suggested in the article “10 Questions to Ask Yourself Before Choosing an Office Space”:

#1 Long Term Needs

Especially if you are a new business, you want to consider the long-term growth of your company and what your needs might be down the line. If your company can afford it, you might consider renting a little extra space – which would put some pressure on you to work hard to fill it. You can also try to negotiate for shorter lease terms with options to renew, or ask your landlord about first rights to renting a nearby space if it becomes vacant and your business needs to expand.

#2 Location of the Office Space for Lease in Overland Park

This is key in any real estate decision.You want to make sure that your new location will still draw your clients or customers – or that there is plenty of potential for a new client/customer base. For example, your business might be getting a deal by moving to the suburbs, but will this be cancelled out by a loss of clients?

Another aspect of location to consider is the effect on your employees. If your new location will necessitate a long or expensive commute for them, you might be in danger of losing employees. Consult with key staff members before making this decision so that you know where everybody stands.

#3 Finances 

Before you even consider renting a space, make sure your ducks are in a row in terms of budget. Particularly if you are a new company, a potential landlord will most likely want to see tax returns, financial references, bank statements, and possibly rent upfront or a bank letter of credit. You will also need to pay a security deposit and maybe even offer a guarantee. Some small businesses need to have owners offer a personal guarantee, but try to avoid this at all costs, as you will then be personally liable if your business can no longer afford the space.

#4 Right Atmosphere

Not only do you want to make sure you are in the right location for your clients, but also that the design of the space itself sends the right message. If your space looks too expensive, clients might be wondering about what their money is really going to, but on the other hand, if your space looks too cheap or dingy, clients might be concerned about whether your business is financially stable.

#5 Accessibility

Does the building have enough parking? What is the cost of parking to customers and employees? Think about how convenient it will be for both customers and employees to park, and try to do things like validate customer parking tickets or get special parking rates for employees. If parking is too much of a hassle, you run the risk of losing both clients and customers.

Also make sure that the building is up to the standards of the Americans with Disabilities Act. If a building isn’t currently in compliance, this could be a huge expense to your company down the line.

#6 Lease Ownership

Make sure you know exactly what will happen in the event that you want to sell your company or move to a different space. Some leases will hold previous owners liable even if they are no longer in the space, so make sure your lease is clear about this, and talk about the possibility of an assignment clause or subleasing.

#7 Lease and Rental Rate Security

Even if you aren’t sure what your business will look like in a few years, you want to negotiate thinking as long term as possible. It would be terrible to get settled into a space for a few years, only to find that the landlord is ready to rent to someone else. If possible, negotiate for options to renew, as well as put a cap on rent increases (for example, no more than 5%).

From looking at potential spaces, to preparing your company, to negotiating the lease itself, there is a lot of legwork that goes into acquiring a new Kansas office space for rent for your company. Do your homework upfront and make sure you know what you are getting yourself into before making any big decisions.

It might also be helpful to work with a tenant broker – there are even some that work with startups specifically – because this person can help you navigate the nuances of the commercial real estate market and lease negotiation.

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


Moving to an Office Space for Rent in Overland Park: A Guide to an Organized Relocation

Moving a business of any size to a new office space for rent in Overland Park is a pretty daunting task, and should be broken down into manageable steps to keep your business running smoothly throughout the relocation. Here are a few different aspects of moving to prepare for, as suggested in the article “Office Relocation: 9 Must-Know Tips for a Smooth Move”:

Organizing for a Move to an Office Park in Kansas

Before you even reach the packing stage, there are a lot of logistical details to organize. Ideally, you want to start the planning process for a move 4-6 months ahead of time in order to prevent the process from becoming overwhelming. Here are a few things that you should take care of well in advance for a smooth move.

  • Plan the layout of the new space. Once you’ve settled on a new space, create a detailed map of what your layout will be and make it available to everyone. This will help you figure out exactly where all of your equipment and furniture will go, as well as whether you will need to leave behind or order more of anything. This also helps your employees visualize and plan out what their own spaces will look like.
  • Coordinate technical logistics with IT. Your IT team will also need a few months of advanced notice to figure out how to transfer not only equipment, but things like internet and phone services. They can also check out your new space and decide if upgrades are necessary. Getting this sorted out in advance is crucial to making sure your business can hit the ground running as soon as you move into the new space.
  • Order new equipment ahead of time. After you have determined the layout of your space and any IT needs, start ordering any new equipment 1-2 months ahead of time, so that anything you need will be waiting for you when you arrive. You also want to make sure that your orders can arrive at your new office just before you do – if you send them to your old office, you will be paying for shipping twice!
  • Hire movers early. Once you have figured out exactly what equipment and furniture will be going to the new office, you will want to hire your moving company 1-3 months in advance. This way you can get a full estimate to budget for the cost. You also want to make sure to work with movers who have experience with commercial office moving in order to ensure that expensive equipment arrives intact, so it might be worthwhile to ask around for some referrals.
  • Labeling – Once you are closer to moving day, start thinking about how you are going to organize the moving process. If you are a bigger company with lots of departments, develop some sort of system (i.e. color coding) designate the different areas where movers should put according to the layout plan you have. Smaller companies can do the same thing and just have employees put their names on the outsides of boxes in multiple places. This will ensure that boxes end up in the areas where they need to be without the chaos of trying to direct movers on moving day.


The actual act of putting things in boxes can be daunting, so here are some tips from a professional moving company for how to pack different items in your office, as suggested int he article “Packing for an office move”:

  • Shelves – Pack the contents of any shelves or bookcases separately, then take them apart, label the big parts, and leave them laid out on the floor. Put any pegs into a labelled envelope and pack them separately in a box.
  • Computers – Disconnect all cables and lock your disk drive if you can. Some moving companies might provide pouches for you to put your keyboard, cables, and mouse into, which you can then label with a label that corresponds to monitors, printers, etc.
  • Office Equipment – Detach anything that can be detached, such as sorting machines, and remove toner cartridges from printers/copiers. Make sure whomever is servicing and packing these machines is experienced or qualified to do so in order to avoid costly equipment damage.
  • Storage Cabinets – Take all of the supplies out of storage cabinets and pack these separately.
  • Filing Cabinets – Both vertical and horizontal filing cabinets can typically be packed with all of their contents inside, but make sure that they are securely locked. If the locks don’t work, wrap the lock button with plenty of tape to make sure it doesn’t pop open during the move. One possible exception to file cabinet moving is wood filing cabinets – if your office has these, check with your moving company to see if they recommend removing the drawers and packing those separately.
  • Hanging Decorations – Large things hanging on the walls like pictures and maps can often just be labelled and left there for the moving company to move in padded bins or special frames (double check that your moving company offers this service). Smaller framed pictures or other items can be packed and put in a box labeled “Fragile.”
  • Personal Items – Anything personal or valuable should be packed with you, including small desk deco ratings like plants, diplomas, artwork, or removable disk drives.

Besides packing, you should also make sure that by the day the moving company comes, you have already deep cleaned the office and gotten rid of any unwanted items – donate old furniture, shred old papers, etc. It is also helpful if you empty out all wastebaskets, as well as provide your moving company with a clear diagram of your new space so they can make sure the labelled/coded items end up in the right place.

Moving requires some serious coordination, but it doesn’t need to affect the bottom line of your business if you approach it in a timely, organized way.

If your business is thinking about relocating to commercial property for lease in Overland Park, KS, or executive suites in Overland Park, give one of our brokers a call at 913-685-4100 to find out about our office space for rent in Kansas City and even set up a tour.


Your Office Space for Rent in Overland Park: Organizing for Better Productivity

Whether you are moving into a new office space for rent in Overland Park and need to make that final push past the move-in clutter or your current office just needs a good spring cleaning, here are a few tips for getting your office space in peak productivity mode, as suggested in the article “How to Organize Your Office for Maximum Productivity”:

Step 1: Deep Clean Your Kansas Office Space For Rent

The first step to getting organized is doing a serious purge. By the end of this purge, you want your office to be totally clutter-free, which could take anywhere from an hour to a day depending on the size and clutter condition of your office.

Step 2: Think Zones

There are a couple of key areas you want to set up in your office to keep yourself clean and organized:

  • Computer Workspace – This is where most people are in high productivity mode – your typical desktop space. Get cords organized and think about treating yourself to a more comfortable setup, such as an ergonomic keyboard.
  • Non-Computer Workspace – This is the space for anything but computer work – signing documents, working on an iPad, reading papers. It could be at the same desk, or you could designate a separate area for this. Separating computer and non-computer work areas can help keep things clean and help you mentally organize the different kinds of work you need to do each day – nothing is less productive than eyeballing your computer screen while simultaneously trying to focus on a printed report.
  • Catch-All Space – This is a great way to catch and sort incoming junk before it becomes scattered throughout the office. Some of the things this can filter, are important documents, trash, and things you take home (i.e. jackets and umbrellas). To that end, create your catch-all zone near a door or a highly trafficked place. Stock the area with shelves, hooks, or boxes for important items that you need regular access too, trays or files for documents, and a trash can.

Step 3: Find a Place for Physical Objects

Try not to let your desktop get too cluttered with the objects we all tend to accumulate at work, from cute knickknacks to basic things like wallets or headphones. In order to stop these items from slowly but surely encroaching on your workspace, make sure that each object has an accessible place in a drawer or a desktop organizer.

Step 4: Keep Purging

It’s a simple trick: buy a bigger trashcan or recycling bin. Overflowing recycling bins mean that you are more likely to keep that stack of papers you don’t know what to do with on your desk for another week, so give yourself a nudge to just get rid of them with a roomier – and more noticeable – trash or recycling bin.

One of the keys to making your organized, productive office last is tailoring it to your productivity style. Decide what kind of ideal office space for lease in Overland Park, KS you want and what kind of systems you are most likely to stick with, then implement them ASAP!

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



Commercial Office Space for Rent in Overland Park, KS: A Guide to Brokers and Leases

Knowing something about what to expect from brokers and leases can help your business get a better deal on a commercial office space for rent in Overland Park, KS.

Using a Broker to Find Commercial Property for Lease in Overland Park, KS

A lot of new businesses wonder whether it would be beneficial to work with the broker to find an office space. If you’ve rented residential property before, don’t make the mistake of thinking this is the same as commercial property. The commercial real estate market can be much more difficult to navigate. There are so many more factors to consider when dealing with commercial real estate, such as zoning restrictions. An experienced broker will be able to guide you through these nuances.

But brokers can be a little tricky because typically their commission is paid by landlord, so it’s important to know that the landlord’s interests might be their priority. Here are a few things to be aware of if you do choose to work with a broker:

  • Commission – not only does the landlord pay the broker’s commission, but the commission is actually based on a percentage of what you pay for the lease, so brokers will try to show you the most expensive spaces.
  • Negotiations – it is not part of a broker’s job to help you negotiate the best deal for a lease, so they will most likely not point out any problematic parts of the lease or areas where you could ask for better provisions.
  • Attention – again, brokers are generally motivated by how much the lease will cost, so if you’re looking for a smaller lease, you might get less attention from a broker.

That said, if you’re aware of the downsides of working with the broker going into the process, you can be on the lookout for these pitfalls, but still enjoy the benefits of working with someone who knows the commercial real estate market. You might also want to consider working with a real estate attorney so that you have someone on your team who actually does represent your interests.

Finding the Right Broker 

If you can, try finding a tenant broker, which is a type of broker who focuses on working with potential lessees. To find a good broker, you can ask your real estate attorney to recommend someone, or you can ask for referrals from other business owners who’ve successfully worked with brokers. If your business is located a in smaller town where you don’t have the option of working with the broker, then you can use public tax records to find contact information for commercial property owners and contact them yourself.

Be aware of brokers who might want you to sign a representation agreement, which means that they had exclusive rights to show the property to you. This can be a good thing if you’re a smaller business, as it means the broker has more incentive to find you a good space. However, larger businesses renting spaces that will have a lot of commission might not want to limit themselves with the representation agreement.

Types of Office Space Leases in Overland Park

There are few types of leases you might run across:

  • Percentage Leases – these are most common for retail spaces, and involved paying a base rental rates plus a percentage of your sales.
  • Net leases – for these, you pay a certain price per square foot, plus some or all of the costs of running the property. For A double net lease, you pay taxes and insurance, and for a triple net lease you pay taxes, insurance, and maintenance.
  • Gross leases – for this lease, all costs are included in the price per square-foot.

What is Included in a Lease for Commercial Space for Rent in Kansas City? 

Not all leases look the same, but there are a few common elements that you will want to discuss with your landlord.

  • Lease length – while landlords typically prefer longer leases, tenants want shorter leases with options to renew so that they’re not on the hook for a space that they cannot afford or have outgrown. If you feel like your business is stable enough for a longer lease, this can give you more negotiating leverage with the landlord.
  • Subleasing or assignment clauses – this is a good option if you have to leave your space before the lease is over and want to avoid paying a penalty. Subleasing clauses are more common, and they allow you to rent the space to a new tenant even though the lease is still in your name. Assignment means that you can transfer the lease over to a new owner, but this is less common in commercial leases.
  • Build outs – if you want to make any changes or improvements to the space, you need to make sure that this is included in your lease and clarify who is paying for these alterations.

These are just a few of the common elements of commercial leases. Before you start the process of working with a broker and finding a lease, prepare yourself by doing a little research on renting commercial real estate so that you know what to expect.

If your business is interested in office space for rent in Overland Park, give us a call at 913-685-4100 for more information about our available spaces.


Office Spaces for Rent in Overland Park, KS: Doing More With Less

Worried that your business cannot afford enough office space for rent in Overland Park, or that you will quickly outgrow your space? This might not be as big of a problem as you think. Recently, a lot of businesses have been embracing a “less is more” approach to office space, and finding that a few key shifts in thinking about how to plan and run an office space can make a world of difference in how much space you actually need per employee. Below are some interesting new developments in doing more with less office space, as described in the articles “Rethinking Office Space” and “Smaller Offices, Higher Productivity.”

Small But Productive Commercial Real Estate in Overland Park

Businesses have started to think in terms of “smart offices” in order to both reduce their overhead and boost productivity. One real estate agency found that in their own office space they were able to reduce the number of square footage per agent from 282 SF to 39 SF without sacrificing efficiency. A big part of making this happen was rethinking the way the company designed their office space and taking into account new trends in the ways that employees work.

Flexible Office Space is Key

A lot of companies have been jumping on board with redesigning offices to be more flexible, and this can be a huge space saver among other benefits. Instead of giving each employee their own designated space, businesses are starting to leave open a lot of unassigned space for employees to use in various ways, as well as designated areas for quiet work, or even a few private offices that people can use as needed. Some companies are even changing their terminology to reflect these changes in use, for instance, calling conference rooms “client collaboration centers” or the work room “the production room.”

Creating flexible workspaces has been the result of other recent trends in business, such as the interest in promoting collaboration. Businesses are tearing down the walls of cubicles and encouraging employees to work together. These moves towards collaboration tend to be more successful with the aid of coaching and other sources of inspiration. Employees are encouraged to see these redesigned office spaces as opportunities for growth and embrace the mindset that the business is not limited by how much square footage it has.

Technology and Changing Work Habits in Office Parks in KS

Another big piece in being able to do more with less space is the effect technology has had on modern work habits. Because employees can use laptops, smart phones, etc. to be more mobile, they do not need to be at a desk all day, and offices can be more dynamic. Because businesses don’t have to waste money on as much space per employee, they can channel resources into other ways to grow.

Why You Still Need a Physical Space

Although businesses can get by with smaller spaces, having an actual office space is still an invaluable resource. Businesses need to have a professional space in which to meet with clients; a meeting at a coffee shop or fast food place will not always do, even in today’s mobile world.

In addition, having an actual location is a morale booster. Owners can see their employees at work and witness their successes, and employees can feed off of each other’s creativity and energy. Working on the go or at home can be a great break from the office, but there is no substitute for good old-fashioned teamwork and some human contact.

If you want to move your small and growing business into a more professional office space, a small, affordable office suite might not be such a scary leap. A lot of businesses worry that they will be trapped in a lease as their business grows, but there are plenty of examples of businesses who have adapted to smaller spaces, finding creative ways to thrive and freeing up financial resources for more important things.

If your business is looking at small office spaces for rent Overland Park, KS, give one of our commercial real estate brokers a call at 913-685-4100 to learn more about our available Kansas office space for rent!


Rent Office Space in Overland Park: 4 Simple Ways to Transform a New Office Space

Early searches and negotiations for an office space for rent in Overland Park have to be about finding a design that accommodates your needs: the amount of square footage, the layout, any build outs you need, parking and accessibility needs, etc. But once all of those decisions are made, how can you take your office space for lease in Overland Park, KS, to the next level – with very little leftover cash to go on?

Making little transformations doesn’t have to break your budget, but this attention to detail can really have a huge impact on employee comfort and morale. Here are a few suggestions for how to spruce up a commercial office space for rent in Overland Park, KS, on a dime, as suggested in the article “Improving Office Space: the Transformation from Blah to Huzzah!”:

#1 Increase comfort through little things.

Little things to improve employee comfort are noticed and appreciated by employees, and this can increase their satisfaction and productivity during the workday. Some ways you can make your office more comfortable include:

  • Furniture & Equipment – Ergonomic furniture and other equipment can improve employees’ health and well-being by reducing back and neck strain, as well as the risk of eye damage or carpal tunnel syndrome. Look for better chairs, ergonomic keyboards and comfortable lighting that employees can adjust – you might even be able to find this secondhand or rent it.
  • Break Room – Pay special attention to your break room. Is there a vending machine? Cold and warm beverages available? Comfortable chairs or couches to make the space an inviting area for recharging?
  • Temperature – A common complaint in offices are areas that are either too hot or absolutely freezing. An ideal situation would be to have different temperature “zones” in different parts of the office so employees can make adjustments to be most comfortable.

Studies have repeatedly shown that a comfortable environment can boost both morale and productivity in an office.

#2 Maximize natural lighting.

This is another element of an office space that has been proven to hugely benefit employee mood. Try to make sure that everyone in your office has access to some natural lighting. If you have an open office plan, situate the workstations near the windows. If window space is limited, try to locate an employee break room or a common work area in a place with windows so employees can go there to soak up some sunlight as needed.

If you are still in the process of designing an office space, look into building in skylights or even a central atrium to spread light around the office. Full-spectrum lights can also imitate the effects of natural light if your access to window space is limited.

#3 Create flexible spaces. 

The office space world has been overhauled in the past few years, moving from cubicles to more open, collaborative spaces – but that doesn’t mean creative chaos works for every employee, and open spaces can end up making a workplace noisy and distracting if it is the only mode of operation.

The ideal situation is to achieve a balance of open spaces for cooperation, along with quiet, private spaces for individual work, promoting both teamwork and tranquility. In addition to designating certain quiet areas, another practical way to do this is to find workstation desks that can easily be moved and rearranged. This makes a space perpetually adaptable to your needs and is an inexpensive way to keep things fresh.

#4 Invest in decoration.

No one wants to stare at corporate white walls and grey cubicle dividers all day, so check out some of these easy ways to spice up the decor in your office without breaking the bank:

  • Color – opt for splashes of bright color here and there to brighten up the typically drab business palate, either through painting an accent wall or looking for bright furniture pieces.
  • Art – some interesting art can give a space a unique touch – for example, an unusual painting by a local artist or a recycled sculpture. This can also be a way to express the values and culture of your company.
  • Nature – bring in some plants! Like sunlight, plants are also proven to boost mood and reduce stress. Some water fountains or other water sculptures can also add a natural element.
  • “Play” features – so many companies are embracing the idea that a little entertainment in a work space is a good way to fuel creativity and and boost energy. Consider adding some Legos to your break area or other whimsical items.
  • Personalization – the cheapest way to decorate is to let employees do it themselves. Give people the chance to decorate their own individual spaces, a practice that has been shown to improve productivity and satisfaction by as much as 30%.

Look for decoration that inspires employees and brightens their day and reap the reward of higher satisfaction and productivity levels.

Small efforts to make a space inviting can be a source of well-being and motivation for employees for years to come. So once you get through the big projects in a new office space, keep in mind the details as you shop for furniture, paint, lighting and other features of your office space.

Looking to rent office space in Overland Park? Give us a call at 913-685-4100 to find out more about an affordable potential Kansas office space for rent and even schedule a tour.


Office Space for Rent in Overland Park: The 5 Things You Should Always Negotiate

If you’re looking for office space for rent in Overland Park, there is bad news and good news: there is no standard commercial lease. This is bad aspect of this means that there is no standard blueprint for you to follow, and thus some room for error. But the good thing is that a savvy negotiator can use this flexibility to their advantage to get an even better deal for their business, and the key to being this kind of negotiator is knowing where you can push for better terms. Negotiation is expected when leasing Kansas City office space for rent, and here are some areas where you absolutely should negotiate for the best possible deal, as suggested in the article “Negotiating a Lease for Commercial Real Estate”:

#1 Lease Length

This is an aspect of the lease that could have huge financial consequences, especially for a new business. There is a balance to keep in mind with lease length: on the one hand, shorter term leases mean more flexibility for businesses in the event that a business outgrows a space or finds itself unable to pay rent. On the other hand, a longer term lease usually comes with more concessions from a landlord, because landlords don’t want to go through the expense and hassle of re-renting a space every few years. Go for longer if you are confident your business will be able to pay rent for the term, but if you are unsure, try to negotiate for a short lease term with option to renew.

#2 Rent

The most basic calculation of rent is multiplying the cost per square foot by the square footage of the space, and then dividing that number by 12 to get the monthly rental rate. However, monthly rent really varies depending on the type of lease your landlord is offering. Here are some different possibilities:

  • Gross Lease – Costs like utilities, taxes, maintenance, and insurance are all factored into the monthly rental rate. Because of this, the monthly rental rate will be higher, but you as the tenant will pay the same amount each month.
  • Net lease – Opposite of a gross lease, the tenant is responsible for utilities, taxes, insurance, and repairs in addition to rent. This means that instead of a flat monthly rate, the expenses may vary, which is a good opportunity to potentially save some money, but also more difficult to budget for. There are variations on the net lease (the double and tripe net leases), in which the different elements the tenant pays for (utilities, repairs, etc.) varies.

Make sure you know what kind of lease you are getting into, and whether things like common area maintenance and other fees are included in your monthly rate. You might also think about which lease would be better for your business’s budgeting needs as you are looking at and comparing spaces.

You might be able to negotiate rent depending on the location of the property and the current market conditions, but if nothing else you should address rent increases in your negotiations. Most landlords have an annual rent increase clause in their lease, and depending on the length of your lease, you could ask for a grace period from this or negotiate a cap on the percentage increase each year.

#3 Exit Strategies

For new businesses in particular, this is an essential leasing issue to address. Since it will be hard to get out of a lease outright without incurring serious penalties, your best bet is to ask for subleasing and assignment options.

Subleasing means that you can sublease some or all of your space to another tenant – though you will still be the responsible party for the lease and your choice of tenant will probably be subject to the landlord’s approval. In an assignment situation, you would be able to transfer the terms of the lease entirely to a new tenant. These two options are a good compromise, because they can save your business from dire financial straits, and save the landlord from rushing to find a new tenant.

#4 Permitted Use Clause

This seemingly small detail is also good to keep in mind if you are pushing for a subleasing option. The permitted use clause describes what is allowed in a space, and you want to make these terms as broad as possible to cover any potential expansions in your own business or subleasing tenants.

#5 Build-outs & Improvements

You might have to make some changes to a space to tailor it to your business’s needs – or even simply to make it functional. This is a great place to negotiate who is responsible for what kinds of improvements or renovations – both in terms of paying for the changes and overseeing them. You might be able to get a landlord to give you a build out allowance, especially if you are willing to sign a longer lease. Make sure you also address whether the space needs to be returned to its original condition when you move out, as this will be an expense to your business if that’s the case.

Remember as you enter the commercial leasing process that there is a lot of room for negotiation. Don’t be afraid to push for more favorable terms when you rent office space in Overland Park, but also think about where you can compromise so there is some give and take.

Interested in office space for lease Overland Park, KS? Give one of our commercial real estate brokers a call today at 913-685-4100 to find out more about our available office spaces for rent Overland Park, KS!


Rent Office Space in Overland Park: Everything You Need to Know About Lease Length

Rent Office Space in Overland Park: Everything You Need to Know About Lease Length

Lease length for Kansas office space for rent is one of the trickiest but most important issues to address in lease negotiations. Sign a lease that is too long and you could be stuck in a space that you’ve either outgrown or cannot afford, but signing a short lease could mean that you give up a good space sooner than you want. Here are a few different ways lessees approach this problem in their search for office space for rent in Overland Park, as described in the articles “Short Term Leases – How To Find Flexible Leases and When To Go With A Sublease” and “Extending Your Office Lease: Should You Sign a Lease Extension Agreement?”:

Short Term Leases

Truly short term leases can be hard to come by, with the minimum typically being about three years. This could be too long for a lot of start ups, who need just a small space and short term to give themselves flexibility – but even if they do find such a lease, it often comes with strings attached.

It takes some serious effort to find landlords willing to consider a year-long lease or month-by-month rent, and when a small business does find a willing landlord, they trade off this benefit for any leverage they might have had in negotiations. This could result in anything from paying higher rent per square foot to losing tenant improvement allowances.

However, it is possible to find a good short term lease deal, and one of the best ways to expedite this process is to work with a good real estate broker and have an attorney assist your business in lease negotiations.

Subletting or Assigning

One way to sign a longer lease and ease your anxiety is to negotiate for the right to sublease the space if needed. Here are a few things to consider in your sublease provision negotiations:

  • Do you have the right to sublease some or all of the space?
  • How soon do you need to notify the landlord about exercising this right, and in what way should they be informed (i.e. certified mail or just an email)?
  • Will you still be fully responsible for enforcing lease terms if you sublease to another tenant? This is important – if you are still on the hook for the lease even if you are no longer in the space, you need to chose the new tenant wisely.

Another possibility is to ask for the option to assign the lease to a new tenant entirely if you can no longer afford the space. In this event, all of the rights and responsibilities of the lease would be transferred to the new party.

Negotiating for one of these clauses could be mutually beneficial for both you and the landlord if it means you will sign a longer lease. The landlord will be happy because of a longer period of assured rent, and you will have the flexibility of keeping the space or a backdoor if you need it.

Lease Extension Clause 

If you do sign a two year lease, for example, but you are worried that this will be too short, take advantage of including an extension clause or option to renew in your lease. This gives you the power to decide at a later date if staying in the space would be best for your business. Here are a few things to consider about exercising this option to extend your lease:

  • Start the process early. Don’t wait until three months before the end of your lease; you should ideally start thinking about it nine months early.
  • Determine if you want to stay. Take that time to think about whether it is best for your business to stay or look elsewhere. If you do not foresee major growth, downsizing or a need for a different location anytime soon, then renewing your lease might be your best and cheapest option.
  • Research the market. Do your homework on what other spaces are available in your area and what rates, privileges and other concessions they might be offering. This will give you more leverage in negotiations with landlords, both because you will have a basis of comparison, and because both you and the landlord know you have other options out there if the new terms are unfavorable.
  • Decide whether to hire a broker. The lease renewal process is one stage where you could forego a broker because you know the landlord and the space very well by this point. However, hiring a broker could communicate to the landlord that you are serious about negotiating for some big concessions.
  • Negotiate. You know the space, so you can talk nitty gritty details of what you want improved or what concessions you need. Be aggressive, but friendly, and remember that ultimately it’s cheaper for both of you if you renew the lease, so look for compromises and common ground.

The key to having the option to extend is to negotiate for it in your original lease and to be aware of the right time to exercise it.

Lease length does not have to be a death sentence for start ups trying to rent office space in Overland Park, but navigating this aspect of leasing does require a little more effort and research. Know your options, and don’t let yourself be backed into signing an unfavorable lease.

If your business is interested in commercial office space for rent in Overland Park, KS, give one of our commercial real estate brokers a call at 913-685-4100 for more information about our office space for rent in Overland Park.