office spaces for rent overland park ks

Finding Kansas Office Space for Rent: 4 Steps to Take Before You Start Negotiations

Before you start a serious search for commercial office space for rent in Overland Park, KS, give yourself plenty of time to really prepare yourself—especially if it is your first time dealing with a commercial lease. Your professional image, business assets and the futures of your employees are at stake in this decision, so there is every reason to exercise the utmost care. Here are a few steps to take to get ready for the process of commercial real estate negation and rental, as suggested in the article: “Your First Commercial Lease: How to Prepare and What to Expect”:

Familiarize yourself with the jargon. Determining whether the spaces you are looking at are right for your business sometimes comes down to a matter of technical terms. Make sure you understand the different classes of commercial property, the different types of leases, and the difference between “usable” and “rentable” square footage. It is also important to understand the names of other fees associated with a lease, such as Common Area Maintenance (CAM) costs, as all of these things ultimately affect what you are paying for and your experience of the property.
Assess your budget. In addition to knowing the names of the various costs, you need to know whether your business can handle them. This means first looking at the financial status of your business, your projected growth and the level of risk that it is safe to assume in a lease.
Seek professional guidance. One thing to seriously consider in order to make the process a bit easier for you is working with a real estate attorney or broker to help you understand the details of your lease. While this is an added expense for your business, it might pay off in the long run if you can get a better deal and avoid some serious leasing pitfalls. Be wary of the brokers that are brought on by the landlord, as they are not objective third parties or interested in the most favorable terms for you. An experienced professional hired by you will have the best eye for details that a first time lessee might miss.
Consider the growth of your business. Another thing to think about is the growth of your business in the upcoming years. If you anticipate your business getting bigger, it is important to look for a space that you can grown into, or a lease with an option to expand. Most new and growing business also opt for shorter term leases (1-3 years) with an option to renew.
Evaluate your brand. A final thing to consider is how the location will affect the image of your business. Remember that even if you are only there for a few years, every place you choose will contribute to the brand image your business is building, and certain neighborhoods or properties convey different messages. This factor is more abstract than just the budget numbers, but take the time to include it in your overall strategy for finding office space for lease in Overland Park, KS.

Before you even start looking for Kansas City office space for rent, do the necessary homework to make sure you know what to expect from the process and what is best for your business.

If you are looking for commercial real estate in Kansas City, give us a call at 913-685-4100 to find out about our available office spaces for rent in Overland Park, KS.

Commercial Office Space for Rent in Overland Park, KS: Finding and Keeping Your Ideal Location

An office space lease is a serious commitment for any business. On top of the cost you pay per month, you have to be prepared to pay for other expenses, such as insurance, maintenance and taxes, as well possibly putting up a personal guarantee. Since this is such a big financial decision, it is important to approach leasing as a well-informed negotiator. Remember that there is no standard lease, so don’t be discouraged if the initial terms the landlord offers do not work for you—there is always room to negotiate. Here are a few issues to consider when looking at the locations of office spaces for rent in Overland Park, KS, as described in the article “Office lease negotiating: Part 1—location & relocation”:

Location Considerations

When selecting an office space location for any business, there are three crucial things to remember: visibility, accessibility, and desirability. In other words, you need to find a location that your clients can easily find and want to go to. Here you more specific considerations to look into when evaluating the location of an office space for lease in Kansas City:

Visibility Changes – While you might start off with a space that has great visibility, it is important to make sure upfront that your signage and space remain visible. For example, what happens if partway through your lease a tree blocks your sign, or your sign is no longer lit? These problems aren’t uncommon and can definitely be addressed in your lease by stipulating the landlords maintenance obligations—but this requires the foresight to anticipate these issues.
Referring Potential – In addition to finding a place that is easily accessible to your clients, you might also want a place where nearby businesses can provide a reference to your business. If all other things between two office space options are equal, it could certainly tip the scales if one of the places is near a business that could send some clients your way.
Exclusivity Clause – Another issue that should be addressed in lease negotiations regarding location is an exclusivity clause. This prevents the landlord from leasing spaces in the same complex to direct competitors of your business. You might not be thinking about competitors when you first move into a space, but it is important to plan for the possibility of one seeking a nearby office.
Logistics of Access – When assessing how easy is a place is to access, it is important to think out the logistics of how your clients will reach you. Is there nearby highway access? What about public transportation stops? If you live in a bike friendly city, will people be able to easily bike to your office?
Parking – One final thing to consider is the parking situation at your office space. Make sure you know if you will have enough parking for both employees and clients and how close parking is to the building. You should also ask about parking lot security, particularly if you anticipate employees staying at the office after dark.

Remember that a lot of these concerns are not things that a landlord will address right off the bat. It is important to raise these questions yourself and negotiate for any necessary clauses or provisions in your lease to address them.

The Relocation Clause

A lot of leases might include a clause that gives the landlord the right to relocate you at some point during your lease term. In a lot of cases, you might not be able to eliminate this clause entirely, but there are a few things you can negotiate for to limit the power of this possibility:

The amount of notice required before relocation.
The places to where you can be relocated.
The window of time in which a landlord can choose to relocate you.
The costs of relocation and who is responsible for them.
The right to end your lease if you do not want to relocate.

It is important to bear in mind while looking for an office space for lease Olathe, KS, that the offered lease is not a document set in stone. There is a lot of room for negotiating to see if you can satisfy all of your concerns. The best way to make sure that your issues are addressed, particularly when it comes to location and relocation, is to make sure you educate yourself ahead of time on what is important and keep an eye on your priorities throughout negotiations.

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

Small Office Space for Rent in Overland Park, KS: 2 Questions to Address Before Signing A Lease

Getting ready to look for a new office space for lease in Olathe, KS, or moving into your first real office space? Before you start to make any commitments, step back and ask yourself these two questions to make sure you are looking at the right kind of space and lease, as suggested in “20 Things You Should Know About Leasing Small Office Space”:

#1 How much space do I need?

One of the first things to take into consideration is how much space your business will require, as too little or too much space can cause financial problems for your business down the line. Calculating square footage should be based on how much space you need now and what your growth expectations are for the upcoming lease term. Here are a few questions about staff and workspace to assess how much space you might need:

How many employees do I currently have? Will I be adding more over the next few years?
Exactly how much workspace do I need per employee? Is desk sharing an option?
When do I plan to add staff, and about how many staff members would I want to bring on in the next few years?
What kinds of staff do I have or plan to hire—administrative, sales, executive?

Having some concrete numbers to go off of when thinking about the amount of staff in your business can best help you determine how much space you need. On average, it is good to factor in about 150-350 SF per employee; however, the type of industry you are in can also be a big factor in this.

Different industries tend to choose different types of layouts for their offices. For example, a customer service call center might want workstations with groups of cubicles in more of an open office plan, whereas something like a law office is better suited to the traditional private office model.

Once you have determined how to arrange employees in your office, consider also what things you might want included in your space, such as a kitchen area, conference rooms, or a waiting room and reception area. As you get closer to choosing a space, you might also consider talking to an interior architect or a space planner for a second opinion.

#2 How Long of a lease should I sign?

Another thing you should determine early on is how long of a lease you are prepared to commit to. This depends largely on your budget, but also on your goals and expectations for your business in the coming years. To evaluate these factors as objectively as possible, sit down and make a 5-10 year plan for your business with detailed descriptions of budget, staff, how much space you will need, etc. The goal is to find a space that you can comfortably grow into but also afford, and you want to do your best to avoid moving if possible, since moving is an expense and a hassle for any business. If you are not sure where you will be in 5 years, talk to the landlord about renewal and expansion possibilities so that you have options at the end of your term. Here are a few pros and cons to consider when thinking about long versus short term leases:

Long Term Lease

Pros: This type of lease is ideal for a company with a clear plan and predictable growth. It also allows a tenant to really invest in customizing a space, especially since landlords typically help with construction costs for long term occupants. It also means avoiding regular renewal negotiations, which can be costly and tiresome if a landlord knows that you do not want to leave the space.
Cons: One major con is annual rent increases. Typically the yearly increases for a long term lease are based on the Consumer Price Index (CPI), which increases at about 3% per year—meaning that after 10 years you will be paying 30% more in rent. Regular market values rarely raise at this steady rate, so by committing to this measurement you are missing out on the opportunity to negotiate for a better rental rate.

Short Term Lease

Pros: The biggest benefit of a short term lease is knowing you will be less likely to find yourself stuck in a place you cannot afford. A 2-3 year lease term with the option to renew or even to expand into adjacent space is the ideal situation for a small business not yet in a position to accurately predict the future.
Cons: The downside of a short term lease is that there are not as many benefits for the tenant as there are in long term leases, for example, free rent periods, breaks on some expenses, or help with build-outs. The longer the term, the more financial concessions a tenant has the power to ask for.

Knowing how long of a lease to sign for a small office space for rent in Overland Park, KS, comes down to how sure you are about the trajectory of your business in the next few years and whether it is worth the risk of taking on a space that will be too big or too small. The more stable and predictable your business is, the longer the lease you should look for in order to reap all of the benefits offered to long term tenants.

Before you get too far into negotiations over any commercial real estate in Kansas City, step back and make 5-10 year plan for your business to decide how much space you should lease and how long of a lease you can commit to!

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

5 Steps to Turn an Office Space for Lease in Overland Park Kansas into a Co-working Space

Ready to get out of the home office or stop working in coffee shops, but not sure where to go next? Co-working spaces are the buzz of the entrepreneur world as startups and entrepreneurs begin to realize the value of a creative atmosphere and networking opportunities inherent in a shared space.

But what if there isn’t a co-working space near you that fits your needs? If that is the case, it might be a great opportunity to start your own co-working space in a commercial office space for rent in Overland Park, KS. If you are interested in creating a shared office space for yourself and other like-minded businesses or individuals, here are a few steps to take, as suggested in the article “7 Tips for Creating Your Own Co-Working Space”:

#1 Spread the Word

Before looking for a space, start getting the word out in your local business community that you are thinking of undertaking this project, so you can see if there really is a demand for a co-working space in your area. Since the idea of co-working is so new, you want to make sure that you have an interested group of businesses or individuals before you rind a space, rather than renting one and hoping people will join you.

One way to evaluate interest is to host some events, create a Facebook group or use other means of online advertising and communication. If you only have a small interested group, continue to meet or talk with them—the interest in a co-working space could grow over time and become a possibility later down the line.

#2 Choose Your Location

This is one of the cardinal rules of finding office space for any business. Make sure that you have a space that is convenient and suitable for all parties. If you are looking for a good deal on a space, try to find one that has been on the market for a long time or a building with a lot of openings—you might be able to negotiate a better deal on these kinds of spaces with a landlord.

#3 Style and Function

The co-working space trends tends to revolve around environments that are a little unconventional and conducive to comfort and creativity, but this requires serious consideration of your budget. The space might not be as hip and energetic as Silicon Valley right away, but you can continue to make changes over time.

To start, be realistic about your budget and priorities. For example, high-speed internet and other basic utilities should be at the top of your list. In regards to furniture, consider buying secondhand or even letting occupants bring their own to create a space that is eclectic and comfortable, but cost-effective.

#5 Find Support

This might seem like a financial impossibility for a group of small businesses, but often there is a lot of local help for entrepreneurs and businesses looking for office space for lease in Overland Park, KS. Contact your local chamber of commerce or small business associations and development centers to ask about grants and loans that could help defray the costs of renting a space.

Developing a shared office space can be a challenging and ongoing project, but so potentially rewarding for small businesses or entrepreneurs. The benefit of having the amenities of a larger space but with shared costs can be huge for small businesses, and many find the atmosphere of focused creativity to be much more conducive to work than the silence of home or the distractions of public places. So if you are not sure you can afford commercial real estate in Kansas City, start talking to your business community to see if creating a co-working space is the best option for you!

If you are looking for a Kansas office space for rent, give us a call at 913-685-4100 to learn more about our commercial real estate Kansas City!

4 Things to Consider When Finding an Office Space for Rent in Overland Park

If you are looking to move into a new office space for lease in Overland Park, KS, be prepared for a long term search in order to find a space that is just right for your business. Though the problems vary by tenant, several factors can help prevent any major headaches from occurring. Here are a few tips on how to save time and money when looking for office spaces for rent in Overland Park, KS, as outlined in “How Long Does It Take to Find Office Space and Move-In?“:

Viewings. Looking for a space can be an long process if you aren’t quite sure what you are looking for. If you don’t want to spend too much time searching for that perfect space, make sure to be open to different environments. So instead of having that one ideal office space, maybe consider a few other suitable spaces for the sake of comparison. Being flexible on things like specific building features and surrounding amenities might save time in finding a space.
Lease Terms. The best way to prepare for negotiating lease terms is to do your homework and figure out what is generally expected of both the tenant and the landlord in a lease. Most of the time a tenant may hire an attorney to help understand and oversee the writing of these legal obligations, although working it an attorney typically prolongs the process.
Realistic Criteria. As discussed previously, remember that having a flexible idea of what you want in a space is a good way to save time and stress when searching. This shouldn’t mean that you settle for anything that might fit the bill, but rather have an idea of what you want and an alternative solution if you can’t find it. Finding a balance between searching for different options and leaving enough time for moving is the ideal scenario.
Build-Out Time. When altering or adding to an office space you want to remember that this too will take a lot of time and push back the date when the space will be totally ready for use. There are a lot of factors that go into a build-out, from contractors to general building approval to the actual construction process. However, it will be worth the wait to have a desirable and customized environment where you are happy and comfortable doing business. Tenants who are able to find a furnished space that requires less build-out might find it lacking personality, but will probably save some time and money.

When you are looking for a new office space and planning that big move, it is important to have a realistic idea of what that process entails so you can plan your timeline and budget according. Before you start looking for office space for rent in Overland Park, remember these tips to make that process a little more painless!

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

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!