Office Space Lease in Overland Park from a Landlord’s Perspective

Office Space Lease in Overland Park from a Landlord’s Perspective

When you as a tenant want to rent a space, it is important to not only know what your own needs and concerns are, but what a landlord’s priorities are going to be. An understanding of what the landlord wants out of a lease can help prepare you for negotiations by figuring out the where you might want to fight for what you want and where it would be best to compromise. Here are a few things landlords want out of a lease, as outlined in the article “Focus on Landlords – Key Landlord Lease Issues”:

  • Gross-up Clause. Many landlords want to add a gross-up clause to the lease in order to make sure that they can cover operating expenses that might vary from tenant to tenant.
  • Limited Transfer Rights. You as a tenant might want the possibility of transferring your lease to a third party if necessary, but a landlord might try to retain the right to repossess the space in this situation if they want to.
  • Access to Premises. The landlord will most likely want to be allowed access to your rented premises in the event that they need access to the property for other tenants’ build-outs—for example to run cables, conduits, or pipes.
  • Restricted Special Rights. The landlord will try to limit any special privileges, i.e. the right to self-insure, to only the original tenant named in the lease.
  • Construction Guidelines. The lease might specify that you as a tenant are to carry out any construction on your space in a way that preserves labor harmony.
  • Right to Withhold Consent. The landlord will most likely try to make sure that your avenues for addressing their failure to give consent on something like subleasing, for example, are limited and do not involve any financial liability for them.
  • Lease Document Length. A final landlord angle to be aware of is the fact that landlords usually prefer shorter leases in order to be able to sign tenants quickly. They will most likely present a shorter lease with terms that are more favorable for them in the hopes that a tenant will sign without making too many changes.

As you enter negotiations for a space, be aware of what the landlord is looking for so that you can understand your leverage and the priorities of both sides.

If your business is interested in Overland Park office space for rent, give a commercial real estate broker in Overland Park a call at 913-685-4100!


7 Ways to Bring Summer Fun Into Your Office Space in Kansas

7 Ways to Bring Summer Fun Into Your Office Space in Kansas

It can be hard to be cooped up inside all day during summer, even for working adults who are used to the lack of a summer break. Think about boosting the morale of your employees by making their summer at work a bit more enjoyable. When employees are happier, they tend to be more productive and work better with others—so everybody wins. Here are a few ways to encourage a little summer fun in your office, as suggested in the article “4 Super Summer Fun Tips For Your Business”:

#1 Let people enjoy the fresh air. 

Fresh air makes people feel better and a little more connected to the outdoors, so open a few windows if the weather permits it. You might also improve air quality by adding a few plants, which have been proven to reduce illness and even rid the air of pollutants.

In addition to increasing employee access to fresh air within the office, why not go the extra step and allow employees the opportunity to work outside when the weather is nice? Encourage them to bring laptops and direct them to outdoor areas where they can work productively. A little bit of fresh air will do everyone some good.

#2 Give extended breaks and lunches.

Every now and then, consider allowing your employees the opportunity to spend a little more of their day outside the office to enjoy good weather. They will come back feeling refreshed and recharged—and probably much more likely to overcome the lethargic afternoon doldrums that set in post-lunch.

#3 Throw summer parties.

Contrary to the comic heyday that TV and movies have had with company events, they can actually be really fun for employees and a great way to boost morale. Of course, these need to be carefully planned an executed—otherwise they might end up a little like an episode of The Office. But since people do spend a lot of time at work, they often develop close friendships that are worth nurturing. Company parties are a great way for employees to see both each other and management in a different light. Obviously, summertime events like these are a great way to take advantage of outdoor weather, so consider hosting events like rafting, ballgames, or picnics.

In addition to official company events, employees might enjoy and appreciate the occasional spontaneous gathering during the work day. This does not have to be anything big—just an hour at a park with some frisbees, snacks, and sodas. As long as these events don’t detract too much work time, people might appreciate a short opportunity to relax and enjoy the weather.

#4 Give a little time off.

This seems a bit drastic at first, but it can be beneficial to your business in the long run. Well-rested employees tend to be more creative, happy, and productive. Employees’ moods can affect everyone in the office, so it is beneficial to all to foster a happy atmosphere. Additionally, employees will remember and appreciate this time off for the rest of the year, especially since most people prefer time off in the summer to enjoy the weather or spend time with their kids.

#5 Consult Your Employees

Ask your employees themselves for summer fun suggestions, and then let them vote on what they want to do. This will get more ideas circulating, generate excitement for summer, and allow employees to feel like they have a say in planning things.

Companies like Google and Facebook have demonstrated the benefit of a little fun introduced to an office space. While you don’t need to go out and buy some scooters and ping pong tables, there are plenty of simple ways to introduce a little summer fun into your office and boost everyone’s mood, creativity, and ultimately productivity!

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


Three Things to Remove from Your Desk in Your Office Space in Kansas

If you haven’t cleaned off your desk in a while, it might be a good time to revaluate what you actually need on your desk. Not only does your desk affect your productivity, but it also says a lot about who you are. Here are a few things to consider removing from your desk, as suggested in the article, “What You Should Take Off Your Desk Right Now”:

#1 Useless Objects

Useless objects could cover a wide range of things. Think about old tax documents, thank you cards, knick-knacks, or random office supplies that you don’t use very often. These items are dead weight. If you haven’t used them in over a year or no longer appreciate their sentimental value, and might be a good time to get rid of them. Think about what positively affects your energy versus what just takes up space.

#2 Piles of Work

While it might seem like a good idea to pile up the work you have waiting for you on your desk, this can actually be a bit overwhelming and add to your clutter. Put those items away, and instead just keep the to do list on your desk.

#3 Computer Cords

If cords are still cluttering your desk, consider updating your technology. Going wireless will not only give you more workspace, but it will cut back on visual clutter.

Try to eliminate this clutter and instead keep things on your desk that both make you productive and boost your sense of well-being and energy!

If your business is interested in Overland Park office space for rent, give Kathy Woodward at DDI Commercial a call at 913-685-4100.


3 Office Rental Space in Kansas City Design Trends

Both lifestyle and business trends are starting to shape the way commercial property is designed and operates. These changes in commercial real estate mean that prospective tenants have even more options than before. Here are a few trends to look out for as suggested in the article “6 trends in commercial property”:

  1. The pop-up shop. Because consumers have started to do so much shopping online, both retailers and landlords have had to reevaluate their business plans. A new phenomenon called short-burst retail has developed to compensate for these losses. Businesses set up shop just for a month or so before moving, giving consumers a sense of urgency – they feel that they need to shop there before the store disappears.
  2. Open office hubs. In this age of entrepreneurship, micro businesses are springing up all over the country. These businesses are often run by young, creative individuals who thrive in more social office environments. By utilizing an open office hub setup, new business owners or freelance professionals can have access to the amenities of an office space with the culture of a coffee shop. Many spaces are also designed for older professionals on the verge of retirement who do not want to have to travel far to an office. Additionally, some landlords have avoided leasing hubs spaces to single tenants and instead offer individual memberships to the hub, which vary in price based on how often the professional wants to use the space.
  3. Workspaces for travelers. As business becomes more international, both traveling business people and international students looking to also work have started to seek office spaces that afford both the amenities of an apartment and all the equipment and facilities of an office space. These spaces are more than just apartments designed for long stays, as some business travelers are used to. The key to these new spaces is that they can serve as both a living space and an office space for travelers.

If your business is looking to rent a more unconventional office space, consider researching these three trends. You might find that a more communal environment or something conducive to travel or temporary retail could be perfect for your business.

If your business is interested in Overland Park office space for rent, give a commercial real estate broker in Overland Park a call at 913-685-4100.


4 Questions to Ask About Energy Needs for Your New Office Space in Kansas

Moving is a great time to look into your energy consumption and needs and make any necessary adjustments. It is important to start this process before you actually move, so that you can have everything set up as needed by the time you relocate. Here are a few questions to consider about your energy usage before a move, as suggested in the article “Moving: Time to Review Your Energy Needs”:

What are our energy needs?

Take some time to take stock of your energy situation and rethink what you need. Your energy requirements might be different at your new location, and you might even need to adjust the equipment you use in your office, so consider what your new energy necessities will be.

Who needs what?

Start with mapping out where everyone in your new office will be working and what equipment they will require. Will there be enough phone lines and outlets to accommodate your layout? Do you need to adjust your layout plan or add any power points to the office? If things turn out to be simply a matter of installing a few more phone lines or power points, try to set this up in advance of the move so that everything is ready by the time you get there. Put these things in sensible locations, because changing them after a move can be inconvenient and expensive.

What can be upgraded?

This can be a great opportunity to reevaluate what kind of technology you need and purge anything that is outdated. Perhaps this is a good time for your office to shift towards wireless technology, utilizing laptops instead of bulky desktops. If you can afford it, consider getting new and better printers rather than lugging old ones to a new space. These upgrades will not only make your move easier and possibly save you some money, but they might also have a positive impact on your productivity going forward.

What are our energy costs?

Even if an upgrade in equipment is not in the budget for you, now might be a good time to check your costs and see if you can get a better deal with other utilities providers. Go online to compare costs of different providers and see if you can save yourself some money by switching over to a new service when you move.

Take this opportunity to really evaluate your energy costs and needs going forward to make sure you will be as efficient and cost savvy as possible in your new space!

If you’re interested in moving to an Overland Park office space for rent, give us a call at 913-685-4100 to find out about our affordable office space in Overland Park!



Tips For Understanding Load Factor For an Overland Park Office Space For Rent

In order to understand load factor, it is important to be familiar with terminology such as usable square feet and rentable square feet. Here are a few terms and explanations to help you understand what you are actually paying for your square footage, as outlined in the article “What is the Difference Between Usable vs. Rentable Square Feet?”:

Usable Square Feet

This measurement consists of the space that a tenant will actually occupy when operating their business. Usable square feet could include either a full floor, minus elevator shafts and stairwells, or just a partial floor, depending on what space the tenant leases, but in either case, this measurement also includes things like columns, recessed entries, storage, private bathrooms, kitchenettes, hallways, reception areas, etc. While a lot of these things—such as electrical rooms or janitorial closets—might not be space that can contain a desk or cubicle, it is still all included in the usable square footage measurement.

Rentable Square Feet

Rentable square feet is calculated by adding usable square feet to a pro-rata portion of the common areas in the building. Pro-rata means that this portion is calculated based on what percentage of the building a tenant will occupy. Common areas include meeting spaces, lobbies, stairways, corridors, restrooms—any spaces that are used by all tenants of a building.

Load Factor

Load factor a number used in the calculation that determines the rentable square feet of a particular space. The load factor, also called the common area factor, is based on the percentage of common areas in the building, and can be found by dividing the rentable square feet in the entire building by the usable square feet in the entire building. This number is then multiplied by the usable square feet of a particular space to come up with the rentable square feet for that space. Once you have the rentable square feet of a space, you can multiply it by the rental rate being offered in order to come up with how much rent you will pay monthly or annually.

Understanding these three terms and how they are related can help you make more informed decisions when comparing different offices spaces. Look closely at the amount of space advertised or the rental rate to make sure you know what kind of square footage calculation they are using, what kinds of non-usable areas will be in your space, and what you will be responsible for in terms of common area costs.

If you are interested in offices suites for rent in Overland Park, give a commercial real estate broker in Overland Park a call at 913-685-4100!



Tips for Furnishing the Reception Area in Your Office Rental Space in Overland Park

Your reception area is the first opportunity to make an impression on customers as they enter the door. Make sure that you are presenting a positive image and making visitors feel comfortable by carefully selecting furniture for the reception area. Here are a few things to think about as you furnish the space, as suggested in the article “Choosing Reception Furniture for Your Office”:

  1. Make it aesthetically pleasing. Avoid the standard, boring waiting area furniture and take advantage of all of the furniture options that are out there. Find something that fits with your company and your interest in your customers. Consider things like color and durability as you shop.
  2. Find a professional reception desk. You want to let your customers know that you are organized and on top of things, so make sure to find a professional desk that will allow a receptionist to keep things neat and orderly.
  3. Don’t forget about the kids! If you are expecting kids in your reception area, consider providing a small table with toys, books, or puzzles for their entertainment. If there are kids around, you will also want to stay on top of cleaning up any spills and messes to keep the reception area looking clean.

Make a strong first impression on your customers by creating a comfortable, professional, and unique reception space!

Looking for Overland Park office space for rent? Give a commercial real estate broker in Overland Park a call at 913-685-4100!


Virtual Food Drive for Harvesters at Southcreek Office Park

Don’t have time to go to the store to contribute to a food drive?  Can’t find a nearby Harvesters collection barrel?  No problem, you can now help Harvesters online by participating in Southcreek Office Park’s virtual food drive for Harvesters!  All of the money donated by this virtual food drive will benefit Harvesters’ Healthy Eating Initiative.  Here are some more details on this fundraiser:

About Harvesters:  Harvesters aims to solve hunger problems in our community through a creative, holistic approach that uses four key initiatives.  All of these initiatives are informed by Harvesters mission of collecting food, distributing food, and educating the community about hunger.

About the Healthy Eating Initiative:  The Harvesters Healthy Eating Initiative has several different components, including adult nutrition education programs, local gardeners planting an extra row of fruits or vegetables for donation, “food rescue” of nutritious foods from local restaurants and cafeterias, and food drives—which is where our fundraiser comes in.  Harvesters needs donors to give nutritious, shelf-stable foods such as canned vegetables and fruits, peanut butter, and other proteins.

Goal: 500 meals ($1 = 5 meals)

Donation Link:

End Date: November 14, 2013

Visit the link to donate a few dollars and help Harvesters provide nutritious meals for those who go without!

Interested in Overland Park office space for rent?  Give a commercial real estate broker in Overland Park a call today at 913-685-4100!


Flu Prevention Tips for Southcreek Office Park Tenants

Check out the newsletter to learn more about an opportunity this October to get the flu vaccine through Southcreek Office Park, but know that the shot is not the only way to prevent the spread of flu in the workplace.  Here are a few more tips for keeping everyone healthy during flu season:

  • Be sure to cover your nose and mouth with a tissue when you cough or sneeze and dispose of the tissue immediately after you use it.
  • Take the time to wash your hands frequently with soap and water.  If you cannot wash your hands in a sink, clean them regularly with an alcohol-based hand sanitizer.
  • Try not to touch your eyes, nose, and mouth, as this is an easy way to spread germs.
  • Avoid close contact with sick people if possible.
  • If you do get sick with a flu-like illness, the CDC suggests that you stay home and avoid contact with others for at least 24 hours after your fever breaks, except to get medical care or other necessities (your fever should go away without the use of medicine that reduces fever).

Check out the September issue of Southcreek’s newsletter, What’s Up at the Creek? for more tips on how to stay healthy this flu season and information on our vaccine program.

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


10 Things You Must Know Before Signing a Small Office Lease in Kansas City: Part III

Here are a few more tips to keep in mind before signing a lease for an office rental space:

5.    Seek expert advice.  Consult someone throughout the negotiation process like a lawyer, accountant, or lease consultant who can work for the best interests of your business. They can advise you on what to negotiate for, include clauses for your business’s protection, and save you from signing anything that will cause money loss and problems in the long term.  You will most likely have a lot of questions throughout the lease negotiations, and an expert can help answer those questions with the best interests of your business in mind.
6.    Understand the space.  Sometimes the calculations for the square footage of a space are not exactly straightforward, so you will need to know how your landlord is measuring the unit space.  Is the listed size based on the space’s actual square footage?  Or does it include square footage that does not really exist?  Is it perfectly accurate?  You might also start by looking at smaller spaces in a building.  If you start with a smaller space and then ask about bigger ones, the landlord might try to entice you to the bigger space with good incentives.

Approaching a lease negotiation with a little bit of knowledge and a willingness to ask for help could prevent your business from making costly negotiation mistakes.

Give a commercial real estate broker in Overland Park ( a call at 913-685-4100 to find out about our available Overland Park office space for rent (!