5 Things to Know About Subleasing an Overland Park Office Space

5 Things to Know About Subleasing an Overland Park Office Space

A lot of tenants want the option to sublease their office space if necessary—either for financial reasons, because they want to move to a different space, or because they have more space than they need. It is important to account for this possibility in the first place when negotiating a lease, but it is also important to go back review these terms and understand the process before actually starting to look for a subtenant. Here are a few things to know about subleasing a space, as outlined in the article “So You Say You’re Subleasing”:

#1 Landlord Approval

Most leases that allow a tenant to sublet the space still stipulate that the landlord must give consent regarding the new tenant. An important thing to address in your original lease is the this actual consent procedure. When does the landlord give their consent? How do you as a tenant make a request for consent? Do they have to have reasonable proof for rejecting a potential sublessee? Some leases also allow the landlord to take back the space you might want to sublease, which would excuse you from paying rent for that recaptured space. Make sure that if you are thinking about subleasing, you fully understand your lease’s terms regarding this process.

#2 Rental Rates

Often leases allow the tenant to determine the rental rate for the subtenant, although some leases include a profit sharing clause that allows landlords to keep 50% or more of the profits from the sublease, particularly if the rental rate is higher than the original rate. If there is a profit sharing clause in your lease, make sure that you are careful to discuss how broker fees or the sale of any furniture factors into this division of the profits.

#3 Lease Term

The term of the lease for the sublease tenant cannot be longer than the term for the original tenant. However, extensions to the lease term can be a grey area. Often the original tenant is the only one who can negotiate with the landlord for an extension, not the subtenant.

#4 Prime Lease Rights and Obligations

Generally, unless specified otherwise in the lease, a subtenant inherits all of the rights, benefits, and obligations of the original tenant. This includes things like parking rights, insurance costs, tenant maintenance, etc. This also means that any alterations a subtenant wants to make should be in accord with the requirements in the original lease, including the possibility of removing those alterations at the end of their term. Any exceptions to the original lease should be clearly spelled out in the subtenant’s lease.

#5 Relationship Between Subtenant and Landlord

Typically a subtenant has a non-direct relationship with the landlord, which means that the tenant cannot pursue legal action against a landlord if a landlord fails to meet their expectations in a lease—for example, maintaining the building. For this reason, tenants who sublease typically want it included in their lease that the original tenant has to make a reasonable effort to get the landlord to meet their obligations.

If you’re thinking about subleasing your space, be sure to review your original lease and talk to your landlord so you know what your costs and obligations will be. Be ready for a subtenant to negotiate, and make sure the obligations and rights of both parties are clearly spelled out in a new lease so that the transition is as smooth as possible.

Looking for an office space for lease in Overland Park? Give a commercial real estate broker in Overland Park a call today at 913-685-4100 to learn more about our available spaces and even set up a tour!


3 Ways To Save Time And Money When Negotiating Your Overland Park Office Space Lease

3 Ways To Save Time And Money When Negotiating Your Overland Park Office Space Lease

A big difference between the world of commercial real estate and residential real estate is the negotiations you can use for incentives and price allowances in commercial leases. Here are a few ways to save time and money through negotiation, as outlined in “Tenant Leases: Save Time & Money In The Leasing Process”:

#1 Have the perfect team.

It is important when negotiating for a lease to understand the space you are looking at. This could mean opening your doors to new people and consultants, like engineers, lawyers, and contractors, to help you with the process. Having these third party professionals on your side will make a huge difference when striking a deal with the landlord.

#2 Be engaged in the process.

As much as a team will help in the process of making sure you are getting just what you want, you can’t leave it up to them to make the final decisions. Be engaged in the negotiation process, make sure your voice is heard, and don’t settle until what you want is achievable. After all, this is your business and you want to be comfortable in the space you are renting.

#3 Understand the issues.

A division of labor will help you make the transaction for your business smooth and easy. Keep an eye on everything that is happening in the lease agreement and take notes on anything that may cause issues with daily operations.

Understanding the ways of negotiation in real estate can help your business find the best possible deal!

Are you looking for new office space for lease in Overland Park? Give a commercial real estate broker in Kansas City a call at 913-685-4100 to find out about our available spaces!


4 Ways A Lease For Your Office Rental Space In Kansas City Differs From A Residential Lease

4 Ways A Lease For Your Office Rental Space In Kansas City Differs From A Residential Lease

There are a few differences between residential and commercial leases—leases used for housing and apartment rentals versus warehouse or office space rentals. Here are a few particular things to be aware of that differentiate a residential space from a commercial space, as outlined in “Differences Between a Residential and Commercial Lease”:

  1. Laws about Habitability. When renting a residential space, landlords are required to provide a habitable space. If there is infrastructure, infestation, or heating problems with a space, the landlord is infringing on the tenant’s rights. However, this isn’t exactly the case for commercial space, although habitability could be a good negotiation point.
  1. Protections. Because it is assumed that commercial tenants entering into a written contract have knowledge or experience in doing this sort of business, there are a lot less legal protections in place for the tenant than there are for the average residential tenant.
  1. Negotiation. Negotiation plays a larger part in commercial leasing agreements. Tenants are expected to contact third party professionals to help give them insight for negotiating the price or incentives for the space.
  1. Lease Agreement. Commercial leases are usually more unique than residential agreements. Most of the time they are designed according to the tenant’s needs and the amount of time the tenant plans on using the space. This could range from one year to five or ten years. These set lease terms are then up again for negotiation once the term is over.

Even though you might have some experience with personally renting residential space, it is important to be aware of the differences in a commercial lease and how you can use those differences to your advantage.

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



A Checklist for Your Overland Park Office Space

A Checklist for Your Overland Park Office Space

Leasing a space can be a very tiresome process. In order to avoid headaches and problems down the road, try using this checklist to make sure you are taking all the right steps before signing the lease, as described in the article, “Do’s and Don’ts for leasing a space.”:

Did you check how much space you need?

Every office has its own cultural habitat that needs a certain amount of room. Maybe your office space is looking for a more open workspace where employees can easily see each other and interact. Maybe you are better off with closed or sectioned off rooms for intimate meetings. Either way you will want to know how much space you need before picking the perfect spot. Remember if you lease a space that is too big it will feel empty—on the other hand, if you lease a space that is too small you might hinder your businesses growth. So consider the size and the necessity of important rooms before signing that lease!

Did you check prices elsewhere?

Compare! Compare! Compare! Looking at similar spaces in the same city is a good idea for anyone looking for office space. To truly understand the market one needs to find out what rate similar building with similar specifications are being rented for. Ignore any data about rental rates transactions that are over a year old. Check addresses, square footage, age and location, and then compare among places with similar prices. 

Do you know who you are working with?

Remember when looking at office postings that the realtor is working directly with the landlord and wants to work to get a better deal for the landlord—this is their job. So in other words, don’t expect this realtor to help represent you in the transaction. Maybe look into working with a realtor directly who will help you find the best price for you.

Did you look for similar features and incentives?

When looking at spaces it is a good idea to look at a few different buildings. As outlined earlier, you are going to want to check prices and compare them to other buildings. However, this isn’t the only thing that should be compared when shopping around. You may want to look into what other business owners have received in terms of incentives from their landlords. Things like minor improvements or moving allowances are not uncommon among landlords who are looking to rent out space.

Are you sure the lease is correct?

It is never a good idea to assume that the lease is correct when signing for your new office space. Things that are said verbally might be left off the written lease or just completely forgotten by the landlord. New business owners who are looking for office space might look into getting a real estate attorney in order to save some money in the long run.

Did you get quotes in writing?

On top of making sure the lease is correct it is also a good idea to make sure you have all the quotes you were promised in writing. This seems like a no-brainer, but disputes about oral versus written agreements are not uncommon. You need to make sure to look at a few things before settling for a space, such as if the fees you are responsible for or rental rates change monthly. For instance, you might be looking at a space that is $5.50 per SF, but that rate could change to $25.50 per SF in the future, so just double-check before signing.

Do you understand the building zone restrictions?

Mistakes in zoning restrictions can end up being costly for you. Some places require a special permit from the city if you want to set up a retail business in an area. That means if you want to set up your new shop in the hip industrial area of town, you may need to sign up for a permit. So make sure you check with the building owner beforehand so you don’t have issues once you have already shouldered the cost of moving.

Did you read every line in the lease agreement?

Make sure to read every line in the lease agreement. Unlike residential real estate, there are no laws in place that protect you when signing up for commercial real estate. Make sure you know who is paying for what and how your money is being spent. Figure out who is paying for taxes, janitorial services, insurance, and even ground maintenance. Steer clear of verbal agreements and assumptions, and only focus on what is in writing.

Before signing the lease make sure you have checked all aspects of both the space and the document so you know exactly what you are getting!

If you are looking for Kansas City office space, give a commercial real estate broker in Overland Park a call at 913-685-4100 for more information about our available space.


8 Insights For Startups in a New Overland Park Office Space

Managing and developing a startup company can be an all consuming task, one that demands drive, vision, patience, and a willingness to learn from mistakes. Here are some insights from successful business CEOs and founders who have been there and overcome the challenges associated with starting a business, as described in the article “Wisdom for Startup Growth, From 5 People Who’ve Been There”:

#1 Smart hiring

It can be hard for a small business to devote a lot of time to the recruiting and hiring process, but this pays off in the long run. Once you have a stable base of employees, think about how you can actively recruit new college graduates with the skills you need, and think about how you can tailor the application and interview processes to find the candidates best suited to your business. Multiple CEOs have cited that an early mistake they made was not devoting enough time to the interview process to screen both for skills and for whether or not a candidate is a fit in the company culture. One CEO recommended data driven interviews, which means that candidates are encouraged to bring evidence to back up what they say in an interview.

#2 Attract the right people

Once you can draw from a large pool of strong job candidates, start making sure that you are hiring people that you know will perform in the specific areas you need. It is important that these people are not only highly motivated, but also have the special set of skills to further the company, which means that it is important for you as an owner to keep your company’s interests at heart and communicate clearly to people what you need from them. Finally, don’t be afraid to change what you ask of them as you learn more about their individual skills.

#3 Teamwork and collaboration

Once you have a stellar team assembled, it is time to empower them to truly collaborate with each other. This can be a challenge for growing companies in particular, who want to maintain that small business culture even as they expand. Develop company values and your culture to demonstrate to the whole office what is really important to the business, and give employees feedback during regular review procedures. Another practical way of encouraging teamwork is designing your office to allow collaboration, as well as making sure that you yourself are accessible to your staff as much as possible.

#4 Customers and branding

Customer service is key for new companies trying to get their names out there. Focus on developing your brand and allowing your customers to help determine the direction it takes. Conduct regular surveys; ask customers what they like best about your business and run with that, developing your image in tandem with what your customers know and like.

#5 Don’t be afraid of change

Just because your company starts as strictly online or only making a certain product does not mean that you have to stay in that box. If good opportunities come along to get into other products or services or partner with other businesses, don’t be afraid to consider these opportunities, even if it means a shift from your original vision.

#6 Management and communication

Errors in management involving insular views and a lack of collaboration can have insidious long term consequences for a new business, causing problems that can be hard to find and fix. Communication across disciplines and departments in a business can be difficult and frustrating at times, but it is important for management to always approach these situations with an attitude of understanding and a desire to understand the viewpoints of others in the business. This will help create an overall culture of teamwork throughout the entire company.

#7 Learn from mistakes

A mistake is not the end of the world, but it is crucial to identify problems quickly, do everything you can to solve them, and then make sure you never repeat the same mistakes twice. But don’t let yourself dwell too much on the errors—every business, every entrepreneur deals with problems at some point, but how you bounce back from them is what is most important.

#8 Keep everyone connected

As your business grows, you will still want to keep everyone on the same page and moving in the same direction. Some practical ways to do this are to make sure people stay up to date and connected using technology, such as live streaming meetings to different locations, sharing videos, and allowing people to comment on things in a communal virtual space.

Starting a business means keeping a lot of balls in the air at once, but there is so much wisdom to be gained from those who have already succeeded on this path. Make it a priority to think about these overall goals and strategies, instead of getting lost in the day to day of conducting business.

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


3 Tips For Creating and Managing a Healthy Environment in Your Overland Park Office Space

3 Tips For Creating and Managing a Healthy Environment in Your Overland Park Office Space

Establishing and promoting a healthy working environment is essential to a happy, productive office. A healthy lifestyle is something that people primarily have to choose for themselves in their personal lives, but since people spend so much time at the office it can really help them to have a health conscious environment there as well. Here are a few new ideas that encourage healthy habits in the workplace, as outlined in the article “4 Tips For Improving the Health & Happiness of Your Office”:

1. Avoid Unnecessary Stress:

One thing that we hear over and over again at work is to avoid stress; it is the best way to stay healthy. And the experts aren’t wrong about this. Studies have shown that when we aren’t stressed out at work we tend to eat healthier, have better relationships with people in our lives, and be in an overall better mood throughout the day. All of these things are beneficial to employees both in their personal lives and in their work lives. It’s difficult to avoid stress altogether in an office, but trying to create a more comfortable environment and having a read on the office’s stress level is a good way to start making minor changes.

2. Encourage Progress:

Once you have the stress level down you can start encouraging people to make healthier choices in their daily routines. One way of doing this is to keep track of employee’s fitness progress or habits by creating motivational programs or competitions within the office. With this data you can keep track of departments goals, their overall health progress, and who is leading in making healthy choices. You’d be surprised the kind of improvements people make when they can see their progress in numbers and be recognized for their efforts.

3. Sustain a Healthy Environment:

After encouraging progress in employees and eliminating stress you have to maintain that healthy office environment. It is easy to fall back into old habits after a few weeks of healthy changes. The best thing someone can do is to create an overall health program for the office to be continued over a long period of time. This could include a number of things, like healthy snack options, office fun runs, and walks after lunch.  Common spaces and break rooms can be transformed into places where employees can relax and enjoy their time.

These changes are, of course, gradual but you’ll be surprised by the improved happiness and productivity of employees over time once these changes are implemented in a workspace.

If you are interested in finding affordable office space in Kansas City you may want to try a commercial real estate broker in Overland Park. Call 913-685-4100 for more information about our available space!


3 Tips for Outsourcing to Local Businesses Near Your Overland Park Office Space

As a small business owner, you’re responsible for keeping a lot of plates spinning at once. This can often mean that you and your employees are doing double duty on a variety of jobs. While it is good to keep costs down, sometimes outsourcing tasks is better for your business in the long run because then people can focus on their areas of expertise without getting bogged down by extra work. Here are some tips for partnering with local businesses to outsource some of your needs, as outlined in the article “A Match Made In Heaven: Tips for Partnering With Local Businesses”:

#1 Establish Goals and Expectations 

The first thing to do when working with a local service provider or vendor is to make sure that everyone is on the same page and that your goals and vision are clear. Lay out all of the details of the project or projects ahead of time, including things like overall budget, deadlines, and any other expectations. Make sure all of this is understood by both parties before starting any projects.

#2 Deal with Conflict Effectively

There are bound to be a few disagreements in the course of your relationship with this business, but if you want to form a lasting partnership is important to be mature and effective in your handling of conflicts. Address any problems as soon as they arise, rather than letting things compounds and worsen overtime. Create an environment of openness and communication, making sure that the partner knows that they are also free to approach you with issues as necessary.

#3 Check for Cultural Compatibility

It is also important to understand the culture of the business you’re partnering with and how it differs from your own business’s culture. Your relationship my depends on making sure that these cultures mesh. Do they work unusual hours? Are they easy-going? Do they preferred phone or e-mail communication? Getting a grasp of all of these aspects of a business’s culture well help you anticipate what working with them will be like.

Remember that good relationships are built over time, so be selective, but also be patient. It might seem like a big step to entrust another business with some of your work and to pay to outsource, but doing so could be very beneficial for your growing business in the long run.

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


5 Lease Renewal Strategies for Your Overland Park Office Space

Lease negotiation is something that should be taken seriously by businesses, especially considering that real estate can be the second most expensive cost for businesses. Particularly when thinking about negotiating a renewal for your lease, be wary of the ways that the market can drive up your rent or an aggressive landlord can push for unfavorable terms for your business. Don’t be hasty to sign an agreement; make sure you really understand what you’re getting yourself into, especially in a long-term lease. Often tenants end up at a disadvantage because they find it an administrative hassle to take care of the lease negotiation, but they also want to avoid the time and expense involved in relocating. Here are a few tips for you as a tenant to educate yourself before entering renewal negotiations with a landlord, as suggested in the article “Five secrets for successfully negotiating a commercial or retail lease”:

#1 Don’t fall victim to bullying.

Landlords often try to strong-arm their way into more favorable terms for themselves by approaching tenants early and proposing a lower rate if the tenant doesn’t use a broker. Even though hiring an experienced broker might be an expense for your business, it could save you a lot of money in the long run because they have the expertise to help you negotiate a more favorable lease for your business.

#2 Consider the costs the landlord.

If you as a tenant are thinking about relocating, consider that it’s not only a financial burden for you but also for the landlord, which gives you some leverage. Landlords have to pay construction costs, potentially retrofit the space, and spend a lot of time and therefore money preparing, marketing, and negotiating a new space. On top of that, commercial space does not normally yield a profit for the landlord until nine months after the previous tenant leaves. You as a tenant need to be aware that the landlord is just as anxious as you, if not more, about the money, time, and risks associated with you vacating the space.

#3 Do your research.

Even if you know you don’t want to relocate, It is still important to research the cost of relocation opportunities to both give you some leverage and help you reevaluate your space needs.

#4 Think about the bottom-line costs.

If you’re starting to feel like renegotiation is a hassle, take a moment to calculate what a poorly negotiated lease could cost you over the course of 5 or 10 years. In addition to thinking about your overall rental rate, also think about other factors, such as expansion options, landlord responsibilities, taxes, and operating expenses. These kinds of things can really hurt a tenant, especially if you’re not used to dealing with leases and unprepared to work for favorable terms.

#5 Start early.

Conducting all this research and negotiating effectively is a long process, one that you should aim to finalize at least six months before your lease expires, which means it’s worth thinking about around two years before the end date of your lease term. Additionally, taking charge and being proactive shows your landlord that you are seriously committed to finding the best deal for your business and you’re not willing to simply accept the terms they offer.

If your business is approaching the point where you need to start seriously thinking about relocating or renegotiating, consider a few of these tips to give you an upper hand in the negotiation process.

If you are interested in business space for rent in Overland Park, give us a call at 913-685-4100 to find out more about our office space in Overland Park, KS, or to even set up a tour.



4 Tips for Securing the Best Overland Park Office Space For Your Business

If you’re a new business hoping to lease an office space for the first time, there are a few steps you can take to break down this process and make it a little less overwhelming. Here are a few  tips for finding and leasing the space of your dreams, as suggested in the article “How To Find & Lease Retail Space,”

#1 Determine Your Budget

The most important thing to do before you even start looking for a space is to determine your budget, because this will help you narrow down your options from the start. You do not want to start your search by looking at spaces that your business will not be able to afford.

#2 Calculate Your Space Needs

If you can come up with a basic idea of how much office space you need – an estimate within about 250 square feet – this will also really help you narrow down your options.

#3 Compare Your Options

Now that you have your general parameters, it is time to find around five spaces that you know would work for your business. Don’t limit yourself to just one space, give yourself these options and then you can compare compare the details more closely. Some  important factors to consider are the size, cost, and location of the space.

#4 Negotiate the Lease

Once you have found a space that best suits your needs and budget, it is time to begin negotiations. This can be a tricky process, so you might consider seeking expert help to make sure you get the best possible terms.

Leasing a space can be an involved process, but a good place to start is by keeping these main steps in mind!

If you need to calculate square footage needs for your business, give Kathy Woodward at DDI Commercial a call at 913-685-4100.


4 Tips for Choosing an Overland Park Office Space Location

There are a lot of steps in finding the best commercial space for your business, and besides determining your budget and what you need in a space, location is another extremely important factor. Here are a few tips for choosing the best location for your business, as recommended in the article “How to Find & Lease Retail Space”:

#1 Safety

Obviously a main concern is going to be choosing a safe location, both for the benefit of your customers/clients and your employees. If customers feel unsafe, they are not going to want to visit your business, and employees need to feel secure when they enter and leave the premises, or you are going to have a difficult time recruiting and keeping staff. There are resources available, for example mylocalcrime.com, that can help you determine if the area where you are looking is safe.

#2 Accessibility

Make sure that you take into account what highways are near your space or if there is easy access to you through public transportation. This will make you more visible and guarantee that both customers and employees can reach you.

#3 Customers

It is important to know where your customer/client demographic is located and try to find a space near this target group or in a place that they will visit. Accessing government census information for an area online is one way to gather data on the population surrounding a space.

#4 Other Businesses

It is important to also take into account what other businesses are nearby. One thing you want to consider is whether there are compatible businesses near the space, which will make your location more appealing. It might seem odd, but you might also consider choosing a location near competitors, because this will guarantee that customers interested in your type of business will be passing through the area. This could be especially beneficial for your business if you are new and still working on building your reputation and attracting customers.

If you are interested in renting commercial real estate and you have already carefully planned your budget and considered your needs, considering the pros and cons of various locations can be a great way to narrow down your options!

Want to learn more about office space for lease in Overland Park? Give us a call at 913-685-4100 to learn more about available office suites for rent in Overland Park!