overland park office space | Southcreek

The Difference Between a Commercial Lease for an Overland Park Office Space and Residential Leases

Renting a commercial space is a big responsibility and can majorly impact the success or failure of your business, so it is important to understand the difference between leases for commercial real estate and residential real estate before approaching a landlord. Both legally and practically speaking, commercial and residential leases are very different. Here are some main distinctions between the two:

No standard agreements. Typically commercial real estate leases are not based on a standard agreement or form, but instead each lease is customized to the needs of the landlord. This means that you as a tenant need to carefully examine each lease agreement different landlords offer.
Less legal consumer protection. Commercial leases do not have the same protection laws that are in place in residential leases. For instance, there are no rules to protect a tenant’s privacy or limits on security deposits.
Long, binding terms. It is difficult to break or change a commercial lease, as it is a legally binding contract involving a lot of money.
Flexibility and Negotiability. One of positive differences from a commercial lease is that they are typically subject to more negotiation potential than residential leases, since landlords are often in need of tenants and willing to extend special offers or accommodate special features that businesses might need.

You might already be an expert on residential leases, but make sure you understand how commercial leases differ before you enter into negotiations for a space!

If you are interested in commercial real estate in Kansas City, give us a call at 913-685-4100 to find out about our available office suites for rent in Kansas City!

5 Overland Park Office Space Makeover Tips: Part II

Make sure that your office space is making a positive impression on customers and clients and is a hospitable environment for your own employees. Here are a few tips for transforming your office space atmosphere (you can read our first post on this topic here: 5 Overland Park Office Space Makeover Tips):

3.   Floors. These are a subtle but important element of your office decor. Your office can appear neglected if you have worn floors or carpet stains, so consider replacing these old floors. You might consider durable laminate or bamboo flooring for a look that is both natural and bright. Carpet tiles are also available in a wide variety of sizes, styles, and colors. These have the added effect of absorbing sound, and individual carpet squares can be replaced as they wear out to keep the carpet looking new.
4.   Clutter Control. Clutter can make a space seem crowded and unproductive. Encourage your employees to keep their spaces clean and organized, and keep supplies out of sight by adding doors to cabinets and shelves in shared supply spaces. If you have a lot of clutter, you might also consider an external storage unit or a portable storage unit in your parking lot.
5.   Scents. Pleasant scents can improve the atmosphere of any space. To invigorate your atmosphere, use scents like camphor, mint, or eucalyptus. Scents like lavender or vanilla can create a relaxing space. You can choose between using plug-in scents, reed diffusers, oil diffusers, or scented wax warmers.

Taking simple makeover steps like these can go a long way to improving your office environment!

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

5 Overland Park Office Space Makeover Tips

Anybody who walks into an office space immediately gets an impression. Some spaces are welcoming and comfortable, while others are musty or cold and stark, demanding a makeover. Regardless of what kind of office space you have, be it open-plan or a floor full of cubicles, here are a few office decorating principles that can help you create an atmosphere that will be inviting to both employees and clients:

Walls. Sometimes simply a fresh coat of paint can reenergize an office. Chose colors that fit with your industry. If you do not know what colors to choose, light greys or warm beiges are always cozy yet professional. Consider adding wall decals with sharp, crisp patterns. There are hundreds of decal patterns available, or you can custom design some. If your office has cubicles, try ones with glass panels for a more modern look—you can even have your business’s logo etched into the glass.
Lighting. Neither employees nor clients find traditional fluorescent lights particularly attractive or comforting. Think about replacing those harsh white lights with warmer shades of LED or energy-efficient fluorescent lighting. Save even more energy by opening window shades and blinds during the day to allow for natural lighting. You might also consider using desk and floor lamps instead of overhead lighting for a more relaxed atmosphere.

Check back for more tips on how to improve the atmosphere of your office space with a few simple makeover tips!

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

4 Reasons Plants Belong in Your Overland Park Office Space

If you are looking for an inexpensive way to improve your workplace, consider adding a few plants to the office. Not only do plants create a welcoming and pleasant atmosphere, but they contribute to the well-being of both your employees and clients. Here are four ways plants can contribute to a better work environment:

Aesthetics – Plants can relieve a little bit of the drab atmosphere of plan and rigid office furniture. They make a space seem more inviting and relaxing, which can help relieve employees’ stress and contribute to overall job satisfaction and productivity.
Better Air Quality – Plants both release oxygen and absorb pollutants. Studies have shown that growing indoor plants can help eliminate volatile organic chemicals in the air produced by business machines, fabrics, carpeting, and more. Plants can also improve humidity in dry environments, which can relieve respiratory discomfort and fatigue.
General Well-Being – People who inhabit spaces with plants have been found to have better moods, increased focus, and higher cognitive performance.
Decreased Background Noise – It is a lesser known fact that plants and plant leaves reflect or absorb noise, which can be a welcome relief in a busy office environment.

Your plants do not need to be high maintenance—air plants require less care and can sit on a desk or hang from a ceiling. Do a little internet searching to decide what kind of indoor plants would be best for your office, and start enjoying the effects of an inexpensively improved office space!

If you are interested in Overland Park office space for lease, give a commercial real estate broker in Kansas City a call at 913-685-4100 and set up a tour of one of our spaces!

Dealing With Operating Expense Cost-Pass-Through for an Overland Park Office Space

Basic cost-pass-through information: Make sure you know whether the starting point for your lease is an expense stop or an operating expense cost-pass-through, and what calculation method is the norm for your market. Depending on your area’s market, the base year for your cost-pass-through could either be the first year of your lease or the current year, and either the calendar year or fiscal year. Your lease might include an expense stop that stipulates that you pay for any costs above a certain point—if this is the case do a little research to make sure that your expense stop is current so you do not get stuck paying any unexpected additional fees.

Cost-pass-through protection: Operating costs for a partially occupied building are significantly less than for a full building, so you will want to factor this into your lease writing if you are moving into a new or partially occupied building. Add a little protection to the cost-pass-through provision in your lease by requiring your landlord to base the calculation of your annual cost-pass-through on a 90% or 95% occupied building. A provision like this will protect your business in the event that you move into a building that takes a while to lease up.

Looking for office suites for rent in Overland Park? Give Kathy Woodward at DDI Commercial a call at 913-685-4100 to find out about our available spaces!

Questions for Leasing Industrial Overland Park Office Space

If you are looking into industrial commercial leases, here are a few questions you might want to ask to understand what you are getting into:

What is the base rent for the usable square footage? Many commercial leases spell out a base rent, which is the cost of the actual square footage of the office space. But your monthly rent could be increased by the addition of CAM fees and “loads.”
Are the lease terms negotiable? Some examples of negotiable terms could include the base rent, security deposits, free rent, lease length, annual rate of increase in rent and fees, and how frequently you will have to pay fees.
Are there added costs besides rent? If there are any property fees, special taxes, load fees, CAM or other fees, get them in writing. Be sure that your lease clearly identifies each fee, the amount of the fee, and how often you have to pay it.
What will your costs be in the future? How much can rent or other fees be increased each year? What is the maximum amount or percentage these costs can be raised annually? Beware of low percentage caps on load fees with hidden rent increases.
What does your rent cover? Make sure you know what taxes, services, and utilities are covered by your rent, versus what you have to pay yourself.

Be sure to ask yourself these questions as you look into industrial commercial spaces!

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

10 Tips for Moving Your Business to a New Kansas City Office Space: Part IV

Here are a few final tips to keep in mind as you pack up and move your business to a new space:

9. Notify people and update your contact information. You will need to put your new address on everything from stationary, to business cards, to your website. The first and most important thing you should update is your website (this is also usually the cheapest and easiest). You will also need to notify you bank, creditors, the post office, etc. Notify any clients that you bill, so that they can update their own contact information and send payment to your correct address. It is also a good idea to spend a little time looking for referral directories online that your business might be listed in so you can update that contact information as well. In order to make sure you cover everything, create a list of everyone you do business with and all of the places you advertise to make sure you do not miss something important.

10. Make a checklist. A good way to stay on top of the whole process is to make a checklist of all of the things you need to do for the move. Cover everything from tasks to do beforehand, necessary supplies, and a plan for unpacking (remember that putting your business back together will be a time-consuming process as well). Include things like double checking at least a week before you move about internet and phone service in your space, that signs are up, permits are ready, and other little things that can be lost in the shuffle of packing and moving. Remember that it is almost unavoidable that something is going to get overlooked, go wrong, or get lost in a move, so try not to worry about every little problem—just handle each one as it arises!

Keep these tips in mind as you plan your move!

To find out about our available Overland Park office space, give a DDI commercial real estate broker in Overland Park a call at 913-685-4100!