Address: 12920 Metcalf, Overland Park, KS, 66213
Building: Southcreek Building II
Rent is not the only expense you have to plan for when signing a lease for commercial property in Overland Park, KS. There are a lot of different hidden costs and fees associated with a space, so make a list of questions to ask before you actually start looking at office spaces for rent in Overland Park, KS. Here are a few terms to be familiar with that can help you avoid being blindsided by major financial consequences down the line, as defined in the article “Three Things to Keep in Mind with Your Commercial Lease”:
Being aware of all of these financial factors is a crucial prerequisite to signing a lease. Not only do you need to make sure that your business has the budget for a particular space, but knowing these different variables will help you more accurately compare spaces to get the best deal possible.
Working with a broker can really help you understand these costs in commercial space for rent in Kansas City, particularly how the market in a certain area affects them. Make sure that the broker you are working with is actually working for you and is not representing the best interests of the landlord.
Social science, behavioral science, neuroscience – all of these areas are relevant to your office space for rent in Overland Park, KS, design. Research into these areas is helping designers figure out what makes a truly great office space. If you are looking for office space for rent in Overland Park or simply considering some upgrades to your current space, check out a few key elements of office space design and the scientific research that supports them, as described in the article “The Science of Office Design”:
Most people know the effects of different lighting – for example, florescent versus natural. But the science behind these preferences can give us even more details to keep in mind while looking for or designing a space. Warm lighting, for example, can help give employees a cognitive boost and reduce stress levels. Interestingly enough, this is something airplanes have been starting to use to help relax passengers!
#2 Noise Levels
Acoustics most definitely affect productivity and creativity in the workplace. Scientists have actually been able to pinpoint that 70 decibels is the perfect balance between noise and quiet. Anything louder than that will be distracting; anything quieter will feel unnatural.
It is almost too perfect to be true: scientists suggest that higher ceilings actually promote higher-level conceptual thinking, whereas lower ceilings are more conducive to mathematical thinking. So if you are in a line of work where you need your employees to make overarching connections and unleash their imaginations, that higher ceiling might be a good fit. On the other hand, if you need more contained tasks on a day to day basis, a lower ceiling might be a better option.
#4 Distance between things in the office
Something as little as how far you have to walk to another person’s desk can actually have an impact on how a business functions. There are also thresholds for this – for example, if you sit 80 feet or more away from a person, you are significantly less likely to interact with them throughout the day, and thus less likely to end up collaborating with them on work. Think about measuring desk distance in your office or strategically grouping desks to foster fruitful collaborations.
Along with distance, visibility is another factor in whether you will work with someone during your workday. If someone is in your line of sight and you get regular glimpses of them, you are more likely to interact with them during the day, and thus more likely to work with them on something.
Researchers have long suspected the positive impact of nature on humans, but recent research really confirms how much of a positive effect nature can have on stress levels. Seeing plants, breathing fresh air, or having a view of the outdoors can strongly influence not only stress levels, but also performance. Research also shows that this nature has to be the real deal – just a video of nature has the same effect on employees as a blank wall!
It’s a simple truth: our environment affects our mental state, which in turn affects our performance as work. Whether you’re in the process of looking for commercial real estate in Olathe, KS, starting to think through the design of a new space, or simply considering some changes to a current office, there are big and small ways to implement these principles.
Not only will your employees feel more positive about their environment, but this translates to better productivity and will ultimately benefit your bottom line.
There are a lot of factors that go into leasing a new office space for your business. It is tempting to think about just your immediate need for a new space, especially if you are getting cramped in your current one, but it pays in the long run to think about a variety of factors. Before signing a lease for an office space for rent in Overland Park, here are a few things to think about, as suggested in the article “10 Questions to Ask Yourself Before Choosing an Office Space”:
#1 Long Term Needs
Especially if you are a new business, you want to consider the long-term growth of your company and what your needs might be down the line. If your company can afford it, you might consider renting a little extra space – which would put some pressure on you to work hard to fill it. You can also try to negotiate for shorter lease terms with options to renew, or ask your landlord about first rights to renting a nearby space if it becomes vacant and your business needs to expand.
#2 Location of the Office Space for Lease in Overland Park
This is key in any real estate decision.You want to make sure that your new location will still draw your clients or customers – or that there is plenty of potential for a new client/customer base. For example, your business might be getting a deal by moving to the suburbs, but will this be cancelled out by a loss of clients?
Another aspect of location to consider is the effect on your employees. If your new location will necessitate a long or expensive commute for them, you might be in danger of losing employees. Consult with key staff members before making this decision so that you know where everybody stands.
Before you even consider renting a space, make sure your ducks are in a row in terms of budget. Particularly if you are a new company, a potential landlord will most likely want to see tax returns, financial references, bank statements, and possibly rent upfront or a bank letter of credit. You will also need to pay a security deposit and maybe even offer a guarantee. Some small businesses need to have owners offer a personal guarantee, but try to avoid this at all costs, as you will then be personally liable if your business can no longer afford the space.
#4 Right Atmosphere
Not only do you want to make sure you are in the right location for your clients, but also that the design of the space itself sends the right message. If your space looks too expensive, clients might be wondering about what their money is really going to, but on the other hand, if your space looks too cheap or dingy, clients might be concerned about whether your business is financially stable.
Does the building have enough parking? What is the cost of parking to customers and employees? Think about how convenient it will be for both customers and employees to park, and try to do things like validate customer parking tickets or get special parking rates for employees. If parking is too much of a hassle, you run the risk of losing both clients and customers.
Also make sure that the building is up to the standards of the Americans with Disabilities Act. If a building isn’t currently in compliance, this could be a huge expense to your company down the line.
#6 Lease Ownership
Make sure you know exactly what will happen in the event that you want to sell your company or move to a different space. Some leases will hold previous owners liable even if they are no longer in the space, so make sure your lease is clear about this, and talk about the possibility of an assignment clause or subleasing.
#7 Lease and Rental Rate Security
Even if you aren’t sure what your business will look like in a few years, you want to negotiate thinking as long term as possible. It would be terrible to get settled into a space for a few years, only to find that the landlord is ready to rent to someone else. If possible, negotiate for options to renew, as well as put a cap on rent increases (for example, no more than 5%).
From looking at potential spaces, to preparing your company, to negotiating the lease itself, there is a lot of legwork that goes into acquiring a new Kansas office space for rent for your company. Do your homework upfront and make sure you know what you are getting yourself into before making any big decisions.
It might also be helpful to work with a tenant broker – there are even some that work with startups specifically – because this person can help you navigate the nuances of the commercial real estate market and lease negotiation.
Relocating a business to a new office space for Lease in Overland Park, KS, is stressful for employees, whether you are moving to a new city entirely or even just across town. Employees might be excited about new growth and opportunities, but also concerned about logistics and change in general. Thus, it is important for the leadership in a business to thoughtfully plan how to make this a smooth transition, which will ultimately help workflow continue and won’t hurt your bottom line. Here are some suggestions for supporting employees during a move to a commercial office space for rent in Overland Park, KS, as suggested in the article “5 Ways to Make Corporate Relocation Easier on your Employees”:
#1 Excite and prepare them for a new commercial space for rent in Kansas City
Giving your employees plenty of information and building excitement for a new location can help relieve a lot of stress, particularly if you are moving to a new city. Here are a few things that you could think of doing, especially with the help of HR staff:
Doing all of these things can build some excitement for what a new location has to offer, plus help remove some of the major and minor stresses of moving. The less employees have to worry about these details, the happier they will be and the more uninterrupted work flow will be.
#2 Give what assistance you can, and be clear about what you can’t.
Be clear upfront about your policies on compensating employees for the move. Will you help them find housing? Cover some of their moving expenses? Is the relocation temporary or permanent? Answer these questions right off the bat – communication is key in getting your employees to trust your business and buy into a big transition. You might even consider holding a meeting specifically for employees to raise any questions and concerns they might have.
Even if you don’t plan to offer official assistance in finding permanent housing for each employee, you could still give everyone suggestions for temporary housing for when they first arrive, such as long term hotels, or even Airbnbs.
#3 Hire a reliable moving company.
Finally, when moving time actually arrives, do your employees the favor of hiring a reliable moving company. Employees will have enough to worry about without the stress of arriving at a new office to find their files jumbled and their equipment damaged. If hiring a moving company for the personal moving side is part of your relocation package, your employees will also appreciate not having to worry about those belongings.
The key to a successful move to office space is reducing as much stress as you can for employees! Try to give them as much assistance as you can and be open and transparent about the whole process.
If your business is interested in relocating to commercial property for lease in Overland Park, KS, give us a call at 913-685-4100 to find out more about our office space for rent in Kansas City.
The Recession of the Late 2000s was certainly not an ideal turn for small businesses, but times of economic crisis do have on advantage for businesses: it is often a great time to hunt for office space for lease in Overland Park, KS. This has been especially true for small businesses, since larger businesses are downsizing and often subleasing spaces. For small business who act quickly, there is the possibility of being able to choose between multiple offers from landlords, and even leverage those different offers into negotiation power. Here are a few key tips for small business who want to take advantage of this renter’s market, as suggested in the article “6 tips for renting small business space”:
#1 Look for small Kansas office space for rent
One result of an economic downturn and a tenants’ market is more available spaces for businesses, but typically small ones. Landlords are looking for security and want to diversify their leases, so they are starting to look for a variety of small tenants rather than just a few big ones, which means they are splitting up previously big offices into smaller spaces for small businesses. This means the best deals are for small spaces, so keep an eye on that market and take advantage of investigating and comparing several options.
#2 Use your negotiating power
Never accept the listing price on a lease. Because landlords are especially hoping for higher rental payments in a tough economy, it pays to be on your guard for too-high prices. While you might not be able to get the rent itself lowered, you might be able to negotiation for concessions, such as an allowance for improvements or a period of free rent. This means the landlord doesn’t have to back down on the rates they are asking, but you can still get more value for what you end up paying.
Other things to negotiate for include a cap on annual increases (to protect yourself from inflation and rising rates), expansion options, management fees, and even bonus items like parking or snow-clearing services.
#3 Be picky about the lease term
While landlords generally tend to favor longer leases, in a tenants’ market you are much more likely to get the length you want, so don’t be afraid to ask. On the one hand, this could mean that if you are a startup business you have the flexibility of signing a short lease so that you are not stuck in the unfortunate event that your business fails or the fortunate event that you outgrow a space. On the other hand, if you foresee a stable future for your business, you have the opportunity to take advantage of long term cheap rent with a longer lease.
#4 Do your research on office spaces for rent in Overland Park, KS
One element of the research you should do is learning about your market. The best way to do this is to see a lot of different spaces so that you know what rates and amenities are out there and you can make educated comparative analyses – keeping track of details on spreadsheets is a good way to do this.
Another aspect of research is looking into the landlord of a property. Creditworthiness of landlords could be questionable in a rough economy, so it is important to know where your business owner stands. Are they in over their head with loans? Debt? You might find out a little more by running a credit check, as well as gathering some information from current tenants in the building.
Part of doing good research might also be working with a broker. In a tough economy, often landlord are willing to make a lot of concessions, and an inexperienced tenant might not even know to ask about certain things, like escalator clauses, more favorable termination terms, or mitigating personal guarantees. A broker can be in your corner and make sure that you don’t get taken advantage of.
#5 Be prepared for security deposits
Unfortunately, while a lot of aspects of leasing are favorable for tenants during an economic downturn, slack on the security deposit is not one of them. Landlords tend to be even more concerned about this because of the high level of risk. Not only are you concerned about your landlord’s credit trustworthiness, but they are extra concerned about how much of a risk you are. Be prepared to pay as much as 10% of your total lease as a security deposit, as well as submit a letter of credit or even offer a personal guarantee. This is especially important to landlords who make a lot of concessions, such as improvements or repairs to a space, because they don’t want to sink that money into a space only to get it back in just a few months.
Economic downturns are rough on small businesses, but for business owners who can read the market, they might just have long-term benefits in terms of cheap commercial real estate.
Moving a business of any size to a new office space for rent in Overland Park is a pretty daunting task, and should be broken down into manageable steps to keep your business running smoothly throughout the relocation. Here are a few different aspects of moving to prepare for, as suggested in the article “Office Relocation: 9 Must-Know Tips for a Smooth Move”:
Organizing for a Move to an Office Park in Kansas
Before you even reach the packing stage, there are a lot of logistical details to organize. Ideally, you want to start the planning process for a move 4-6 months ahead of time in order to prevent the process from becoming overwhelming. Here are a few things that you should take care of well in advance for a smooth move.
The actual act of putting things in boxes can be daunting, so here are some tips from a professional moving company for how to pack different items in your office, as suggested int he article “Packing for an office move”:
Besides packing, you should also make sure that by the day the moving company comes, you have already deep cleaned the office and gotten rid of any unwanted items – donate old furniture, shred old papers, etc. It is also helpful if you empty out all wastebaskets, as well as provide your moving company with a clear diagram of your new space so they can make sure the labelled/coded items end up in the right place.
Moving requires some serious coordination, but it doesn’t need to affect the bottom line of your business if you approach it in a timely, organized way.
If your business is thinking about relocating to commercial property for lease in Overland Park, KS, or executive suites in Overland Park, give one of our brokers a call at 913-685-4100 to find out about our office space for rent in Kansas City and even set up a tour.
Now is a good time to look for commercial real estate in Kansas City for small businesses. Whether you are looking to upgrade, relocate, or simply expand, here are some Dos and Don’ts for how to approach this search for office space for rent in Kansas City from a careful, analytical perspective, as suggested in the article “How to Lease Commercial Real Estate: Part I”:
As you’re looking for a lease and trying to save money for your business, there are some things you should avoid. Don’t…
Here are some things your business should keep in mind as you look for a space. Do…
Make sure as you are comparing sizes costs that you are comparing apples to apples (i.e. usable square footage vs. rentable square footage). This also might require a visit to the property to clarify.
When you are making this kind of decision for your business, you want to make it as fact-based as possible. Keep detailed notes on different properties and let your business sense rule your decision-making.
If you’re interested in office space for lease in Kansas City give one of our commercial real estate agents a call at 913-685-4100 to learn more about our commercial property management in Overland Park, KS.