Finding Austin Office Space | Easy Way Vs Hard Way
Since 2004, Shire Commercial has helped Clients find, negotiate and close office space solutions. We mentioned the easy way vs the hard way in the title above. What is easy? Easy is hiring a fee -free professional to help YOUR company find the best office solution for your business needs.
Alternative? You can use the internet search lots of listings on your own and here is typically what happens:
- About 50-60% of office space listings are stale on the most prominent sites –
- Brokers or the site facilitators do not delete expired listings sometimes they just keep them posted with no updates.
- Waiting for a listing agent to call you back, some are good , some take several phone calls.
- Wasting your time and energy when you can dedicate your efforts more on your day-day business.
The Commercial Real Estate office game is played by representing the interests of the party we represent.
This means representing You as the tenant not the Landlord. If you go it alone, the leverage is given to the other party. Why? Because the other party knows you are most likely not immersed in the office market within Austin and Central Texas.
How to execute a good office lease?
- Contact us directly via our phone number listed on our site
- Complete our Free Analysis Form that provides us details on what your business requires?
- Once we analyze your needs, we will provide you an answer as to how we can help you
- Execute a rep agreement which provides to you “In writing” our responsibilities to you and vice versa
Timing
When should we engage? If your current lease expires in 90 days that is a good starting point. Anything further out than that is probably not necessary, your company has to be ready to execute a lease rather than looking and not being able to execute a lease for 5-6 months. Exceptions?
For large office spaces 5,000 square feet and higher, you may have extensive finish out. If you have this type of requirement then we should commence looking at potentials 4-6 Months out if you are currently leasing your office.
Rep Agreement executed – Next Steps
- Once we have a representation agreement with you ,it allows us to make further qualification calls, set tours, negotiate terms and review your lease with a commentary provided. For more information see the information we sent you in an email if you are working with us.
- Search surveys are provided to you that meet your needs – meaning we listed to what our Clients want
- We filter the properties one more time
- You select the short list of office spaces you want to tour
Tours Set and Office Lease Negotiations
- We accompany You on office tours
- Over 15 years of experience in renting offices
- Written offers are made and strategic negotiations based on real market knowledge and experience are implemented
- Lease Drafts are done once terms and conditions are approved
- Lease reviews are provided with commentary
Specialists in 2 Areas | Not Generalists
Shire Commercial focuses in 2 main areas for commercial real estate, there are others that say they do everything. We do not, why? Because it is pretty tough to be really good at everything, wouldn’t you agree?
Office Focus Breakdown
- Offices – Class A , B or C
- Sublease Office Space
- Medical Offices found in Class A-C type properties or standalone properties
- Office Condos for Lease or Purchase
- Locations: From Georgetown to San Marcos Tx
Warehouse Specialists
- Office -Warehouse Space
- Flex Space
- Bulk Warehouse Space
- Large Distribution Warehouse Properties 10.000 SF and higher
- Manufacturing Warehouse Property
Calculating Your Office Rent
How do you calculate your office rent per month? Lease rates can be expressed as a yearly lease rate or monthly lease rate as stated in our charts. To convert a rental rate (Divide the full year rate by 12) Example: $18.00 /12 equals a $1.50 per square foot per month. This will give you your monthly base rental rate. A base is defined as the amount of rent a tenant or sublesee pays without NNN expenses. An all encompassing office lease rate such as Full Service will include operating expenses along with janitorial and utility costs.