Southcreek News

Southcreek News

Office Spaces for Rent in Overland Park, KS: Doing More With Less

Worried that your business cannot afford enough office space for rent in Overland Park, or that you will quickly outgrow your space? This might not be as big of a problem as you think. Recently, a lot of businesses have been embracing a “less is more” approach to office space, and finding that a few key shifts in thinking about how to plan and run an office space can make a world of difference in how much space you actually need per employee. Below are some interesting new developments in doing more with less office space, as described in the articles “Rethinking Office Space” and “Smaller Offices, Higher Productivity.”

Small But Productive Commercial Real Estate in Overland Park

Businesses have started to think in terms of “smart offices” in order to both reduce their overhead and boost productivity. One real estate agency found that in their own office space they were able to reduce the number of square footage per agent from 282 SF to 39 SF without sacrificing efficiency. A big part of making this happen was rethinking the way the company designed their office space and taking into account new trends in the ways that employees work.

Flexible Office Space is Key

A lot of companies have been jumping on board with redesigning offices to be more flexible, and this can be a huge space saver among other benefits. Instead of giving each employee their own designated space, businesses are starting to leave open a lot of unassigned space for employees to use in various ways, as well as designated areas for quiet work, or even a few private offices that people can use as needed. Some companies are even changing their terminology to reflect these changes in use, for instance, calling conference rooms “client collaboration centers” or the work room “the production room.”

Creating flexible workspaces has been the result of other recent trends in business, such as the interest in promoting collaboration. Businesses are tearing down the walls of cubicles and encouraging employees to work together. These moves towards collaboration tend to be more successful with the aid of coaching and other sources of inspiration. Employees are encouraged to see these redesigned office spaces as opportunities for growth and embrace the mindset that the business is not limited by how much square footage it has.

Technology and Changing Work Habits in Office Parks in KS

Another big piece in being able to do more with less space is the effect technology has had on modern work habits. Because employees can use laptops, smart phones, etc. to be more mobile, they do not need to be at a desk all day, and offices can be more dynamic. Because businesses don’t have to waste money on as much space per employee, they can channel resources into other ways to grow.

Why You Still Need a Physical Space

Although businesses can get by with smaller spaces, having an actual office space is still an invaluable resource. Businesses need to have a professional space in which to meet with clients; a meeting at a coffee shop or fast food place will not always do, even in today’s mobile world.

In addition, having an actual location is a morale booster. Owners can see their employees at work and witness their successes, and employees can feed off of each other’s creativity and energy. Working on the go or at home can be a great break from the office, but there is no substitute for good old-fashioned teamwork and some human contact.

If you want to move your small and growing business into a more professional office space, a small, affordable office suite might not be such a scary leap. A lot of businesses worry that they will be trapped in a lease as their business grows, but there are plenty of examples of businesses who have adapted to smaller spaces, finding creative ways to thrive and freeing up financial resources for more important things.

If your business is looking at small office spaces for rent Overland Park, KS, give one of our commercial real estate brokers a call at 913-685-4100 to learn more about our available Kansas office space for rent!

Office Space for Lease in Overland Park, KS: 3 Tips For First-Time Renters

Looking for a new office space is a important moment for a new business. It can either be exciting and fun – looking at new spaces and imagining growth – or it can feel like a difficult and tedious venture. Here are a few tips and ideas to keep in mind when looking for that new and exciting office space for lease in Overland Park, KS, as suggested in the article “Renting Your First Office Space”:

#1 Choosing an Office Space for Rent in Overland Park, KS

Firstly look around and make sure you need a new office space. Are you an entrepreneur who is looking for an office out of necessity? Are you looking to grow your business in a new professional space? Or do you need to spend a little more time working at home or even in a co-working environment before committing to your own lease?

Once you’ve decided you need that space, make sure you are looking in the right location. Don’t be too far from your team, customers, or even home. Once you’ve made that decision make sure that you have enough space for employees, visiting customers or clients, and a little room to grow. Making sure you have adequate parking for both employees and visitors will also play a major role in your decision.

#2 Negotiating a Commercial Lease

Before signing a lease, think about a few questions: How long will you stay at this location? Is this a long-term move or just a temporary resettlement? These questions can help with deciding the lease length. You don’t want to be stuck with an office space that is too small that doesn’t allow growth. You also don’t want to be in a position where you have the space even after your business folds or sells. Apart from the length of the lease, understand the agreements you have with your landlord. How customizable is your office space? Knocking down walls and completely renovating a space could be an option, but it is best to find out before you are charged with damages.

#3 Get Help Finding Real Estate in Overland Park, KS

You can start the research and touring process on your own, but make sure to know someone you can call when you need help. There are experts out there who will definitely help with the sometimes overwhelming process of moving your business. Contacting a real estate broker or asking a trusted attorney is better than negotiating alone. A good broker or lawyer can help you determine any hidden expenses you might encounter in a lease or help you get concessions and provisions that are beneficial to your business.

So if you are looking for commercial office space for rent in Overland Park, KS, call one of our agents at 913-685-4100 for more information about one of our office spaces for rent Overland Park, KS.

Rent Office Space in Overland Park: How to Take Advantage of a Renter’s Market

The commercial real estate world is shifting, and landlords no longer control the game. Recently, businesses have been gaining a huge upper hand in acquiring Kansas office space for rent for great rates. Below are some negotiating tips for taking advantage of this trend and securing an affordable space for your business, as described in the article “How to Get a Good Deal on a Lease”:

Concessions in Your Office Space Lease in Overland Park

Because it is a renter’s market, don’t be afraid to be a bit bold in asking for concessions, including periods of free rent. This is especially true if your business is willing to take a bit of a risk and agree to a longer lease term. Conventional wisdom says that shorter term leases are better for new businesses, but these days landlords are so interested in getting long term tenants that they are willing to agree to a lot more. Since it might take a landlord as much as a year to find a new tenant for a space, they have a vested interest in offering businesses sweet deals to entice them into longer terms.

Create an Exit Plan in Your Lease

The lease a landlord gives you will be heavily in their favor, but that does not mean it is the agreement you have to end up with. Negotiate for clauses to create a little more security for you, and be sure to prioritize your needs. Think about what your deal-breakers are, and focus on pushing for those things before trying to push a long list of changes. Here are a few suggestions for ways to protect yourself in a lease:

  • Guaranteed Selling Points – Sometimes landlords advertise specific selling points, like high foot traffic or a certain occupancy rate, to attract tenants. Try to get these guarantees in writing and ask for concessions if the landlord does not uphold them.
  • Sublease – This is a common way tenants can protect themselves in the event that they want to leave a space or downsize before their lease is up. A subleasing clause allows a tenant to rent out some or all of their space to another, similar business.
  • Personal guarantee release or ‘Good-guy” clause – Most landlords will ask for some sort of personal guarantee, but there are clauses can mitigate the potential damage done if your business has to leave. In a personal guarantee release, the landlord lifts the guarantee obligations after a specified period of time, maybe 2-3 years into the lease. A “Good-guy” clause replaces the guarantee and says that a tenant who defaults on a lease is only responsible for the rent they owe before they leave the space, instead of until the end of the entire lease term. This is fairly uncommon outside of New York, but worth asking for.
  • Exclusivity – This clause protects businesses from a direct competitor moving into the property.

Beware of Hidden Costs For Commercial Property For Lease in Overland Park, KS

Leases come in different forms: gross leases and net leases. Gross leases generally include everything – taxes, maintenance, utilities, etc. On the other hand, net leases involve billing separately for taxes maintenance, insurance, etc., and these things are prorated based on how much space a tenant occupies. Regardless of which kind of lease you enter into, make sure you know exactly what expenses you are paying for, particularly when it comes to common area maintenance. These expenses will probably increase over your tenancy, but you can negotiate to ensure that prices won’t go up within the first year.

Another hidden leasing cost to be aware of is repairs and maintenance. Some landlords want tenants to pay for any repairs or updates to things other than the exterior walls, the roof, or parking lot. This means that the age of a building could really affect how much you end up paying for maintenance and repairs. Have the HVAC systems, electrical equipment, and plumbing inspected before you sign the lease, and bring up any warning signs in your negotiations.

Find Trustworthy Commercial Real Estate Brokers

Be careful about which brokers you trust. Remember that often landlords are paying a broker’s commission, so the broker might be biased in negotiations. Trust your real estate lawyer, and ask them for recommendations of good brokers, as well as have them double check details of your lease.You also want to make sure that the broker you work with has experience with the particular type of commercial real estate you are looking for.

That said, a good broker is essential to negotiating a good deal, since brokers will know the market and what concessions landlords are generally willing to give. Be proactive with your broker and don’t settle for a simple, standard lease.

This is a great time to take advantage of a renter’s market, but it is important to be a savvy negotiator in order to seek out the best concessions and avoid all the pitfalls of a commercial real estate lease!

If your business would like to rent office space in Overland Park, give us a call at 913-685-4100 to arrange a tour of a commercial office space for rent in Overland Park, KS.

Office Space 101: Understanding Commercial Real Estate in Kansas City

Is your business new to the process of finding an office space for lease in Kansas City? This process can involve a lot of new real estate jargon and some major financial pitfalls for an unprepared lessee. But fear not, here are a few terms and tips to know as you look for commercial real estate, as suggested in the articles “What is the Difference between Usable vs. Rentable Square Feet?” and “You Don’t Need So Much Office Space”:

Commercial Real Estate in Kansas City Terminology

When you’re looking for an office space to rent, there are some basic terms you should be familiar with. Here are a few to add to your list:

  • Usable Square Footage – This is the specific part of the property your business will occupy. If you are renting a full floor, the usable square footage includes everything on that floor, except elevator shafts and stairwells, and would encompass things like janitorial closets, electrical rooms, common areas, hallways, etc. If you are only renting part of a floor, usable square footage is all office space, private restrooms, and storage. Be aware that this also factors in odd areas like columns or recessed entries.
  • Rentable Square Footage – When you are renting an office space, you will also have to pay for areas in the whole building that all tenants use, including lobbies, stairways, meeting spaces, corridors, etc. So rentable square footage includes both the usable square footage and a share of these common areas, generally pro-rated based on how much of the property a tenant occupies.
  • Common Area – This was touched on briefly in usable and rentable square footage,  but can be further broken down:
    • Building Common Area – places a tenant shares expenses for in the entire building space (typically a tenant’s share is 6-8%).
    • Floor Common Area – specific parts of a floor that are common to all tenants on that floor (typically a tenant’s share is about 8%).
  • Load Factor – This is what landlords use to calculate rentable square footage based on the amount of common area in a building. To calculate the load factor, landlords divide the total square footage of the building by the total usable square footage of the building.

These different terms and calculations are essential to understanding how much you will pay in a lease and how much space you will actually get for that rate, so go into tours of spaces ready to do a little math.

Looking for Deals in Commercial Real Estate Listings in Kansas City

Renting commercial real estate can be a huge expense for businesses, so getting a good deal on a space is always a priority. There are a few different ways to do this:

  • Find the lowest price per square foot. This is the most obvious way to get a good deal. Compare rates at different available spaces to see which is the best deal per square foot. Make sure you are aware of rates for both usable and rentable square footage so you are truly comparing apples to apples.
  • Find a smaller space. This does not necessarily mean sacrificing your goals for your space or downsizing. Finding a good deal is a hit or miss thing, but designing a small but efficient space is completely within your business’s control. Companies leasing more space than they need is a really common problem, so avoid this pitfall by taking the time to evaluate a space and think about ergonomics and subtle ways to make the space more efficient.
  • Find quality property. Another way to save money in the long run is to look for a high quality or new building. Because these kinds of buildings will require less maintenance and repairs, tenants can end up saving money in the long run.

Every business wants to find a good deal on their office space, but keep in mind that there are more ways to save than finding a good rental rate. Be creative with how you plan your office space, and start the researching and touring process well in advance of your move so that you have plenty of time to evaluate your options.

If your business interested in commercial space for rent in Overland Park, KS, give one of our commercial real estate agents in Kansas City a call at 913-685-4100 to learn more about our available spaces and even set up a tour!

Renting Commercial Property in Overland Park, KS: How to Become a Successful Negotiator

Figuring out how to research, compare, and rent office space is something of a skill that you can acquire through practice. Negotiations are a major aspects of any renting, selling, or buying situation, and if you are looking to relocate to an office park in Kansas, read through these tips and tricks to make your search for commercial property in Overland Park, Kansas a quick and easy process, as suggested in the articles “Tips for Negotiating a Better Office Lease” and “Rules to Boost Your Negotiating Skills”:

Research. Prepare. Plan.

Try finding information about everything you need, including what the landlord is like, wo is paying your broker’s commission, and who your new office neighbors will be. Gather as much information as you can about other parties who are interested, tax records and past listings of the space.

Start Early Finding Commercial Real Estate in Overland Park, KS

Ideally you want to allow plenty of time to search for your new office space. Make sure that you have enough time to do you homework; that means going over leases, looking at other buildings, and negotiating the terms with your landlord. You should give yourself at least nine to twelve months before your lease term expires.

Ask for Better Provisions and Concessions in Your Lease

Another way to get the best deal when negotiating is to call for a cap on operating costs as well to seek out free perks from your landlord. It’s a good idea to limit an increase in expenses expenses such as cleaning and technical support to 5-10% annually. You might also try to negotiate for storage, extra parking and signage. Don’t be afraid to ask for perks and/or discounts.

Think Big Picture

Always remain objective when negotiating. Do not talk about the terms and conditions of one potential lease with a different landlord if possible. Try to only say that they are interested in renting the property and that you are exploring some other options. This usually helps avoid misunderstandings while still creating competition.

Prepare for the Worst Case Scenario

Understand the best and worst case scenarios when going over different options in a else. Hope that in most cases that the experience will be somewhere in the middle, but you want to protect yourself. Prepare with confidence and this will help create a much calmer negotiation process. Understanding that negotiations don’t need to be a tense, stressed and uncooperative situation helps with understanding your position and possible leverage and how to negotiate well.

Be Respectful During Negotiations and Tenancy

When people realize that you are a person who keeps your word, you have an added edge in your negotiations. Follow through with your promises, show up on time, do what you say you will, and call when you say you will. If you do this, it could set you apart form others in the market place. However, it is also a good idea to avoid personal guarantees or lease provisions that you can’t actually keep. Nothing is worst than being known as someone who can’t keep their promises.

There’s really nothing like negotiating. Practice makes perfect and using all these skills doesn’t make a great negotiator overnight. Keep trying and make sure that you know what you want, and when it is okay to compromise.

If you are interested in office spaces for rent in Overland Park, KS, give one of our real estate agents a call at 913-685-4100 and we can set up a tour of one of our Kansas office spaces for rent!

Commercial Office Space for Rent in Overland Park, KS: 3 Things You Should Splurge On

Businesses looking for an office space for lease in Overland Park, KS, especially new businesses, are wise to look for the lowest prices. But there are some things that you don’t want to cut corners on in a commercial office space for rent in Overland Park, KS, at the risk of bigger expenses or headaches down the road. Here are a few areas where you shouldn’t be afraid to splurge a little for your business, as suggested in the article “Spend a Little More for Your Office Space for Lease?”:

#1 Location

Location is always the number one principle in real estate, and it definitely holds true for commercial real estate in Kansas City. You need to find a space that is accessible to both employees and customers. This means thinking about:

  • where your employees live
  • where your customers live
  • public transportation
  • parking access
  • walkability
  • visibility from the road
  • signage

If customers don’t know where you are or can’t get to you, or employees have a difficult commute, this will start to take a toll on the success of your business.

#2 Office Size

Never get less space than you currently need. You don’t want to cram employees into a space and make visiting clients or customers feel claustrophobic. It is also important to leave yourself a little room for growth. If your business starts to grow and you are not prepared for it, you will be in the difficult position of either stifling that important development or trying to break your lease in order to find a new office space.

Try to get an office with enough space for your current staff plus a few more potential employees so that you have a little room to grow – and motivation to fill that space sooner rather than later. You should also negotiate with the landlord for options to expand into neighboring spaces if your business needs it, which lifts the burden of being worried about the very good problem of rapid growth.

#3 Technology

Connectivity is key. You want to make sure you have both good phone lines and reliable wifi, and it is usually cheaper to rent an office that already has this in place rather than set up on your own. Check with the landlord about what services are offered and test them if possible to see what the speed of the wifi is like and whether it covers all parts of the office.

New and growing businesses need to make smart budget choices: looking for used furniture and equipment, negotiating for caps on rent increases, asking for shorter lease terms, and keeping options open to sublet or assign a space. But these are some areas where it is necessary to invest some money to ensure the sustained growth and success of your business in a new office space.

If your business is interested in Kansas office space for rent, give one of our commercial real estate brokers a call at 913-685-4100 to learn more about our available office spaces for rent in Overland Park, KS. Let us know what you are looking for in a space and we can help set you up with tours of potential spaces!

Office Space for Lease Olathe, KS: Finding a Space that Works With Your Employees’ Lives

An office has always been like a second home for employees – whether a desirable one or not – but recently businesses have started consciously trying to make a commercial office space for rent in Overland Park, KS, feel more like the kind of home employees look forward to going to each day, shifting away from the sterile cubicles towards a more intentionally designed setup.

When you’re moving to a new office space for lease in Olathe, KS, and looking to attract a wide range of quality employees, think about characteristics of a space that could improve their quality of life. That’s not to say you have to go full Facebook and install a zen garden and an arcade, but here are a few easy ways you can make your office a little more convenient and welcoming, as suggested in the article “Top 5 Office Space Leasing Tips to Maximize Work-Life Integration”:

Collaborative and Flexible Spaces

Two of the main goals of redesigning the traditional office setup are increasing staff’s ability to work as a team and giving employees options for different settings for different tasks. Open spaces are a great way to furor the first goal by encouraging impromptu meetings, but this needs to be balanced out by areas designated for quiet work – meeting the second goal. Providing employees with laptops rather than desktop computers is another way to make sure they can maximize flexibility.

Accessibility

When you’re thinking about the location for your office space for lease in Kansas City, it’s important to think about how convenient a space is for your employees as well as your potential clients or customers. Consider the following:

  • Walkability. This is not necessarily about whether your employees can walk to work, but how pedestrian friendly the surrounding area is. Employees might not mind driving a little farther to work if they can walk to meet friends somewhere for dinner or drinks at the end of the day.
  • Public Transport. Not only is this convenient, but the Millennial generation is actually shifting towards preferring public transport, and this might factor into their choice of a company to work for.
  • Parking. Even if you have good walkability and public transport factors, it’s still important to have enough convenient parking for your staff; it’s frustrating to have to circle streets in the morning looking for a spot blocks away.

Amenities 

Some basic things that you could either include in your office space or try to locate yourself near are restaurants, a coffee shop, a park with a walking trail, or even a gym. If you want to go all out, consider integrating in other business services, like kiosks, dry cleaners, spas, day care – or yes, even a zen garden might be nice. If it’s easy for employees to relax, grab a bite to eat or run some errands on their breaks, they will feel much more satisfied at the office and be able to reduce some overall stress.

Employees of all ages appreciate your efforts to consider their comfort and convenience, but this attitude towards work and life balance is becoming even more important to the younger generation in the workforce. If you’re looking to bring Millennials on board at your company, these are definitely factors to think about in a space if you want to be an attractive business to work for.

Interested in a Kansas office space for rent in the heart of Overland Park with all of the amenities and services the area has to offer? Give us a call at 913-685-4100 to learn more about our available office spaces for rent in Overland Park, KS.