Southcreek News

Rent Office Space in Overland Park: 4 Simple Ways to Transform a New Office Space

Early searches and negotiations for an office space for rent in Overland Park have to be about finding a design that accommodates your needs: the amount of square footage, the layout, any build outs you need, parking and accessibility needs, etc. But once all of those decisions are made, how can you take your office space for lease in Overland Park, KS, to the next level – with very little leftover cash to go on?

Making little transformations doesn’t have to break your budget, but this attention to detail can really have a huge impact on employee comfort and morale. Here are a few suggestions for how to spruce up a commercial office space for rent in Overland Park, KS, on a dime, as suggested in the article “Improving Office Space: the Transformation from Blah to Huzzah!”:

#1 Increase comfort through little things.

Little things to improve employee comfort are noticed and appreciated by employees, and this can increase their satisfaction and productivity during the workday. Some ways you can make your office more comfortable include:

Furniture & Equipment – Ergonomic furniture and other equipment can improve employees’ health and well-being by reducing back and neck strain, as well as the risk of eye damage or carpal tunnel syndrome. Look for better chairs, ergonomic keyboards and comfortable lighting that employees can adjust – you might even be able to find this secondhand or rent it.
Break Room – Pay special attention to your break room. Is there a vending machine? Cold and warm beverages available? Comfortable chairs or couches to make the space an inviting area for recharging?
Temperature – A common complaint in offices are areas that are either too hot or absolutely freezing. An ideal situation would be to have different temperature “zones” in different parts of the office so employees can make adjustments to be most comfortable.

Studies have repeatedly shown that a comfortable environment can boost both morale and productivity in an office.

#2 Maximize natural lighting.

This is another element of an office space that has been proven to hugely benefit employee mood. Try to make sure that everyone in your office has access to some natural lighting. If you have an open office plan, situate the workstations near the windows. If window space is limited, try to locate an employee break room or a common work area in a place with windows so employees can go there to soak up some sunlight as needed.

If you are still in the process of designing an office space, look into building in skylights or even a central atrium to spread light around the office. Full-spectrum lights can also imitate the effects of natural light if your access to window space is limited.

#3 Create flexible spaces.

The office space world has been overhauled in the past few years, moving from cubicles to more open, collaborative spaces – but that doesn’t mean creative chaos works for every employee, and open spaces can end up making a workplace noisy and distracting if it is the only mode of operation.

The ideal situation is to achieve a balance of open spaces for cooperation, along with quiet, private spaces for individual work, promoting both teamwork and tranquility. In addition to designating certain quiet areas, another practical way to do this is to find workstation desks that can easily be moved and rearranged. This makes a space perpetually adaptable to your needs and is an inexpensive way to keep things fresh.

#4 Invest in decoration.

No one wants to stare at corporate white walls and grey cubicle dividers all day, so check out some of these easy ways to spice up the decor in your office without breaking the bank:

Color – opt for splashes of bright color here and there to brighten up the typically drab business palate, either through painting an accent wall or looking for bright furniture pieces.
Art – some interesting art can give a space a unique touch – for example, an unusual painting by a local artist or a recycled sculpture. This can also be a way to express the values and culture of your company.
Nature – bring in some plants! Like sunlight, plants are also proven to boost mood and reduce stress. Some water fountains or other water sculptures can also add a natural element.
“Play” features – so many companies are embracing the idea that a little entertainment in a work space is a good way to fuel creativity and and boost energy. Consider adding some Legos to your break area or other whimsical items.
Personalization – the cheapest way to decorate is to let employees do it themselves. Give people the chance to decorate their own individual spaces, a practice that has been shown to improve productivity and satisfaction by as much as 30%.

Look for decoration that inspires employees and brightens their day and reap the reward of higher satisfaction and productivity levels.

Small efforts to make a space inviting can be a source of well-being and motivation for employees for years to come. So once you get through the big projects in a new office space, keep in mind the details as you shop for furniture, paint, lighting and other features of your office space.

Looking to rent office space in Overland Park? Give us a call at 913-685-4100 to find out more about an affordable potential Kansas office space for rent and even schedule a tour.

Office Space for Rent in Overland Park: The 5 Things You Should Always Negotiate

If you’re looking for office space for rent in Overland Park, there is bad news and good news: there is no standard commercial lease. This is bad aspect of this means that there is no standard blueprint for you to follow, and thus some room for error. But the good thing is that a savvy negotiator can use this flexibility to their advantage to get an even better deal for their business, and the key to being this kind of negotiator is knowing where you can push for better terms. Negotiation is expected when leasing Kansas City office space for rent, and here are some areas where you absolutely should negotiate for the best possible deal, as suggested in the article “Negotiating a Lease for Commercial Real Estate”:

#1 Lease Length

This is an aspect of the lease that could have huge financial consequences, especially for a new business. There is a balance to keep in mind with lease length: on the one hand, shorter term leases mean more flexibility for businesses in the event that a business outgrows a space or finds itself unable to pay rent. On the other hand, a longer term lease usually comes with more concessions from a landlord, because landlords don’t want to go through the expense and hassle of re-renting a space every few years. Go for longer if you are confident your business will be able to pay rent for the term, but if you are unsure, try to negotiate for a short lease term with option to renew.

#2 Rent

The most basic calculation of rent is multiplying the cost per square foot by the square footage of the space, and then dividing that number by 12 to get the monthly rental rate. However, monthly rent really varies depending on the type of lease your landlord is offering. Here are some different possibilities:

Gross Lease – Costs like utilities, taxes, maintenance, and insurance are all factored into the monthly rental rate. Because of this, the monthly rental rate will be higher, but you as the tenant will pay the same amount each month.
Net lease – Opposite of a gross lease, the tenant is responsible for utilities, taxes, insurance, and repairs in addition to rent. This means that instead of a flat monthly rate, the expenses may vary, which is a good opportunity to potentially save some money, but also more difficult to budget for. There are variations on the net lease (the double and tripe net leases), in which the different elements the tenant pays for (utilities, repairs, etc.) varies.

Make sure you know what kind of lease you are getting into, and whether things like common area maintenance and other fees are included in your monthly rate. You might also think about which lease would be better for your business’s budgeting needs as you are looking at and comparing spaces.

You might be able to negotiate rent depending on the location of the property and the current market conditions, but if nothing else you should address rent increases in your negotiations. Most landlords have an annual rent increase clause in their lease, and depending on the length of your lease, you could ask for a grace period from this or negotiate a cap on the percentage increase each year.

#3 Exit Strategies

For new businesses in particular, this is an essential leasing issue to address. Since it will be hard to get out of a lease outright without incurring serious penalties, your best bet is to ask for subleasing and assignment options.

Subleasing means that you can sublease some or all of your space to another tenant – though you will still be the responsible party for the lease and your choice of tenant will probably be subject to the landlord’s approval. In an assignment situation, you would be able to transfer the terms of the lease entirely to a new tenant. These two options are a good compromise, because they can save your business from dire financial straits, and save the landlord from rushing to find a new tenant.

#4 Permitted Use Clause

This seemingly small detail is also good to keep in mind if you are pushing for a subleasing option. The permitted use clause describes what is allowed in a space, and you want to make these terms as broad as possible to cover any potential expansions in your own business or subleasing tenants.

#5 Build-outs & Improvements

You might have to make some changes to a space to tailor it to your business’s needs – or even simply to make it functional. This is a great place to negotiate who is responsible for what kinds of improvements or renovations – both in terms of paying for the changes and overseeing them. You might be able to get a landlord to give you a build out allowance, especially if you are willing to sign a longer lease. Make sure you also address whether the space needs to be returned to its original condition when you move out, as this will be an expense to your business if that’s the case.

Remember as you enter the commercial leasing process that there is a lot of room for negotiation. Don’t be afraid to push for more favorable terms when you rent office space in Overland Park, but also think about where you can compromise so there is some give and take.

Interested in office space for lease Overland Park, KS? Give one of our commercial real estate brokers a call today at 913-685-4100 to find out more about our available office spaces for rent Overland Park, KS!

Commercial Property in Overland Park, KS: Overlooked Costs and Ways to Save

Before you take the leap of signing a lease for commercial property in Overland Park, KS, the biggest question you should ask yourself is whether your business is financially prepared for this commitment. This means more than just being able to pay monthly rent, because there are so many more costs associated with commercial office space for rent in Overland Park, KS. Here are some hidden costs to be prepared for, as described in the article “Worried About Hidden Office Space Costs?”:

Rent Increases. Most leases for Kansas office space for rent stipulate that the landlord can increase rent annually as their operating expenses rise. These expenses cover things like maintaining the building, labor and materials costs, etc. It is important to avoid this sneaky clause from being a financial nightmare by negotiating so that the landlord can’t raise your rent over a certain percentage each year, or has to base the increases on an objective market index.
Taxes. Some leases require tenants to pay property taxes each year. If this is the case for your lease, double check that the percentage you are paying is in proportion to the amount of space you are renting in the building, and not more.
Pre-existing Condition Clauses. Look carefully for this clause in your lease, which states that your office has to be returned to its original condition when you move out. This means that if you made any improvements or additions to a space – walls, lighting, paint, etc. – you might have to remove or reverse those changes, which could be an expensive undertaking.
Maintenance. Building maintenance costs are passed along to all tenants in some way or another, whether it is built into the rental rate or is an additional monthly fee. Make sure you know what these costs are upfront and build them into your monthly budget.
Improvements. While you might have control over optional improvements, some upgrades you might be required to pay for – like a new sprinkler system or parking lot accommodations that meet the standards of the Americans with Disabilities Act.
Electricity. Some landlords conduct yearly electrical surveys to get an exact number for how much electricity your office uses, and then use this to determine how much to charge you for electricity. However, some firms who provide this surveying service base the measurement on what your office would consume if all of your equipment was operating at full capacity. This kind of measurement results in inflated numbers and unexpected costs.

While these are some of the things that could sneak up on your business’s budget, fortunately there are also some ways to save money in the leasing process without cutting corners. Here are some tips to keep in mind, as outlined in the article “8 Ways to Reduce Costs when Finding an Office Space”:

Evaluate lease length options. Lease length is always a tricky aspect of negotiations and can have huge financial implications. The ideal situation is a shorter lease for new businesses, but try to give yourself a lot of options. Do you have an option to renew? What about subleasing or assigning the space? Ask a landlord these questions ahead of time, and factor the answers into your comparisons between spaces.
Create competition in negotiations. A little bit of competition between different landlords is a good way to raise the stakes in your negotiations and potentially get a better deal – whether you are negotiating a lease for the first time or re-negotiating your current lease. Let potential landlords know that you are looking into different options, but be careful not to reveal too many specifics.
Give yourself time to look. You never want your negotiations to be rushed by the impending deadline of an expiring lease. Give yourself plenty of time to search for new spaces – at least six months for small businesses and even more for larger ones.
Plan your space. Don’t wait until after you move in to think about what your ideal space design is. Thinking only in terms of square footage can be counterproductive if a space can’t be used efficiently to meet your business’s needs, so the current layout of a space and the usable square footage should also factor into your comparisons.
Assemble your own teams. Brokers, attorneys, architects and other professionals should all be picked by you so that you know that they are working solely for your business’s interests.
Negotiate for flexibility. A general good rule of thumb is to build in some room for flexibility and unknowns into your lease. Business can go up and down, and there are other extreme factors to think about that are beyond your control, like a natural disaster or the condemnation of the building. Build yourself an exit strategy if you can, and try to minimize the damage to your finances in any given situation.
Remember improvements. If you know you want to do some construction or a build out on a space, that should be factored into your bottom line moving cost as you are comparing spaces. Start seeking out competitive bids from contractors ahead of time so you can really see what you will be getting for a space.
Look at the big picture. Your costs and benefits in a lease encompass much more than your monthly rent. Think about other incentives a landlord offers, such as help with build outs or improvements, breaks on rent, or allowances for relocation, as well as any costs not directly covered by rent – maintenance, taxes, etc.

Renting a new office space is a big financial commitment for a business, especially a small business. Find out in advance what all of your costs are going to be, and be proactive about ways to save a little money without sacrificing what’s important to your business. Seek help where you need it – a good broker or a trusted contractor can be an invaluable ally.

Is your business interested in an office space for lease Overland Park, KS? Give us a call at 913-685-4100 to find out more about our available office spaces for rent Overland Park, KS, and even set up a tour!

Kansas City Office Space for Rent: 14 Common Lease Terms

Commercial leases can be full of terms and provisions unfamiliar to the average business owner, but it is important to have some knowledge of this jargon to be able to negotiate a good deal for your lease. Here are a few of the most common lease terms to have on hand as you begin your search for commercial office space for rent in Overland Park, KS, as described in the article “Common Lease Provisions”:

Assignment or Subletting – Discusses the tenant’s right to assign the space to another tenant or sublease it temporarily if they cannot afford to stay for the entire lease term or want to rent out some of the space. In an assignment situation, the tenant passes all of the lease responsibilities to the new party, but in a sublease, the original tenant is still on the hook for making sure the lease provisions are honored.
Condemnation or Destruction – Outlines both parties’ rights in the event that the government takes the property through eminent domain. This clause stipulates that the landlord must rebuild if the property is destroyed, and it outlines rent reduction possibilities or the tenant’s right to terminate the lease if the property is destroyed.
Competition – Prevents the landlord from leasing nearby spaces in the property to your competitors.
Escalation – Common in most leases, this clause discusses annual increases in rent, either based on the landlord’s operating costs or an external index.
Enforcement – Discusses the enforcement of lease terms, who is responsible for attorney fees and possibly the course of action in a dispute, i.e. mediation or arbitration.
Grace Period – States specifically how much time the landlord or tenant has to comply with a lease term, for example to correct a defaulted rental payment.
Insurance – Discusses who should be responsible for insurance coverage and liability.
Landlord’s Solvency – Describes the rights of the tenant if the landlord is financially unable to keep ownership of the property.
Option to Purchase – Gives the tenant the opportunity to buy the property when their lease is finished, and should state the timeframe in which this purchase can take place and the price.
Option to Renew – Stipulates whether the tenant can renew their lease at the end of their term, and what the new term and rental rate will be.
Property – This clause describes in detail the rental property: square footage, means of measuring square footage, address, suite number, city, state and zip code. This section should be gone over carefully to check for any mistakes since the lease is binding, regardless of the correctness of this information.
Tenant Improvements – Discusses the tenant’s rights to improve or build out on the property, and who is responsible for the costs of those improvements.
Termination – Describes the termination of the rental contract and what condition the property should be in when the tenant returns it.
Use of Premises – Clearly states what the tenant can or cannot use the space for.

Remember that commercial leases for office spaces for rent Overland Park, KS, are negotiable, so you can push for more favorable terms on things like assignment or subletting, escalation clauses, grace period or the option to renew. Working with an experienced commercial real estate attorney might also be in your business’s best interests, especially if you are new to the commercial real estate market. Commercial real estate can be complicated, and you don’t want your business bound to a lease with mistakes or stuck in unfavorable terms for the next few years.

Is your business interested in office space for lease in Kansas City or office space for lease in Olathe, KS? Give one of our commercial real estate brokers a call at 913-685-4100 for more information or to set up a tour of a Kansas office space for rent.

Kansas Office Space For Rent: 4 Parking Questions to Answer

While parking might not seem like a top priority in your search for office space for lease Overland Park, KS, it does merit some consideration. This easily forgettable necessity can impact the number of customers who can access your building, so if you are looking for Kansas office space for rent here are a few ways that you can make sure your parking needs are met at your commercial property in Overland Park, KS, as suggested in the article “Transportation Options for Office Spaces”:

#1 Is there enough parking for employees?

One thing that absolutely can’t happen is not having enough space for employees when you move into your new office space. No employee wants to drive around the block a few times looking for that precious spot that just opened – only to realize it’s too small. This is not the way to start strong in a new space, and might mean the loss of valuable employees if you can’t address the problem quickly.

#2 Is there enough parking for customers?

Whether you are the kind of business trying to attract new walk-in traffic or you only need visitor parking so that clients can drop by as needed, you will still need to make sure parking space is always available so that new clients feel welcome and old ones feel that it’s no trouble for them to stop by and speak to you face-to-face. Having a limited parking that is mainly taken up by either employees or other pedestrians going about their shopping could drive these visitors away.

#3 Does the amount of parking space allow for growth?

If you are a new business, you might want to keep growth in mind – both in terms of parking for your employees and for potential clients. It is easier to make arrangements inside a property to expand your actual office space, but parking capacity has a more definite limit, so keep that in mind in your initial lease negotiations. If you do think you might need more parking space, here are a few different options you could consider:

Do any employees bike to work? Some might be interested in this possibility if they live nearby, you could consider offering incentives to encourage employees to bike to work.
Is there a bus or a subway/light rail station nearby? Again, this might be another thing you could incentivize for employees to allow for more parking space for customers.
Are there other nearby parking facilities? Any potential for the development of some in the next few years?

#4 Is the parking lot accessible?

This means both in terms of being easy to find and turn into, and easy for disabled customers or potential customers. Ideally, a client shouldn’t have to deal with a mess of one way streets and U-turns to get into your parking lot, or they just might not bother. You should also ask your landlord if the property meets state requirements for disabled parking and offers easy wheelchair entrance into the building.

Parking does involve a few different points of consideration, so make sure to have a conversation about it with your landlord as you negotiate your lease.

If you are looking for commercial office space for rent Overland Park KS, give one of our commercial real estate agents a call at 931-685-4100 to set up a tour of one of our office spaces for rent overland park, KS.

Southcreek Office Park Kansas: Fountain Feature

Fountain at Office Space — ©kcfountains.wordpress.com

Kansas City has a national reputation for being the “City of Fountains,” boasting more fountains than even Rome. Southcreek Office Park is among many office parks in Kansas proudly contributing to this form of public art through the beautiful fountains on their property.

Recently, the blog “Hunting Fountains in Kansas City,” which is dedicated to finding and cataloging Kansas City’s fountains for the public to enjoy, featured a post about Southcreek’s fountains located at W 130th Street and Foster Street (west of Metcalf).

The twin fountains are located between the two office buildings along a path leading to a pond, and each consists of a round pool and three reddish-brown granite pillars of different heights with small jets of water bubbling out the top, as well as a jet of water in the center of the pool and streams of water arcing into the pool from the rim of the basin.

The path continues past the fountains and down to a pond with two more large fountains in the center, as well as a nearby carving of a large bird with a turtle and two frogs in an old wooden style.

The Hunting Fountains photographer also particularly enjoyed the reflection of the fountains in the glass of Southcreek’s office buildings and took a few photos of those as well. Check out the photos in the post, or visit the building itself to see the original fountains!

If you are interested in Kansas City office space for rent with access to a beautiful pond and walking path, as well as views of classic Kansas City fountains, give us a call at 913-685-4100 to set up a tour of one of our office spaces for rent in Overland Park, KS!

Commercial Real Estate in Kansas City: 5 Clauses To Watch Out For

Leases for office spaces for rent in Overland Park, KS, can be long and complicated, and often lessees focus on the wrong terms and miss some of the language that really does affect them. Here are a few of these lease provisions to be on the lookout for as you negotiate for a Kansas office space for rent, as outlined in the article “10 Commonly Overlooked Clauses in Commercial Real Estate Transactions”:

#1 Giving Notice

Make sure you carefully look over and note how notices and official communications should be exchanged with your landlord – can you do it by email, or does it have to be by certified mail? Failure to comply with this particular provision could result in consequences ranging from needing to issue another notice to losing certain rights listed in your lease. Here are a few situations in which you might need to issue notice:

Failure to comply with a lease term (i.e. missing a rental payment, not providing insurance, violation of usage terms, etc.)
Exercising an option or right (renewal or extension, renting additional space in the property, relocation, purchasing rights, etc.)
Government citation of property code violations
Hazardous spills or leaks

Make sure you are well aware of how to officially communicate with your landlords in these situations, or you run the risk of losing lease rights and protections.

#2 The Parties and Signatures

It is so important that the names of the parties are correctly identified on the lease, especially where the signature is concerned. An unnamed or incorrectly named party might not be legally bound to uphold the lease, and where the signature is concerned, if an unauthorized party signs or the information is incorrect, the person who signed could be held personally liable for the lease, rather than the business.

#3 Definition of the Premises

Clearly defining the premises is essential to enforcing your rights and protections if any issues occur with your space. For example, if there is a leaky water pipe, the definition of premises will determine whether it is your responsibility or your landlord’s to fix it. Make sure your lease clearly states the exact square footage of your space, as well as defines the common areas you will use, as this will affect the CAM fees you pay.

#4 Indemnification/Hold Harmless

In this part of the lease, the landlord and tenant go through the potential risks and identify who is responsible for remediation in various situations. Possible situations to identify include:

Water damage
Fires
Natural disasters
Cars crashing into the building
Fallen trees
Street construction that affects the property

Sorting out who is responsible for what costs is a complicated question, and is best addressed with the help of legal guidance. The indemnity clause addresses situations in which one party will be financially responsible for dealing with the other party’s losses. This should specifically address cases of negligence. The hold harmless clause is connected to indemnification, because it stipulates that the party who has to deal with the other’s losses may not sue the party responsible for those losses. Needless to say, this could have enormous financial consequences for your business, so work with a lawyer to make sure you are getting a fair deal.

#5 Resolution of Disputes

It’s not uncommon for disputes to arise between parties in a lease, so be prepared with a step-by-step process for resolving any problems – taking issues to court is extremely expensive, and it is in everyone’s best interests to have a speedy and cost-efficient plan in place. Here are a few steps commonly included in dispute resolution provisions:

Negotiations – informal discussion of the issue between the two parties, possibly with legal counsel present.
Mediation – an objective third party hears the dispute and makes suggestions leading both parties towards a solution. Professionals mediators can do this for a fee.
Arbitration – similar to mediation, but in this case the objective third party is authorized to make a formal binding or non-binding decision at the end of the process. Again, professionals can be hired to do this for a fee.
Litigation – a case is filed in a Superior, Federal or Justice court, in which case an individual may represent themselves, but a business would need counsel. This process involves hearings, producing a lot of documents, legal fees, possibly depositions, and overall a serious commitment of time and money. Cases that go to trial might not yield a decision for about two years.

If your lease does not say exactly what steps should be taken, consider proposing just negotiations and mediation. Solving things legally is much more expensive and should be treated as an absolute last resort.

Focusing on only the immediate business-related aspects of your commercial real estate in Kansas City lease could be dangerous to your business in the long run. Seek legal assistance, and make sure that you go over every every aspect of your lease so that there are no surprises down the road.

If your business is interested in office space for lease in Overland Park, KS, give us a call at 913-685-4100 to find out more about our commercial office space for rent in Overland Park, KS.

Rent Office Space in Overland Park: Everything You Need to Know About Lease Length

Lease length for Kansas office space for rent is one of the trickiest but most important issues to address in lease negotiations. Sign a lease that is too long and you could be stuck in a space that you’ve either outgrown or cannot afford, but signing a short lease could mean that you give up a good space sooner than you want. Here are a few different ways lessees approach this problem in their search for office space for rent in Overland Park, as described in the articles “Short Term Leases – How To Find Flexible Leases and When To Go With A Sublease” and “Extending Your Office Lease: Should You Sign a Lease Extension Agreement?”:

Short Term Leases

Truly short term leases can be hard to come by, with the minimum typically being about three years. This could be too long for a lot of start ups, who need just a small space and short term to give themselves flexibility – but even if they do find such a lease, it often comes with strings attached.

It takes some serious effort to find landlords willing to consider a year-long lease or month-by-month rent, and when a small business does find a willing landlord, they trade off this benefit for any leverage they might have had in negotiations. This could result in anything from paying higher rent per square foot to losing tenant improvement allowances.

However, it is possible to find a good short term lease deal, and one of the best ways to expedite this process is to work with a good real estate broker and have an attorney assist your business in lease negotiations.

Subletting or Assigning

One way to sign a longer lease and ease your anxiety is to negotiate for the right to sublease the space if needed. Here are a few things to consider in your sublease provision negotiations:

Do you have the right to sublease some or all of the space?
How soon do you need to notify the landlord about exercising this right, and in what way should they be informed (i.e. certified mail or just an email)?
Will you still be fully responsible for enforcing lease terms if you sublease to another tenant? This is important – if you are still on the hook for the lease even if you are no longer in the space, you need to chose the new tenant wisely.

Another possibility is to ask for the option to assign the lease to a new tenant entirely if you can no longer afford the space. In this event, all of the rights and responsibilities of the lease would be transferred to the new party.

Negotiating for one of these clauses could be mutually beneficial for both you and the landlord if it means you will sign a longer lease. The landlord will be happy because of a longer period of assured rent, and you will have the flexibility of keeping the space or a backdoor if you need it.

Lease Extension Clause

If you do sign a two year lease, for example, but you are worried that this will be too short, take advantage of including an extension clause or option to renew in your lease. This gives you the power to decide at a later date if staying in the space would be best for your business. Here are a few things to consider about exercising this option to extend your lease:

Start the process early. Don’t wait until three months before the end of your lease; you should ideally start thinking about it nine months early.
Determine if you want to stay. Take that time to think about whether it is best for your business to stay or look elsewhere. If you do not foresee major growth, downsizing or a need for a different location anytime soon, then renewing your lease might be your best and cheapest option.
Research the market. Do your homework on what other spaces are available in your area and what rates, privileges and other concessions they might be offering. This will give you more leverage in negotiations with landlords, both because you will have a basis of comparison, and because both you and the landlord know you have other options out there if the new terms are unfavorable.
Decide whether to hire a broker. The lease renewal process is one stage where you could forego a broker because you know the landlord and the space very well by this point. However, hiring a broker could communicate to the landlord that you are serious about negotiating for some big concessions.
Negotiate. You know the space, so you can talk nitty gritty details of what you want improved or what concessions you need. Be aggressive, but friendly, and remember that ultimately it’s cheaper for both of you if you renew the lease, so look for compromises and common ground.

The key to having the option to extend is to negotiate for it in your original lease and to be aware of the right time to exercise it.

Lease length does not have to be a death sentence for start ups trying to rent office space in Overland Park, but navigating this aspect of leasing does require a little more effort and research. Know your options, and don’t let yourself be backed into signing an unfavorable lease.

If your business is interested in commercial office space for rent in Overland Park, KS, give one of our commercial real estate brokers a call at 913-685-4100 for more information about our office space for rent in Overland Park.

Office Space for Lease in Overland Park, KS: 4 Questions for Finding an Environmentally Friendly Space

Looking for an environmentally friendly Kansas Office Space For Rent can be a bit of hassle when trying to juggle all of your business’s priorities for an office space. But going green in your office is not only good for the environment, but good for your bottom line and the general health and well being of your employees. Here are a few questions to ask when trying to find that perfect green office space for rent in Overland Park, as suggested in the article “How to Find a Green Building”:

1. How does the building operate and look?

Is there a recycling program? Can the landlord confirm that they make measurable savings on energy, water and garbage? Do they avoid the use of toxic cleaning products and other office supplies? These are some of the major factors in an environmentally friendly space, but don’t forget about more aesthetic factors, like natural lighting or open spaces with greenery. Try to gather as much information as you can about these initial questions through landlords, current tenants and your own visits to office spaces for rent in Overland Park, KS.

4. Is the building LEED Certified?

Leadership in Energy and Environmental Design is the 1994 program created to help support, certify and reward buildings that have certain green qualities. A lot of information is out there about LEED certified buildings, which need to meet a number of qualifications to achieve certification. For a building to become LEED certified it must complete a number of green projects ranging from planting drought-tolerant and native plants to installing rain water collection systems. Buildings are rated through a point system based on these projects. If a building is LEED certified, this is good external confirmation that they are really making an effort to be green.

2. What is their Energy Star rating?

Energy Star is a rating-based program started in 1992 through the EPA. They look at a number of factors, but tend to focus on the conservation of energy, pollution and water. To be included on this Energy Star list a business needs to meet certain criteria for energy consciousness in the building’s management. One way of doing that is making sure that management posts signs that encourage conservation, buys paper products with recycled material, and tries to eliminate water bottle consumption among employees. Beyond just your initial questions and observations, this is an another objective way for you to check if the property owner is truly trying to be environmentally conscious.

3. Can you save energy and costs on transportation?

Can your employees walk or bike to work? How far away is your business from public transport or residential neighborhoods? Having employees drive to work every morning means more emissions and a higher environmental impact – walkability and transportation are key things to think about if your business is truly serious about lowering your footprint. There are several websites that calculate the potential walkability of the business you are looking at; these will include everything from bike lanes and hills to parks and car shares.

If your business is interested in finding a green office space for lease in Overland Park, KS, keep these questions in mind as you do your research and visit potential spaces.

Looking to rent office space Overland Park, give us a call at 913-685-4100 for more information about our available spaces!

6 Tips for Touring An Office Space for Lease in Overland Park, KS

You’ve made a list of what you want, decided on your budget, found a few potential options – and now its time to start touring office spaces for rent in Overland Park, KS, and really getting to the nitty gritty details of what might make one space better than another. Here are a few tips for navigating this stage of finding office space for rent in Overland Park, as suggested in the article “How to Get the Most Out of Office Tours”:

#1 Do Your Homework

Don’t set foot on a property without taking the time to carefully research it first and crafting a list of your questions and concerns. Prioritize your needs and ask questions throughout the tour relevant to whether the space can meet them.

#2 Avoid Over-sharing

While you’re on a tour, try to be as neutral and objective as possible and not give away your interest in a space. Over-enthusiasm can damage the leverage you have during negotiations. Avoid looking too eager for a space by only bringing a few key people with you to the tour, and save your serious conversations about the space until after you leave. Definitely ask questions to clarify any specific concerns, but avoid delivering any general positive verdicts about the space.

#3 Don’t Overdo the Tours

Too many tours can break your focus and cause you to miss out on specific, meaningful details. Try to pace yourself, and don’t do more than four per day. This will help you keep sharp and fresh for taking notes to use in detailed comparisons of spaces.

#4 Pay Attention to the Leasing Agent

While you want to have plenty of questions prepared, try to listen carefully first to the agent’s presentation and save your questions until the end. This way you can both absorb new information and not reveal too much about the research you have already done on the property, which can give you an edge later in negotiations.

#5 Check Out Your Neighbors

Stop by the building’s directory and look through the other tenants you will be sharing the property with. Keep an eye out for competitors or other companies that could become problematic at some point, as well as reliable businesses who might be able to give you some insight into their experience with the landlord.

#6 Come Back When It’s Busy

Try to make time to revisit a space during the busiest times of day to get an idea of what foot and car traffic will be like during peak hours. This can help you assess the efficiency of the property’s crowd management as well as how their security team operates.

Tours are an exciting step in the leasing process, but they are definitely not the first step – take the time to prepare ahead of time and go into each visit with a strategy for how much you will reveal and what you need to ask about a Kansas office space for rent.

If your business is looking to rent office space in Overland Park, give us a call at 193-685-4100 to set up a tour of an office space for lease in Overland Park, KS!