Category Archives: Lease Renewal

6 Tips to Negotiate Your Commercial Lease Renewal

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By: Scott Pick, Managing Director, JLL

red scale negotiationsIt’s not uncommon for landlords to raise the rent when it comes time to renew your commercial lease. But, you don’t have to just accept your fate and pay more money. Lease renewal time presents an opportunity for companies to assess their current position as a renter, revisit the commercial real estate market and use that information to negotiate a better lease agreement.

For many, negotiation can be tricky and slightly intimidating.

Position yourself as a well-informed tenant armed with market knowledge to secure a better deal and earn back a portion of your occupancy costs.

Here are six helpful tips to consider during your lease renewal:… Read More

New Lease Accounting Standards Are Taking Effect. Are You Ready?

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By: Jeff Karger, Senior Vice President, JLL and Bob Horn, Senior Vice President, JLL 

Between now and 2019, new accounting standards from the Financial Accounting Standards Board (FASB) require companies to cite their corporate leases of 12 months or more on their balance sheets.

In the past, companies were able to list their building and equipment leases as operating expenses. Now, in an effort to be more transparent, these companies will be required to include their leases as line items.Read More

Investor Refresher: The Basics of Increasing Commercial Tenant Satisfaction and Retention

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By: Jeff Adams, Vice President, JLL

Building ownership and management is a business. Thus, losing tenants, like clients, can directly impact your ultimate sucess.

It can take two years to regain lost income if a single tenant leaves according to our study, The Cost of Losing a Tenant. You must also account for construction costs and the absence of rent during leasing downtime.

As a landlord, it’s important to maintain a healthy portfolio of consistent, long-term tenants. To increase tenant retention and earn a consistent profit, you should put a strategic action plan in place to maintain current tenants. Through strategic management, the ultimate goal is to achieve building-wide tenant satisfaction.

Why? According to a survey done by Kingsley Associates, the likelihood of lease renewal is tripled when tenants are sufficiently satisfied with management.Read More

How To Advance Your CRE Negotiation Strategies

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By: Collin Wheeler, Vice President at JLL 

JLL-Keys-successReal estate is expensive. In fact, it’s usually one of the most expensive line items on a business’ financial statements.

A decrease in rent, real estate taxes or capital exposure can have major impact on the bottom line. Often overlooked, hidden liability within a lease document can also have consequences. In the ever-changing economy, I frequently see organizations fall into a common real estate trap when they lose sight of financial impact, and make hasty, simple decisions based on landlord direction and lack of leverage.

Are you approaching your next move or occupancy decision? Below, I discuss a few tips to engaging in more strategic negotiations, plus insight into why working with a tenant representation advisor will save you money in the long run.

You might be shaking your head in disagreement (I get that), but please read on.  In addition to bottom line dollars, there are other avenues of liability and flexibility that are addressed.  In an age where business can change overnight (expand, contract or merge), flexibility within real estate situations are increasingly important.

Negotiation 101: Keys to Success

You can set yourself up for successful negotiation by being proactive, whether you are facing relocation or staying in your current asset.  There are two keys to getting what you want: time and leverage. Here’s why.

  • Time: If your lease is expiring in six months (and you haven’t engaged the landlord), you’re in a tough spot. At JLL, we involve the landlord no less than a year in advance of expiration. From the landlord’s perspective, he or she hopes to keep current, paying tenants in place. This means no down time (or lost rent) between tenants, no significant capital requirements by a new tenant as an enticement to lease, and no additional costs associated with a new transaction.  Therefore, most landlords are open to and appreciative of early negotiations.

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Your Next Move: A Guide To Your Corporate Office Relocation [FREE DOWNLOAD]

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 By: JC Pelusi, Market Leader, Managing Director, JLL 

Your office space has the potential to drive employee productivity, retention, recruitment, and overall company performance.

Bottom line: Your space impacts your bottom line. 

But don’t take our word (or commercial real estate bias) for it. JLL recently helped Oswald Cos. secure new space in Cleveland. Oswald President and COO, David Jacobs, told us:

“Our new environment instills collaboration and has that open feeling; enabling all of us to do our jobs better. The new space has been an absolute godsend to our business.”

Finding and designing the perfect space in the right location at the right price is not easy. So, it’s more critical than ever that you take a strategic approach when executing a corporate move.

JLL follows a proven step-by-step process to help leading organizations find space that not only suits unique bottom-line objectives and requirements, but also sets the stage for future growth.

Are you approaching your next move, or is it time to put the building blocks in place to start a conversation about your current space? Below, I’ve included a snapshot of the 9-step journey to a corporate relocation.

9 Steps To Guide Your Company’s Next Move 

1. Build a team of trusted expert before you begin.
2. Set objectives and requirements.
3. Map out a custom timeline.
4. Determine a preliminary project budget.
5. Identify prospective spaces.
6. Tour the market.
7. Evaluate properties on your shortlist.
8. Finalize letter of intent and negotiate your lease.
9. Plan and implement your next move.

Download the Your Next Move eGuide for a snapshot of each step in JLL’s strategic approach. Keep in mind that this is a general guide, which is adjusted to accommodate your unique business needs.

JLL-your-next-move
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A Step-by-Step Guide to Your Next Office Renegotiation or Relocation: Part VI

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By: Tim Kay, Senior Vice President, Project and Development Services at JLL 

A Step-By-Step Guide To Your Next Office Relocation or Renegotiation  As a lease expiration date approaches, many mark their calendars in dread of the administrative tasks ahead. And although moving is complicated, it’s also a unique opportunity to reinvent your culture, address your space utilization and ensure your strategy is aligned with organizational objectives.  

At JLL, we follow a strategically crafted roadmap to guide our clients through the process. This is the final post in a blog series; each post will serve as a stop on the way to your destination – success.  

Next Stop: Plan and Implement Your Next Move 

So, you have an architect on board and your space is officially in the works. You can finally see the finish line. The lease is signed, the base building analysis is complete, and construction estimates are complete.

But, don’t uncork the champagne just yet. Before you can celebrate, there are a few final steps you and your team must observe to ensure the move is properly executed.

Step 1: Determine Design Details 

Before launching construction, you must first add a general contractor (GC) to your team. Ensure that the GC you select understands your deal drivers and company vision because he or she will facilitate build of your end space. The GC plays a critical role during design and construction.

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A Step-by-Step Guide to Your Next Office Renegotiation or Relocation: Part V

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By: Scott Pick, Executive Vice President, JLL

Office RelocationAs a lease expiration date approaches, many mark their calendars in dread of the administrative tasks ahead. And although moving is complicated, it’s also a unique opportunity to reinvent your culture, address your space utilization and ensure your strategy is aligned with organizational objectives.  

At JLL, my business partner, Brian Conroy, and I follow a strategically crafted roadmap to guide our clients through the process. This is the fifth post in a blog series; each post will serve as a stop on the way to your destination – success. 

Next Stop: Negotiate Your Lease To Prepare for Occupancy 

You’ve identified your preferred new office space, but the journey doesn’t end there.

Before you can start picking out furniture, you have the fun of negotiating a lease document. This is where a good attorney provides tremendous value. (Again, this is just another reason why building the right team of trusted experts before you begin is so critical to end with a successful transaction.)

After you’ve chosen your space, strategic, well-calculated negotiations are a must. Below are the next two steps to officially make your next corporate move. 

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A Step-by-Step Guide to Your Next Office Renegotiation or Relocation: Part IV

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By: Brian Conroy, Senior Vice President, Jones Lang LaSalle 

Office RelocationAs a lease expiration date approaches, many mark their calendars in dread of the administrative tasks ahead. And although moving is complicated, it’s also a unique opportunity to reinvent your culture, address your space utilization and ensure your strategy is aligned with organizationalRead More

A Step-by-Step Guide to Your Next Office Renegotiation or Relocation: Part III

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By: Scott Pick, Senior Vice President, Jones Lang LaSalle

Office RelocationAs a lease expiration date approaches, many mark their calendars in dread of the administrative tasks ahead. And although moving is complicated, it’s also a unique opportunity to reinvent your culture, address your space utilization and ensure your strategy is aligned withRead More

A Step-by-Step Guide to Your Next Office Renegotiation or Relocation: Part II

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By: Brian Conroy, Senior Vice President, Jones Lang LaSalle

Office RelocationAs a lease expiration date approaches, many mark their calendars in dread of the administrative tasks ahead. And although moving is complicated, it’s also a unique opportunity to reinvent your culture, address your space utilization and ensure your strategy is aligned with organizationalRead More