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6 Things You Need To Know Before Signing Your 1st Commercial Lease




Getting the best lease terms can be a make-or-break deal for a new or growing business. The wrong terms can lock you into a bad location, a price too-high, or both!

Just starting your business? Don’t assume you have to take the offer that’s presented. You can always negotiate. Before you start negotiations on that commercial real estate lease, review these tips to get a better deal:


1. Get Your Own Agent


Don’t rely on the landlord’s agent to negotiate the best deal for you. Having your own agent gives you someone with your best interests in mind. Look for a good commercial real estate agent and develop a relationship. The chances are that you might need that person again down the line.


2. Know Your Essentials


You must be able to talk the talk. While an agent can help, you should know the difference between COL (cost of living) and CAM (common area maintenance). You may also hear such terms as “build-out” or “TI” or “leasehold improvements. Understanding the differences between terms can help you evaluate what the landlord or agent is telling you.


3. Be Ready With Your Financial Plan


Before you start negotiating, get the financial documents ready so you can be prepared to answer financial questions. If you are just starting into business, you’re going to need a backup plan to get the landlord to accept your terms. This includes giving your financial statements and guarantees of payment.

To start with, you’ll need to have a Business Financial Statement: a balance sheet and income statement. Many landlords also require a Personal Financial Statement for all of the business owners.

You may need some additional guarantees that you will be able to make the lease payments. Providing a personal guarantee can help. This document means you will have to guarantee that you will personally guarantee to pay the loan if your business can’t.

You may also need to find a Co-Signer, someone else who guarantees to make the lease payments if you can’t.


4. Get Only The Space You Need


Agents love to add space to increase your costs, but if you aren’t going to use the space right now, don’t pay for it. For example, if there are several spaces available, they might say, “We’ll give you a deal on the larger space.” Make sure you aren’t paying for unusable space.

You may want the option to expand, but you don’t want to lock yourself into paying for more space than you need. If there’s a space available next to yours, put in a “right of first refusal” clause in your lease, so you have the option to first dibs on that space if it becomes available.


5. Get a Good CAM Section

CAM (Common Area Maintenance) is probably one of the most confusing sections of the lease and you will be surprised by how much you are paying for. Think of this as similar to a condo fee in residential real estate. CAM areas differ depending on the specific situation. Before you start negotiating, take a walk and ask questions about what areas are common, so you know exactly what you are paying for.

During the negotiation, you should be able to see a list of what’s included with CAM costs. Check to make sure you are not paying for things that relate to the landlord’s marketing efforts or legal fees associated with negotiating other leases. Other things you may want to strike are any administration fees of more than 3%, paying for benefits for the landlord’s employees, build-out costs for other lease units.


6. Be Prepared to Trade


If you can take the lease for a longer term, you can get a better rate. Consider what you can give up to get other things you need.

Remember that everything is negotiable.

Lease deals are tricky because the person you are negotiating with is an expert. They do this every day. Being prepared and learning the negotiation tricks can even the playing field and get you a better deal on your commercial space lease.


Bonus: Review ALL Lease Documents


Please read every and anything that is given to you! Yes, you do need to read everything and become familiar with what’s being said. I know, it’s a very long (and face it, not very interesting) document, but you do need to know what it is in it. Check the terms. Do not assume they got it right. Make sure that what was discussed is in the lease.

If something you discussed isn’t in writing, make sure it gets included. If it’s not in writing, make the other party do what they said.

Make sure you check the start date, end date, rent, rent escalation and any other special terms you negotiated for. Also, be sure you know what you are obligated to do. What is the landlord obligated to do? Can you terminate it? Make sure you know what you are getting into.



For more information, or if you’d like to have Amilton Baptista represent you then contact him at amilton@btrealtygroup.com

ADDRESS

1601 Blue Hill Avenue Ste 201

Boston, MA 02126

CONTACT

T: 617-674-2077

E: Commercial@btrealtygroup.com

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