No. If the landlord is referring to the fact that they have to pay the broker, that is correct. However, our process creates a competitive environment between competing landlords. Therefore, the landlord is not going to risk the possibility of losing a tenant by adding a charge for the use of a tenant representative. Additionally, landlords carry a fee to pay a broker for bringing about a lease. If a tenant goes into a lease unrepresented, the landlord keeps the fee .

Yes. We will examine several aspects of your current lease. One, do the terms of the lease meet today's economy? Two, does the space design meet your current need? We will conduct an in-depth analysis of your space usage. We will then go into the marketplace to identify opportunities. Next, we will solicit from your landlord their terms for a lease renewal while including necessary requirements to correct deficiencies of the lease space. We then measure the opportunities in the marketplace against the current landlord's proposal. This process guarantees that the current landlord is offering a market-driven transaction, while providing the lease space to match the current requirement.

The first reason is that we consider ourselves the best at what we do. We have earned an outstanding reputation for providing this exact service. The next reason is that we offer complete in-house services including tenant representation, interior design, move coordination, furniture acquisition, and in-house construction supervision. We have the ability to handle all facets of the process. The next reason, and probably the most important one, is we are an exclusive tenant representation firm. Although we used to represent landlords, in 2002 we changed our business plan. We will no longer represent a landlord; therefore, we do not have a conflict of interest issue. If you were involved in a litigation situation, you would not hire the same attorney to represent you that the opposing party has hired. Other brokerage firms rely on landlords for business, and the potential conflict remains a strong negative in using their services.

No, it is not too late. All tenants have the right to professional real estate representation. In fact, many of our clients have retained our services after spending some time in the real estate market trying to handle their real estate requirements without the assistance of professionals. In utilizing our services, your organization will benefit by saving time and money, as trained professionals handle all your real estate requirements

No, utilizing our services will not jeopardize that relationship. Most landlords recognize that we are professionals dedicated to helping tenants obtain the most cost-effective real estate transaction. When a landlord is resistant to a tenant utilizing the services of a tenant representation firm, that landlord is sending a message that he may be trying to structure a lease deal that is not in the tenant's best interest. Tenant representation services level the playing field between the tenant and the landlord.

Conley Associates has experience with all types of commercial users. We have represented tenants and buyers (either investors or owner-occupied businesses) for professional office, medical, retail, and warehouse or industrial properties.

To ensure a smooth, timely and cost-effective transaction, Conley Associates has both the experience and market knowledge to bring your real estate transaction from start to finish. You'll avoid the headaches and the loss of time and money caused by dealing with real estate issues outside your expertise.

Our skills and our processes are completely transferable. We can effectively manage projects anywhere in the USA.

The amount of time required to complete a successful commercial lease varies with the size of the transaction and the status/condition of the potential sites. An evaluation of your real estate objectives and requirements will enable us to estimate your ideal lead time. It is never too early to meet with one our representatives, who would be happy to provide you with a timetable based on your specific situation.

Taking on a development project can be very risky. Doing the right homework up-front can reduce the risk. The first task is to define the project. A market feasibility study should be completed to evaluate the highest and best use of the property; as well as, the current market demand for the product. Second, a project timeline should be completed identifying all of the required steps and due diligence from the project's commencement to its completion. Projects that lose sight of the timeline often fail or stall. Next, a financial feasibility of the project should be completed in order to make sure the project makes economic sense. Engineering and architectural costs, financing terms, site work and construction estimates applied with the right financial analysis offer a "best guess" scenario. Most important is to have the right team. Trying to piece the players together on your own and assigning yourself the role of project manager could be a very costly learning process.

   It is sometimes assumed that owning makes more financial sense than leasing. Current individual markets for leasing and purchasing will often influence the outcome, but the real answer can only be found through a detailed "Lease vs. Purchase" analysis of both options, quantifying the distinct variables associated to each option.
   In the leasing scenario:, an analysis includes a projection of rent payments and other occupancy costs, the tax implication, and the opportunity value of investing the funds otherwise required for a purchase. In the purchase scenario: one must consider the costs of initial acquisition, renovation & equity deposits (sometimes up to 30% of the purchase price), lending terms, tax implications, on going maintenance, capital replacement reserves and forcasted equity growth from loan principle payments and future property appreciation.
   There are, also, non-economic considerations. Leasing offers the flexibility of growth and relocation, ties up less company cash while owning offers renovation flexibility and direct control over your space.

    There are a variety of leases in the marketplace and all are subject to negotiation. Some leases are described as Net, Net, Net, which are more common in retail and industrial leases. In these transactions, the Tenant will be invoiced for their share of the property’s operating expenses.
   Traditionally for office buildings, the Landlord will pay the operating expenses for the first year of the Lease (known as the Base Year) and will invoice the Tenant for any amounts these costs increase on any subsequent year of the lease.
   It is very unlikely for a Landlord to exclude this provision. But there are various components of this provision that can be negotiated and offer some protection. What expenses will be included/excluded, audit rights, are expenses grossed up, are expenses capped, etc.
   The other concern is the correct billing of these expenses. They are often incorrect even without the Landlord’s knowledge.
   Retain a Tenant Representative to negotiate these terms and others on upcoming lease renewals or to verify the accuracy of current Landlord’s invoices.

Although no two transactions are alike, there are certain similarities to most. In order to obtain fully approved lender financing, it typically will take two to three months. During that time frame the lender is also going to require certain inspections to be completed in order to project their interest in the event the lender would need to foreclose and take ownership. The other issue you face is you will be spending a great deal of money for your required inspections. You do not want to risk expending your time and incurring these expenses while hoping the Seller will provide you with extensions. I suggest a minimum of 90 days in order to accomplish your investigations.