How to Run a Credit Report | eHow.com.

Generally, a lease negotiation starts with putting the major negotiable terms down on paper in the form of a “Letter of Intent”, or LOI.  Most commercial leases are multiple pages (15 – 50), so first starting with the major terms helps move the process along.  Every lease has its own unique points, so your broker needs to understand your business and its key success factors to make this a win-win for all parties.  This is a sample and this can vary due to type of lease, type of use, or location or facility.  This is a summary from what I have seen in the Tri-Valley East Bay (Pleasanton, San Ramon, Dublin & Livermore).

Letter of Intent Elements

Sample of Major Points or Clauses in the Lease Negotiation

• Opening Paragraph
  • Identifies:
    • Tenant
    • Landlord
    • Premise address
• Description of the Premises
  • Suite number
  • Floor
  • Approximate square footage
    • Usable
    • Rentable (includes load factor of the building)
• Proposed Lease Term & Commencement Date
• Proposed Rent schedule
• Tenant Improvements
  • Identify what the Landlord will provide
  • Identify what the Tenant wants to do with the space
• Proposed Use
  • Appropriate zoning for building?
  • Conditional Use Permit required (CUP)
• Security Deposit
• Renewal Options
• Credit terms
  • 2 years of financial statements
  • Tax Returns
  • Business Plan
  • Credit check
• Expansion Options
• Binding Clauses
• Understanding that LOI is non-binding agreement
  • Space not removed from market until binding agreement executed

We have just added a new Free Foreclosure Search feature to the site.
It is always available via the page links at the top of the site

….. but you can also try it out now by clicking here

Ever wonder why people change firms?  Was that firm better that they left or where they went?  A lot of times it’s about their license type and management direction.  California Department of Real Estate (DRE) has two types of licenses.  They are the same license and test for both Residential and Commercial “brokers”.  There are different requirements for the Salesperson license and Broker license. Most agents are Salespersons, meaning they must work for a Broker with a signed employment agreement.  Brokers can work for themselves or have Salespersons working for them.  The vast majority in real estate are Salespersons, that have to work for a firm, company, or Broker.  It doesn’t determine how good of a real estate professional they are, you make this determination!    Not every Salesperson or Broker is a “Realtor™”.  Only those that belong to the National Association of Realtors and the California Association of Realtors can call themselves “Realtor™”.  These organizations have requirements to fulfill before the title “Realtor™” is allowed to be used.  You should check your “broker”, “Agent”, or whatever title they have chosen, on the DRE website prior to engaging them.  This is what you should do before you hire a licensed contractor too.

Check the license at:  www.dre.ca.gov.  Click on the Check Real Estate License Status box, on the top right of the page.  Not all functions or positions in real estate require a license.  Check with the DRE if you have questions.

Diablo Meridian Realty provides excellent personalized client services while placing the client’s objectives and goals first and foremost!  Technology is working to find the best tools to help locate commercial property and service listings.  In everything we do, we fully cooperate with the brokerage community.  All listings are put on every service that we subscribe to as fast as possible.
Reaching out to the brokerage community drives the best visibility for our listings!

Investment sales and acquisitions have multiple criteria for selecting the right investment or disposition strategy.  Key criteria are evaluated such as; capitalization rates, price per square foot, Gross Rent Multiplier, Price per unit, and cash flow.  Understanding and quickly identifying new financing requirements in the newer post-credit crunch and potential reserves that the financing institution require is a new twist in completing a transaction and this applies to buyer and seller understanding.  People buy and exit investment property for many reasons.  See our discussion on why people own investment real estate.

In leasing space, the process begins with an attitude that “It has to be right for YOUR business.”  There are many potential “deal points” and sometimes the lowest leasing rate, isn’t the right location.  Amenities or proximity to mass transportation may be the key objective in looking for a new location.  Lease terms, or tenant improvement allowances may influence the final decision.  LEED certified or Energy Star buildings might have a higher price per square foot, however be the right environment for your employees and meet your corporate or personal objectives.  A thorough interview is held with key executives as the search begins.  Finding the right space that meets your objectives can sometimes feel like finding a needle in a haystack even when vacancy rates, in some locations, are over 20%.  It may seem like a lot of space is available, however if it’s not right, we’ll keep searching.

We welcome your comments and suggestions, please submit them. Read our blog pages, subscribe or link to us with Facebook, LinkedIn and Twitter.  Look at the “Groups” on the LinkedIn page for timely discussion. We’ll add more connections based on your suggestions.

The market changes and you should be updated.  Some items will be available only to registrants.  You won’t be blasted with tons of emails and can choose a format for updating that suits your style.  It’s all about you and your business!