Services

Every client has unique circumstances and needs, our solutions are tailor-made for any situation we encounter. From start-ups in the initial stages of opening a business, to mature organizations with multi-state real estate portfolios, we have seen it all. Our approach and services offered can be adapted to meet any client’s needs. Read more below about the best-in-class services we offer clients each day.

Development/ Redevelopment

Utilizing our proven strategy of investing in high quality real estate, Workspace Brokers Inc partners with property owners, tenants, and landlords to create new development opportunities. We focus on value creation for vacant land and/or redevelopment of certain sites. Finding the right available lot for your future development goals is just part of the tasks we perform. Site analysis with highest and best use studies and competitive demand projections are carefully weighed for potential new property development.

Examples of land development but not limited to:

 

  • Self storage 
  • Multifamily
  • Flex Space
  • Warehouse
  • Retail
  • Office
  • Residential development
Workspace Brokers Redevelopment
Workspace Development

Buyer/Seller Representation

Whether you are in the market for a commercial user building or a commercial investment property, we are here to assist through the acquisition process and beyond. We represent sellers in warehouse. retail, and office spaces. Our focus on marketing our clients property puts us way above the rest. In fact we have had several instances where a seller has come to us after they listed with a different brokerage. They asked us to get the job done and we delivered where a big named brokerage could not.

Analyzing:

  • Customized Marketing Survey Review
  • Acquisition Negotiations
  • Strategy Development & Implementation
  • Lease vs. Buy Analysis
  • Financial Analysis
  • Corporate Portfolio Management
  • Government & Economic Incentives

Seller Representation Overview

  • Review comparable sales to determine listing price.
  • Obtain floors plans, utility information, operating expenses from seller.
  • Marketing the property on commercial property websites
  • Prepare Marketing brochures
  • Prepare video “virtual tours” of the property.
  • Place “for sale” on property.
  • Canvass to the area business CEO’s for who will have interest in the property.
  • Personally show the property to interested buyers and their reps.
  • Answer questions that arise from potential buyers.
  • Review buyer’s LOI when presented.
  • Redline the presented LOI for counter-offer.
  • Negotiate final agreement on business terms as stated in LOI.
  • Prepare draft of the contract, or buyer’s contract with seller.
  • Negotiate terms and language in in contract with all parties.
  • Submit buyer’s signed contract and earnest money check to seller for signatures.
  • Deliver contact and earnest money to title company for title to be opened. 
  • Prepare contract checklist with key parties and trigger dates.
  • Assist seller in gathering and submitting pertinent information as called for in the contract.
  • Cooperating with buyer during the feasibility period to answer any questions or to open the building for inspections. 
  • Review survey with seller and object to any discrepancies in survey or title commitment.
  • Cooperate with buyer’s lender to answer any questions posed.
  • Insure timelines and deadlines are met.
  • Accept and backup offers or contracts on the property.
  • Review and negotiate any extension of feasibility period if requested by the buyer.
  • Attend the closing with seller and answer any questions at the closing table.
  • Make sure seller gets his check promptly upon funding. 

Buyer Representation Overview

  • Determine the buyer’s criteria
  • Select properties which meet criteria
  • Obtain information on selected properties, including price, floor-plans, utility information, operating expenses, etc.
  • Review this information with client.
  • Drive by various properties with client to get a feel for each property and the area it is located in.
  • Prioritize properties with client.
  • Schedule showings with seller’s rep.
  • After the showings then selecting which property the client is more interested in.
  • Prepare draft of LOI to purchase and review with client.
  • Submit approved LOI to seller’s rep.
  • Review seller’s response with client.
  • Negotiate final agreement on business terms as stated in LOI.
  • Prepare draft of the contract and review with client.
  • Submit contract to seller’s rep.
  • Negotiate terms and language in contract with all parties.
  • Submit client’s signed contract and earnest money check to seller for signature.
  • Deliver contract and earnest money to title company to open title.
  • Prepare contract checklist with key parties and trigger dates.
  • Make sure seller provides pertinent information as called for in the contract.
  • Assist client with the due diligence, including survey, property phase inspections.
  • Cooperate with client’s lender to answer any questions posed.
  • Insure timelines and deadlines are met.
  • Submit extension of feasibility period if required.
  • Attend the closing with client and answer any questions required.
  • Follow up with client during construction period and move-in.

Tenant Representation

Most commercial landlords are sophisticated business owners that understand and fully utilize the services of professional representation. We strongly believe the tenant needs and deserves the highest level of representation possible in any commercial real estate transaction. We provide our clients with that service on a daily basis, and have been for over 20 years.

Analyzing:

  • Customized Market Survey Review
  • Leasing Negotiations
  • Lease Comparison Analysis
    • Effective Rental Rates
    •  Cash Flow Analysis
  • Strategy Development & Implementation
  • Lease vs. Buy Analysis
  • Sublease Service
  • Operating Expense Management
  • Corporate Portfolio Management
  • Lease Review & Administration

Leasing 101

Ways we create flexibility in your lease agreement:

Options in flexibility for company increases in head count and/or more workspace needed can really be great for the success of your business. In order to provide flexibility for more space we will include several of the following options in your lease.

 

  • Hold Options: In this type of option, the landlord keeps space off the market for a certain period of time to give the tenant an ability to take the hold option space at a later date if needed.
  • “Must Take” Options: This option is a fixed expansion right at a predetermined rate and date during the lease term.
  • Right of First Offer: With this right, if any space or a predefined space becomes available in the building the landlord is obligated to present it to the tenant before marketing is available to the market.
  • First Right of Refusal: This typical provision obligates a landlord to present to the tenant any deal that they are willing to sign with a third party tenant for predefined space. If there is interest from the tenant with the expansion option, the tenant may elect to match the deal and preempt the transition with a third party tenant. In some building options these expansion rights for specific space have already been granted to existing tenants of the project, but is also appropriate in these instances to negotiate subordinate rights to another tenant in the event the option is declined, expires, or the first right holder should vacate the building.
 

We will also provide flexibility provisions for a decrease in needed workspace.

  • Right to Assignment and Sublease: There are many different reasons a business may need to vacate workspace with time still left on the lease. This may be due to growth in business, downturns and reduction in workforce, or company merger/acquisition and subsequently a consolidation in workspace. It is critical to structure a flexible assignment and sublet provision.
  • Termination and Contraction Options: Gives the right to terminate a lease at a specific date during the lease prior to the end of the lease. This would require a notice to the landlord in advance of termination (6 months is typical). There is penalty which is normally assessed to the tenant in the form of unamortized leasing costs and a portion of the remaining rent. 

Strong renewal option or right to extend are important to maintaining the companies current status if needed. This gives you the right to extend the lease beyond the current term. This is key as having to pick up and move can be a very expensive event. There will potentially be good options to consider when that time comes that may be an upgrade, more economical, or both. However, we will control those terms with caution. It is key to make sure there are good and favorable options.

Landlord Representation

Our team will unlock your property’s potential by developing an understanding of your lease space. We deliver high level marketing strategies and techniques that will bring quality tenants. We have experience in small deals that need to move quickly as well as high levels deals that are sophisticated in the lease.  Every property has a story, a unique combination of history and strengths that a property owner or landlord can leverage to maximize the value of the lease.

Analyzing:

  • Client’s Operations
  • Systems and Processes for Specific Environment
  • Lease Negotiations
  • Operating Expense Management
  • Corporate Portfolio Management
  • Tailored Marketing Strategy
  • Cash Flow Analysis
Landlord Representative

Landlord Representation Overview

  • Review comparable lease properties to determine listing price and TI allowance.
  • Obtain floor plans, utility information, operating expenses, and building amenities.
  • Market the property on commercial property websites.
  • Prepare marketing Brochure.
  • Prepare video tour of the property.
  • Canvass business in the area that might have an interest in moving.
  • Personally show the property to interested tenants and their rep.
  • Answer questions that arise from potential tenants.
  • Have landlord’s architect prepare space plan for potential tenant.
  • Review and revise space plan with tenant to receive his final approval.
  • Obtain bids from landlord’s contractor to do construction.
  • Obtain tenant’s credit and financial information and forward to landlord.
  • Prepare formal proposal and present to the tenant.
  • Negotiate final agreement on terms in proposal with all parties.
  • Submit landlord’s lease document to tenant.
  • Negotiate terms and language in lease with tenant or rep.
  • Present tenant’s signed lease, security deposit and prepaid rent to landlord.
  • Coordinate construction with tenant and landlord’s contractor.
  • Introduce tenant to property manager, if applicable.
  • Follow up after tenant moves in and answer questions or solve problems.
  • Contact tenant annually to see how they are doing.
  • Contact tenant at six months prior to lease expiration to discuss renewal.
  • Submit renewal proposal from landlord to keep tenant in the space.

Talk to us

Have any questions? We are always open to talk about your business, new projects, creative opportunities and how we can help you.