Consult a Real Estate Agent

You may be tempted to research properties alone. However, when looking for a new office space you should consider consulting a real estate agent. It can be hard and time consuming to find an inexpensive space that fits all of your business needs. An agent will be able to take on the burden of finding a space to fit your specific needs while you concentrate on your business and preparing for the eventual move. These professionals have plenty of experience and know exactly how and where to look in order to get you in your new space as soon as possible.

Consider the Location

It can be hard to find the perfect office space at the right price. However, one thing that is very important when searching for the perfect space is the location. You want to choose a location that is easy to get to for your client’s convenience. You also want to be in a safe and secure area. Another thing to consider is if there are amenities such as restaurants or coffee bars nearby for both clients and employees.

Determine the Perfect Size

When choosing a new office space, you may be tempted to select a very large office. However, you should consider the size of your business before decided on the size of the office and how soon you may need more space. If you only have a few employees, you should choose a smaller location. Still, you also don’t want to choose a too small space that will make employees and clients feel cramped, especially as you grow. You need to find the middle ground.

When choosing a new office space, you should first decide which properties are the most important for your business. Once you do so, you should contact a real estate professional who can assist you with finding the perfect office space for your needs.

Why Is Signage Important?

First and foremost, you want the proper signage outside of the leased commercial office space advertising your business so customers can find you, whether they are current customers or prospective ones. When you have the proper signage, your customer base will improve as will your business’ income. This type of advertisement is the easiest way to draw people in and a cost-efficient method as well.

Why Might Landlords Restrict the Use of Signs?

There are a few different reasons why landlords may restrict the use of signs by their commercial tenants. First, they may not have the room to allow all tenants to put up signs, especially if there are many office space tenants within the building. Also, there may be city restrictions and zoning laws regarding signage, which wouldn’t be the landlord’s fault but simply something which prevents the tenant from advertising at the building. In addition, the landlord may not want a bunch of signs all over the building and simply restrict signage for that purpose alone. These are some of the more common reasons why landlords don’t want signs on their property.

How Does the Tenant Go About Getting Their Sign Up and Presence Known?

The best way to get your sign posted, whether it is a stand-alone sign only promoting your business or your name on a large sign alongside all of the other office tenants within the building, is to negotiate properly with the landlord during the lease negotiations. Some landlords will be flexible with regard to signage and, in this case, getting your sign posted is not a big deal. However, for other landlords who may be more hesitant to allow signs, you’re going to want to negotiate this factor prior to signing the lease.

If the landlord refuses to allow you to put up a stand-alone sign, see if they would agree to an addition to a sign already posted which has other office space tenants listed on it. This shouldn’t make or break the lease deal, however, if it is that important to you as a tenant, which it should be, try to work with the landlord to get some sort of signage posted. After all, if people don’t know where you are located or new customers can’t come across your business with ease, this will hurt you as a business owner. Negotiation is key so try to work with the landlord to secure some type of signage along with your commercial office space lease.

Business Owners Are Responsible for Rent Plus Operating Expenses

In addition to paying the set rent for the office space, commercial tenants will also pay operating expenses. These are items which the landlord must pay out in order to keep the building running. Some of these costs may include taxes, insurance, utilities, common area maintenance and more. Since these can be quite costly, it only makes sense to have the tenant share in some of the financial responsibility for operating features which they make use of as well.

The Costs Will Be Stated in the Lease

These operating costs may be few or many in number, depending on the individual commercial office, landlord, location and added features of the building itself. In order to have the right knowledge regarding what the tenant is responsible for and how much these items may cost on a monthly or annual basis, the operating expenses must be listed in the lease. The lease must be very detailed regarding what the tenant is required to pay, what the landlord will pay and how and when these payments are due.

Operating Expenses May Fluctuate Throughout the Lease Term

It would be nice if there were concrete numbers with regard to operating expenses, however, many times these operating expenses will fluctuate. In fact, most operating expenses will vary in amount but there is usually an average number for which the tenant can calculate approximately how much they will be paying in addition to the base rental payment. For most office space tenants, they will have to pay a portion of the operating expenses based on the amount of tenants in the office building, if more than a single tenant setting, and what the landlord requests in the lease. Although the portion of the operating expenses which the tenant needs to pay will be a set percentage, the cost of the operating expenses will still fluctuate.

The Best Way to Understand Operating Expenses Is With a Tenant Representative’s Help

Operating expenses can be a bit difficult to understand, especially if one is new to the commercial office space leasing arrangement. In order to have a good grasp as to what these operating expenses are and how much you will need to pay, having a tenant representative by your side during negotiations, lease signing and beyond will help. The tenant representative will thoroughly examine the operating expense clause and provide you with detailed information on what you will need to pay in addition to your commercial office space rent.

When you enter into a lease, you never know what the future may bring. Most business owners would like to believe that they will be in the leased premises to the end of the lease term but this is not always the case. Instances may arise where exiting the commercial office space ahead of the lease term expiration is a necessity. This is where assignment and sublease clauses will come in handy.

Understanding Assignment and Sublease Clauses

With both of these clauses, the current tenant may have another tenant move into their position under the current lease. With an assignment, the tenant will assign the remainder of their lease term to another tenant. From that point forward, the initial tenant is no longer involved with the lease agreement. As for a sublease situation, the initial tenant will have a new tenant take their place in the lease but the initial tenant will still be responsible for any payments which the landlord does not receive from the subletting party. In general terms, an assignment clause is more favorable to a tenant than a subletting clause as it allows the tenant to be done with the lease once and for all as soon as the new tenant enters the picture.

How the Inclusion of These Clauses Will Safeguard the Tenant

Both of these clauses will safeguard the tenant by providing them with a way out of the lease agreement, in some form, should they need to move out for any reason. No business owner expects that they will have to leave prior to the lease term but there are certain instances which may occur that make it necessary to assign or sublet the remainder of the lease to another party. When the clauses are included within the lease, this provides an option for the tenant, if it is needed.

Landlord May Insert Various Requirements in the Assignment and Sublease Clauses

There may be certain specifications included within these clauses to help protect the landlord’s financial security should an assignment or sublease take place. The landlord may require that the new tenant is financially secure and will be able to pay rent when due. There may also be some added fees that the current tenant must pay to the landlord in order to ascertain the financial stability of the new tenant, such as fees for credit checks, etc. All of these factors can be discussed during lease negotiations to ensure that both parties are safeguarded in the arrangement.

Always review your lease prior to signing it and make sure that an assignment and/or sublease clause is present and will benefit you as the tenant.

Difference Between a Turn-Key Build-Out and Fixed Rate Allowance

With a turn-key build-out tenant improvement allowance, the landlord will pay all costs to get your leased premises situated the way that you want them to be. On the other hand, a fixed rate allowance is when the landlord will give you a set amount of funds and anything over that amount will need to be paid by you, out-of-pocket. Both provide tenant improvements for the company owner leasing the space, however, both are quite different in nature.

With the turn-key build-out, you will be ensured that the money is paid for your improvements, however, you may not have the last word regarding what is done, how it is completed and when it is completed by. The landlord will have more control over the work. With the fixed rate allowance, you will have more control over what improvements are made and when but you may find yourself facing some out-of-pocket costs in the end if the project costs more than what was allotted to you under the lease.

How to Benefit from the Tenant Allowance

In order to benefit most from the tenant allowance, consider what improvements you plan on making to the leased premises. If you only plan on completing simple repairs and construction, a turn-key build-out might work fine for you because you won’t need too much control over simple tenant improvements and you will be ensured that the landlord pays for everything which has to be done. If your tenant improvements are more voluminous in nature and you can figure out exactly how much money you need to get the job done and want to ensure that it’s done according to your specifications and schedule, a fixed rate allowance might be best.

Keep in mind that you may always negotiate when it comes to tenant improvement allowances. You can choose a hybrid form of the two options listed above to have the type of tenant improvement allowance which will work in your favor. You may ask the landlord to provide for a turn-key build-out allowance but request that you be able to choose a project manager to oversee the entire project and have this individual report to you. Should you prefer the fixed rate allowance, ask if the landlord would be willing to pay for any extra money needed during the process, which couldn’t be accounted for until the project was underway. Just be sure to have these terms listed in the lease, otherwise, they won’t be valid terms.

Your tenant representative will guide you in the tenant improvement allowance process and go through all of the details with you to ensure that you are making the right choice with regard to this lease term.

Growth

Does your current office space meet your projected long-term needs? If not, put a tally in the move column. Whether you are expanding or consolidating, your commercial office space must agree with projected work demands. If you bottleneck here, you hinder earning potential.

Convenience

Location, location, location, right? This element is true for your financial requirements just as largely as your client base. Long, arduous commutes are a deterrent for new hires and a hindrance for retention, so distance effects your employees as well. For this matter, consider parking. Difficulties with parking can lead to unwanted client and employee frustration.

Security

Leases are complicated. How can you be certain that your rental agreement is secure? What if you get to the end of your lease and your property owner wants to increase your rates? What if your office rental is out-bid on? These are all very realistic concerns. The best answer is to get a commercial real estate expert who can work in your favor to put limitations and restrictions on your lease.

The Village of Hinsdale is conveniently located in the counties of Cook and DuPage. With a population of almost 17,000, Hinsdale is one of the larger villages in the Chicago suburbs. Residents and business owners choose Hinsdale as their locale of choice for its convenient location, wide array of amenities and welcoming attributes.

The Convenience of Hinsdale

Hinsdale is situated approximately 21 miles west of the city of Chicago. The suburban location provides a welcome respite from the hustle of the city but also provides owners of businesses and area residents with a close enough proximity to Chicago when they want to venture into town. The Burlington Northern train line offers express service to the city and gets one downtown in less than a 1/2 hour. There are three Metra stations in Hinsdale including Hinsdale, West Hinsdale and Highlands stations. Pace bus lines also run through the village of Hinsdale. For those who choose to drive, interstates and major roadways surround Hinsdale, making transportation via car simple as can be.

Amenities Throughout Hinsdale

When searching for the perfect spot to lease office space, business owners often opt for areas where amenities are all around them. Dining and shopping options are prevalent throughout town, such as Hinsdale Clothiers, Starbucks, Fontano’s Subs, Sweet Ali’s, Whole Foods and more. Gateway Square is an ideal shopping and dining stop on one’s lunch break.

Recreation Options in Hinsdale

Sometimes it’s good to take a break from the 9-to-5 workday and relax with one or more recreational activities. The Hinsdale Community Swimming Pool is a popular spot. For those who like to relax in parks and outdoor areas, the Katherine Legge Memorial Park is a good option. Burlington Park and Dietz Park are two other local parks to visit in Hinsdale. For those seeking out indoor recreation options, the Hinsdale Public Library is often a good bet.

Historical Features of Hinsdale

Hinsdale is a very historical town. With the village and certain buildings listed on the National Register of Historic Places, those seeking the ambience of a historic locale outside of Chicago find that Hinsdale answers the call. Many business owners like this historical aspect which gives the area a quaint feel although it has a larger population.

Finding a Commercial Office Lease in Hinsdale

There are plenty of Hinsdale leasing options currently on the commercial real estate market for business owners to peruse. From second floor, single office spaces to entire historic buildings for rent, Hinsdale offers all different types of leasing options for businesses. Square footage options are also wide and varied. Whether you offer services or sell products, Hinsdale has the office space to suit your needs. Parking is readily available in Hinsdale and there are many office space leases which offer parking lot spots as well. Hinsdale is a great commercial location as it draws clients to your business who are both from the area and also those who live outside of Hinsdale.

Hinsdale is perfect for business owners who seek a suburban location with a voluminous client base and historical setting.

As a business owner looking to lease office space, you typically have two main options: lease an already existing location that is ready to go or obtain a built to suit office space lease. Some business owners decide that leasing an already existing office is their best bet as it is all ready to be leased and may be more cost efficient as opposed to the alternative.  However, other business owners like the idea of a built to suit office lease.  Here are some benefits to choosing a built to suit office leasing avenue:

Get the Office Space Which Suits Your Commercial Business Needs

The best thing about a built to suit office lease is that you will be gaining a location which is built to suit your individual commercial business needs. No longer will you have to accept an office space which might work but not be the best that it can be. With an office lease which is built to suit, the developer will build the office space for you and then lease the premises to you. Throughout the process, the developer will ask for your input and ensure that the finished product is what you envisioned all along. Keep in mind that the lease term for a built to suit lease will be longer than a regular office space lease.

Lease an Office Which Is Often Environmentally Friendly

Another excellent benefit to the built to suit office lease is that many times these office spaces are environmentally friendly. Because the developer may receive certain financial incentives for making their new building energy-efficient, they are more likely to do so which will benefit you in the long run. This means that utility costs will be more favorable and much of the components within the office space will be technologically advanced as well. The end result is an office space which is environmentally friendly and cost-efficient.

Cut Renovation/Addition Costs One Might Incur With an Existing Office Space

It is not very often where a leased office space has everything which the office space tenant desires. That is, unless it is built to suit. A built to suit office lease will help you to cut any renovation and addition costs which you might incur as a result of your ready to lease office space not having everything you want and need for commercial space. Although you may pay more to lease a built to suit office space, you will ultimately save money in the end by not having to fund renovations or additions to the premises.

Built to suit office leases are the perfect answer for business owners who know exactly what they want in their office space, cannot find what they need in already constructed office space and are looking for a location which is up to date with regard to fixtures and overall construction. You will find that more developers are getting involved with built to suit office leases and there is quite a lot out there when it comes to builders who wish to enter into this type of arrangement with business tenants.  If you are searching for a specific office space and want to lease as opposed to buy an office, perusing your built to suit office lease options is a wise choice.

LaSalle Street is a well-known locale in Chicago.  LaSalle Street runs from Lake Shore Drive/1700 North on the north side to 157^th Street/South Holland on the south side.  Nicknamed “The Canyon”, LaSalle Street is surrounded by tall buildings, thereby creating the appearance of a cavernous thruway.  Many of the popular buildings of Chicago are situated on LaSalle Street such as the Chicago Board of Trade Building and Chicago City Hall.  There are many access points all along LaSalle Street which makes it easy for the customers of LaSalle Street commercial office buildings to get to and from the commercial office space.  This is one of the main reasons why LaSalle Street commercial business owners lease commercial office space on LaSalle Street.

Business Atmosphere

LaSalle Street has an excellent business atmosphere.  As part of LaSalle Street is nestled in the financial district, it is easy to see that there are many businesses which lease commercial office space in this area.  Customers can drive to businesses on LaSalle Street via routes such as I-94 and I-294 or take one of the many different types of public transportation to get there including the Metra, taxis and more.

Other Businesses on LaSalle Street

LaSalle Street in its downtown Chicago location is home to many other businesses and entities.  When you lease commercial office space on LaSalle Street in Chicago you may be neighbors with the Chicago Stock Exchange, sporting goods stores, department stores, restaurants or other commercial businesses.  Although LaSalle Street is in part of the financial district, it is not comprised solely of banks and other related institutions.  Therefore, no matter what your business niche may be, you are sure to feel at home on LaSalle Street in your leased office space.

About the Residents

Although LaSalle Street is filled with commercial office building tenants, there are also residential buildings on the street as well.  Many of the residential premises are in the form of lofts, condos and apartments, all of which are perfect for those who love the convenience and energetic vibe of city living.  These residents make good use of the commercial businesses which open their doors on LaSalle Street.

Things to Do

When you live or work on LaSalle Street, there is plenty to do.  You can attend local Chicago festivals, eat some authentic Chicago-style pizza in one of the many dining establishments in the area or do some heavy-duty shopping.  Architectural beauty is all around you on LaSalle Street and those who appreciate viewing fine architectural layouts or simply enjoy looking at the historical aspects of this area will adore LaSalle Street.

Dining and Shopping Options on LaSalle Street

No matter what type of food you may be craving or whatever item you need to buy, LaSalle Street is the place to go.  Fine dining establishments as well as casual eateries are all around you and if you need to pick up a product from a store there are plenty of large department stores as well as small, quaint boutiques scattered throughout LaSalle Street.

Tenant Advisors, Inc.:  Commercial Business Tenants Are Our Specialty

As a business tenant looking for LaSalle Street commercial office space, you simply have to do your homework prior to entering into a commercial lease so that you get the proper office space at the right price.  In addition to knowing what type of property you will be leasing, you also should have the assistance of a tenant representation firm which will have your best interests in mind.  Tenant Advisors, Inc. can do just that.

Tenant Advisors, Inc. is the premier tenant representation firm in the Chicago area.  Our staff is comprised of experienced real estate agents who know the commercial realm inside and out.  We will help you locate the ideal commercial office space to lease and then pursue the leasing of the property with you every step of the way.

Not only does our firm consist of some of the best real estate agents in the business but our services are FREE for you to use.   Therefore, you are getting high quality assistance at no charge at all.  Our allegiance lies solely with business tenants as we do not represent landlords in any manner.  This ensures that there will be no question as to our sincere loyalty to you, the commercial office space tenant.

If you are ready to take that step in leasing new commercial office space or are considering the prospect thereof, contact us today so we can show you just how much we can help you find the perfect piece of commercial real estate to rent.  Fill out the form and let’s get started!

Located in the northeastern part of Illinois, Schaumburg offers business owners the opportunity for growth and prosperity due to the large amount of potential clients in the area.  Residential and commercial premises lie within the boundaries of Schaumburg and there is a little bit of everything within the village borders.

Business Atmosphere

Within close proximity to both OHare International Airport and the bustling city of Chicago, Schaumburg offers opportunities to business owners large and small.  Metra provides access for employees and clients to get to and from the business with ease.  Travelers can also use the highways and roadways, which are quite driver-friendly, to get around town.

Other Businesses within Schaumburg

Two of the big corporation names in Schaumburg include Motorola and IKEA.  The Woodfield Mall is another prominent feature within Schaumburg, as it is the second largest mall in America.  For those who want to get in touch with their historical entertainment side, the restaurant and entertainment venue Medieval Times is located within Schaumburg as well.  Other small businesses, restaurants and shops fill the village of Schaumburg, offering various options to Schaumburg residents and those who reside in surrounding areas.

About the Residents

For companies which are considering renting office space in Schaumburg, there is certain to be plenty of business to go around.  With the population hovering approximately above 75,000, opportunities for business are certainly available for those who choose to lease or buy office space in the village of Schaumburg.  The median income for families within Schaumburg comes in around $85,000, per a 2008 estimate.

Things to Do

When you lease or purchase commercial office space in Schaumburg, your employees are certain to love the area as well since there is plenty to do.  Whether it is watching the minor league baseball team play at Alexian Field or doing some shopping at the Woodfield Mall, the entertainment aspects of Schaumburg will not only draw people in to the village but keep them there as well.

Dining and Shopping Options in Schaumburg

You won’t have to worry about what to do on your lunch break when you lease office space in Schaumburg as there are plenty of dining options in the area.  Some of the popular choices include Outback Steakhouse, Pizzeria Uno, P.F. Chang’s, Rainforest Café and more.  If shopping is what you are in the mood for, head over to Woodfield Mall for a variety of stores or visit IKEA for all of your furnishing needs.

Tenant Advisors, Inc.:  Helping Tenants and Buyers Find Office Space

Tenant Advisors, Inc. is the best choice for business owners who are seeking out commercial real estate to lease or buy.  Schaumburg has plenty of options in the way of commercial office space for rent and we can guide you every step of the way so that you and your company find the best office rental space available.

We will fully identify your business needs so that the Schaumburg commercial office space you choose is the ideal choice.  Our licensed and professional real estate agents will show you the properties available for lease and purchase throughout Schaumburg and highlight the pros and cons of each locale.

It is important to have a tenant representative to help you find the perfect office space to rent or buy.  Our reliable staff will walk you through the process, help you to understand the lease or purchase agreements and get you settled into your new commercial office space perfectly.

Contact us today by filling out our form and we will get back to you within 24 hours.  With our FREE service, you can be well on your way to obtaining the commercial office space rental or purchase you have been searching for all along.