This document provides an overview of the office leasing process and considerations for businesses. It discusses determining space needs, evaluating market alternatives, and committing to a premises through lease documentation. Key aspects covered include tenant improvements, common mistakes to avoid, project timelines, and a glossary of real estate terms. The goal is to help businesses make an informed decision about staying in or relocating office space.
This document provides an overview of the office leasing process. It discusses determining property needs, evaluating market alternatives by inspecting and comparing options, and committing to new or existing premises. Key steps include creating a real estate brief, releasing it to the market, evaluating shortlisted properties, analyzing costs, and considering workplace design and tenant improvements to optimize efficiency. Conducting due diligence and planning well in advance is advised to avoid common mistakes in the leasing process.
Colliers International is a global real estate services firm that provides brokerage, corporate solutions, investment services, valuation and advisory services, project management, and research. They have over $1.5 billion in annual revenue and over 12,500 professionals across more than 500 offices in 61 countries. Colliers International aims to accelerate the success of their clients through an integrated platform and culture of collaboration.
See how Quadrant can deliver a contingent labour solution that reduces risk, administration, and cost whilst maximising performance and retention of talent.
1) Networx Innovate Recruitment provides sourcing and response management services as an alternative to traditional recruitment methods.
2) Their unique response management service differentiates them by maintaining regular contact with candidates and ensuring they are updated at every stage of the process.
3) As recruitment specialists, they operate as an extension of clients' HR teams and are committed to understanding their businesses and developing flexible, tailored relationships.
This document provides information about a consulting firm called The Praxes Group. It discusses who they are, how they got started, the types of issues they address for clients, the industries they work with, and how they help clients grow through assessing needs, designing strategies, and implementing plans. They take a holistic approach to helping clients strengthen their sales processes, leadership, business development skills, and customer relationships.
Working together frequently asked era questions Ray Stapleton
An outside consultant from Expense Reduction Analysts understands a business through thorough investigation and industry expertise. They analyze expenses like contracts and invoices to find savings opportunities across categories. Consultants implement recommendations and monitor results for 18-24 months to ensure savings. Their experience with over 14,000 projects provides data to negotiate effectively with suppliers on a business's behalf.
Rezult Technology has been providing staffing solutions for IT companies since 2001. They partner with top IT professionals to help them advance their careers and provide value to clients through dedicated service. Rezult offers a range of client services including identifying full-time talent and outsourcing vendor management. Their strategic staffing solutions help clients focus on their business objectives.
Crystal Vision is a business consulting firm that offers a wide range of services across many industries. They aim to assess clients' needs and develop customized solutions at no cost. The firm is led by an experienced management team and prides itself on exceptional client service. It also has a social responsibility program focused on helping underserved communities.
This document provides an overview of the office leasing process. It discusses determining property needs, evaluating market alternatives by inspecting and comparing options, and committing to new or existing premises. Key steps include creating a real estate brief, releasing it to the market, evaluating shortlisted properties, analyzing costs, and considering workplace design and tenant improvements to optimize efficiency. Conducting due diligence and planning well in advance is advised to avoid common mistakes in the leasing process.
Colliers International is a global real estate services firm that provides brokerage, corporate solutions, investment services, valuation and advisory services, project management, and research. They have over $1.5 billion in annual revenue and over 12,500 professionals across more than 500 offices in 61 countries. Colliers International aims to accelerate the success of their clients through an integrated platform and culture of collaboration.
See how Quadrant can deliver a contingent labour solution that reduces risk, administration, and cost whilst maximising performance and retention of talent.
1) Networx Innovate Recruitment provides sourcing and response management services as an alternative to traditional recruitment methods.
2) Their unique response management service differentiates them by maintaining regular contact with candidates and ensuring they are updated at every stage of the process.
3) As recruitment specialists, they operate as an extension of clients' HR teams and are committed to understanding their businesses and developing flexible, tailored relationships.
This document provides information about a consulting firm called The Praxes Group. It discusses who they are, how they got started, the types of issues they address for clients, the industries they work with, and how they help clients grow through assessing needs, designing strategies, and implementing plans. They take a holistic approach to helping clients strengthen their sales processes, leadership, business development skills, and customer relationships.
Working together frequently asked era questions Ray Stapleton
An outside consultant from Expense Reduction Analysts understands a business through thorough investigation and industry expertise. They analyze expenses like contracts and invoices to find savings opportunities across categories. Consultants implement recommendations and monitor results for 18-24 months to ensure savings. Their experience with over 14,000 projects provides data to negotiate effectively with suppliers on a business's behalf.
Rezult Technology has been providing staffing solutions for IT companies since 2001. They partner with top IT professionals to help them advance their careers and provide value to clients through dedicated service. Rezult offers a range of client services including identifying full-time talent and outsourcing vendor management. Their strategic staffing solutions help clients focus on their business objectives.
Crystal Vision is a business consulting firm that offers a wide range of services across many industries. They aim to assess clients' needs and develop customized solutions at no cost. The firm is led by an experienced management team and prides itself on exceptional client service. It also has a social responsibility program focused on helping underserved communities.
Jarob, Inc. is a signage and graphics company founded in 1971 that is dedicated to understanding customers' needs and delivering value-added solutions. They have over 50 production specialists and offer capabilities like digital printing, painting, and installation. Jarob prides itself on innovative design and working within budgets. Customers praise Jarob for high quality work, competitive pricing, and addressing needs with a cooperative spirit.
Benning Associates has extensive experience advising clients in the medical technology industry, having completed over $400 million in transactions in the sector. Notable deals include advising on the $155 million cross-border sale of Curagen's genome sequencing subsidiary to Roche, and providing a fairness opinion for the $55 million sale of DirectSelect's drug discovery technology to GSK at a 150% premium. With med tech M&A and financing activity expected to increase in 2010 due to venture capital trends and availability of debt, Benning Associates is well-positioned to advise clients on strategic transactions.
Jumar's Flexible Managed Service takes on the recruitment process for clients to provide additional resources during peaks in demand. It understands clients' requirements and culture to source the right skilled candidates quickly. The service manages inductions, security checks, and aims for continuity of knowledge through skills transfer programs when projects end.
DIFR provides customized HR solutions to meet organizations' unique and changing needs. They offer a full range of HR services, including talent acquisition and training, talent management, HR process reengineering, and business incubation. DIFR's experts work with clients to design solutions tailored to their industry, size, goals, and budgets. Their vision is to develop high-quality human capital and maximize employee performance through coaching and career development.
The document discusses an approach for maximizing income through effective relationship management. It involves a program that takes individuals and teams through real-life simulations, networking opportunities, and coaching to develop commercial focus, successful meeting skills, and internal cohesion. The goal is to produce people who are more confident, focused on clients, and able to work together as a team to drive business opportunities and outcomes.
1) Outsourcing tasks through virtual staffing can provide advisers significant returns through cost savings and allowing them to focus on core client-facing activities to grow their business.
2) While outsourcing frees up time, advisers must ensure virtual staff have the expertise needed and can work independently.
3) Outsourcing is not for every adviser, as some prefer direct oversight of in-house staff, but testing small outsourced projects can help determine its fit.
The Siegfried Group is a CPA firm that provides accounting resource services (ARS), placing full-time accounting and finance professionals on client project teams on a flexible as-needed basis. Demand for ARS is driven by downsizing reducing in-house staff capacity and increased regulatory complexity. Clients utilize Siegfried ARS by identifying appropriate professionals to join client-led project teams for critical strategic projects typically lasting 3-9 months. Siegfried ARS provides more client control than traditional consulting at a lower cost.
The recruitment firm was established in 1996 and has grown significantly since then. It is certified as ISO 9001:2000 and has over 300 recruiters and offices across India and the US. The firm focuses on permanent staffing, temporary staffing, executive search, and HR outsourcing and consulting across various industries such as IT, pharmaceuticals, banking and more. It prides itself on its quick response time, high conversion ratios, and domain expertise.
Frost Consultant Group is an IT and business advisory services firm based in Allen, Texas that provides confidential consulting services to help clients solve problems and unlock value. The firm has three business units and focuses on providing C-level advisory services, business consulting, and technology consulting to both large and small clients across North America. Frost Consultant Group aims to fill the gap between a client's existing staff and larger consulting organizations by taking a collaborative, problem-solving approach.
1) RiskCare provides technology consulting services and takes responsibility for managing client projects using its own dedicated team. This allows clients to get better solutions delivered on time with business benefits while freeing up clients to focus on their business.
2) RiskCare assigns the right consultants to projects based on their skills and experience. Project staffing is reviewed weekly and consultants are assigned as needed.
3) RiskCare aims to deliver projects flexibly based on client needs through embracing the client's preferred methodology, providing solutions within budget constraints, and determining the best location for project work.
The IT company outsourced the organization of its international conferences to Manpower Business Solutions (MBS) to reduce costs while maintaining quality. MBS established a dedicated team to handle all aspects of planning and executing conferences from various locations with 100-1000 attendees. This resulted in 30% cost savings over 2 years for the IT company through MBS taking on fixed overhead costs. The dedicated conference team provided stability, experience, and was fully integrated into the IT company's business.
Creating value through collaboration d hill arc orlando 2008ARC Advisory Group
This document discusses the importance of collaboration between different nodes in a value network. It argues that partners must recognize their mutual dependence to achieve shared goals. The plant is presented as one node that must collaborate with upstream suppliers and downstream customers. Specific topics of collaboration are outlined between suppliers and the plant, and between the plant and customers, with the goal of minimizing surprises. Collaboration is also important along the lifecycle axis between R&D, engineering, operations and maintenance to optimize asset performance. Finally, collaboration between the plant, business and users/suppliers can help find hidden capacity and optimize objectives like production, energy usage and safety. Overall, the document advocates for greater information sharing and alignment of work processes between all participants in the value chain
Balsys HR Consulting provides Human Resource Management services as well as, Coaching and Recruitment services. We provide Human resource management support to small and medium size companies with no or limited inhouse HR specialist in Switzerland.
We provide seach and selection services for clients in Switzerland and throughout Europe looking for qualified professionals to fill their open vacancies.
We also provide a number of services for individuals, including job search and coaching. We are committed to offering support and guidance, which meets the needs of all our clients.
Value creation final project shai zamir, dan saguyDan Saguy
Here are some key points to shield, hedge, capture and engage the social megatrend threat:
Shield: Diversify client base and services to reduce over-reliance on any one sector impacted.
Hedge: Implement cancellation policies and advance payments to mitigate financial losses from cancelled events.
Capture: Monitor social and political climate closely to identify potential threats in early stages.
Engage: Expand into new complementary areas like digital/online marketing. Pursue alternative client sectors less impacted by protests like government. Reduce fixed costs through workforce adjustments to weather downturns.
The overall strategy is to diversify revenue streams, implement risk mitigation policies, closely monitor the environment, and adapt the business model to engage
Curran & Connors is a branding and marketing firm that has helped organizations communicate their stories through various mediums for 45 years. They provide services such as annual reports, interactive media, advertising, and branding to inform and engage key audiences. The firm has a national footprint and takes a best-of-breed approach to creative services, project management, and quality assurance in order to tell clients' stories through integrated solutions.
This document provides information about available office space for lease at 2 Carlton Street in Toronto. It summarizes the following key points in 3 sentences:
The property offers over 40,000 square feet of recently renovated office space available for lease in November 2010, located near major transportation routes in downtown Toronto. Amenities include new finishes, easy access to public transit, proximity to retailers and entertainment, on-site security, and sustainable building operations. For more information on leasing rates and contacts, see the document.
This document provides information about available commercial lease space at multiple locations. It includes a sublease for 2,585 rentable square feet on the 8th floor of a building located at 50 Richmond Street East in Toronto. It also advertises space for lease at 11 King Street West ranging from 4,812 to 9,635 square feet across multiple floors. Finally, it lists up to 31,232 contiguous square feet available for lease across lower levels and suites 100 to 400 of a property located at 70 Richmond Street East in Toronto.
Jones lang opportunities report june-27-2011_finalChris Fyvie
Commercial real estate toronto, office space toronto, toronto office space, office search toronto, office space in toronto, office rentals toronto, office space price in toronto, office rent downtown toronto, office rent toronto, toronto offices for lease, small office space toronto, toronto recent listings, toronto office rentals, toronto office lease, cost of downtown toronto space, office lease price toronto downtown, toronto office leases, office lease prices toronto, toronto office rent, toronto loft spaces for rent, office space for rent in toronto, Toronto office real estate blog, office space for rent toronto,
office space in toronto price, rent office toronto, offices for lease toronto, sublet office toronto, leasing companies downtown toronto, LinkedIn
Downtown west office space toronto march 2012Chris Fyvie
Commercial real estate toronto, office space toronto, toronto office space, office search toronto, office space in toronto, office rentals toronto, office space price in toronto, office rent downtown toronto, office rent toronto, toronto offices for lease, small office space toronto, toronto recent listings, toronto office rentals, toronto office lease, cost of downtown toronto space, office lease price toronto downtown, toronto office leases, office lease prices toronto, toronto office rent, toronto loft spaces for rent, office space for rent in toronto, Toronto office real estate blog, office space for rent toronto,
office space in toronto price, rent office toronto, offices for lease toronto, sublet office toronto, leasing companies downtown toronto, LinkedIn
Spadina Ave, Richmond Ave, Wellington Street, Queen Street, King Street, Bathurst Street, Soho Street, John Street, Duncan Street, East Liberty, Atlantic Avenue, Dufferin Street
IA Interior Architects is an international interior design firm with offices across North America and in London. They have extensive experience working with major corporate clients in a variety of industries, including technology, media, finance, and professional services. Their Toronto office is fully operational and led by Managing Director Beverly Horii, who has over 27 years of industry experience. They highlight recent projects in Canada for clients such as LinkedIn, Red Hat, and Amazon, demonstrating their local expertise. IA takes an integrated, network-based approach, pooling design talents across offices to comprehensively serve client needs.
Jarob, Inc. is a signage and graphics company founded in 1971 that is dedicated to understanding customers' needs and delivering value-added solutions. They have over 50 production specialists and offer capabilities like digital printing, painting, and installation. Jarob prides itself on innovative design and working within budgets. Customers praise Jarob for high quality work, competitive pricing, and addressing needs with a cooperative spirit.
Benning Associates has extensive experience advising clients in the medical technology industry, having completed over $400 million in transactions in the sector. Notable deals include advising on the $155 million cross-border sale of Curagen's genome sequencing subsidiary to Roche, and providing a fairness opinion for the $55 million sale of DirectSelect's drug discovery technology to GSK at a 150% premium. With med tech M&A and financing activity expected to increase in 2010 due to venture capital trends and availability of debt, Benning Associates is well-positioned to advise clients on strategic transactions.
Jumar's Flexible Managed Service takes on the recruitment process for clients to provide additional resources during peaks in demand. It understands clients' requirements and culture to source the right skilled candidates quickly. The service manages inductions, security checks, and aims for continuity of knowledge through skills transfer programs when projects end.
DIFR provides customized HR solutions to meet organizations' unique and changing needs. They offer a full range of HR services, including talent acquisition and training, talent management, HR process reengineering, and business incubation. DIFR's experts work with clients to design solutions tailored to their industry, size, goals, and budgets. Their vision is to develop high-quality human capital and maximize employee performance through coaching and career development.
The document discusses an approach for maximizing income through effective relationship management. It involves a program that takes individuals and teams through real-life simulations, networking opportunities, and coaching to develop commercial focus, successful meeting skills, and internal cohesion. The goal is to produce people who are more confident, focused on clients, and able to work together as a team to drive business opportunities and outcomes.
1) Outsourcing tasks through virtual staffing can provide advisers significant returns through cost savings and allowing them to focus on core client-facing activities to grow their business.
2) While outsourcing frees up time, advisers must ensure virtual staff have the expertise needed and can work independently.
3) Outsourcing is not for every adviser, as some prefer direct oversight of in-house staff, but testing small outsourced projects can help determine its fit.
The Siegfried Group is a CPA firm that provides accounting resource services (ARS), placing full-time accounting and finance professionals on client project teams on a flexible as-needed basis. Demand for ARS is driven by downsizing reducing in-house staff capacity and increased regulatory complexity. Clients utilize Siegfried ARS by identifying appropriate professionals to join client-led project teams for critical strategic projects typically lasting 3-9 months. Siegfried ARS provides more client control than traditional consulting at a lower cost.
The recruitment firm was established in 1996 and has grown significantly since then. It is certified as ISO 9001:2000 and has over 300 recruiters and offices across India and the US. The firm focuses on permanent staffing, temporary staffing, executive search, and HR outsourcing and consulting across various industries such as IT, pharmaceuticals, banking and more. It prides itself on its quick response time, high conversion ratios, and domain expertise.
Frost Consultant Group is an IT and business advisory services firm based in Allen, Texas that provides confidential consulting services to help clients solve problems and unlock value. The firm has three business units and focuses on providing C-level advisory services, business consulting, and technology consulting to both large and small clients across North America. Frost Consultant Group aims to fill the gap between a client's existing staff and larger consulting organizations by taking a collaborative, problem-solving approach.
1) RiskCare provides technology consulting services and takes responsibility for managing client projects using its own dedicated team. This allows clients to get better solutions delivered on time with business benefits while freeing up clients to focus on their business.
2) RiskCare assigns the right consultants to projects based on their skills and experience. Project staffing is reviewed weekly and consultants are assigned as needed.
3) RiskCare aims to deliver projects flexibly based on client needs through embracing the client's preferred methodology, providing solutions within budget constraints, and determining the best location for project work.
The IT company outsourced the organization of its international conferences to Manpower Business Solutions (MBS) to reduce costs while maintaining quality. MBS established a dedicated team to handle all aspects of planning and executing conferences from various locations with 100-1000 attendees. This resulted in 30% cost savings over 2 years for the IT company through MBS taking on fixed overhead costs. The dedicated conference team provided stability, experience, and was fully integrated into the IT company's business.
Creating value through collaboration d hill arc orlando 2008ARC Advisory Group
This document discusses the importance of collaboration between different nodes in a value network. It argues that partners must recognize their mutual dependence to achieve shared goals. The plant is presented as one node that must collaborate with upstream suppliers and downstream customers. Specific topics of collaboration are outlined between suppliers and the plant, and between the plant and customers, with the goal of minimizing surprises. Collaboration is also important along the lifecycle axis between R&D, engineering, operations and maintenance to optimize asset performance. Finally, collaboration between the plant, business and users/suppliers can help find hidden capacity and optimize objectives like production, energy usage and safety. Overall, the document advocates for greater information sharing and alignment of work processes between all participants in the value chain
Balsys HR Consulting provides Human Resource Management services as well as, Coaching and Recruitment services. We provide Human resource management support to small and medium size companies with no or limited inhouse HR specialist in Switzerland.
We provide seach and selection services for clients in Switzerland and throughout Europe looking for qualified professionals to fill their open vacancies.
We also provide a number of services for individuals, including job search and coaching. We are committed to offering support and guidance, which meets the needs of all our clients.
Value creation final project shai zamir, dan saguyDan Saguy
Here are some key points to shield, hedge, capture and engage the social megatrend threat:
Shield: Diversify client base and services to reduce over-reliance on any one sector impacted.
Hedge: Implement cancellation policies and advance payments to mitigate financial losses from cancelled events.
Capture: Monitor social and political climate closely to identify potential threats in early stages.
Engage: Expand into new complementary areas like digital/online marketing. Pursue alternative client sectors less impacted by protests like government. Reduce fixed costs through workforce adjustments to weather downturns.
The overall strategy is to diversify revenue streams, implement risk mitigation policies, closely monitor the environment, and adapt the business model to engage
Curran & Connors is a branding and marketing firm that has helped organizations communicate their stories through various mediums for 45 years. They provide services such as annual reports, interactive media, advertising, and branding to inform and engage key audiences. The firm has a national footprint and takes a best-of-breed approach to creative services, project management, and quality assurance in order to tell clients' stories through integrated solutions.
This document provides information about available office space for lease at 2 Carlton Street in Toronto. It summarizes the following key points in 3 sentences:
The property offers over 40,000 square feet of recently renovated office space available for lease in November 2010, located near major transportation routes in downtown Toronto. Amenities include new finishes, easy access to public transit, proximity to retailers and entertainment, on-site security, and sustainable building operations. For more information on leasing rates and contacts, see the document.
This document provides information about available commercial lease space at multiple locations. It includes a sublease for 2,585 rentable square feet on the 8th floor of a building located at 50 Richmond Street East in Toronto. It also advertises space for lease at 11 King Street West ranging from 4,812 to 9,635 square feet across multiple floors. Finally, it lists up to 31,232 contiguous square feet available for lease across lower levels and suites 100 to 400 of a property located at 70 Richmond Street East in Toronto.
Jones lang opportunities report june-27-2011_finalChris Fyvie
Commercial real estate toronto, office space toronto, toronto office space, office search toronto, office space in toronto, office rentals toronto, office space price in toronto, office rent downtown toronto, office rent toronto, toronto offices for lease, small office space toronto, toronto recent listings, toronto office rentals, toronto office lease, cost of downtown toronto space, office lease price toronto downtown, toronto office leases, office lease prices toronto, toronto office rent, toronto loft spaces for rent, office space for rent in toronto, Toronto office real estate blog, office space for rent toronto,
office space in toronto price, rent office toronto, offices for lease toronto, sublet office toronto, leasing companies downtown toronto, LinkedIn
Downtown west office space toronto march 2012Chris Fyvie
Commercial real estate toronto, office space toronto, toronto office space, office search toronto, office space in toronto, office rentals toronto, office space price in toronto, office rent downtown toronto, office rent toronto, toronto offices for lease, small office space toronto, toronto recent listings, toronto office rentals, toronto office lease, cost of downtown toronto space, office lease price toronto downtown, toronto office leases, office lease prices toronto, toronto office rent, toronto loft spaces for rent, office space for rent in toronto, Toronto office real estate blog, office space for rent toronto,
office space in toronto price, rent office toronto, offices for lease toronto, sublet office toronto, leasing companies downtown toronto, LinkedIn
Spadina Ave, Richmond Ave, Wellington Street, Queen Street, King Street, Bathurst Street, Soho Street, John Street, Duncan Street, East Liberty, Atlantic Avenue, Dufferin Street
IA Interior Architects is an international interior design firm with offices across North America and in London. They have extensive experience working with major corporate clients in a variety of industries, including technology, media, finance, and professional services. Their Toronto office is fully operational and led by Managing Director Beverly Horii, who has over 27 years of industry experience. They highlight recent projects in Canada for clients such as LinkedIn, Red Hat, and Amazon, demonstrating their local expertise. IA takes an integrated, network-based approach, pooling design talents across offices to comprehensively serve client needs.
The document provides options and pricing for benching, workstation, casegoods, and seating furniture systems. For benching systems, the value option is the Bridges II starting at $850, the mid-range is the Bivi starting at $1000, and the premium option is the FrameOne starting at $1500. Similarly, options and pricing are provided for the other categories of furniture. Lead times for orders and contact information for two partner firms that can provide the furniture options are also included.
Cadillac Fairview Office Vacancy - May 2016Chris Fyvie
This document provides a summary of office space vacancies across several buildings in downtown Toronto. Contact information is provided for several leasing representatives. Availability, length of terms, and additional costs like taxes, operating expenses and utilities are specified for available space in numerous buildings, including TD Centre towers, Ernst & Young Tower, 95 Wellington Street West, Yonge Corporate Centre buildings, RBC Centre, Maple Leaf Square, 156 Front Street West, Simcoe Place and several others in the Toronto Eaton Centre portfolio. Parking rates per month are also listed.
Solü Technology Partners provides high quality and cost-effective staffing and technology solutions to clients while helping employees achieve personal and professional goals. Over 17 years, Solü has evolved to design solutions centered around client and user needs using expertise in recruitment technologies and services like staffing, digital media, development, infrastructure, and data solutions. Solü ensures client expectations are understood and policies followed through relationship management and tailored recruiting.
The document summarizes Pillsbury's global sourcing services. It describes Pillsbury as providing an integrated consulting and legal advisory model for sourcing solutions. Their advisors have expertise across various business domains and can assist clients through every step of the sourcing process from strategy development to contract negotiations. Pillsbury takes a visual approach to analyzing clients' operations and identifying opportunities for optimization through insourcing, outsourcing or other strategic sourcing strategies. They have decades of experience advising large corporations on major sourcing transactions across industries.
Solu Technology Partners provides high quality and cost-effective IT services and staffing solutions to help clients achieve their business and technology goals. Over 17 years, they have evolved their services which now include IT staffing, digital media solutions, managed cloud and development solutions, and infrastructure services. Their philosophy is to design customized solutions that meet each client's unique needs through understanding their business and delivering qualified resources.
redRELIF was founded by a team with over 30 years of hospitality experience. The team includes a manager, senior executive, and marketing guru. redRELIF provides asset management and turnaround services to help struggling hotels. Their services include asset staging, management, valuation, and marketing to prepare hotels for sale or repositioning.
Growth River is a consulting firm that specializes in strategic planning and leadership development. They help organizations improve performance through facilitating strategic alignment meetings at all leadership levels using their proprietary Growth River Operating System (OS). The OS is a management framework that ties leadership development to business outcomes. Growth River's core services include planning strategic meetings for senior leaders, as well as providing coaching, data analysis, and training materials. They work with clients on initiatives like mergers, rapid growth, and underperformance. The document outlines their approach and service offerings in more detail.
Growth River is a consulting firm that specializes in planning and facilitating strategic alignment meetings for leadership teams to resolve tough business issues. Their core service involves planning meetings at all leadership levels to align teams around strategies and improve performance. They also offer coaching, data analysis, and training materials. Typical reasons clients hire them include forming new teams, mergers, growth challenges, and culture issues. Their approach involves an initial discussion, gathering client data, and then drafting a customized engagement plan to transform the organization.
Growth River is a consulting firm that specializes in strategic planning and leadership development. They help organizations improve performance through facilitating strategic alignment meetings at all leadership levels using their proprietary Growth River Operating System (OS). The OS is a management framework that ties leadership development to business outcomes. Growth River's core services include planning strategic meetings, leadership coaching, and training clients on how to use the OS. They work with companies on issues like mergers, rapid growth, underperformance, and building high-performing cultures.
DISYS is an IT staffing and consulting firm that prides itself on its high client retention rate, which it attributes to providing each client with personal attention. DISYS ensures client satisfaction by thoroughly understanding client needs and assigning a dedicated account executive to each client. DISYS recruits IT talent through a rigorous five-step process to ensure consultants have the required skills and qualifications for each assignment.
DLC provides flexible execution of financial projects through experienced consultants. They match consultants to projects based on skills and experience. Consultants then focus exclusively on projects until completion. DLC consultants are experienced CPAs and MBAs who work efficiently to deliver practical solutions and results for clients across many industries.
DLC provides flexible execution of financial projects through experienced consultants. They analyze projects to match them with consultants who have the right skills and experience. Consultants are CPAs or MBAs from top schools with Fortune 1000 experience. DLC focuses only on project execution to deliver results on time and on budget through their experienced consultants.
DLC provides flexible execution of financial projects through experienced consultants. They match consultants to projects based on skills and experience. Consultants then focus exclusively on projects until completion. DLC consultants are experienced CPAs and MBAs who work efficiently to deliver practical solutions and results for clients across many industries.
DLC provides flexible execution of financial projects through experienced consultants. They match consultants to projects based on skills and experience. Consultants then focus exclusively on projects until completion. DLC consultants are experienced CPAs and MBAs who work efficiently to deliver practical solutions and results for clients across many industries.
Systems Evolution, Inc. (SEI) is a boutique business and technology consulting firm focused on delivering superior value to local clients since 1992. We provide the agility, consistency and personal attention of a local partner while providing the reach and knowledge assets of a national organization.
Systems Evolution, Inc. (SEI) is a boutique business and technology consulting firm focused on delivering superior value to local clients since 1992. We provide the agility, consistency and personal attention of a local partner while providing the reach and knowledge assets of a national organization.
Systems Evolution, Inc. (SEI) is a business and technology consulting firm that has been providing pragmatic solutions to clients for almost 20 years. SEI focuses on client success through project planning and execution, technology deployment, business process optimization, and enterprise information management. The company's reputation is built on commitment to clients and reliable results.
Systems Evolution, Inc. (SEI) is a business and technology consulting firm that has been providing pragmatic solutions to clients for almost 20 years. SEI focuses on client success through project planning and execution, technology deployment, business process optimization, and enterprise information management. The company's reputation is built on commitment to clients and reliable results.
Systems Evolution, Inc. (SEI) is a business and technology consulting firm that has been providing pragmatic solutions to clients for almost 20 years. SEI focuses on client success through project planning and execution, technology deployment, business process optimization, and enterprise information management. The company's reputation is built on commitment to clients and reliable results.
The document is a letter from the CEO of DLC, a consulting firm that provides financial projects to clients. DLC aims to attract top financial talent by creating a rewarding work environment and offers long-term employment, competitive pay, and variety in project work. The firm has experienced rapid growth and now has over 150 consultants serving many Fortune 500 and mid-cap companies across different industries.
The document is a letter from the CEO of DLC, a consulting firm that provides financial projects to clients. DLC aims to attract top financial talent by creating a rewarding work environment and offers long-term employment, competitive pay, and variety in project work. The firm has experienced rapid growth and now has over 150 consultants serving many Fortune 500 and mid-cap companies across different industries.
The document is a letter from the CEO of DLC, a consulting firm that provides financial projects to clients. DLC aims to attract top financial talent by creating a rewarding work environment and offers long-term employment, competitive pay, and variety in project work. The firm has experienced rapid growth and now has over 150 consultants serving many Fortune 500 and mid-cap companies across different industries.
Colliers canada national market snapshot 2020 q4Chris Fyvie
• Although Q4 2020 has brought good news on the vaccine front and removing some of the overall economic uncertainty, we are not in the clear yet and some asset types will take longer to rebound than others.
• The office market continues to experience rising vacancy, predominantly due to rising downtown sublet space. This corresponds with office attendance levels, which are trending below 15% in downtowns, compared to around 30% in the suburbs.
• After a brief pause in activity earlier in the pandemic, the industrial market continued to tighten in Q4 2020. Despite some weakness in bricks and mortar and restaurant distribution as well as in experiential users, strong demand from e-commerce and grocery users drove vacancy down and rents stable.
• The first half of 2021 will remain difficult for many. However, like in 2020, as summer 2021 approaches the economy is expected to thaw. This economic rebound will pick up steam as the vaccine rollout reaches completion.
This document provides an overview of office market statistics for various submarkets in the Greater Toronto Area (GTA) for the first quarter of 2017. Key metrics reported include number of buildings, total office inventory, vacant space, vacancy rates, available space, absorption rates, and average asking rental rates. The Financial Core submarket had 94 buildings totaling 37 million square feet of office inventory, with a vacancy rate of 4.4% and average asking gross rent of $58.72 per square foot.
Downtown toronto office survey package august 25 2016Chris Fyvie
This document provides property listings for various office spaces in downtown Toronto. It includes summaries of 12 different properties, listing available suites with details on area, rent rates, and expenses. Floor plans are also included for some of the suites. The listings range in size from 2,244 square feet to 4,066 square feet and are located across the financial district. Rent rates vary between $24 to $42.75 per square foot depending on the building and suite.
WTF Properties - Toronto Office Space July availability reportChris Fyvie
This document provides property listings for various commercial real estate locations in Toronto, Ontario, including descriptions of building features and available suites. Contact information is provided for Honor Sewell and Lauren Tapp to obtain further details on lease availability and pricing. Suite sizes, availability dates, and costs per square foot are outlined for many of the properties.
Plug in to peak productivity - Colliers Spark ReportChris Fyvie
Fibre optic internet provides faster speeds and better connectivity than traditional copper broadband, improving workplace productivity. As companies increasingly adopt applications like cloud computing, big data analytics, and video conferencing that require high bandwidth, reliable internet is becoming essential for office space. However, many office buildings still lack fibre optic connectivity due to the high costs of installation. Companies looking for office space should carefully consider a building's internet infrastructure and ask questions about fibre optic availability.
Lennard commercial office space downtown torontoChris Fyvie
This document contains listings for commercial real estate properties in downtown Toronto that are available for lease, sublease or sale. They include details like location, size, rent amounts, lease terms and property highlights for office, retail and industrial spaces. Contact information is provided for representatives from Lennard Commercial Real Estate who can provide more information on the available properties.
The document provides a quarterly market report on the Greater Toronto Area (GTA) office market for Q1 2016. Some key points:
- The overall GTA vacancy rate remained unchanged at 9.9% as absorption of 1.8 million SF was offset by 1.7 million SF of new supply.
- Availability is highest in the GTA West submarket at 14.6% while tenants have many options and landlords offer incentives.
- Downtown Toronto had the largest positive absorption but vacancy increased due to new deliveries such as Bay Adelaide East. Availability is highest in the Financial Core submarket at 10.7%.
This document provides an overview and analysis of the office condo markets in Vancouver and Toronto. It finds that office condo markets in both cities have experienced significant growth in recent years, driven by increasing commercial lease rates. Owning an office condo can provide cost savings compared to leasing, as well as equity appreciation. The Vancouver market saw particularly strong growth in the Broadway Corridor, while the Toronto market saw most sales in downtown and midtown areas close to transportation. Both markets are expected to continue attracting demand from owner-occupiers and investors.
The document provides a quarterly market report on the Greater Toronto Area office market in Q1 2016. Some key points:
- The overall vacancy rate remained stable at 4.8% while availability increased slightly to 9.8%. Rental rates increased across the region.
- Financial services continues to be the leading demand sector, focused in downtown Toronto. Engineering drives demand in western and northern GTA.
- Almost 5 million square feet of new office space is under construction, with 2 million square feet expected to be delivered in 2016.
- Downtown Toronto vacancy held steady at 2.5% while availability increased. Rents increased most significantly in downtown east and west.
- Midtown Toronto also saw steady vacancy of
The document provides statistics on office market conditions in different submarkets in the Greater Toronto Area (GTA) during the first quarter of 2016, including:
- The Financial Core submarket had 88 buildings totaling 34.5 million square feet, with a vacancy rate of 2.4% and availability rate of 9.6%.
- The Downtown submarket had a total of 278 buildings containing 65.2 million square feet, with a vacancy rate of 2.5% and availability rate of 8.4%. It experienced a net absorption of -44,384 square feet during the quarter.
- Average asking net and gross rents in the Downtown submarket were $28.63 and $54.46 per square foot respectively
The document discusses security deposits paid by tenants to landlords. It summarizes a court case where a tenant's secured creditor claimed priority over the landlord to a $3 million security deposit held by the landlord. The court ruled the deposit was a security deposit, not prepaid rent, so the creditor had first priority. As a result, landlords may not be entitled to security deposits if the tenant declares bankruptcy. The document suggests landlords instead require guarantees, indemnities, or letters of credit from third parties to protect their interests if a tenant becomes insolvent.
This document outlines audiovisual technology options and pricing for different room scenarios. The basic option includes sound masking for huddle rooms from $2,500. The mid-range option provides audio conferencing and large screen displays for open offices from $1.25 to $1.60 per square foot installed. The premium option includes video conferencing and touch panel controls for boardrooms from $55,000. Gio Tan Design Associates and POI Business Interiors are the firms providing these solutions and services.
The document provides cost estimates for different levels of office build outs. A basic office is estimated between $32-$42 per square foot and involves painted drywall, doors and frames, lighting and power outlets. An upgraded office is $43-$55 per square foot and includes upgrades like sound baffles and vinyl wall coverings. A premium office is $56 per square foot or more and features high quality finishes, custom millwork and premium flooring. The costs provided are estimates only and do not include items like furniture or additional fees that could increase the overall costs.
This document provides a summary of office space vacancies across several buildings in downtown Toronto as of November 2015. Contact information is provided for brokers representing each property. Availability, size, lease terms, and additional costs like taxes and parking are outlined for numerous floors across the TD Centre, Ernst & Young Tower, 95 Wellington Street West, 156 Front Street West, and other locations. Over 500,000 square feet of office space in total is advertised as available.
This document is an availability report from Ashlar Urban Realty Inc. listing various commercial real estate spaces for office, retail, and mixed-use available for lease in Toronto. It provides details on numerous properties such as their addresses, available suites and sizes, asking rental rates, and contact information for representatives. Key contacts at Ashlar are also listed at the end.
Colliers Toronto office market report 2015 q3Chris Fyvie
This document provides a quarterly market report on the Greater Toronto Area office market. It finds that in Q3 2015, the overall vacancy rate declined slightly to 5.4% while availability decreased to 10%. Nearly 5 million square feet of new office space is under construction. Financial services is leading demand, focused in downtown, north and west GTA. The investment market saw a decrease in transactions from the previous quarter due to low supply of quality assets. The downtown submarket saw its vacancy rate decline slightly as well.
#Toronto Businesses now demanding their offices be close to accessible, rapid...Chris Fyvie
This document analyzes the relationship between rapid public transit and commercial real estate in the Greater Toronto Area (GTA). Some key findings include:
- Only 45% of total GTA office space is currently within walking distance of rapid transit.
- Office space near transit commands higher rents and lower vacancy rates compared to non-transit areas.
- Major planned transit expansions over the next decade will significantly increase the amount of office space with fast access to rail networks.
- Areas like GTA West and Central East currently have weak office markets due to a lack of transit but may see opportunities from new rail projects.
This document summarizes office market trends in a particular submarket for the second quarter of 2015. Net absorption increased significantly from the previous quarter while the vacancy rate declined. The average asking rent for various office space classifications like Class AAA/A and Class B decreased slightly. Two new development projects were announced that will add over 140,000 square feet of new office and retail space to the market.
Toronto Bloor Street #CRE #officeleasing - September 2015Chris Fyvie
The document provides information on commercial real estate availability in the Bloor Street area of Toronto. It lists 30 buildings, most of which are Class A or B office spaces. For each building, it gives the building area, available space, net asking rent per square foot, additional rent, and gross asking rent. Available space ranges from 0 to 86,447 square feet across buildings from 54,152 to 544,000 square feet in size. Net asking rents vary between $18-27 per square foot, while gross asking rents are between $37-49 per square foot.
North American Commercial Real Estate ReportChris Fyvie
We are pleased to share with you the our latest North American Research Report -covering approximately 70 metro areas - demonstrating that the office market in the United States and Canada will continue a steady growth, but will lack in the force and pace of prior cycles. However, positive market trends exist, including strong absorption and declining vacancy rates in all the major U.S. CBDs. Additionally, construction is increasing, but remains below historic highs.
AVRUPA KONUTLARI ESENTEPE - ENGLISH - Listing TurkeyListing Turkey
Looking for a new home in Istanbul? Look no further than Avrupa Konutlari Esentepe! Our beautifully designed homes provide the perfect blend of luxury and comfort, making them the perfect choice for anyone looking for a high-quality home in the city.
With a wide range of apartment types available, from 1+1 to 4+1, we have something to suit every need and budget. Each apartment is designed with attention to detail and features spacious and bright living areas, making them the perfect place to relax and unwind after a long day.
One of the things that sets Avrupa Konutlari Esentepe apart from other developments is our focus on creating a community that is both comfortable and convenient. Our homes are surrounded by lush green spaces, perfect for enjoying a peaceful stroll or having a picnic with friends and family. Additionally, our complex includes a variety of social and recreational amenities, such as swimming pools, sports fields, and playgrounds, making it easy for residents to stay active and socialize with their neighbors.
https://listingturkey.com/property/avrupa-konutlari-esentepe/
Stark Builders: Where Quality Meets Craftsmanship!shuilykhatunnil
At Stark Builders our vision is to redefine the renovation experience by combining both stunning design and high quality construction skills. We believe that by delivering both these key aspects together we are able to achieve incredible results for our clients and ensure every project reflects their vision and enhances their lifestyle.
Although we are not all related by blood we have created a team of highly professional and hardworking individuals who share the common goal of delivering beautiful and functional renovated spaces. Our tight nit team are able to work together in a way where we pour our passion into each and every project as we have a love for what we do. Building is our life.
The SVN® organization shares a portion of their new weekly listings via their SVN Live® Weekly Property Broadcast. Visit https://svn.com/svn-live/ if you would like to attend our weekly call, which we open up to the brokerage community.
BEST FARMLAND FOR SALE | FARM PLOTS NEAR BANGALORE | KANAKAPURA | CHICKKABALP...knox groups real estate
welcome to knox groups real estate company in Bangalore. best farm land for sale near Bangalore and madhugiri . Managed farmland near Kanakapura and Chickkabalapur get know more details about the projects .Knox groups is a leading real estate company dedicated to helping individuals and businesses navigate the dynamic real estate market. With our extensive knowledge, experience, and commitment to excellence, we deliver exceptional results for our clients. Discover the perfect foundation for your agricultural aspirations with KNOX Groups' prime farm lands. These aren't just plots; they're the fertile grounds where vibrant crops flourish, livestock thrives, and unique agricultural ventures come to life. At KNOX, we go beyond selling land we curate sustainable ecosystems, ensuring that your journey toward agricultural success is seamless and prosperous.
Anilesh Ahuja Pioneering a Paradigm Shift in Real Estate Success.pptxneilahuja668
Anilesh Ahuja journey is a testament to the power of vision, resilience, and unwavering determination. As a visionary leader, he continues to inspire and empower others to dream big and challenge the status quo. His legacy extends far beyond the realm of real estate, leaving an indelible mark on the industry and the world at large.
Kumar Codename Fireworks at Hadapsar Link Road, Pune - PDF.pdfmonikasharma630
Codename Fireworks developed by Kumar Properties is a new residential development that offers 2/3 BHK premium residences with easy access to proposed ring road, airport, metro station.
For More Details:
Visit Here: kumar.developerprojects.com
Living in an UBER World - June '24 Sales MeetingTom Blefko
June 2024 Lancaster County Sales Meeting for Berkshire Hathaway HomeServices Homesale Realty covering the following topics: 1. VA Suspends Buyer Agent Payment Plan (article), 2. Frequently Used Terms in title, 3. Zillow Showcase Overview, 4. QuickBuy commission promotion, 5. Documenting Cooperative Compensation, 6. NAR's Code of Ethics - Mass Media Solicitations, 7. Is it really cheaper to rent? 8. Do's and Don't's when Terminating the Agreement of Sale, 9. Living in an UBER World
1. Office Leasing Guide
WHAT YOU NEED TO KNOW BEFORE YOU SIGN
Colliers International Office Leasing Guide P. 1
2. THE OFFICE LEASING GUIDE
This step-by-step guide has been assembled
to reflect Colliers International’s knowledge
of the leasing process. You’ll find information
on tenant improvements, common pitfalls,
timelines and frequently asked questions.
The knowledge in this handbook will help
you make a major business transition with
minimum disruption.
P. 2 Office Leasing Guide Colliers International
3. Contents
>4 ALLOW US TO INTRODUCE >7 THE OFFICE LEASING PROCESS > 13 DESIGN AND PROJECT
OURSELVES Four steps to business productivity MANAGEMENT
About Colliers International Create the space to meet your visitor
>8 DETERMINE YOUR PROPERTY NEEDS
>5 GETTING STARTED Take your requirement from notion to motion > 14 TRANSLATING THE LINGO
Making educated decisions about Glossary of terms and frequently
your business space asked questions
> 10 EVALUATE MARKET ALTERNATIVES
Inspect and compare your options
>6 TOP 10 TENANT MISTAKES > 19 RELOCATION CHECKLIST
Avoid these common blunders Your step-by-step guide
in your leasing process > 12 COMMIT TO PREMISES
Completing or varying your lease
documentation; commencing the
full design process
Colliers International Office Leasing Guide P. 3
4. Allow Us to
Introduce Ourselves
ABOUT COLLIERS INTERNATIONAL
WHO IS COLLIERS INTERNATIONAL? WHY ENGAGE OUR SERVICES?
We are an award-winning team of office leasing Colliers International professionals are equipped with Working with Colliers professionals saves you the
professionals with intimate knowledge of the local, the skills, knowledge and tools to intelligently assess time and confusion of dealing with multiple agents,
regional and global leasing markets. We bring an your space requirements. We ensure that your leasing landlords or consultants.
in-depth understanding of business needs and the decision—whether to stay or relocate—is informed by
Our comprehensive database contains information
leasing process. both your business needs and a thorough market
on every office listing, agent and landlord, providing
evaluation.
We are committed to creating a business solution exhaustive data about every opportunity that fits
that meets your organization’s needs—now, and in Colliers International’s culture of knowledge-sharing your requirements.
the future. Your office space is more than just an gives you access to experts in real estate management
Our market knowledge provides forward-looking
address; it is where you make business objectives services, project management, appraisal and valuation,
analysis to help you take advantage of trends, and we
a reality. and capital markets.
offer a single point of accountability for your project
to connect all of the specialists available to serve you.
We are committed to accelerating your success.
P. 4 Office Leasing Guide Colliers International
5. Getting Started
MAKING EDUCATED DECISIONS ABOUT YOUR BUSINESS SPACE
WHAT ARE MY OPTIONS? perception of your core values and elevate improvement costs should be viewed as an WHOM SHOULD I INVOLVE?
your brand in the minds of customers and organizational opportunity—a well-planned
Stay put Your internal steering committee should be
other stakeholders. and executed office will adapt to your
If your current space satisfies your business led by a senior employee, and supported by
organization’s growth and changing needs
needs, but you are approaching the end of Employee Retention decision-makers and influencers including
and minimize churn costs.
your lease, consider renewing your lease. With an improved work space, you will boost human resources, IT, divisional heads and
We can help you ensure the space is avail- staff morale and productivity. Our market Balancing your tenant improvement costs and staff. A single point of contact from your
able, and negotiate a new lease with the research shows that even subtle changes in their benefit to your organization is critical. organization, matched with a single point
building owner. the work environment create substantial In addition, “make good” commitments will of contact at Colliers International, is ideal
gains in productivity, resulting in improved affect your cash flow when exiting a lease. to make the process run smoothly.
Relocate
bottom-line financial performance. These costs are covered in more detail later.
The expiration of your lease offers you an You may wish to conduct a survey of your
opportunity to transform your business and staff to determine their needs, preferred
create new efficiencies by relocating. HOW MUCH WILL IT COST? WHEN SHOULD I START? work space amenities and location. Colliers
can survey your staff to determine the impact
Operational Costs Plan, Plan, Plan
of relocation on commute times and employee
WHY SHOULD I RELOCATE? The negotiation of rent and tenant incen- Whether you decide to stay or go, knowledge
retention.
tives depends on the dynamics of your local is key. Understand your current situation,
Business Needs
market. In markets where over development review other options, assess the marketplace Professional real estate advice is a critical
If your current space is too small, too large,
or economic conditions have created higher context and negotiate with your current part of the project team. This will arm you
or inflexible, a new office can energize your
vacancy, this favors tenants. In other markets, landlord to optimize the end result. with insight into the marketplace, your
organization and act as a springboard for
low vacancy gives landlords the upper hand alternative options and the financial implica-
improved productivity and operational cost The period required to conduct a lease
in negotiations. Contact your Colliers tions of the stay or go scenarios. A skilled
savings. Additionally, market conditions may negotiation and relocate is three to six
professional for the market trends in your workplace strategist and design profes-
support the business case for relocation. months at a minimum. Depending on the
location. sional will complete the team by providing
size of your organization and current
Brand Value Enhancement knowledge of productivity-enhancing tenant
Tenant Improvement and market conditions, you should begin this
The quality of your building and the tenant improvements.
“Make Good” Costs process 18 to 24 months prior to your
improvements in your office space speak
Your entry and exit strategy to a lease lease expiration. It can take two years or
volumes about your organization. A new
can greatly affect the real cost of your more to complete the lease and relocation
building can strengthen your employees’
commitment. Workplace design and tenant process for large or complex assignments.
Colliers International Office Leasing Guide P. 5
6. Top 10
MOST COMMON MISTAKES MADE BY TENANTS
>1 Beginning the negotiation of a renewal >5 Making inaccurate estimations of the >8 Agreeing to terms prior to obtaining
or new lease too late company’s space requirements a space planning perspective
>2 Lacking clearly defined business or real >6 Failing to leave enough time at the end of >9 Failing to allow for expansion space
estate objectives the lease to fulfill “make good” obligations
> 10 Lacking the knowledge of future
>3 Focusing exclusively on financial costs >7 Acting too slowly once a decision is made, opportunities; often, the best deals
and consequently missing out on are secured well in advance of space
>4 Failing to appoint a project leader as opportunities becoming available
the internal single point of contact
P. 6 Office Leasing Guide Colliers International
7. The Office Leasing Process
THREE STEPS TO BUSINESS PRODUCTIVITY
STEP TWO: Relocate
Confirm real estate requirement evaluation
Brief preferred lessors
Confirm development sites/existing building options and assess via inspections
Begin offer/counter-offer process
Short-list options, work with design consultant to evaluate space plan
STEP ONE Choose
Understand your business needs
STEP THREE
Fact
Determine your property needs
Finding
Commit to new (or existing) premises
Identify decision makers and confirm critical time path
STEP TWO: Renew Complete new (or variation of) lease documentation
Conduct requirement evaluation
Confirm existing premises as most desirable opportunity
Complete tenant improvement design and project management
Produce real estate brief
Brief existing lessor
Evaluate market alternatives: Relocate or renew
Confirm real estate requirement evaluation
Work with design consultant to evaluate space efficiency
Begin offer/counter-offer process
Colliers International Office Leasing Guide P. 7
8. Step One
DETERMINE YOUR PROPERTY NEEDS
TAKE YOUR REQUIREMENT – Is your business growing If the workplace design happens solely
FROM NOTION TO MOTION or shrinking? during the design and construction
phase, only minimal gains are possible.
Skipping the planning stage triggers a – What are your brand values?
number of the Top 10 mistakes most
– What are your preferred
commonly made by office tenants. It INVOLVE KEY INTERNAL
work settings?
is crucial to understand your property DECISION-MAKERS
requirements through the process of – What types of employees will
Assemble a team with the breadth
evaluation and forecasting. you have in the future?
of skills to drive the project. Involve
– What will your technology your experts in information technology,
DETERMINE FUTURE NEEDS requirements be in three years? human resources and finance. They will
be familiar with specific future trends
Commercial leasing decisions should – Are you considering acquiring
that may influence your requirements
consider medium- to long-range business or merging with other firms?
and decisions. Their involvement from
goals for leases running three years or
– What effect will moving have the outset will help clarify and focus
more. Guided by professional workplace
on your customers and staff? your brief and achieve internal buy-in.
strategists and space planners, the
process of constructing a real estate By working through this concept Be sure to appoint a project leader to
brief to achieve your business objectives planning phase, you will achieve the connect with your internal stakeholders
will consider questions including: maximum benefit—both financial as well as with your broker and
and strategic—in the relocation or consultants.
reconfiguration of your office space.
P. 8 Office Leasing Guide Colliers International
9. CREATE A REAL ESTATE BRIEF An important element in developing this – Technical requirements KNOW YOUR LOCAL MARKET
brief is to audit your existing premises— – Timing AND COMMITMENTS
The briefing process begins with the
creating a clear understanding of what’s – Communications infrastructure
documentation of your workplace During this phase, you should familiar-
working, and what’s not. – Budget
requirements. ize yourself with local office market
– Environmental considerations
conditions and existing lease commit-
– Growth projections – Other unique needs
WHAT SHOULD BE IN YOUR BRIEF? ments. By knowing the market vacancy
– Office space size – Signage/naming rights
rates, supply projections, current rental
– Space configuration Your real estate brief should consider – Term/renewals
rates and tenant incentives, you will be
– Organizational vision a wide range of criteria:
Consider ranking each factor in terms in a better position to evaluate various
– Cost parameters
– Size of space of importance, as you may have to proposals.
– Timing
– Tenant improvement needs compromise on some items, depending
Your Colliers International leasing
A well-prepared real estate brief will – Number of employees on the options available. You can also
professional can provide you with
synthesise these elements and translate (maximum and minimum) assign a point value to each factor, with
an office market presentation that
them into your property requirements. – Image/quality/aesthetics more points possible for the factors
describes these factors, both in your
The brief will expedite your decision- – Location with greater importance. Your Colliers
local market and in the specific sub-
making process. You will save considerable – Parking professional can help guide you through
markets you identify as most desirable.
time by inspecting and reviewing only – Building services this evaluation process.
suitable properties. – Office hours
– Security and access
Your brief also creates a framework
– Lease structure preferences
to evaluate and compare your options.
Colliers International Office Leasing Guide P. 9
10. Step Two
EVALUATE MARKET ALTERNATIVES.
INSPECT AND EVALUATE YOUR OPTIONS.
RELEASE YOUR BRIEF your stated business objectives. Colliers
TO THE MARKET has developed a range of decision-
making models and matrices. These
To avoid dealing with multiple agents,
tools dramatically improve efficiency
you can request that your Colliers
in the evaluation process.
professional approach the market on
your behalf. With an intimate knowledge
of the market and a well-established FINANCIAL ANALYSIS
network of agents and owners, Colliers
There are several ways to compare the
will act as a single point of contact to
financial aspects of leasing, including:
uncover all suitable space opportunities.
Your real estate broker will also assist in – Gross effective rent per square foot
discussions with your existing landlord – Gross stated rent per square foot
regarding lease renewal options. – Gross and net rent per square foot
– Total occupancy cost per employee
EVALUATE AND PREPARE Further detail on these measurements
A SHORT LIST is provided in the Frequently Asked
Questions portion of this guide.
When analyzing alternative premises,
consider timing, financial and other Look beyond the square foot rate offered.
incentives that may be offered. A lease Some office space is highly efficient,
renewal option should include expansion enabling you to accommodate your
and contraction costs, as well as the employees in less space. For example,
cost of reconfiguring or completely you may require 5,000 square feet to
refurbishing your work space. Aim for accommodate your staff in one building
a short list of three or four properties. while another may be able to house
them comfortably in 4,000 square feet.
Evaluate options against your brief,
In this instance, it does not make sense
ensuring the property’s benefits match
to compare the two options based on
P. 10 Office Leasing Guide Colliers International
11. It is now a fundamental requirement
that the office architecture supports the
intellectual work demanded of employees
and facilitates your organization’s
continuous improvement strategies.
their rate per square foot. It is more WORKPLACE DESIGN AND TENANT DETERMINE WORK SPACE – Conduct building services audits
effective to use a cost per employee IMPROVEMENTS EFFICIENCIES
– Provide an opinion of likely tenant
lease analysis model.
It’s not all about cost. When evaluating By conducting a design site audit of improvement costs
Lease conditions such as “make good” your property options, don’t forget to the short-listed options, your workplace
requirements can also impact on the consider the intangible costs and designer will determine the work space
TENANT IMPROVEMENT COSTS
attractiveness of a particular option. benefits for each property option. efficiencies for each property. This
(For more information on “make good” process also produces sample tenant Attaining a tenant improvement that is
Your workplace designer can help you
costs, please refer to page 14.) improvement designs prior to your aligned with your organization’s ideal
evaluate each option’s impact on staff
agreement on terms enabling you to outcome depends on which components
productivity and communication, corporate
compare your options based on financial are viewed as necessary and what is
COMPARE YOUR OPTIONS USING identity, information technology, commu-
and non-financial criteria. discarded during the design phase. It is
A LEASE ANALYSIS MODEL nications performance and your customer
critical that all aspects to be included in
base. If appropriately engaged at step Your workplace designer will provide the
Colliers International has developed the tenant improvement are assessed
one, your workplace designer will have following services during this critical
a lease analysis model designed to to determine their contribution to the
the maximum positive influence on your evaluation phase:
compare leasing options on a financial overall objectives.
workplace brief.
basis, using an “apples to apples” – Prepare a detailed existing tenant
Equally important is the identification and
approach. The model allows the com- In today’s challenging business environ- improvement audit
evaluation of the potential components
parison of proposals from multiple ment, it is critical that organizations look
– Assess items suitable for re-use that are excluded. The identification of
lessors, demonstrating the cost of the beyond the traditional view of office
in the improved office space positive and negative components through
financial offer over the life of the lease. accommodation and the measurement
the audit process provides the opportu-
standards normally applied. – Manage the pre-design process
This financial modeling takes into nity to maximize the effectiveness of the
including a review of local authority
account lease incentives, such as free Your work space must also contribute final result and minimize the cost of the
approvals and code requirements
rent or a greater allowance for tenant to the development of team networks tenant improvement.
improvements, the total rent over the life and organizational learning systems. – Prepare selected site audits
of the lease including rent hikes, and the In addition, the office systems must
– Prepare a “stacking and blocking” plan
term of the lease including extension support organizational change effi-
provisions. ciently, and with minimal redundancy. – Prepare preliminary concept designs
Colliers International Office Leasing Guide P. 11
12. Step Three
COMMIT TO PREMISES
Completing or varying your lease process begins immediately. At this
documentation; commencing the stage, you should have completed:
full design process – Needs analysis
– Space plan
LETTER OF INTENT – Test fit
Once the particulars of a lease agree- This will enable you to engage a
ment are negotiated, both parties will designer, who may be the workplace
sign a letter of intent. This document is designer, with accurate information
generally not legally binding but is a regarding your requirements. The
gesture of good faith that terms have sooner a designer is engaged, the
been agreed. When signed, this document better the outcome.
will be used to brief attorneys so that the
It is vital that this stage is viewed as an
final lease documents can be prepared.
investment in the organization’s future
and not merely a tenant improvement.
WORKPLACE DESIGN ISSUES The development of work space should
be directly linked with your organiza-
When a lease agreement is complete,
tional strategy.
the workplace tenant improvement
P. 12 Office Leasing Guide Colliers International
13. Step Four
DESIGN AND PROJECT MANAGEMENT
The final stage of the process provides – Detailed construction timeline BID REVIEW PHASE – Project manage delivery program
the perfect opportunity to re-think office preparation
– Determine agreed bid review panel – Project completion/occupation
imperatives and promote organizational
– Documentation for building owner
effectiveness, community, communication – Review and assess bid responses – Oversee practical completion
and authorities
and productivity.
– Bid management and analysis – Timely issue of the Code
– Stakeholder coordination
of Compliance certificate
DESIGN DEVELOPMENT AND
CONTRACT ADMINISTRATION – Inspection and sign-off
CONSTRUCTION APPROVAL DETAILED DESIGN AND
DOCUMENTATION PHASE – Manage the delivery process – Manage the identification and
– Engagement and full briefing of all
and administer contracts completion of all outstanding
other specialists and consultants – Preparation of documentation
and defective works
for a construction bid – Appoint all approved contractors
– Commencement of detailed design
and suppliers including head tenant – Cost reporting and final accounts
– Finalize furniture selection
– Development of finishes selection improvement contractor
– As-built drawings, operating manuals,
– Finalize the selection of tenant
– Short list of furniture options – Coordination of all required meetings guarantees and warranties
improvement finishes
– Review of likely tenant – Coordination of quality control – Final inspection and completion
– Obtain building and construction
improvement costs inspections of works at the end of the defects
permitting
liability period
– Cost and variation management
Colliers International Office Leasing Guide P. 13
14. Translating the Lingo
GLOSSARY OF TERMS
BUILDING CONSENT be offered in a variety of ways, such as areas dedicated as public spaces or thor- who occupy a floor. Average occupancy
Approval from the relevant authorities for through a period of free rent, provision of a oughfares such as building service areas. ratios vary between 1:12 and 1:18 square
carrying out building work on the premises, tenant improvement allowance, or moving feet per person.
Gross Leasable Area (GLA)
usually for tenant improvements. assistance.
GLA (measured in square feet) is the floor
space contained within each tenancy at each RATCHET CLAUSE
CAP AND COLLAR LESSEE floor level by measuring from the dominant A ratchet clause is the mechanism by which
A term and method used in some market That legal entity, company or person whose portion of the outside faces of walls, to the the rent cannot decrease on review. There
review clauses. It is a mechanism that puts a name appears as the occupier or user of center line of the internal common area or are variations of ratchet clause (“full” or
“cap” or maximum amount by which the rent space on the formal lease document, binding inter-tenancy walls. “hard” ratchet and “soft” ratchet). Under a
can be increased, or a “collar,” the maximum the lessee to the terms and conditions stated soft ratchet, the rent can not fall below the
the rent can decrease, on the rental rate therein. Also known as the tenant. commencement rental. Under a full ratchet,
MAKE GOOD
review date. As the office leasing markets it can not fall below the current rental.
The lessee’s obligation to return the premises
strengthen, these review methods are more
LESSOR to their original condition prior to expiration
difficult to negotiate.
The party whose name appears as lessor on of the lease. RENT REVIEW
the formal lease document. The lessor is the The method by which your rent can vary
GROSS EFFECTIVE RENT landlord or owner of the property. during the term of the lease. This can be a
NET, GROSS RENT
The rent payable under the lease accounting market rate review, a predetermined figure
Net rent is also referred to as “Triple Net”
for all incentives and including all building (such as 3 percent) or a rate fixed to an
LEASABLE AREA or “NNN.” It is the rental rate excluding net
expenses. index such as the CPI. The review structure
Net Leasable Area (NLA) taxes, insurance and maintenance. Gross
is agreed prior to lease commencement.
NLA (measured in square feet) is the rent includes these expenses. Most leases
GROSS FACE RENT floor space contained within each tenancy are based on net rents plus each tenant’s
The rent payable under the lease excluding between the internal finished surfaces of proportionate share of building expenses. RESOURCE CONSENT
any incentives but including all building permanent internal walls and the internal Approval from the local governing authority
expenses. finished surfaces of dominant portions of the with regard to zoning or changes in the
OCCUPANCY RATIOS
permanent outer building walls. It generally permitted use of the premises.
A common ratio used to measure the tenant
includes window frames and structural
INCENTIVE efficiency of individual building’s floor plates.
columns, toilets, kitchens, cupboards and
An inducement offered by the landlord to This ratio is calculated by dividing the total
excludes plant/motor rooms. It excludes
attract tenants to the building. This can net leasable area by the number of people
P. 14 Office Leasing Guide Colliers International
15. RIGHT OF RENEWAL
The lessee’s right to renew a lease for an
agreed period of time prior to expiration of
the initial lease.
SECONDARY EXPENSES
All other costs beside rent associated
with insurance, operation, upkeep and/or
maintenance of the building, including air
conditioning, elevator maintenance, common
area cleaning, security and electricity.
STATUTORY EXPENSES
Statutory expenses include costs such as
municipal rates, water and sewer rates and
usage charges.
SUBLEASE/ASSIGNMENT
The mechanism under the provisions of the
lease allowing the lessee to find a suitable
replacement tenant. This is subject to lessor
approval and unless specifically stated, does
not limit your legal responsibilities during the
term of the lease.
Colliers International Office Leasing Guide P. 15
16. P. 16 Office Leasing Guide Colliers International
17. Frequently Asked
Questions
HOW CAN I NEGOTIATE THE BEST DEAL? building and grounds maintenance, taxes, if it could potentially compromise their ensures that the reviewed rental can be no
common area maintenance and cleaning, financial position or security. less than either the previous year’s rental or
By carefully selecting the right properties on
utilities and other expenses incurred by the commencement rental. The Consumer Price
your short list, you can create a competitive
landlord. Index (CPI), or a margin over CPI, is another
environment to achieve the most favorable WHAT ADDITIONAL COSTS AM I
common structure. Often, review clauses
lease agreement. Your Colliers International RESPONSIBLE FOR OVER AND ABOVE
include a combination of these during the term
broker can assist you throughout this process. WHAT ARE THE DIFFERENCES BETWEEN NET RENT AND OPERATING EXPENSES?
of a lease.
GROSS RENT, NET RENT, EFFECTIVE
In addition to a pro-rata share of building
RENT AND FACE RENT? Lessees will typically request a right of
HOW MUCH SPACE WILL I NEED? operating expenses, you will generally be
renewal as part of the lease negotiation,
GROSS RENT is the rent calculated inclusive responsible for electricity and other utility
The amount of space you require will vary allowing them to extend their occupation
of all building costs, whereas NET RENT is charges, light bulb replacement and cleaning
depending on the nature of your business beyond the initial lease term. It is normal to
the rent calculated excluding building costs. your own premises.
and the efficient use of space you select. set out the rent review pattern for this term
FACE RENT is the quoted rental rate before
As a rule you will require roughly 12 to in the original lease document.
taking into account incentives or increases,
18 square feet of space per employee. WHAT ARE THE RENT REVIEW PATTERNS
whereas EFFECTIVE RENT is the rental rate
FOR THE TERM AS WELL AS THE
averaged out over the term of the lease, WHAT IS A “MAKE GOOD” AND HOW
RENEWAL PERIOD?
ARE AMENITIES INCLUDED IN THE including consideration of rent-free periods MUCH WILL IT COST?
NET LEASABLE AREA? or up-front incentives. Most lessors have a standardized lease
A “Make Good” is your (the lessee’s) obliga-
document for their buildings, including a
Yes, assuming you occupy a whole floor. The tion to return the premises to its original
prearranged rental review schedule in light
amenities within the floor, such as restrooms WILL I BE ABLE TO SUBLEASE OR state upon completion of your lease, usually
of the lessor’s own objectives and current
and kitchens, are incorporated within the net ASSIGN MY LEASE? excepting fair wear and tear of floor coverings
market conditions.
leasable area measured.
Most commercial leases allow the lessee to If you are relocating, your workplace designer
Typically, the two most significant influencing
sublease or assign their premises. Typically, will usually be able to conduct the “make
factors on rent review patterns are lease term
WHAT ARE MY TOTAL REAL the lessor is unable to unreasonably withhold good” on your previous premises as well
and the commencing rental. Rent review meth-
ESTATE COSTS? consent to the sublease/assignment. A prudent as design and tenant improvement your
ods may include fixed increases, structured
lessor will consider the strength of the contract new premises.
In addition to your net rental rate, you may increases or reviews to market levels (with
being offered by the incoming tenant and will
also pay for operating costs such as insurance, or without a ratchet clause). A ratchet clause
be reluctant to accept a sublease/assignment
Colliers International Office Leasing Guide P. 17
18. WHEN DOES THE AGREEMENT BECOME various conditions are satisfied. The Letter
LEGALLY BINDING? of Intent document provides a framework by
which the agreement becomes unconditional
During a typical lease negotiation, leasing
and both parties are legally bound.
proposals are used as a medium to determine
terms and conditions acceptable to both lessor
and lessee. This will lead to a Letter of Intent HOW MUCH WILL MY TENANT
document or Memorandum of Understanding IMPROVEMENT COST?
outlining the final position of both parties. It
This depends on the quality of tenant
is accompanied by a leasing deposit, generally
improvements you require. Factors in the
equivalent to two months’ gross rent as a
cost include the existing tenant improve-
security deposit. This deposit is typically
ments from the prior tenant, the quality of
held in the leasing agent’s trust account to
finishes selected, infrastructure needs such
be passed over when the lease becomes
as plumbing and wiring, and the complex-
unconditional.
ity of the requested build-out. Typically,
At this stage, the agreement may be condi- landlords provide a tenant improvement
tional. In some cases it may be conditional allowance and tenants are expected to pay
on lessee and/or lessor board approval, the difference between that allowance and
together with other approval conditions. the actual cost of improvements.
The lessee and/or lessor may not be legally
bound to commit to the premises until the
P. 18 Office Leasing Guide Colliers International
19. Relocation Checklist
A STEP-BY-STEP GUIDE
PRELIMINARY r moving notices
Mail Schedule and prepare agenda for your
r r an emergency contact list for vendors
Draft
employee move orientation meeting such as elevator maintenance, building
r Finalize lease for new location r Banks and financial institutions
management, utilities, telecommunications
Finalize seating plan and identify
r
Notify present landlord of termination date
r r Clients and customers
and moving company
each location
Advise staff of date and location of move
r r Professional organizations
Prepare labels for moving furniture
r POST-MOVE
r Engage designer for new premises r Credit accounts and credit cards
and boxes to new locations
Install and test telephone system
r
r Create a master change-of-address list r Insurance companies
Assign move supervisors in each
r
department Distribute new phone list and map showing
r
r Accounts receivable and payable
PRE-MOVE—GENERAL the locations of departments
Develop a master relocation project schedule
r
r Newspaper and magazine subscriptions
Install and test all computers
r
Reserve elevators and loading docks
r Schedule and implement a clean-up program
r
r Telephone company and internet
for moving day (purge files, dispose of trash) r a detailed walk-through of the premises
Do
service provider
and report any damage to moving company
r Bid and award moving contract Schedule staff for unpacking, including
r
r Prospects and special services
stocking supply cabinets, storerooms, file Transfer your insurance to the new location
r
r and award telephone and
Bid
r a meeting at new premises three
Hold rooms, and removing tags from all furniture
computer cabling Obtain Certificates of Insurance from your
r
weeks prior to move. Bring in all parties and equipment to ensure your company will be insurance company
Inventory existing furniture
r involved (design/construction/mover/cabling operational as rapidly as possible after move
company/information technology specialist) r Confirm termination of old leases
r furniture and equipment on a color-
Code Arrange for off-site storage of old files
r
to ensure all details are covered and all
coded floor plan Collect parking passes, security cards and
r
responsibilities clear r contents of all filing cabinets and desks,
Pack keys for the old facility. Confirm the return
r Audit keys ensuring everything is properly labeled
Change locks/access codes on new
r of any deposits held by the landlord for
Order any new office furniture
r premises as close to moving day as possible Arrange for staff to tour new premises a few
r these items
and equipment to secure access weeks prior to move r final invoices against contracts
Audit
Order new stationery
r Schedule public relations effort, including
r Schedule post-move training for security, fire,
r Complete and file all warranty information
r
r change-of-address forms with post
File plans for news releases and an “office and life safety procedures at the new facility for all new furniture and equipment
office and forward mail warming” party
Distribute access cards and keys
r Update fixed asset accounting system for
r
Check your insurance coverage for the move
r Arrange for listing on lobby directory
r for new premises any new furniture and equipment purchased
of new building
Obtain the Certificate of Occupancy
r Confirm the change-of-address
r
r Arrange for post-move cleaning MOVING DAY
and any other required permits or licenses corrections made
Arrange with the building manager to have
r
Advise suppliers (telephone, bottled water,
r Schedule press release and client
r
PRE-MOVE—INTERNAL the air conditioning on during the move
coffee service) of new address announcement
Organize a “staff moving committee” if
r Remove computer equipment (server) and
r
r photocopier contractor
Alert
appropriate and delegate responsibilities phone system prior to arrival of movers and
Decide on security procedures for the move
r commence reinstallation at new site
Colliers International Office Leasing Guide P. 19