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OCCUPIER SERVICES

Leasing or owning real estate requires significant resources, knowledge and experience.  Most companies will sign a lease once every few years or purchase a building once or twice per decade.  We at Merit Realty Partners are negotiating leases and sales monthly.  We have negotiated and executed hundreds of leases on behalf of tenants and landlords and sold commercial property around the southeast closing on millions of square feet.  If your company needs to lease new space, renew a lease or looking to purchase or sell a property - we have the tools and resources to maximize savings and profits while saving a significant amount time!  We will provide continuous support and services throughout your lease term or ownership.  

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Whether leasing or buying - here is a list of the critical decisions and data that we assist our clients with:

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  • Is the company in an expanding, stable or declining growth pattern?  What are the long term square footage requirements?

  • Develop a detailed programming for the current and future square footage requirements of the company.  Depending on the complexity - we have space planners available to assist.    

  • Is the company implementing modified work schedules allowing desk or office sharing impacting the square footage required?

  • Parking requirements of company need to be determined for the company.  

  • If applicable, warehouse space requirements.  Dock doors or grade level doors?  Size of doors?  Number of doors required?  Ceiling heights?  Racking requirements?  Sprinklered?

  • What are the IT needs of the company? Virtual meetings, onsite data storage or cloud storage?

  • Security requirements (data, access and common area)

  • What type of layout works best for office production - open office or private office layout?

  • Prepare a drive study on employees, executives and clients/customers to determine the best location. 

  • What are the companies transportation needs? Easy interstate access, mass transit, airport commute, etc. 

  • Determine if any special zoning or permits are required for tenant's occupancy and use.

  • Is access to walkable amenities important?  

  • Leasing vs Owning - which is a better financial strategy?  What are the future investment benefits of buying and how to monetize?

  • Is a sale-leaseback strategy a potential upside and a way to generate operating capital?

  • What are current market concessions?  Free rent, tenant improvement allowance, deferred rent, refresh allowances, moving allowances, beneficial occupancy, etc.

  • What should you expect from landlords in order to secure the lease based on the company's history and financials strength?  Personal guarantees, prepaid rent, extra security deposit, tenant paid improvements, etc.  We can discuss how to reduce, limit or eliminate these requirements.

  • Commercial property is unique whether leasing or buying.  Unlike residential there is no easy way to compare properties or website to find all the available properties in the market.  It takes market knowledge and owner/broker relationships (developed over decades) to find the best space or property.

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TENANT SERVICES

We have represented both landlords and tenants on the leasing of office, industrial and flex office space for over 25 years.  Having experience from both sides of the table gives us a level of knowledge that allows us to provide our clients a superior tenant representation service in a dynamic and changing market.

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Keeping up with the market and the activity in your building is critical not only from a space planning need but also from shared cost and utilization perspective.  Is your owner financial stable?  Is the tenant next door vacating?  Do you know when your lease renewal period ends?  Have performed an audit of your buildings expense pass throughs to insure you are not being overbilled?

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These are just some of the services and topics that we focus on and keep our clients informed about. 

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BUYER SERVICES

Thinking about buying?  Being an owner occupier is a great way to establish a home for your business while creating beneficial tax shelters and a long term investment for your family and business.  However the process of buying a commercial property is much more complicated than a residential property.  Issues can arise relating to an array of topics:  title, survey, environmental, zoning, permitting, structural, mechanical, utilities services to name just a few.  Securing debt is also a more complex process for commercial real estate.  We utilize our 25 years of investor and user sales to create a smooth due diligence process and financially beneficial acquisition for our clients.

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After you close - we can assist with strategic planning and budgeting.  Need to lease space?  We can advise you on the best strategies and lease rates to ask.  We can also discuss the benefits of sale-leasebacks for property owners.

TENANT SERVICES

When leasing space, there is much more than just locating the space.  Once a space is identified (or multiple spaces) - your company should be presented to the landlord in the most professional way possible to maximize the landlord's interest and desire to complete a lease with your company.  Our proven process includes

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  • Submittal of a detailed RFP (Request for Proposal) to the landlord and a detailed analysis of the lease proposals for our client.

  • Overseeing test fitting and preliminary pricing in order to negotiate the maximum amount of tenant improvement dollars while ensuring the allowance is sufficient to cover the desired improvements.

  • Negotiating renewal terms that maximize control of the space and minimizing exposure to future rent increases.

  • Breaking down expenses which may be passed through to the tenant and how to cap the expenses and remove some items from being a tenant cost.  

  • Expansion and relocation rights.

  • Parking rights - number of spaces and any reserved parking spaces.

  • Repairs and maintenance of space during the term of the lease.  Who is responsible for which repairs?  Self help clauses?

  • Finalizing construction plans and understanding the construction management and process in addition to the timelines.

  • Legal counsel - we have top rated real estate attorneys available to assist with lease reviews and comments as requested.    

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BUYER SERVICES

Our buyer services is designed to not only identify our clients short term and long term strategic real estate needs and goals but also how to execute a successful due diligence and closing process.  

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Whether you are buying an office, industrial or medical building - all have their unique requirements and potential challenges.  But we help to avoid the pitfalls which result in wasted time and money.  Here are just a few of the areas focused on during the acquisition process:

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  • Market conditions - sales volume, available inventory and accurate sales comps.

  • Determining the zoning required for the intended use and any special permits if needed.

  • We have recommended building inspectors and engineers to complete a through building inspection and report.

  • Completing an accurate and current survey of the property and improvement.

  • Performing Phase I environmental assessments if required. Or a PRR if determined sufficient by the lender.

  • Assisting appraiser with market data in order to complete an accurate report. 

  • We have a list of recommended banks and lenders for your purchase along with potential investors should you require equity.

  • We can also assist with property management whether single tenant or multi-tenant.

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