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Commercial Real Estate Made Easy Helpful Tips and Tricks

5 August, 2015

Commercial Real Estate Made Easy Helpful Tips And Tricks


There is a large market surrounding commercial real estate; however, it does not receive the same level of attention that residential real estate receives. Houses are easily located through popular listings. Commercial properties are not. The tips and advice provided in this article will help you learn how to navigate the market and find these listings.

Have an online presence prior to getting into the market. Completing a profile on LinkedIn is an excellent starting point, or you might start a blog. Strive to improve the search engine rank of your website through search engine optimization. People should be able to find your website by googling your name.

|Make certain to think about any sorts of environmental issues. A major area of concern would arise if the property has a history of hazardous waste generation or disposal issues. Regardless of whether the previous owner did what she was supposed to do, once you buy the property you’re responsible for following hazardous waste and other environmental regulations. You may have to make expensive repairs to resolve an environmental problem.

|Advertise your property for sale locally and outside your region. Many people target their advertising to local buyers only, thinking that those buyers are their market. There are many private investors who buy property outside of their area if the price is affordable.

|If you are thinking of selling a commercial property, your experience will be much smoother if you utilize the services of a professional and have it properly inspected. Listen carefully to the inspector’s report so that you can immediately repair any problems.

|Buy property with more units. The more units that are in your possession, the easier it becomes to turn a profit on each of them. Many investors tend to shun property with fewer than 10 units, as most subscribe to the idea that there is a direct correlation between the number of units and the amount of money that can be made.

|Educate yourself about the measurements of NOI: Net Operating Income. Staying in the positive is what you need to do to succeed.

|Ask any potential broker about what experience they have had with commercial property before choosing someone to represent your interests. Make certain that they have experience and expertise in the community you are dealing in. At that point, you might want to consider entering into an exclusive listing with that agent.

|Create a reputation of being an expert by starting a blog on your website. This will help potential buyers and leasees find you.

|If you’re new to investing, don’t focus on more than one kind of investment at the same time. Select a type of property that you think would make a good place to begin, and focus on it. You will be more successful if you can give one thing your all, rather than trying to split your attention between multiple things.

|Location is just as important with commercial real estate as it is with residential properties. Think about the neighborhood your property is located in. Don’t forget to check out similar areas as well, in order to see how other neighborhoods are growing economically. What you are seeing now in terms of commercial potential might be very different a few years from now.

Keep your rental commercial properties occupied. Having unoccupied spaces mean that you have to pay for their upkeep. If you have multiple vacant properties, figure out why this is, so you can understand why your tenants are leaving.

|Try practicing patience and remain calm, if you are considering purchasing any commercial real estate. Do not be hasty about making a investment decision. You might regret it if that property is not right for you. Realize that it can sometimes take at least one year for the proper investment opportunity to present itself.

|Try to find the proper financing first. There are major differences between commercial and residential loans. They are better in a number of ways. To acquire a commercial loan, you will likely have to cough up considerably more of a down payment. On the other hand, you won’t be liable personally if the loan falls through. Furthermore, these loans are more lenient if you want to acquire part of the down payment from a family member, friend or acquaintance.

|Make sure you never underestimate anyone when it comes to real estate, not your private lenders or your investors, know what everyone is capable of. For example, commercial properties are often sold without ever making it to a listing, so having a broad network can increase your exposure to great deals.

|When purchasing commercial real estate, try to look at opportunities that allow you to buy bigger. Often, it is equally expensive to maintain either a small or large property. As a result, you are able to achieve an economy of scale.

|If you want to invest in a piece of commercial real estate, think about the kind of tax breaks and benefits you might receive. Investors can get interest deductions and depreciation benefits too. However, investors sometimes receive “phantom income”, which is income that is taxed, but not received as cash. You have to keep all of this in mind before you start to invest in real estate.

|There are many things to consider when determining the best option between two commercial properties. When choosing between the two, think big! Getting adequate financing is very important in undertaking an investment that pertains to a ten or twenty unit apartment complex. This is generally like buying something in bulk, the more you buy, the less it is is per unit.

|When dealing in commercial real estate, it is important to stay patient and calm. Never rush into a particular investment. Without due consideration, you might find that the real estate purchase does not meet your criteria for successful financial gain. Realize that it can sometimes take at least one year for the proper investment opportunity to present itself.

|Doing so means that you can confirm that all terms match up with the rent roll, as well as the pro forma. If these key terms aren’t reviewed by you, you might identify a term left unconsidered by the rent roll, meaning the pro forma gets changed.

|People who invest in commercial real estate know the threat associated with fluctuating interest rates. With the current economic state, rates can be unpredictable and investors run the risk of a drastic interest rate hike. Keep this in mind as you start considering your different options.

An essential fundamental of commercial property is location, location, location. Neighborhood is important, even when you are looking at commercial property. Compare the growth of the property’s neighborhood to similar neighborhoods around the country. The ideal location is situated in an area that can sustain economic growth for many years to come.

|Experts recommend not purchasing unit blocks that have fewer than 10 units in them. This is because they can be more difficult to manage than smaller properties. However, each opportunity and property is unique, and you should allow your investigation of a specific property to influence your decision.

|Experts recommend not purchasing unit blocks that have fewer than 10 units in them. This is because they can be more difficult to manage than smaller properties. Look into your unique situation to make the best decision.

|With the commercial property, you need to make sure there is easy access to the utilities. You are going to need to sign up for utility services on your commercial property, along with the ones you have at your business.

|Occupation is the key when you purchase commercial properties for rent. Maintenance and upkeep costs for commercial property can be substantial and rental income is essential for paying those costs. If you have multiple properties open, figure out why, and try to correct the issue that could be causing a loss of tenants.

|Be sure to learn how to recognize, and take advantage of a good deal. Those in the know can pick up on a good deal instantly. Their usual secret is having an exit strategy that allows them to know just the right moment to turn around and walk out of a deal. They can also see when there are extensive damages to be fixed, how to determine whether risks will pay off and do calculations to ensure that the property meets their future financial goals.

|There are certain differences between commercial and residential property loans. One example is that commercial loans require you to pay a larger percentage for the down payment. You need to research different lenders so that you can find the best one for you. In addition, seek out information regarding what investment types are the hottest right now.

|Speak to a tax adviser prior to buying a property. They’ll be able to discuss the long-term cost of the building, and what the tax rate for owning the building will be. Let your adviser help you find a building that won’t require you to pay too much in taxes.

|Inspectors should always have credentials available for viewing, should you require their services in your real estate dealings. This is especially true of people who work with insect or pest removal, as there are many non-accredited people working in these fields. This can help you avoid headaches after the sale.

|If you desire commercial property for rental purposes, locate buildings that are simply yet solidly constructed. Tenants will be eager to fill these spaces because it will be clear that they are well-maintained. These properties are also more cost effective for you and your tenants due to the fact that they only require minimal upkeep and repairs.

Consider any tax deductions you might get from your commercial real estate investment. In addition to depreciation benefits, investors can receive interest deductions. However, investors are sometimes taxed on income that they do not actually receive in the form of cash. This is known as “phantom income.” Before investing, become more familiar with this sort of income.

|Writing a blog on the Internet, ideally on your own website, is a great way to prove your expertise to others. This can, in turn, increase the exposure of the property you are selling or leasing.

|Borrowers are required to order the appraisal in commercial loans. Banks will not allow them to be used later. Order your appraisal yourself to ensure that you will be eligible for commercial loans.

|You should take into account any potential environmental concerns. It’s a good idea to thoroughly research the property and make sure it is free from hazardous waste material before purchasing it. Regardless of whether the previous owner did what she was supposed to do, once you buy the property you’re responsible for following hazardous waste and other environmental regulations. You may have to make expensive repairs to resolve an environmental problem.

|Seek the council of an experienced real estate attorney to help you with your commercial purchase. If something happens out of the ordinary with your endeavors, you’ll want the best lawyer working on your side.

|Social media is an important tool for keeping brokers and investors appraised of your services. When your business transaction is completed, be sure not to let your online presence suffer. There is always more business to be done.

|In the beginning, you may find it necessary to spend a great deal of time handling your investment. First, you will need to search for a golden opportunity. After you have purchased the property, you may have to spend some time and money making repairs or remodeling it. You should know what to expect and not give up. You will be rewarded later.

|Look at the surrounding neighborhood before you decide on purchasing a specific commercial property. You want to try to purchase commercial property in a neighborhood that is affluent so that you know your clientele are a little bit more well off and can spend more. However, if your services are more frequently utilized by people of lower socioeconomic brackets, be sure to find a neighborhood that suits it.

|Understand exactly what you want for your business prior to searching for commercial properties. Make sure you have an idea of the type of office space that you want to work in. If you want to grow your company, buy a larger space than you think you need. This can save money later.

|You need to realize that every property has a lifetime. If you purchase a property without taking upkeep into account, you could find yourself with a lot of unexpected bills. It could need a brand new electrical system or an updated roof. All buildings at one time or another will need to be updated; however, some will need more than others. Be prepared for when these necessities come up.

Prior to investing massive sums of money in a property, take a hard look at community income averages, as well as employment rates, and how much hiring and firing nearby businesses are doing. If your house is near a hospital, university or other large employment centers, they will usually sell quicker and also, at a higher value.

|Find out how any firm you have under consideration defines success. Find out how they figure out your space requirements, their important selection criteria of the property, strategy in negotiations and other things that will matter in your transaction. Knowing these things before signing with them can be very helpful.

|You should be certain that your asking price is a fair offer for your piece of real estate. There are a variety of different factors that go into determining a property’s value.

|Be on the lookout for sellers who are motivated. Locate the ones with eager ambitions, who could possibly let a property go beneath the current value on the open market. This is real estate and until you are able to land that seller, you will never land that deal, and that means never landing that profit.

|Don’t make any big real estate purchases until you’ve evaluated the unemployment rates, income levels, and expansion rates of the area. Commercial property near hospitals or schools have higher property values; these properties are also easier to sell.

|Have a list of goals on hand before you start searching for commercial real estate properties. Draw up a list including all the features your ideal property should have, such as property size and location, or the total number of restrooms, offices, etc.

|There are ways to save on repair costs associated with property cleanup. If you possess an ownership interest, you may not be fully responsible for cleanup costs. If you buy a Superfund site, you might be liable for millions of dollars in cleanup costs. Find a company that does environmental assessments and have them do an analysis and report. These assessments can cost some money, but they pale in comparison to the savings of avoiding a contaminated property on your hands.

|Transactions for commercial property take more time, and are a lot more complex, than the process of buying a home. Understand, however, that the intensity and duration of the process is necessary to achieve the higher return on your investment.

|If you are under a lease for commercial real estate, be wary of standard lease forms. You have to read the lease in full to be sure that there nothing that has been slipped in that will be negative for your organization before you sign anything. Avoid involuntarily signing away your rights by reading any such lease forms slowly and thoroughly.

|Check any disclosures a potential real estate agent gives you carefully. It is important that you realize that you may be entering a dual agency transaction. When dual agency exists, the agency advocates for both parties in the transaction. In other words, the agency is working for both tenant and landlord simultaneously. Real estate agents must disclose any dual agency. Both the tenant and the landlord must agree to accept dual agency.

Be sure to see and enter into good deals. Real estate pros can recognize a good deal right away. Part of their expert knowledge includes knowing when not to make a deal and preparing an exit strategy to extricate themselves. They also have a good eye for seeing damage that needs repaired. They know how to calculate risks, and they can use a calculator to make sure their financial goals are met with the property.

|Plan on doing some improvements to your new commercial space before you can inhabit it. In some cases, these may be minor changes, such as a new coat of paint for the walls or a new arrangement of furniture. Sometimes a new business will need to alter the floor space by moving interior walls. Who is going to pay for such improvements is something you should seek to negotiate in advance of the actual signing or formal purchase.

|You should concentrate your efforts on one real estate endeavor at a time. Keep your focus on one certain type of property, whether it’s land, retail, apartments or offices. Each kind demands and is worthy of your complete and focused attention. It’s better to master one part of commercial real estate than it is to get mediocre results in a variety of categories.

|Visit the commercial real estate properties that you are interested in. You can even take a contractor with you to provide expert advice. Make a proposal early, and get into the beginning stages of negotiation. Prior to making any final decision, you should thoroughly go over the counteroffers you have received.

|Take a good look at the property’s surroundings. If your building is full of hazardous waste or otherwise constitutes a threat to the environment, you will be responsible for resolving these problems, even if a previous owner caused them. Are you aware of whether or not the property is located on a flood plain? That may not be the wisest choice. If you are thinking about purchasing a property, be sure to contact an environmental assessment agency to get important information.

|Size is an extremely important variable when searching for the perfect commercial property. If you do not want to be looking at properties again soon, it is important to find a commercial space with sufficient room for future expansion.

|Use of a digital camera is a simple and effective strategy. Your pictures should portray any damage or defect in the property. Common things you should look for include any cracks or holes in walls, and damages to the carpeting.

|It may be necessary to invest in some renovations before you can move into the space. These may be simply applying new paint or a change in furnishings. Some of these improvements may require the removal or addition of walls to create the appropriate floor plan. Negotiate payment for these improvements ahead of time, and attempt to have the landlord pay at least part of the costs.

|Know that there are many different kinds of brokers when it comes to commercial real estate. You have a full service broker who works on behalf of both the tenant and landlord, then you have brokers who only work with tenants. It might be more beneficial to hire a broker who works only with tenants, as he has more experience working with those searching for a property.

|Find out what kind of negotiation style is used by prospective real estate brokers. Much like you would interview a prospective employee, question their experience and training. Ensure that the broker fights tooth and nail to get you the best price on your property, but make sure he or she doesn’t use underhanded tactics. Request to see examples of previous negotiations, both those that were unsuccessful and those that were successful.

When you’re on the market to buy commercial real estate, keep an eye out for properties slightly larger than what you originally had in mind. Managing a slightly larger unit does really take that much more work, and doing so actually increases your profit on a per unit basis.

|Take a look around properties you are interested in. Consider taking a professional contractor along with you as you look over the properties that you consider buying. Put forth your initial proposals, then open the table for negotiations. Evaluate and reevaluate the counteroffers before making any kind of decision one way or another.

|Ask your real estate broker how they measure success and failure to determine if you have hired the correct one. Ask them to define their results measurements and how they determine it. You need to be able to comprehend their strategies and methods. You should only partner up with a broker if there is common ground in your shared beliefs and thinking.

|When you are constructing a letter of intent, make sure that you keep it concise by focusing on larger issues first. Save the smaller issues for future negotiations. The negotiations will go much better and be less stressful if you keep the small stuff out of the way and can focus on the larger issues first.

|Aim to avoid default before you sign a real estate lease. This decreases the chances that the tenant will default on the lease. You don’t need this to happen.

|Stick with a firm that is looking out for your best interests before you enter into an agreement. Working with the wrong agency could cause you to commit mistakes and lose money.

|When investing in commercial real estate, go bigger. A building including five units is no more difficult to administrate than one with fifty. You must get commercial financing for any commercial venture, whether 5 units or 50 or more. The more units you finance, the less cost per unit!

|You should always know how to get in touch with emergency maintenance. Ask the landlord who handles emergency repairs in your office or building. Learn the phone numbers and response times. Create an emergency plan using your landlord’s information so that you can protect customer service and your reputation in case of a disruption to your usual business.

|One prospect investors in the commercial real estate market need to constantly keep in mind is the potential for rampant inflation in the near future. In years gone by, leases might have a clause to protect signers from rapid inflation. However, very few modern leases will include this type of clause, which leaves investors vulnerable to the effects of inflation.

|Make sure you know how the firm that you are working with measures their results. Learn how they will determine how much space you will need, property selection criteria, negotiation methods and other details that will affect you at the end of the day. You can benefit a lot if you know things like this.

If you desire commercial property for rental purposes, locate buildings that are simply yet solidly constructed. These are the most likely to quickly invite tenants into the space, because they know it is well-cared for. These buildings also provide much easier maintenance for both the tenants and the owner, as they are less likely to require repairs.

|Try to get a lender who can make commercial property offers. Consult with friends who have experience along with other investors in order to compile a list of lenders that you should consider using. Research all the lenders on your list and determine which one you’d like to work with. Talk to the lender and make arrangements for financing prior to purchasing your first property. Your real estate agent should be able to provide you with a checklist of things you should do before getting a commercial loan approved.

|If you are looking to lease or rent, the issue of pest control is a critical one to address. Talk about pest control with your agent if the area is known for rodents and bugs.

|When you are setting up your home office or commercial property for selling purposes, consider the Asian art of feng shui. De-cluttering and open spaces are two key tenets, both of which are attractive to buyers.

|Build an online presence for yourself prior to stepping into the commercial real estate world. You can start a new website, or utilize social media websites such as LinkedIn and Facebook to create profiles. Consider search engine optimization for any website you build so it comes up higher in online searches. Ideally, business associates and clients should be able to find your website just by entering your name into a search engine.

|An honest broker should be willing to answer questions about how they earn their money. An honest broker, of course, will be open to discussing how their money was made. Be certain you understand exactly which part of the firm’s transaction with you will be profitable for the firm.

|Know what your goals are when you are purchasing commercial property. Do you want to use the property for your own business or do you want to lease the property? Establish clear goals for your investment to narrow down your possibilities, as much as possible.

|When you are buying or selling commercial real estate, always negotiate. Fight for the best price possible and make sure that all parties involved listen to you.

|It is vital that you stick to the rent and other terms that you previously decided on whenever you write a new lease. Otherwise, your investment properties will not be profitable. Don’t talk to potential tenants until you have figured out your rental fee structure. This will keep you from straying from your overall business plan, ensuring an increased chance for future success in regard to your investment.

|Be clearheaded about what amount of square footage is really usable. It is common for commercial properties to be described in terms of usable square feet in which an enterprise would actually operate, or in terms of total square feet, which encompasses walls and non-usable area. If you know both of these values, things will be easier for you.

This article discussed useful methods that you should keep in mind when you are going to buy or sell commercial property. Take advantage of what you’ve learned, and continue to inform yourself about the commercial real estate market.

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