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Commercial Property Management/Questions Answered by Expert Jim Avancena
| Subject | Date Asked |
| Mold issue in commercial building | 1/29/2012 |
| Q: I'm having a serious reaction to the mold in my store. It is proving to be a health risk for me. I ... A: Rachael: Mold is a relatively recent (last 15 years) and major area of Landlord & Tenant law and is ... | |
| New Prop managers what a kick | 9/22/2011 |
| Q: I have been in my location 15 years. A new Property manager along with new owners approx 4 years ago ... A: Sorry to hear of your problems. I have many things I think you should know, although you are ... | |
| month-to-month lease question | 8/2/2011 |
| Q: My lease ended in July 2009, and I have been month-to-month ever since. At that time, I met with my ... A: Natalie: Given the facts you have described, this will likely be a situation that will end up in ... | |
| option to renew | 6/28/2011 |
| Q: We are leasing out 4 parking spaces to a building adjacent to our property. The lease is coming up ... A: Kathy: This is mostly a legal question. I suggest that you ask a local landlord/tenant legal ... | |
| Career in commercial property management | 6/7/2011 |
| Q: My name is Andrew and I have a question related to the CPM, the designation and a career as a ... A: Andrew: Allow me to address your questions in the order that they appear. Property management is ... | |
| Property Management | 1/24/2011 |
| Q: can I or an employee of mine manage my own commercial properties AND charge a management fee if the ... A: Missy: I can see no reason why you can't have an employee manage your own commercial property ... | |
| lease abstracts & bokerage payment system to slaespeople | 11/20/2010 |
| Q: jim, i have a small commercial real estate firmn that does about 50 -60 transactions per year we ... A: Kevin: The software you seek (there are MANY options) is not going to be cost effective until your ... | |
| tax and insurance question | 10/28/2010 |
| Q: I recently received a questionnaire for a position I am applying for and I was wondering if you ... A: Linda: Please allow me some tolerance with my response because I am not certain exactly the ... | |
| Want to open a Cafe but no luck - What are we doing wrong? | 10/19/2010 |
| Q: I and my husband have contacted quite few agents who have properties listed in Maryland and Delaware ... A: Ann: You may be doing everything right. It is impossible to answer your question authoritatively ... | |
| Management Fee | 9/23/2010 |
| Q: What in your experience might represent a reasonable charge for professional management services (as ... A: Syd: A management fee should always first consider the traditional fee practices in the commercial ... | |
| CAM rec training | 9/17/2010 |
| Q: I'm thinking of going back into CRE Property Management, after 7 years away. CAM rec's are my ... A: Karla- You could get an administrative job in a good property management firm and gravitate toward ... | |
| Fort Worth commercial property expenses | 9/16/2010 |
| Q: Do you know what the average TICAM expenses including electrical and water are for the Fort Worth TX ... A: Greg: A apologize, but I don't recognize your acronym: "TICAM". You should contact a major real ... | |
| Back CAM Charges | 7/28/2010 |
| Q: Several of the tenants in my building recently received letters from the property manger billing for ... A: Julie, Every jurisdiction has its' own unique laws regarding a landlords' right to bill for past ... | |
| Management | 6/2/2010 |
| Q: I was approached by an individual who seems to be in charge of an L.L.C Commercial Bldg and runs ... A: JBM- Management and leasing rates vary depending upon the real estate market in your geographic ... | |
| Dealing with tenant's personal property post termination | 5/7/2010 |
| Q: We lease to retail tenants all over the country. Often, when we terminate them for non-payment or ... A: Art- The correct answer to your question will be different depending upon the geographic variations ... | |
| property management fees | 5/7/2010 |
| Q: I will be looking for a commercial property managment company to manage my property. When ... A: Bob- There is no hard and fast rule about the derivation of management fees. However, it appears ... | |
| Can landlord remeasure property and raise rent after lease signed? | 4/22/2010 |
| Q: Can a landlord raise the rent immediately after lease is signed and tenant moves in. I agreed to ... A: Jon- I assumed you have a binding lease that is signed by both you and the landlord. If that is ... | |
| Operating Expense | 3/23/2010 |
| Q: We have gotten a lease quote for $15/sq ft all inclusive of all operating expenses (full service). ... A: Jeff: What type of facility are you leasing? Office space, retail, warehouse, flex, etc.? ... | |
| commercial real estate commission | 3/12/2010 |
| Q: On a 10 year lease: When does the landlord pay the commission? If the tenant does not complete the ... A: Lisa: The practice regarding commissions is often specific to your market and is best determined by ... | |
| Restaurant lease in Office Bldg expired | 3/4/2010 |
| Q: Good Afternoon, My husband is an owner of a business/catering restaurant in an office building ... A: Mrs. Wolbers: It is possible that the recession could be a reason for a lack of interest by your ... | |
| management company | 2/26/2010 |
| Q: I am one of five members of a LLC which owns rental property. One of the members is a realestate ... A: Paul- I do not know if there are laws in Florida that deal with poor record keeping regarding an ... | |
| commissions | 2/22/2010 |
| Q: I own an office complex that I developed 12 years ago. I have had tenants the entire time. I paid ... A: Bob: No commission is "evergreen" unless something in writing signed by the parties verifies that ... | |
| Management fees on a nnn lease | 1/17/2010 |
| Q: i am in my second month of a new 10 year lease agreement in a new 4 unit strip mall. the landlord ... A: Steven- In the last six to eight years it has become standard practice for tenants to request and ... | |
| CAM reconciliation | 1/6/2010 |
| Q: What is the fairest way to reconcile a CAM in a phased medical office development when one building ... A: Tim: Search the Internet under the heading: "Lease Gross-Up Provision" and many articles will ... | |
| CARPET REPLACEMENT | 10/21/2009 |
| Q: Can't find an answer to this question. Our company has been leased space in our building for 10 ... A: Shelli- A majority of the time the established practice is that when a tenant feels their carpet is ... | |
| I'm having a hard time paying my lease | 10/13/2009 |
| Q: I want to ask my landlord to decrease my lease. I signed a 5yrs lease I have 3 more yrs lefted. I ... A: Brown: Many retail business operators are in your situation across the country at this time. This ... | |
| How do I price a third party management proposal on a commercial building? | 10/1/2009 |
| Q: I'm a Facilities/Property Management professional in Chicago, and have always worked directly for ... A: Paul- Setting the appropriate management fee is based on myriad factors. It doesn't matter what ... | |
| owner/proprietor of a commercial shop? | 9/29/2009 |
| Q: please could you tell me how i could go about finding out who owns or leases a shop? many thanks A: Laura- Go the the local government offices that do the permitting for building houses or buildings, ... | |
| Commercial Property Management | 9/8/2009 |
| Q: I would like to know how to go about working as a property manager for commercial businesses. I am ... A: Ms. Doyle- The classic method would be to send your resume to every commercial real estate ... | |
| Commercial Real Estate commission on $40m Sale | 7/15/2009 |
| Q: I have a client who is looking into selling a package of low income housing projects for a selling ... A: Bryce- If you deal with sophisticated sales of this volume, you know that there is a wide range of ... | |
| cam charges | 7/2/2009 |
| Q: I lease a commercial property in Texas. Can my landlord charge me cam charges on his undeveloped ... A: c marshall- Unless you signed a lease that specifically says that the landlord can include costs ... | |
Jim Avancena
Top Expert on this page
Expertise
Any question involving commercial (non residential) property management or commercial leasing.
Experience
You can see all my information as your expert under commercial real estate "investment" which I have been reponding to for some time now. My expertise however is really commercial leasing and property management (for which I am a Certified Property Manager "CPM"). I though I should more accurately be listed under Property Management or Commercial Leasing which you do not have a category yet. I would be most help answering questions involving Commerical Leases as that is what I do the most of in real life.
Education/Credentials
BA Political Communications, University of Memphis
Certified Property Manager ("CPM"), Institute of Real Estate
Management, Chicago
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