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Commercial Real Estate Investment/Questions Answered by Expert Stephen A. Cross, CCIM

SubjectDate Asked
rent reduction2/8/2012
  Q: can i request for rent reduction from my landlord after i signed the lease for retail(food service) ...
  A: Kim: Rental reductions are sometimes granted when a tenant can demonstrate they do not have the ...
CAM and Management Fees1/22/2012
  Q: We purchased the first floor of a two story building. We signed a CC&R contract with owner of the ...
  A: As I read your e-mail, management fees for your building amount to $750 per month, or $9,000 per ...
Does a Commercial Landlord have to give minimum heat.11/1/2011
  Q: There is only one central Thermostat. He does not let me see bills. I pay for a 1/3 of the floor. I ...
  A: Beverly: If the Lease Agreement requires the landlord to provide heating and/or cooling, the ...
commercial agents8/15/2011
  Q: We own a number of commercial buildings in the Atlanta area and are preparing to put one on the ...
  A: Larry: Atlanta should have at least a dozen commercial real estate firms that would like to list ...
Landlord denies Buyer lease6/13/2011
  Q: My profitable business is currently for sale through a business broker. We found a cash buyer and ...
  A: Jo: Without a lease for a period of years that is transferrable, the improvements, FF&E (Furniture, ...
Landlord denies Buyer lease6/13/2011
  Q: My profitable business is currently for sale through a business broker. We found a cash buyer and ...
  A: Jo: The critical piece of the puzzle is the month-to-month tenancy. Without a lease for a period of ...
Landlord denies Buyer lease6/12/2011
  Q: My profitable business is currently for sale through a business broker. We found a cash buyer and ...
  A: Jo: Your ability to transfer the "bundle of rights" contained within the four corners of the lease ...
invesment6/3/2011
  Q: I,am interesting in Real Estate investment ...what is the best way to invest 200000$ two handed ...
  A: Shamil: On Tuesday of this week a client of mine closed escrow on a 12,000 SF office building ...
Triple Net Lease3/17/2011
  Q: If I get into a Triple Net Lease I know as the tenant I am expected to pay all the operating ...
  A: Michael: Property Taxes are generally the largest segment of the operating expenses in a NNN ...
return of security deposit3/11/2011
  Q: If a Tenant is in breach of a commercial lease (for not paying rent due), does the Landlord have the ...
  A: While I am unfamiliar with Florida statutes, the non-payment of rent generally triggers a monetary ...
landlord stopping sale of business12/27/2010
  Q: I recently decided to sell my business and have a buyer who has agreed to a price. The buyer has ...
  A: Seth: The current owner assumed all of the terms of your lease when he acquired the property. ...
Commercial Property Criteria10/24/2010
  Q: Greetings, I received an e-mailed me this past week from a contact at a major real estate brokerage ...
  A: The agent/broker is likely looking for properties whose owners may be motivated to sell at ...
CRE specialties - most opportunities right now8/2/2010
  Q: I want to move from new home sales (residential) into commercial real estate. Which specialty ...
  A: Anne: If you're getting the cold shoulder, be proactive and canvass for tenants that may be wishing ...
CRE specialties - most opportunities right now7/30/2010
  Q: I want to move from new home sales (residential) into commercial real estate. Which specialty ...
  A: Anna: After giving your question additional thought I believe I can provide some direction. The ...
CAM charges and facilities shared among multiple buildings3/7/2010
  Q: We have a retail space in Northern California with a clothing store. The lease identifies CAM ...
  A: Paul: Resurfacing the parking lot is a maintenance item, and would be included as part of the NNN ...
CAM charges and facilities shared among multiple buildings3/7/2010
  Q: We have a retail space in Northern California with a clothing store. The lease identifies CAM ...
  A: Paul: In my experience, the cost of trash removal is generally a NNN expense, which is typically ...
Who to list property with online?2/6/2010
  Q: I have a warehouse that I would like to sell ASAP. Do you have a online company that you can ...
  A: Bobbi: I utilize two national services that publish commercial listings online: 'www.costar.com' ...
Retail Lease1/29/2010
  Q: Are there some retail leases that give the landlord a portion of sales made by the business/tenant? ...
  A: Michael: In many mid- to large retail centers, it is common for landlords to request a percentage ...
Triple Nets8/27/2009
  Q: I am one year into a 3-year commercial lease. I just received my rent invoice, and our triple nets ...
  A: Which operating expenses (a/k/a Triple Net, or 'NNN' expenses) can be passed through to tenants, as ...
letter to lower my commercial rent4/30/2009
  Q: My question is very similar to the one answered by Jim regarding the lowering of rent. My in-laws, ...
  A: Myoung: Even the best-managed businesses are being affected by this recession. In order to ...
commission on CAM3/4/2009
  Q: Is it typical in a commercial lease for a landlord to pay a commission on CAM and utilities, or ...
  A: Michael: Part 1: In my experience, those property owners that pay commissions based on a percentage ...
Terminating the Commercial Sub-lease2/9/2009
  Q: We bought a business from another seller few years back. Due to current economic condition, the ...
  A: Tony: 1. If the landlord assigned the Lease to you they will likely look to you to pay the rental ...

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Stephen A. Cross, CCIM

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Expertise

Commercial Real Estate: Leasing, Buying and Investing I specialize in Tenant and Buyer Representation

Experience

Since 1984 I have helped over 700 businesses of every size and description solve their real estate problems.

Publications
I have written extensively on matters related to leasing and buying commercial real estate. My articles appear in business magazines and trade journals. I also lecture on the same topics.

Education/Credentials
B.S. Accountancy (1973) CCIM (Certified Commercial Investment Member)

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