| Subject | Date Asked |
|
| Late fees on Commercial Leases | 10/30/2009 |
Q: Avacena, My parents have a commercial property in Washington DC and I was curious to know if there ...
A: Debora- I do no residential work whatsoever and I am unfamiliar with the "L%26T Guideline" for ...
|
| Late fees on Commercial Leases | 10/27/2009 |
Q: Avacena, My parents have a commercial property in Washington DC and I was curious to know if there ...
A: Deb- You should check the website for the District of Columbia Government as they have several ...
|
| commercial lease | 10/27/2009 |
Q: I trusted my landlord, but questioned repeatedly the sq.ft. of my space. He kept saying the arial ...
A: Mary- You need to check on a few things about your lease, especially regarding your measurement. ...
|
| CAM Calculation | 10/22/2009 |
Q: I started my commercial lease in 2007 and that's also the first year during which on 6/15/07 my ...
A: Bill: You confirmed that the landlord uses a cash accounting method. Landlords have often ...
|
| CAM Calculation | 10/21/2009 |
Q: I started my commercial lease in 2007 and that's also the first year during which on 6/15/07 my ...
A: Bill- The complete answer to your question could be very long and extended; far to much to detail ...
|
| Landlord Locked Us Out | 10/18/2009 |
Q: We have a commercial lease that ends on Nov. 30, 2009 in which case due to a fire in an adjacent ...
A: Brenda: There is much information in your question, however, there are a massive amount of ...
|
| Commercial lease renewal | 10/16/2009 |
Q: This may be a legal question, but I would still be interested in hearing your gut feeling. ...
A: Tom: I am not an attorney so I cannot advise you as a legal matter. Your landlord apparently ...
|
| when to give a rental break? | 10/12/2009 |
Q: we are landlords and a tenant who wants a rent concession is down 20% of her gross income. is there ...
A: Georgia: I believe that this recession has put landlords and tenants both in the position of having ...
|
| subway | 10/11/2009 |
Q: We just received a summons from a big Mall against my husband and myself as well as Subway for ...
A: Jackie- I wish I could be of help, however, I am not an attorney. It sounds as if the gravity of ...
|
| CAM charges | 10/2/2009 |
Q: We lease 3 separate suites in a small shopping center. We just received a bill for 2008 CAM charges ...
A: Mr. Jenkins: The answer to you question depends on the details of what was done in both instances ...
|
| Cam Charge | 9/10/2009 |
Q: Our Cam Charges have increased 3 times the original amount in 6 Years. I questioned the Property ...
A: Dave- Suck it up buddy. Usually $80,000 is considered a capital expense. I would not consider it ...
|
| Non-renewal of Lease | 8/4/2009 |
Q: Our one year lease in the state of Kentucky ended 7/31/09. The August payment due on the 1st ...
A: Brian- I do not know the law in Kentucky, and in your case Kentucky law is the only law that applies ...
|
| Error in square footage stated in lease | 7/31/2009 |
Q: Jim, 5 months into a 60-month lease I discovered the space within a suite I rented is 522 sq. ft. ...
A: Barbara- The point is that there should have been a "meeting of the minds" as to what the terms of ...
|
| Error in square footage stated in lease | 7/31/2009 |
Q: Jim, 5 months into a 60-month lease I discovered the space within a suite I rented is 522 sq. ft. ...
A: Barbara- This is a very common surprise for many tenants. I will skip the historical explanations ...
|
| CAM reconciliation for mixed-use projects | 7/18/2009 |
Q: Do you know of good guidelines for expense recovery language for mixed-use office/retail buildings? ...
A: Bonita- This is a rather complex subject. However, there is a paperback book titled: "The ...
|
| Thinking | 7/18/2009 |
Q: I never owned property before. I just have been using master card for over 15 years. I know I have ...
A: Karam- There are entire books written everyday advising people how to make profit and cash flow ...
|
| finders and management fees | 6/29/2009 |
Q: is it standard practice for the property manager to get both management fees and a finder's fee for ...
A: Lori - In my experience, it is common to be paid a management fee based on the total amount of ...
|
| Commercial Property Managment Commissions | 6/25/2009 |
Q: I am an agent for a company in Canada that own several condominium office units in a large building ...
A: Summer- There is no such thing as a "standard" commission, but there is likely a common practice in ...
|
| Lease/CAM Charge | 6/22/2009 |
Q: First I do apologize for the long message. Any help or advice is greatly appreciated. Thanks in ...
A: Jay- Two comments. First, if the landlord will show you his actual expenses - those that were the ...
|
| Lease/CAM Charge | 6/20/2009 |
Q: First I do apologize for the long message. Any help or advice is greatly appreciated. Thanks in ...
A: Jay- According to this provision you are obligated to pay for 20% (1/5th) of whatever the total ...
|
| Commercial Real Estate Lease Commissions | 6/10/2009 |
Q: What is the prevailing commission schedule for a commercial building being leased out on a 5-year ...
A: Maria- There is no "prevailing commission" schedule for a commercial building being leased on a NNN ...
|
| Tenant vacated space before lease expiration | 6/5/2009 |
Q: I had a tenant that occupied whole floor (11000sqf) in my Chicago office building. That tenant ...
A: Chris- Allow me to answer your questions in order. Note that I am not an attorney and cannot ...
|
| rent reduction | 5/29/2009 |
Q: would appreciate any help on how to approach landlord (whom I don't know) on reducing my commercial ...
A: Joanne- I am sure you know that this happens to be one of the worst times ever to be needing a ...
|
| Landlord using my space for other things | 5/15/2009 |
Q: I vacated my retail space 18 months before the lease expired and continue to pay on a payment plan. ...
A: J Rod- Why did you vacate the premises if you are going to have to pay the rent anyway? You must ...
|
| A CAM Math Question | 5/15/2009 |
Q: Lets say that a center has 20 spaces, and for sake of argument all are the exact same size. So each ...
A: J Rod- Your math logic is OK but it excludes other potential explanations for the variations in the ...
|
| Landlord using my space for other things | 5/15/2009 |
Q: I vacated my retail space 18 months before the lease expired and continue to pay on a payment plan. ...
A: J Rod- The specifics of the wording of the "payment plan" you signed with the landlord could have a ...
|
| changing name on lease | 5/14/2009 |
Q: Is there a way to change the responsible party on a commercial lease? I am poised to sign a ...
A: Sharon- The lease will need to explicitly address and detail this change in responsibility for the ...
|
| Commercial lockout--still collect rent? | 5/13/2009 |
Q: I hope you can help out. Tenant rented a commercial property from Landlord. Tenant sublet property ...
A: Andrew: I will tell you what I can to help you with this situation. I am not an attorney and ...
|
| CAM expenses | 5/5/2009 |
Q: Our building was recently sold; we have just completed the 6th year of a 10 year lease. Our new ...
A: Darius- If you are certain that your lease does not require that you pay CAM expenses, there is ...
|
| Real estate management | 4/16/2009 |
Q: Discuss issues that surround the commercial tenant’s fixtures & any other improvements that are made ...
A: Ratanang- Generally,the accepted practice in leasing is that the landlord retains all of the ...
|
| personal guarranty /lease | 4/15/2009 |
Q: Jim, I am partners with two other individuals in a restaurant venture that opened 5 months ago. We ...
A: Lou- Your idea may be the best that you can do at this stage in the process. I would discuss the ...
|
| personal guarranty /lease | 4/14/2009 |
Q: Jim, I am partners with two other individuals in a restaurant venture that opened 5 months ago. We ...
A: Lou- I think another guaranty from the same two individuals already responsible for for debts of ...
|
| personal guarranty /lease | 4/13/2009 |
Q: Jim, I am partners with two other individuals in a restaurant venture that opened 5 months ago. We ...
A: Lou- Never give a written personal guaranty unless you are certain you will continue in the ...
|
| Commercial Leasing: Silicon Valley | 4/8/2009 |
Q: Jim, My husband is a mental health professional currently leasing space under a master lease held by ...
A: Mary- Please allow me to comment on the thoughts as they appear in your correspondence. If the two ...
|
| Commercial Leasing: Silicon Valley | 4/7/2009 |
Q: Jim, My husband is a mental health professional currently leasing space under a master lease held by ...
A: Mary- Medical space seems far less likely to be impacted by the economic mess than all the other ...
|
| retail store rent reduction | 3/26/2009 |
Q: I am looking for a sample letter to present to our property manager and owner requesting a rent ...
A: Ann- I have never tried writing such a "sample letter". I would be sure to include reference to ...
|
| overtime utility fees | 3/25/2009 |
Q: i am trying to find out what is the standard fee to charge a tenant when they use utility beyond the ...
A: Moshe: Sorry, I am not at all familiar with the Schenectady, N. Y. area. I do not know how many ...
|
| overtime utility fees | 3/25/2009 |
Q: i am trying to find out what is the standard fee to charge a tenant when they use utility beyond the ...
A: Moshe- There is no standard. The amount is usually whatever the actual expense is that is incurred ...
|
| Property Management | 3/24/2009 |
Q: Jim, I am interested in knowing in the Seattle area, what are the typical CAM charge line items ...
A: Marcia- I admire your straight forward, confident style of finding the information you need and ...
|
| leasing commericial property fees/comissions | 3/8/2009 |
Q: vacant retail and restaurant in the hardest hit parts of suburban Detroit, Wayne County. 26,000 sq. ...
A: Deborah- You should definitely get a retail leasing specialist to assist you with leasing the retail ...
|
| Getting out of lease | 3/6/2009 |
Q: If I sign a three year lease and after one year go out of business and the renter go after the ...
A: Luis- If your lease is worded with standard leasing terms, the landlord will very likely make every ...
|
| CAM - What should the language be | 3/4/2009 |
Q: Jim, I have a few questions on CAM reconciliation and management fees. I am looking into renew my ...
A: Mark- Landlords want tenants to accept a lease that includes vague and inclusive language to ...
|
| TI Expenses | 2/26/2009 |
Q: I am not comfortable with the Tenant Improvements (i.e. the cost to build out the shell). My reason ...
A: ABOF- There is no industry standard regarding build-out allowance, however there may be a general ...
|
| Question | 2/24/2009 |
Q: I am helping my mom with her property. I am in the process of getting insurance and working with a ...
A: MA- If this is a lease, most leases have a specific provision that details exactly what kinds of ...
|
| TI Expenses | 2/24/2009 |
Q: I am not comfortable with the Tenant Improvements (i.e. the cost to build out the shell). My reason ...
A: ABOF- As a prospective tenant, you will always be faced with determining if the landlord's offer is ...
|
| CAMS | 2/22/2009 |
Q: I have a business in a commercial shopping center. There are about 9 different types of businesses ...
A: Ash- If everyone else in the shopping center managed to negotiate a annual cap on their CAM costs, ...
|
| Commercial Lease Listing Agreement | 2/20/2009 |
Q: I am about to sign an exclusive leasing agreement and find that there are no provisions to protect ...
A: Ed- Of course you can insert a clause dealing with a default by the broker. Your agreement must ...
|
| Quiznos on campus | 2/18/2009 |
Q: I have a Quiznos restaurant with a three 5 year option lease. My last 5 year option will begin Aug ...
A: Ken- He doesn't have to calculate anything a certain way. He will come up with some figure based on ...
|
| Quiznos on campus | 2/17/2009 |
Q: I have a Quiznos restaurant with a three 5 year option lease. My last 5 year option will begin Aug ...
A: Ken- Unless your lease; especially the language related to the term extensions, includes language ...
|
| getting out of commercial real estate lease in CA | 2/15/2009 |
Q: we have a little more than 3 years left on a 5 year commercial real estate lease in Southern ...
A: Anthony- It is unlikely you can get our of your lease, unless you negotiated a very unusual ...
|
| Compensation for renegotiating commercial lease | 2/12/2009 |
Q: Mr. Avancena. My name is Aliona. My question is the following. The company I am working for has 5 ...
A: Aliona- I do not believe that there are any hard and fast rules on the brokerage situation that you ...
|
| CAM is killing me | 2/10/2009 |
Q: I have a Subway restaurant. We purchased the store last year and have not been able to turn a profit ...
A: Joe- I do not have enough information to know where to start to help you in this situation. Could ...
|
| Lease renewal | 2/3/2009 |
Q: We just bought a small retail shopping center with 4 commercial units. The lease on one of the ...
A: Dan- The answer to your questions depends heavily upon how strong the retail leasing market is for ...
|
| finish out vervage | 1/30/2009 |
Q: gray box or green box finish out allowance.
A: Albert- The definitions your request change significantly depending upon practice in each ...
|
| misplaced commercial security deposit | 1/30/2009 |
Q: I joined a medical practice in 2001. The practice has been in the same office suite since 1982. ...
A: David- This is a common problem. I believe that an attorney may need to handle this matter for you. ...
|
| real estate taxes | 1/28/2009 |
Q: I am in the midst of a lawsuit against a prior shopping center landlord for overcharging of CAM, ...
A: Angela- I have fought the specific battle you describe many times. Several things need to be ...
|
| CAM charge | 1/26/2009 |
Q: My previous office of 3 years with the same landlord was $3 per sq. ft. I was asked to change ...
A: Gena- I understand so much more now! Yet I still am not certain of the new lease terms. OK, let me ...
|
| lease contract | 1/25/2009 |
Q: I am not licensed to manage properties nor is it my profession, however a friend has asked me to ...
A: Kathleen- You should talk with a licensed attorney regarding the questions you have posed. There ...
|
| commercial security deposits in dc | 1/24/2009 |
Q: Could you tell me if commercial security deposits need to be returned with interest in DC?
A: Kevin- You should call the District of Columbia Landlord / Tenant court in the District of Columbia. ...
|
| rent abatement | 1/21/2009 |
Q: I am looking for a sample letter to present to our property manager requesting a rent abatement. ...
A: Teri: The retail world is coming apart and I am sorry to tell you that it is going to get MUCH worse ...
|
| CAM charge | 1/21/2009 |
Q: My previous office of 3 years with the same landlord was $3 per sq. ft. I was asked to change ...
A: Gena - No. Do not accept what they are doing if it isn't what they told you it would be. There are ...
|
| lock out law | 1/5/2009 |
Q: my friend has a commercial property and the renters have not paid rent in 3 months he need to know ...
A: Mike- This is a legal question regarding the law in your particular jurisdiction. Many states ...
|
| Getting Started | 12/30/2008 |
Q: I just received my NC real estate license and am interested in getting started in the Commercial ...
A: Robert- Raleigh NC is a great place to be starting in Commercial RE and a very fast growing area. ...
|
| Commercial Security Deposit | 12/30/2008 |
Q: We have fulfilled our obligation according to our lease agreement and have relocated to another ...
A: Joseph- This is largely a legal question that requires knowledge of other provisions of your lease ...
|
| My rights | 12/28/2008 |
Q: There are 3 people on a lease for commercial property and I wasn't informed that we were behind by ...
A: Angielita- The key to your questions involves determining who is legally bound and responsible in ...
|
| Back CAM Charges Michigan | 12/26/2008 |
Q: I just ended my commercial lease in Michigan. I paid my CAM charges monthly on time for the duration ...
A: Mike- You won't know the answer to your questions until you determine the true and accurate ...
|
| Commssion on Commercial Lease | 12/23/2008 |
Q: Is it standard for Real Estate Contracts between Tenant and Broker to stated that commissions will ...
A: Tim- Established commission practices are specific to each market area and product type throughout ...
|
| My rights | 12/20/2008 |
Q: There are 3 people on a lease for commercial property and I wasn't informed that we were behind by ...
A: Angielita, Unfortunately, "3 people on a lease" means various things to different people. Do you ...
|
| Paying CAM's | 12/18/2008 |
Q: In my lease my cams include all of the buildings shared utilities. Power, Water, Gas, septic, snow ...
A: Martin- If the water is not appropriate for the uses it was provided for, I believe that the health ...
|
| Lease Renewal - Option at FMV | 12/5/2008 |
Q: I have an option to renew my lease for another 5 year term at "Fair Market Value." With the ...
A: Henry- Tenants never seem to notice the ambiguity and potential risks involved with the language of ...
|
| cam charges | 12/2/2008 |
Q: Cam has not been charged to tenants for several years altho their lease specifies it is to be paid. ...
A: Larry- Back charging for past CAM charges that were overlooked is a legal matter that is addressed ...
|
| Reconciling CAM Charges | 11/29/2008 |
Q: I am a Tenant. What does "reconcile" mean in regards to CAM charges? My landlord is attempting to ...
A: Erik- Your CAM situation may be more efficiently resolved by treating it as a legal problem. ...
|
| Reconciling CAM Charges | 11/28/2008 |
Q: I am a Tenant. What does "reconcile" mean in regards to CAM charges? My landlord is attempting to ...
A: Erik- I do not understand what you mean by recovering money "lost in CAM's in the next lease year". ...
|
| Reconciling CAM Charges | 11/27/2008 |
Q: I am a Tenant. What does "reconcile" mean in regards to CAM charges? My landlord is attempting to ...
A: Erik- This is a rather complicated process to understand so do your best to make sense of my ...
|
| broker commissions | 11/20/2008 |
Q: I recently purchased a small commercial building with one tenant. During the transaction, I was ...
A: Clint- You say you have no "contract" and were "told" that you were responsible for a 6% commission ...
|
| Am I still on the hook for the remainder? | 11/17/2008 |
Q: My business closed one and a half years into a three year lease. I am responsible for the remainder ...
A: Dave- The answer to your question normally is yes. In most areas, a landlord is legally required ...
|
| commercial real estate management fees | 11/10/2008 |
Q: Jim-We inherited five commercial rental properties recently, all with single tenants, and long ...
A: Bob- Your question is difficult to answer because it involves so many considerations about each ...
|
| Commercial Leasing | 11/10/2008 |
Q: My parents are planning on leasing our commercial building to this guy, but he has a history of ...
A: Jonathan- It is always best to avoid doing business with those parties that do not honor their ...
|
| Commissions and Length of Listing | 11/3/2008 |
Q: Can you please advise what an agents typical commission would be on real estate property with the ...
A: Joni- Please allow me to answer your two questions in reverse order. There is no typical time for ...
|
| common area maintances charge | 10/27/2008 |
Q: i am tannents @ strips center for 20 years.as per lease i am suppoesed to pay 2% cam charges.in this ...
A: Al- As I understand your problem with CAM charges, there have been questionable changes - including ...
|
| Built out office | 10/23/2008 |
Q: My wife and I have a built out office in a professional/medical building. It would be great for a ...
A: Leo- No. The chances are that you could end up losing even more money. You might be mixing up ...
|
| Amortization of TI's | 10/23/2008 |
Q: I'm a commercial property developer and broker. I continue to get a debate when pricing a lease to ...
A: Fred- It sounds to me like you are correct about everything in your statement. Whatever the actual ...
|
| Built out office | 10/23/2008 |
Q: My wife and I have a built out office in a professional/medical building. It would be great for a ...
A: Leo- I am sorry to tell you that you have very little chance of recovering any of your original ...
|
| Tenant Security Deposit | 10/20/2008 |
Q: and thank you for taking the time to help with my question. I was wondering if I put down a security ...
A: Cory- I do not know the answer to your question; however it presents an interesting situation. The ...
|
| Back charges for CAM and Real Estate | 10/3/2008 |
Q: I recently sold my business and had the last year of the lease assigned to the new owner. Everything ...
A: Dana- This is a legal matter. I would be very angry about this. I have been involved with clients ...
|
| CAM Charges | 10/1/2008 |
Q: I have a similar question to Cam charges like you answered, however I have a twist. The center I am ...
A: Robert- You may not realize what you are getting into - but bravo for having the guts to consider ...
|
| commercial management fees | 9/30/2008 |
Q: Jim: What is the average management fee charged on commercial real estate in Boston and if there is ...
A: Laurel- This is a more complicated question than you might think. There really is no "average fee" ...
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| Purchasing Bare Land | 9/26/2008 |
Q: I am interested in learning if one can make money in real estate by just buying land in different ...
A: Mike- Your idea would be a fascinating adventure if you have the funds to endure a few purchases ...
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| commercial eviction | 9/17/2008 |
Q: I currently am leasing a commercial store space and am behind in making payments for back rent owed. ...
A: Michelle- I am not an attorney, nor do I know the particulars of the Landlord/Tenant laws in your ...
|
| Commission on Option/renewals/extension | 9/12/2008 |
Q: Jim, I am in the process of hiring a listing agent to list my commercial unit. He is asking for a ...
A: Jay- Mostly I would say you are correct, however, real estate commission agreements can have ...
|
| interest on commercial lease deposit | 9/8/2008 |
Q: Can you please tell me if my landlord was to have placed my security deposit in an interest bearing ...
A: Gary- This is a question for an attorney. I am not an attorney, nor can I give legal advice, ...
|
| broker fees in pa. | 9/8/2008 |
Q: my husband & I are looking to sell our commercial property & business. it is located in ...
A: Susan- My answer below assumes that you understand that a real estate brokers license does not ...
|
| Removing a sub-letter from a commercial premises | 9/6/2008 |
Q: We are in NY. We sold a business with the lease still in our name with the provision that the new ...
A: Karen- This is a matter that will be best addressed by an attorney - you may have to actually file ...
|
| COMMERCIAL LEASE EXPIRED | 8/27/2008 |
Q: I HAVE A COMMERCIAL LEASE THAT EXPIRED 7/31 I PAID RENT THAT MONTH.ITS BEEN A NIGHTMARE OF A LEASE ...
A: Michelle- I an not an attorney and cannot therefore provide you with any legal advice, however, in ...
|
| Commercial lease and back taxes | 8/26/2008 |
Q: I live in Massachusetts and I am a first time small business owner. Last year an opportunity came up ...
A: Allison- Since you have been kind enough to already have released me from liability for providing ...
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| Commercial lease with option | 8/22/2008 |
Q: I have a commercial lease with the option to buy. It is a 5 year lease renewable for one additional ...
A: Tina- You live in an area that - like the old West - lacks civility. This is not really a real ...
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| Lease office space | 8/19/2008 |
Q: I am looking at an office space that is already built out; however, I will obviously still need to ...
A: Kaye- Unfortunately the economic terms you have quoted in your question only have significance in ...
|
| Template | 8/15/2008 |
Q: I work for a retired real estate broker, and currently the spreadsheet for I had prepared. He does ...
A: Rosemary- Please send me a follow-up question, I do not understand exactly what it is that you ...
|
| 2 commercial lease questions | 8/8/2008 |
Q: I own a small bakery in Georgia where I lease the building and have invested (stupidly) $50K towards ...
A: Jill- This is a bit complicated because the specific text of your lease (more than simply the text ...
|
| Commercial Building - Updates worth it? | 8/6/2008 |
Q: I am not positive if this is the type of question you answer or not, it is a question about what ...
A: j- I would not make any upgrades to your property as it stands now other than to police the grounds ...
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| Commercial Eviction / Lock Out | 8/5/2008 |
Q: I am a partner in a corporation that operates 2 day care centers. In April of 2007, my partner, as ...
A: Ken- I am very sorry for the problems you are having to resolve. This is clearly a matter to refer ...
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| security deposit | 8/2/2008 |
Q: I have a tenant who was to be out by the 30th of July. I think he moved out but never contacted me ...
A: Laura- Does your tenant have a clause in his lease requiring them to return the keys to you as an ...
|
| commercial lease expired | 8/2/2008 |
Q: I have a tenant who was supposed 2 move out the 30th of July. I think he did but he still has not ...
A: Laura- The Landlord/Tenant law regarding your questions can vary depending upon where you are ...
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| Commercial Lease | 7/31/2008 |
Q: If a lease contains incorrect information - i.e. square footage is wrong - does this render the ...
A: Carla- You have asked a question that is complicated to answer, and is primarily a legal matter. I ...
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| Is Central Air Unit replacement Landlord responsiblity | 7/30/2008 |
Q: We have the basic commercial lease in Massachussetts. Our AC unit was not working at maximum. So our ...
A: Michelle- Your lease should address this matter with some level of specifics as to who is ...
|
| Commerical Real Estate Commission | 7/24/2008 |
Q: I am asking in reference to a commercial space in Massachusetts. We are leasing a space in an ...
A: Susan- Sorry to tell you, it is very common to pay the entire commission for the full five (5) year ...
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| Commerical Real Estate Commission | 7/24/2008 |
Q: I am asking in reference to a commercial space in Massachusetts. We are leasing a space in an ...
A: Susan- Do you own the space you are leasing and you therefore are the landlord; or are you a tenant ...
|
| Commecial Real Estate budgeting | 7/11/2008 |
Q: This is not specific to leases, but I would like to ask if you know of any resources for budgeting ...
A: Nik- I have always relied on the various media related to the commercial property management ...
|
| CAM | 7/9/2008 |
Q: I have read through all of your Q&A's and you are providing a fabulous service! Thank you. I am a ...
A: Jan- You are either a commercial real estate management prodigy or you have had someone coaching ...
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| CAM expenses | 7/8/2008 |
Q: Is there any legal basis to contest CAM charges paid into a reserve account if I have signed my ...
A: Brent- I still cannot believe that any tenant allows a landlord to charge them for "reserves". ...
|
| Vacant land purchase for resell | 7/7/2008 |
Q: I would like to "lock Up" a vacant parcel in my area that I believe would be of interest for ...
A: Patrick- Either earn a commission by getting a limited exclusive from either the buyer or the ...
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| Landlord Management Fee | 6/25/2008 |
Q: We have a new property management company for one of our stores. They are telling me that the ...
A: Michaele- It is new to me also. Perhaps they are mixing up how you calculate a percentage RENT on ...
|
| starting a commercial dividion | 6/25/2008 |
Q: I was asked to start a commercial division as part of a Santa Fe NM residential firm. I have ...
A: Marvin- I love Santa Fe and have always been jealous of the inhabitants. That little train station ...
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| Real Estate Broker Commission on a Personal Lease | 6/17/2008 |
Q: is there a standard broker compensation on a commercial real estate lease in Maryland.
A: Kim - No. Most owners and lessors in a specific market area of Maryland will commonly offer the ...
|
| landlord invoices me for items reimbursed to me | 6/12/2008 |
Q: I received an invoice from my landlord with copies of bills that she paid from structural work on ...
A: Shannon- There is much I could tell you about the incidents you have detailed in your question, ...
|
| commercial CAM charges | 6/3/2008 |
Q: how to split and calculated CAM charges between tenants
A: Powell- Interesting, but very large question! As you probably know, each tenant has their own ...
|
| appraisal | 5/23/2008 |
Q: My husband is a doctor who was in a practice with two other partners who own their own building ...
A: Mrs. Danforth, Now I understand the situation! Your clarification makes it all clear. I wish I ...
|
| appraisal | 5/22/2008 |
Q: My husband is a doctor who was in a practice with two other partners who own their own building ...
A: Mrs. Danforth: I think semantics is disrupting my understanding of your question and it would help ...
|
| customary buyers agent fee on industrial lease | 5/6/2008 |
Q: I am an owner and a new broker and have advertized my commercial property for lease. The lease is ...
A: Jim- Three percent (3%) each. Again, that is the current practice in one particular market area on ...
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| customary buyers agent fee on industrial lease | 5/5/2008 |
Q: I am an owner and a new broker and have advertized my commercial property for lease. The lease is ...
A: Jim- Commission rates can vary depending upon the geographic area and are greatly influenced by the ...
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| Sublease | 5/4/2008 |
Q: I closed a sublease deal on April 16 and was scheduled to move into the property. The owner was ...
A: Laura- I will need some more detailed information to be able to assist you with the problem you ...
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| Commericial Lease with Option to Buy | 5/1/2008 |
Q: We have a new "start-up" church and have located a building and the owner has offered Lease with ...
A: Paster Witherspoon- Although the lease,sale,and rezoning process you describe may sound relatively ...
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| commerical lease cam charges | 4/28/2008 |
Q: Are there standards for cam charges as to what they cover? Taxes, common electric water and sewage, ...
A: Nanette; Generally there are many types of CAM costs that are USUALLY included together and form a ...
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| which should i go for first? | 4/24/2008 |
Q: I want to get my real estate and mortgage broker license's unfortunately I'm not sure which i should ...
A: Christi- I suggest you get a real estate license license first and then follow with a mortgage ...
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| Commercial Appraiser | 4/14/2008 |
Q: How in the WORLD can I find an appraiser in our area (SW Va) that is CERTIFIED in COMMERCIAL ...
A: KP, My guess is that you do not have an abundance of commercial property in your particular area. ...
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| retail (plaza) rates | 4/3/2008 |
Q: I am looking at renting retail space in northern new york (40,000 pop) in a plaza setting (total ...
A: Larry- If the market is "stagnant" as you have described, I would expect that you have great ...
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| CAM | 4/2/2008 |
Q: We lease one building in a set of 3 commercial buildings. Our landlord occupies the other 2 ...
A: Elaine: My initial thought would be that a parking lot is clearly something different from a ...
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| CAM | 4/1/2008 |
Q: We lease one building in a set of 3 commercial buildings. Our landlord occupies the other 2 ...
A: Elaine: You seem to be learning quickly! I am certain you have read all the fine print in your ...
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| CAM | 4/1/2008 |
Q: We lease one building in a set of 3 commercial buildings. Our landlord occupies the other 2 ...
A: Elaine, You have an interesting question which may require further information to answer with any ...
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| CAM Charges | 3/19/2008 |
Q: I am an asset manager and we own several buildings (Class A) which we provide onsite management ...
A: Allan: You are the first asset manager I have found that is concerned with what is reasonable to ...
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| Commercial Lease Options | 3/7/2008 |
Q: How can somebody purchase an option on a commercial lease? Are these options out there? Can ...
A: Carson- Purchasing a commercial lease option may be governed by law in certain areas, I do not ...
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| real estate development | 2/26/2008 |
Q: I'm not sure if you can answer this or not, but I have a question about how to get into real estate ...
A: Danielle- I have often thought of writing a screen play portraying the industry as it is rather ...
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| COMMERCIAL LEASING | 2/22/2008 |
Q: I am in the process of obtaining my broker's license and am interested in leasing commercial ...
A: Mark- Although I have not made any transactions in Chicago, it is most common for office space ...
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| Residential & Commercial Property Mgmt. IL | 2/22/2008 |
Q: Currently I own two retail centers that I self-manage. I am in the process of starting a ...
A: Connie- I do not have enough expertise to advise you regarding residential management fees, you may ...
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| Tenant Improvements | 2/11/2008 |
Q: We're looking at making our first move into commercial real estate space from executive office ...
A: Sumeet, You should ALWAYS use a knowledgeable and responsible broker to help you acquire your ...
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| Landlord padding CAM charges with | 2/5/2008 |
Q: Jim, Hi there, I see that you have answered similar questions in the past and hope you may be able ...
A: CAM Confused: You have a ugly problem to straighten out. Yes, the 20% administrative add-on charge ...
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| Landlord padding CAM charges with "Management Fees" | 1/31/2008 |
Q: Jim, Hi there, I see that you have answered similar questions in the past and hope you may be able ...
A: To the CAM Confused: You must have leased a store in a shopping center where customers pay ...
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| cpi | 1/26/2008 |
Q: I own a property which has been leased for about 10 years with a lease that calls for an adjustment ...
A: Ed, Landlord/Tenant law varies widely accordingly to the jurisdiction on whether you are entitled to ...
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| commercial lease | 1/23/2008 |
Q: Can I use an extension agreement to a lease where the lesees have gone to a month to month tenancy? ...
A: Harry- This is a legal question and I am not an attorney. Please confirm this with an attorney in ...
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| Commercial Lease | 1/17/2008 |
Q: .my question is: can you get out of a commercial lease? Let me explain, we are a small retail ...
A: Lisa- I am sorry for the nightmare you have been going through. What you have described is a ...
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| CAM Expenses | 1/7/2008 |
Q: What specific expenses should be included as Common Area Maintenance and which should be excluded? ...
A: Tom- It is acceptable to include property taxes in the CAM portion of the rent in the future as long ...
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| CAM Expenses | 1/4/2008 |
Q: What specific expenses should be included as Common Area Maintenance and which should be excluded?
A: Tom: The specific expenses included as CAM Expenses will be different depending upon what type of ...
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| Pro-Rata CAM Charges | 12/10/2007 |
Q: We assumed a lease a couple years ago for a commercial property that has a CAM charge of around ...
A: Jeff- You are asking me two questions without knowing it. What do you mean by "assumed"? Are you ...
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| Commision on a commercial lease | 11/28/2007 |
Q: Exactly how is the commision to a buyer's agent calculated on a commercial lease? If it states a ...
A: Kent: Normally, once a transaction progresses to the point that it appears probable a commercial ...
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| charge for cam and snow removal | 11/18/2007 |
Q: I have a business of renting to residential properties and the tenant is responsible for snow ...
A: Dina- If I understand you correctly, what you described is exactly how all of the snow is removed ...
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| what is standard practice? | 11/8/2007 |
Q: We are speaking with a broker about leasing some oil tanks for us. He is asking for a 6% commission ...
A: Nancy- Oil tanks seem to me a specialized market that may have very different accepted practices ...
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| Commercial Lease commisions | 11/6/2007 |
Q: I am a recently licensed Broker in Illinois and have made the move from residential to commercial ...
A: Andrew: Don't be shy. You are a Broker, you have apparently a strong relationship with this single ...
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| Commercial Subleaseing | 11/2/2007 |
Q: If I hired a brokers to represent me in subleasing my current office space, why should I have the ...
A: Gwen- About twenty years ago the commercial real estate industry became a step more specialized when ...
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| Closing a business | 10/22/2007 |
Q: I currently own a business that is located in a 1200 sq. ft. space. I have a 3 year lease and I ...
A: Caroline- This should be a very long and involved answer, others have written books that answer your ...
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| Commercial leasing protocol | 10/12/2007 |
Q: Jim, I am a licensed real estate salesperson in Texas. I am currently working for a dentist who ...
A: Jim- You will learn a lot in this process! First, 2,400 square feet for a dental office is very ...
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| signage | 9/25/2007 |
Q: We are leasing a building for our restaurant--the owners of the building have there sign out fron of ...
A: Brendan: I am very sorry to tell you the answer to your question is, no. However, have you checked ...
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| commercial lease | 9/6/2007 |
Q: We have a small building that I will be manging once it is completed. Where can I find lease ...
A: Trang- The Institute of Real Estate Management (IREM) on Michigan Avenue in Chicago has many ...
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| How to find office space I can rent or sublet one or two days a week? | 9/6/2007 |
Q: I'm a paychotherapist in private practice. I need to find an office to rent only 1-2 days per week, ...
A: Laura- Your requirement is never easy to find. Everyone I have met that was in your situation seems ...
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| business? | 8/31/2007 |
Q: i want to start a junk yard and i like to know what kind of land should i be looking for
A: Hastings: Contact whatever government entity (municipal, county, state, etc.) that would have ...
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| capital improvements | 8/29/2007 |
Q: I am negotiating leasing out a 6,000 sq ft commercial space I own. I am willing to make some ...
A: Frank- No, there is no "standard percentage range". Do you mean that you are willing to make some ...
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| Leasor Rights | 8/26/2007 |
Q: We own a small business in a redevelopment area in a resort town. Our business relies on a heavy ...
A: MaryAnn- Clearly this is a matter that should be handled by an attorney, however, I will tell you ...
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| leasehold improvements | 8/22/2007 |
Q: I am looking to lease a 1600 sq ft office/warehouse that will need about $15,000 in improvements to ...
A: Dustin- "Usually" doesn't apply to this situation except when we have knowledge of all of the ...
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| CAM charges | 8/20/2007 |
Q: The fire inspector has required us to replace the sprinklers in an industrial building. The tenant ...
A: Judy- Unless there is no lease yet on this space, this should be very easy to resolve. How does the ...
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| Question | 8/17/2007 |
Q: With property foreclosures on the rise and home prices either declining or at a stand still in most ...
A: B: I get this question constantly now. The answer of course will be highly subjective depending ...
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| live in a warehouse | 7/26/2007 |
Q: Can you live in a warehouse? is there special permit required? I want to buy a warehouse and convert ...
A: Sid, Depending upon what city, county or state that you live in there will be a government office ...
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| Recoup investment on leasehold improvements? | 6/20/2007 |
Q: My commercial lease expires in a few months. I made a lot of improvements to the space to get it ...
A: Chris: I wish I could give you a positive answer to your question. Your landlord has likely ...
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| commercial lease renewel | 5/23/2007 |
Q: I have been a tenant in a building for ten years I have paid my rent and all re- taxes and c.p.i ...
A: Peter: Your situation is not uncommon, although frustrating. I suggest you hire a retail broker ...
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| Commercial Office Lease | 3/17/2007 |
Q: When I lease a commercial office space, is it absolutely necessary to hire an attorney to go over ...
A: Mike- Although real estate attorneys and realtors deal in many of the same issues, each has ...
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| Lease options questions | 2/14/2007 |
Q: I'd like to lease my property and building which is currently a restaurant. The tenant wants a 20 ...
A: Ron- There are many options; each with certain benefits and associated risks. There will also be ...
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| CAM Charges | 2/1/2007 |
Q: Is the garden center considered a building and part of the structure to prorate the square footage ...
A: Jay- You would be pleased if I said there is a hard and fast rule in the retail commercial real ...
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