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Commercial Real Estate Investment/Questions Answered by Expert John Smiley
| Subject | Date Asked |
| Urgent Bosses late rent | 8/27/2009 |
| Q: Our boss has left on "vacation". The rent is 27 days late. I am the administrator, I know where the ... A: The default provisions (the terms which state what a landlord can do to a tenant when rent is not ... | |
| Lease Compensation | 8/16/2009 |
| Q: I am a residential agent who recently received 3 commercial lease transaction. I am reading alot of ... A: When I worked as a commercial leasing agent, if the fees were not stated, I always asked the listing ... | |
| Including stairwell and elevator in square footage calculations for lease. | 4/23/2009 |
| Q: I recently joined a medical practice and am responsible for the buildout of an office within a new ... A: So sorry that it took so long to get to your question. No, it is not fair or usual to include ... | |
| Space for Dental Office | 1/13/2009 |
| Q: John, I have found the perfect space to open a dental office. I just came accross it while doing ... A: There are a few specialists in leases for medical and dental. I do believe it's important to hire ... | |
| Management fees in CAM | 1/9/2009 |
| Q: The original owner fo the commercial property sold the property. The new owner took over and added a ... A: This is a common problem when there is a change in ownership. Given that it was agreed to in the ... | |
| Commercial Lease | 12/28/2008 |
| Q: John I'm opening a coffee stand. The landlord just emailed me a copy of the lease and of coarse ... A: Has your intended uniform been made clear to the landlord? If not, then you ought to do so ... | |
| Management Fees and operating expenses | 10/22/2008 |
| Q: I'm in the process of auditing a lease agreement with our landlord from a sale lease-back ... A: Yes, it is very common for leases to include payment for a portion of the landlord's offices as you ... | |
| Management Fees and operating expenses | 10/20/2008 |
| Q: I'm in the process of auditing a lease agreement with our landlord from a sale lease-back ... A: The answer to your first question is, Yes. It is very common to pay a management fee as well as all ... | |
| cam charges | 9/22/2008 |
| Q: John, I recently bought my first small commercial building and have three office spaces open. I am ... A: CAM stands for "common area maintenance". It is also known by other phrases such as additional ... | |
| Square Footage | 8/27/2008 |
| Q: How do I figure out what I'm paying per square foot? A: Take the total amount of rent that you are paying per month. If you divide that by the square ... | |
| Selling Business | 6/6/2008 |
| Q: I have a business with 3 years left on my lease. There is a buyer who wants to buy my business. His ... A: I really can't say without looking at your lease. However, most leases do give a landlord a number ... | |
| CAM/TAX increase | 5/2/2008 |
| Q: I ahve been in business for 6 years. My base rent is currently $3800 per month and I pay $600 per ... A: Your lease likely makes mention of the kinds of costs that will be charged as CAM, but not the ... | |
| Sewer connection | 5/1/2008 |
| Q: strip mall built 1958/9.laundromat is original. I purchased 1981/gray water discharge connected to ... A: I absolutely must preface this with the declaration that I am not a lawyer. I declare this because ... | |
| Lease | 4/6/2008 |
| Q: Can a leaser sell the business I have leased for a remaining four years, without any notification A: I'm afraid there's no way to know for sure without looking at the lease. However, I would *almost* ... | |
| rent escalation | 3/11/2008 |
| Q: I am currently negotiating a triple net lease for a dental practice which has a 3% rent escalation ... A: The amount that rent increases is a direct function of the market rates in the area in which you're ... | |
| Commercial Real Estate - Tenant Improvements | 2/11/2008 |
| Q: We're looking at making our first move into commercial real estate space from executive office ... A: The problem you're facing is one of the "costs" of proceeding without professional representation. ... | |
Commercial Real Estate Investment
Answers by Expert:
John Smiley
Top Expert on this page
Expertise
I am a commercial lease negotiator who specializes in representing dentists, doctors and other professionals. I have represented every manner of tenant (retail, industrial, office, professional) and only negotiate on behalf of tenants. I can answer questions that deal with commercial landlord/tenant relationships, negotiating factors and strategies, process-oriented questions, and other matters that pertain to commercial landlord and tenant rights and obligations.
Experience
I am a commercial tenant representative, specializing in negotiations on behalf of doctors, dentists, chiropractors, and other professionals. I have been a real estate professional for 10 years and have negotiated over 600 commercial lease transactions or 20,000 lease amendments, almost all representing the tenant.
Education/Credentials
B.Mgmt. (Finance)
Real Estate License
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