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Retail Property Management/Questions
| Subject | Date Asked | Expert |
| SUBDIVISION RESTRICTIONS | 8/23/2011 | Mike Fortunato |
| Q: Mike, Not sure if question is in your field of expertise, but here goes. My wife and I bought ... A: The bad news is that you could be asked to cure the violation. The not so bad news is that any other ... | ||
| Termites in Fence | 6/29/2011 | Mike Fortunato |
| Q: I have dry rot/termite damage in my fence gates(x2). The rest of my fences are metal. I am renting a ... A: What would you file? There are no damages as of yet, other than the damaged fence, and that actually ... | ||
| Mgmt Fee vs Admin Fee | 1/25/2011 | Mike Fortunato |
| Q: Can you please provide me with a concise explanagoin of the difference between the management fee ... A: The management fee is for services required to manage the building. The admin fee, sometimes called ... | ||
| Fee: % of collected gross revenue | 10/4/2010 | Mike Fortunato |
| Q: Fortunato, If I use collected gross revenue method to determine the management fee every month, ... A: That depends on how your management contract is written. If you do not specifically call for ... | ||
| Parking lot liabilty | 9/8/2010 | Mike Fortunato |
| Q: My car was damaged in a KMart parking lot by kids trying to jump over the hood. I did a police ... A: I think you're probably best served by asking that of an attorney to get a legal opinion. Despite ... | ||
| Property Management Co Insurance | 4/29/2010 | Mike Fortunato |
| Q: We are in the process of starting a property management company. Aside from E & O insurance is ... A: Yes, you should have general liability insurance, and you may also be required to be bonded by some ... | ||
| Demising wall | 3/31/2010 | Mike Fortunato |
| Q: I currently lease space for my business. I have a tenant who sublets a portion. We have 2 separate ... A: I wouldn't assume anything --- in any lease language that involves that demising wall, i would ... | ||
| Demising wall | 3/31/2010 | Mike Fortunato |
| Q: I currently lease space for my business. I have a tenant who sublets a portion. We have 2 separate ... A: I don't see any reason why you can't keep the current configuration, so long as both new leases ... | ||
| lease question on mab paint stores | 3/23/2010 | Mike Fortunato |
| Q: mike fortunato, i come to you to see about a quick answer regarding the mab paint store sytem ... A: We're not directly involved in any of those transactions, so I have not had a need to monitor the ... | ||
| Land lease | 3/22/2010 | Mike Fortunato |
| Q: I have an 8 acre piece of land that has been used for hay and am looking to find the lease value on ... A: Your best bet is to contact a local real estate broker in your area to do an analysis. That person ... | ||
| property management | 1/18/2010 | Mike Fortunato |
| Q: Our Pittsburgh, Pa. condominium is handled by an accredited firm, but their former property manager ... A: I'm not aware of Pennsylvania real estate regulations, so I'm not sure about licensing requirements ... | ||
| warehouse ( case). | 12/23/2009 | Mike Fortunato |
| Q: Suppose you are a warehouse manager for retail chain. You receive hundreds of items from many ... A: Wish I could help, but my expertise is in management investment real estate, not a warehousing or ... | ||
| land lease | 11/19/2009 | Mike Fortunato |
| Q: My brother and I own property outside Victorville. It's 40 acres of vacant land and it's zoned ... A: Yes, our company could certainly be of assistance as Victorville (and the High Desert) is within our ... | ||
| Profitability consusltants | 9/28/2009 | Mike Fortunato |
| Q: I consult with restaurants and retail establishments to enhance profitability. I have had a couple ... A: Marketing to targeted customers in any business is tricky -- I'm not sure what to suggest as far as ... | ||
| sale or lease | 7/10/2009 | Mike Fortunato |
| Q: I live in a community that is in a prime location in large city willing to sell our land. With the ... A: Yes, that is possible...but I would be inclined to advise against it. I have partnership clients ... | ||
| rental issues | 5/28/2009 | Mike Fortunato |
| Q: I was evicted from a property that I ended up suing. The rental company admitted to misplacing funds ... A: Sorry, but your question is far too involved in legal issues for me to be able to understand ... | ||
| Land Lease Valuation | 4/14/2009 | Mike Fortunato |
| Q: I work for a non-profit who received a portion of a land lease donation through a trust. Our ... A: There's not enough information to determine that. For instance, the value of the land lease is ... | ||
| Land Lease Valuation | 4/14/2009 | Mike Fortunato |
| Q: I work for a non-profit who received a portion of a land lease donation through a trust. Our ... A: The only adjustment you might want to make is for an annual inflation factor for the period from now ... | ||
| repair on damage termite structrure wood | 2/12/2009 | Mike Fortunato |
| Q: I just signed the commercial lease for the retail store, and my landlord wants to fix the termite ... A: You'll need to check your lease to determine who is responsible, but under normal circumstances, the ... | ||
| Rights as a tenant | 11/3/2008 | Mike Fortunato |
| Q: We have been renting our home for almost 4 yrs now. 2yrs ago we were promised by the landlords that ... A: Regardless of the amount of rent you pay, and irrespective of the fact that you don't own the ... | ||
| land lease value | 10/9/2008 | Mike Fortunato |
| Q: What is the best way to determine the present value/worth of the income stream created by a long ... A: I believe you will probably need to create a custom spreadsheet to accomplish that, if your goal is ... | ||
| retail property mgt. | 10/7/2008 | Mike Fortunato |
| Q: What is typical for a full service retail prop. mgt. fee? And, what is typically included in "full ... A: Depends on your area, the complexity of the property, and a whole host of other factors. I would ... | ||
| Demising wall for restaurant in new constructed shopping center | 10/2/2008 | Mike Fortunato |
| Q: My name is Sup and I am leasing a commercial space in the shopping center to build restaurant. I ... A: Most likely, you'll want insulation, whether you need it or not. As for code issues -- it may or may ... | ||
| Retail property management | 6/24/2008 | Mike Fortunato |
| Q: I currently work for a fairly large developer as the commercial lease administrator. We anticipate ... A: You can look into the Institute of Real Estate Management (www.IREM.org), and they have courses you ... | ||
| Denial to Rent Store Front | 5/29/2008 | Mike Fortunato |
| Q: I have been working diligently to open a retail dollar store and found some great locations to ... A: Unfortunately, you probably don't have any recourse. Commercial landlords can, and often do, ... | ||
| The Life of a Property Manager | 5/26/2008 | Mike Fortunato |
| Q: I am a student, wife, & mother looking to get a job in commercial property management upon ... A: Property management is much like any job in that it requires a full time commitment. So, if you work ... | ||
| Retail Center Management | 5/22/2008 | Mike Fortunato |
| Q: My mother and father own a shopping center and I am going to manage it. It is in Naples, Florida. I ... A: I'm not sure about the rules in Florida. Here in California, you would be able to manage a ... | ||
| Portfolio Management | 5/19/2008 | Mike Fortunato |
| Q: i am from Sydney Australia and studying postgraduate in Property Commerce. I would like to know how ... A: Unfortunately, entire books are written on that subject so I'm unable to answer most of your ... | ||
| Project in China | 5/16/2008 | Mike Fortunato |
| Q: I have managed residential for over 10 years and while I worked in management at a major retailer in ... A: One possibility is the Institute of Real Estate Management, which you can find online at ... | ||
| Property Management Jobs | 4/28/2008 | Mike Fortunato |
| Q: I've been managing properties on my own for several years now. But I am interested in getting ... A: Not sure what to suggest -- this industry doesn't tend to be in hiring mode these days, but job ... | ||
| Commercial Property Management | 4/6/2008 | Mike Fortunato |
| Q: I currently manage a full service retirement community and have 15 years managing apartment ... A: Obtaining the RPA & CPM credentials would be good, as some institutional investors require them. At ... | ||
| Non-agents | 12/11/2007 | Mike Fortunato |
| Q: What is or who is considered a non-agent in a real estate transaction? Such as a non-agent fee ... A: Real estate regulations vary widely from state to state, so you would probably need to check with ... | ||
| Site Development | 11/25/2007 | Mike Fortunato |
| Q: I'm a builder/developer of 27 years. Recently I purchased a 4ac. tract of commercial property that I ... A: Most of the major branded tenants all use real estate professionals to handle their site ... | ||
| Retail lease and construction | 11/14/2007 | Mike Fortunato |
| Q: I currently found a very nice place to open up a retail store and found the landlord to be very good ... A: If you have already begun negotiations, it could be tough to add your broker into the mix now. The ... | ||
| Retail lease and construction | 11/13/2007 | Mike Fortunato |
| Q: I currently found a very nice place to open up a retail store and found the landlord to be very good ... A: Constructing of a demising wall (or modification of any existing one) is usually a negotiated item. ... | ||
| Management Contract Purchase | 11/8/2007 | Mike Fortunato |
| Q: I have an issue with the prior property management. However, their management contract was sold to ... A: I'm not an attorney (you should probably consult one), but the document between the prior management ... | ||
| Land Lease economics | 9/11/2007 | Mike Fortunato |
| Q: Where can I find information on how to price a land lease? A: Because lease rates are largely dependent upon local market conditions, your best bet is to obtain ... | ||
| Per diem interest on construction loans for residential developments. | 9/10/2007 | Mike Fortunato |
| Q: Hey Mike, Do you have any experience with construction loans on residential property? For example, ... A: Your simple calculations on interest per lot would be fairly correct. the tax implications get into ... | ||
| Commercial property | 8/24/2007 | Mike Fortunato |
| Q: I am in the middle of negotiating for a property, to trade in for gift Retail. I am just starting ... A: Unfortunately, I do not know how real estate negotiations are typically handled in your country. ... | ||
| Build a Career on Retail Property Management in India | 8/16/2007 | Mike Fortunato |
| Q: I am a retail operations post graduate with 1.5 years of work experience across middle level ... A: Naturally, education and the resulting credentials would probably help advance your career, and make ... | ||
Mike Fortunato
Top Expert on this page
Expertise
Can answer questions on all aspects of commercial real estate management, including lease administration, eviction issues, financial reporting and budgeting, asset valuation/enhancement, marketing & leasing, and site maintenance and repairs. 20+ years of real estate management.
Experience
20+ years in commercial management. Current own and operate property management company in southern California.
Organizations
BOMA and IREM
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