Early on in the office relocation process, tenants should review their current lease. Lease contracts last many years, and over the years it’s easy to forget contractual obligations which effect the timing and cost of relocation. The first step in the office relocation process is to review the lease and to re-familiarize yourself with the five provisions below.
Tenants should check to make sure that they have the correct lease expiration date. You’d be surprised how often tenants lose track of this important date over the years. Obviously, the exact lease expiration date is essential to know as it will drive the timing of your search and office relocation process.
Determine your obligations relating to the maintenance or demolition of your current space. If you have to restore the premises to original condition, be sure to factor the cost and time of doing so into your office relocation. Otherwise, a restoration obligation could cause an unexpected expense or delay.
A holdover penalty requires the tenant to pay damages to the landlord if the tenant remains in the space after the lease expires. Damages usually range from 1.5-2 times the normal rent paid. Another reason why it’s important to know your exact lease expiration date.
An extension option protects you from having the landlord lease the space out from under you, if you wish to remain in your current space. Review the lease contract for an extension option and familiarize yourself with the details. Tenants usually must extend at “fair market value.” Ask your tenant representation broker what fair market value is for your space (I’m happy to help, email me at email@example.com). Check to see when you have to give the landlord notice to exercise the option (significant notice is usually required, so check your lease early).
As your expiration date approaches, your landlord will begin to market your space actively. The landlord may begin taking tours through your space regularly to find a new tenant. To keep your business running smoothly, review lease provisions requiring the landlord to provide notice and/or minimize disruption to your business.
Tenants should retain a tenant representation broker early on to make sure that they don’t make any mistakes which can harm the space search and negotiation process. The best qualified brokers will specialize in the tenant’s property type and local market, and will specialize in tenant representation.
At Golden Group Real Estate, we specialize in tenant representation for office users in the Chicago area, helping local business owners find office space and negotiate lease and purchase agreements. We never represent landlords, so we are prepared to negotiate aggressively on behalf of our tenant clients.
For more on Golden Group Real Estate, read about our real estate services. Let us know if we can help you find office space for rent or buildings for sale. Call us at (630) 805-2463, email us at firstname.lastname@example.org, or enter your office space search criteria below.
June 19, 2019
The RENT blog gives you the resources and tools you need to make the best decisions regarding your real estate needs. We cover a broad range of subjects regarding office space, tenant needs and what to look for when investing in property.
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