Friday, September 22, 2017

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Monday, September 11, 2017

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Sunday, September 10, 2017

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Friday, September 8, 2017

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What Can Be Negotiated in a Commercial Lease?

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what is negotiable in commercial leaseRenting warehouse, office, or retail space will be one of your largest expenses when running a business so it’s important to negotiate the commercial lease as best as you can. Market conditions change often so business owners are better off having a commercial real estate agent help them find and negotiate commercial space for rent. Some business owners who are seasoned and have leased commercial space before they may have a better idea of what to ask for. However new business owners are much more disadvantaged in commercial lease negotiations because they don’t know what can be negotiated in a commercial lease.

To help you get started we have listed the most common items that can be negotiated when leasing commercial real estate. If you have any questions or would like help renting Austin commercial real estate feel free to give us a call.

Things That Are Negotiable When Renting Commercial Space

  • Rent commencement date
  • Base Rent
  • Yearly Rent Escalations
  • Operating expense caps
  • Use of the space 
  • Exclusive use rights in the building
  • Lease term
  • Renewal options
  • Expansion options
  • Sublease options
  • Right of first refusal on vacant space
  • Right of first offer on vacant space
  • Rent abatement
  • Tenant improvement allowance
  • Landlord construction management fee
  • Space planning allowance
  • End of lease restoration
  • Signage rights
  • Parking spaces
  • Security deposit
  • Personal guarantees
  • Termination options
  • Repairs & maintenance
  • Relocation clauses

These are just a few items that are negotiable in a commercial lease. The impact that each has on your business will differ greatly from another type of business. It all depends on the type of business and your current and future business needs. It’s important to understand the impact that each one of the negotiable items above will have on your business NOW and in the future. It doesn’t matter how great your business is now or how great and successful you think it will be in the future. You should always assume worst case scenarios when negotiating commercial leases.

If you have any questions about what can be negotiated in a commercial lease feel free to give us a call to discuss at 512-861-0525

 

The post What Can Be Negotiated in a Commercial Lease? appeared first on Austin Tenant Advisors.

What Can Be Negotiated in a Commercial Lease? https://t.co/sExOr53LTG https://t.co/Iz3R2Gx1fP


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What is Triple Freeport Tax Exemption When Renting Warehouse Space in Texas? https://t.co/mGuER46a1l https://t.co/636FLAdZVE


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What is Triple Freeport Tax Exemption When Renting Warehouse Space in Texas?

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triple freeport tax exemptions texasWhen reviewing warehouse spaces for rent sometimes a landlord will tell you that their industrial property location has Triple Freeport Tax Exemptions. If you are a seasoned company that warehouses and distributes goods then you may know what this is, however most businesses really don’t understand what it means or how it could benefit their company. If you want to rent warehouse space it’s important that you ask your agent or the chamber of commerce economic development contacts about any potential economic benefits especially if you are warehousing goods and/or plan on employing a lot of people.

So What does Triple Freeport Tax Exemption Mean?

If a warehouse rental property is marketing that they have Triple Freeport Tax Exemptions it means that all 3 taxing authorities (County, School District, and City) have agreed to give tax breaks on all eligible inventory that you have in your warehouse space. You do not have to pay inventory tax on any goods that move in and out of Texas within a 175 day period from the date of acquisition or brought into the state.

Here is an example:

  • Day 1 your inventory is acquired or arrives in Texas
  • Days 2-174 – Inventory is manufactured, stored, assembled, or serviced
  • 175th Day – All the inventory is moved out of Texas

Inventory Tax that you Owe? ZERO

Why do Cities Offer a Triple Freeport Tax Exemption on Eligible Inventory?

Because they want to attract more commercial businesses to their city. More commercial businesses mean more warehouse space is leased and more jobs and tax bases are created. If cities want to attract more manufacturing and distribution companies they have to be able to offer Triple Freeport in order to remain competitive with other neighboring cities. If you would like to learn more about Texas freeport tax exemptions click here.

The post What is Triple Freeport Tax Exemption When Renting Warehouse Space in Texas? appeared first on Austin Tenant Advisors.

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Wednesday, September 6, 2017

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Monday, September 4, 2017

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Thursday, August 31, 2017

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How to Become a Licensed Commercial Real Estate Agent

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How to Become a Licensed Commercial Real Estate Agent https://t.co/Qn697hvXp5 https://t.co/6rJC5OCAeT


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Tuesday, August 29, 2017

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Monday, August 28, 2017

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Buying or Renting Medical Office Space? – Consider These Factors https://t.co/XEbf4aS0Xz https://t.co/z9XhukxAtB


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Buying or Renting Medical Office Space? – Consider These Factors

The following post is copyrighted by Austin Tenant Advisors - .

buying or renting medical office spaceDoctors often wonder whether it is better to own or rent their medical office space at one time or another. Owning a medical office building can range from an office condo to a multi-tenant medical office building. The decision to own or lease is strictly a business decision and depends on a number of factors that must be considered. Before making a decision for your medical practice consider the elements below.

  • Upfront Cash Outlay – When leasing medical office space you typically don’t need to put as much money upfront as you do when buying. For example when renting all you typically need is to write a check for the first months rent, the security deposit, and possibly any tenant improvement dollars above the allowance given by the landlord. When you buy a medical office space you have to pay for building inspections, appraisals, loan fees, all improvement cots, and a down payment ranging from 10% to 25%.
  • Room for Growth – When you lease medical office space and you need to grow later on you typically have options to move within the building or take adjacent space as it comes available. If you buy a building that is exactly the right size and your practice grows in a few years what do you do? It’s not ideal however you could lease out your space and relocate to a larger one, or you could open up another office. Growing out of a medical space that you own is more inconvenient than growing out of a medical space that you rent. It’s important that you think about not only your current needs but also your future medical office space needs.
  • Fixed Vs Variable Costs – If you purchase a medical building you have more control of costs and have a pretty good idea of what your costs will be each year, especially if your loan is fixed rate. However depending on your loan term you need to be prepared for refinance charges. With a lease when it’s time to renew your subject to paying “market” lease rates which means they could significantly go up depending on the market you are in. You don’t have control over market conditions and tax increases. Also, most leases have annual increases of $0.50 to $1.00 or tied to whatever the Consumer Price Index (CPI) is at that time (typically 3% to 4%)
  • Appreciation – Owning medical office space makes you a commercial real estate investor. If you are in an appreciating location you could sell your building at a profit later on. If you only occupy a portion of the building you own and lease out the remaining space you become a landlord. This can be a profitable endeavor or you end up losing money, however either way owning a building is a lot more work than you think. 
  • Taxes – When buying medical office space you have to consider all the taxes. Consult with your CPA about what you can and can’t deduct from taxes. When leasing you can deduct the total amount you pay in rent. When you own rental property you are able to write off repairs and maintenance immediately, however improvements and depreciation to your medical office are deducted over 39 years. For example let’s say you purchase a commercial medical property for $300,000 and the land is valued at $100,000. You can only write off about $5,100 of the purchase price annually regardless of how much money you put down. You are also able to deduct loan interest and property taxes. Additionally many practices purchase their medical space under an entity (e.g. LLC, S-Corp, etc) then that entity leases the space back to your practice. Doing this gives you more flexibility in writing off expenses, etc. Discuss this with your CPA and attorney.
  • Location – It many cases the best locations have already been purchased which means if you want to be in a particular location your only option is to lease. On the flip side it could be that there is nothing to rent in the most desired location so your only option would be to buy an existing building or build a new one.
  • Return on Investment – Before purchasing you need to determine the profitability of your practice. If you are getting a return of 20% you need to compare that to the potential ROI you might get from owning commercial real estate. Although some doctors have made wise choices and purchased a location with great returns and amassed a retirement fund, others haven’t been so lucky. If you overpay or over-leverage for the property, don’t maintain it, or market conditions dictate that it’s not as a desirable location as it once was you could be in for a disappointment. You make your money at the time of purchase so do your homework and run the numbers.
  • Run the Numbers – I can’t stress this enough. Ask your CPA or accountant to create financial projections and tax benefits of leasing vs buying. Make sure to include all out of pocket costs for both (e.g. improvement costs, down payments, debt service, taxes, security deposits, etc.)
  • Consult With Your Lender – Get them involved early on in the process as you want to get an idea of rates and terms for financing. 

Overall renting makes sense if you don’t have the money for the large upfront investment needed to buy, you’re not sure how much space you will need now or in the future, or you don’t want to deal with the responsibility that comes with owning medical office space. If you are more established, want to be in one location for a long time, don’t have plans to grow later on, and you have the financials to take on a commercial real estate investment then buying might make more sense. Keep in mind that this is a business decision and it’s important to run the numbers  to determine the best course.

Owning medical office space is not for everyone. Don’t listen to everyone that tells you that it’s better to own than rent as everyone’s situation is different. Do you own homework, gather info, and ask a lot of questions that will help you make a decision.

If you are still on the fence then consider asking other doctors who own or have previously owned their medical office space. You will benefit greatly from their experiences. If you have any questions about leasing or buying medical office space for sale in Austin feel free to give us a call.

The post Buying or Renting Medical Office Space? – Consider These Factors appeared first on Austin Tenant Advisors.

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Sunday, August 27, 2017

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4 Reasons to Rent Medical Office Space Vs Buying https://t.co/Ua7ibhFlz2 https://t.co/DkZ8qmCTmc


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4 Reasons to Rent Medical Office Space Vs Buying

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rent medical office space vs buyWhen it makes business sense and they meet certain criteria many healthcare practitioners are better off owning their medical office space. However in reality it’s more common for them to lease or rent medical office space instead of buying. Below are 3 reasons why it would make sense for a practice to rent medical office space rather than purchasing:

  1. Less Upfront Cash Needed – When you purchase a medical office building for sale you typically have to put down a large sum of cash usually between 10% and 25% depending on the type of loan you get. Even for an established practice this large down payment is not always doable, especially in cities where medical office space is at a premium. By renting you only have to put down a security deposit typically equal to one months gross rent as long as you have good credit.
  2. Medical Office Buildings For Rent Are Well Equipped – Most medical office buildings for lease will already be equipped with the infrastructure (electrical power, plumbing, back up generators, etc.) needed for medical office use. They also already have parking ratios suitable for your needs. When you purchase a building you may end up having to make upgrades and customize the space to make it ready for medical use before moving in. The same would be true if you leased a traditional profession office.
  3. Access to the Most Popular Locations – In most large cities the premium locations have already been cherry picked which means you won’t typically find any available medical office space for sale. If you do the prices are going to be very high or there will only be large buildings for sale and not small 2,000 to 4,000 sf medical office condos which may be more suited to your needs. By leasing you will be able to find space in more popular medical areas that would not be available any other way.
  4. Convenient for Patients – Also keep in mind that your patients don’t want to have to travel all over town to go to their doctor appoints. They may prefer going to one main location where the majority of their doctors are located. It’s much more convenient for them to have most of their doctors in one location than scattered all over the metro area.

I’m not saying to not buy medical office space. You have to make sure it makes business sense and that you have the finances to do so. If you have any questions about buying or renting medical office space feel free to give us a call. 

 

 

The post 4 Reasons to Rent Medical Office Space Vs Buying appeared first on Austin Tenant Advisors.

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Friday, August 25, 2017

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Where Most Medical Office Space in Austin Tx is Located https://t.co/oKWtnmwDCC https://t.co/8Gs2pvXkCr


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Where Most Medical Office Space in Austin Tx is Located

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where to find medical office space austin txIf your looking to rent medical office space in Austin, Tx you will find that most of the spaces for rent or for sale will be located in close proximity to the major hospitals in Austin, Texas. That being said there are still certain pockets around town where doctors and other medical service providers tend to cluster. Depending on the medical services you provide if you are looking for referral sources then you want to locate your office near other hospitals or doctors that offer complementary services.

Based on the map on this post you can see that the majority of medical office space in Austin that doctors lease or purchase is located in South Austin around S 1st St and Ben White Blvd, Southwest Austin, West Austin along Bee Caves Road, and Central Austin around the intersection of Lamar and 38th Street. You will also find a lot of doctors offices at Far West and Mopac in Northwest Austin.

Also you want to consider your ideal customer and demographics. If you offer services related to plastic surgery (e.g. breast augmentation then you might want to consider opening your office more towards the Southwest, West, and Northwest areas of town where average incomes can range from $150,000 to $250,000. If your target audience is lower income then stick to South, Southeast, and Northeast Austin.

Need Help Finding Austin Medical Office Space?

We specialize in helping tenants & buyers search, select, and negotiate medical office space in Austin, Texas. Our services are free to you as landlords and building owners pay our fee, however we represent your best interests. Some commercial real estate agents represent tenants and landlords, however to avoid conflicts of interest we do not represent landlords or owners. We only represent tenants and buyers and are able to provide unbiased opinions on every property and give insider information that landlord agents are not allowed to since they represent the owners.

How to Find Medical Office Space in Austin Tx

There are thousands of square feet of medical properties and medical office building (MOB’s) in and around the Austin, Tx Metro area. You could spend a lot of time searching on your own or let us help. We will save you time, help you avoid costly mistakes, and negotiate the best possible deal.

  1. Give us a call at (512) 861-0525 or fill out our contact form on the website.
  2. After learning about your practice, size & location, budget, and timing we will will identify all the properties that make sense for your business
  3. We will schedule tours with the best properties and walk them with you giving you our unbiased opinions on each one
  4. We will help you do an apples and apples analysis of each property and then draft and submit proposals on the best options.
  5. And finally we will help you negotiate the best price and recommend vendors to help prepare the space for occupancy.

The post Where Most Medical Office Space in Austin Tx is Located appeared first on Austin Tenant Advisors.

Map & List of All Austin Tx Hospitals https://t.co/Zw5hTAWJrO https://t.co/RdAxyqL2N3


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Map & List of All Austin Tx Hospitals

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list of hospitals in austin tx

There are many healthcare related clinics and hospitals throughout the Austin, Texas Metropolitan area, however below we have created a list of all the hospitals in Austin, Tx. If you have any questions or need help buying or renting medical office space in Austin feel free to give us a call. 

Dell Children’s Medical Center of Central Texas

4900 Mueller Blvd, Austin, Tx 78723 | Website

This is one of the only hospitals that is dedicated to children and adolescents. With over 500,000 sf state of the art facility they offer the following services

  • Anesthesiology
  • Cardiology & Cardiovascular Surgery
  • Dermatology
  • Adolescent Medicine
  • Ear Nose and Throat
  • Allergy / Immunology
  • Cancer Care
  • Critical Care Medicine
  • Emergency Medicine
  • Neurology
  • General Pediatrics
  • Urology
  • Much more

Northwest Hills Surgical Hospital

6818 Austin Center Blvd, Austin, Tx 78731 | Website

Opened in 1995 this is one of the premiere surgical hospitals in Central Texas. 

  • Operating Room
  • Physician Anesthesiologist
  • Pre-Op / Recovery
  • Recovery / Post Anesthesia Care Unit
  • Impatient Unit
  • Pharmacy / Lab

St. David’s Medical Center

919 E 32nd St, Austin, Tx 78705 | Website

Founded in 1924 this is the flagship location with a 350 bed acute care & 64 bed rehab hospital that is home to the Texas Cardiac Arrhythmia and St David’s Neuroscience and spine institutes.

  • Cancer Care
  • Cardiac Rehabilitation
  • Cardiovascular Services
  • Continence & Pelvic Floor Disorders
  • Diabetes Education Programs
  • Emergency and Urgent Care
  • Endoscopy
  • Heart and Vascular
  • Hospitalist Services
  • Imaging Services
  • Intensive Care
  • Joint Replacement Services
  • Kidney Transplant Center
  • Lymphedema
  • Nutrition & Outpatient Clinical Nutrition Services
  • Pediatric ER Services
  • Rehabilitation Services
  • Robotics
  • Sleep Disorders
  • Spiritual Care
  • St David’s Neuroscience and Spine Institute
  • Surgery
  • Texas Cardiac Arrhythmia Institute
  • Weight Loss Surgery
  • Wound Care

St David’s North Austin Medical Center

12221 N Mopac Expwy, Austin, Tx 78758 | Website

This is part of St David’s Healthcare which is one of the largest Texas health systems. It has 378 beds and is an acute care, mult-specialty facility with a focus on women’s health services such as newborn and maternity care. This location offers the same services as the flagship location.

St. David’s South Austin Medical Center

901 W. Ben White Blvd, Austin, Tx 78704 | Website

Has 316 beds and has a nationally accredited oncology program with the only adult bone marrow transplant program in the area.

  • Same medical services as the flagship however also includes Breast Care and Maternity & Newborn

Heart Hospital of Austin

3801 N Lamar Blvd, Austin, Tx 78756 | Website

Affiliated with St. David’s Healthcare and is one of the largest non-academic cardiovascular research programs globally. It has 58 beds and 24/7 emergency depart.

  • Cardiac Rehab & Imaging Center
  • Executive Wellnes
  • Heart Valve Clinic
  • Erectile Dysfunction & Heart Disease
  • HeartSave CT
  • Treatment of Advanced Aortic Disease
  • Emergency Services

Dell Seton Medical Center at The University of Texas

1500 Red River Street, Austin, Tx 78701 | Website

This is a 211 bed teaching hospital that opened in downtown Austin in 2017. It’s owned and operated by Seton Healthcare

  • Neurosciences, Brain, & Spine Center
  • Major (Anticipated Level I) Trauma Center
  • 24 hour emergency department
  • Intensive Care Unit with Private Rooms
  • Intermediate Care Unit
  • Impatient Surgery
  • Day Surgery
  • Diagnostic Testing such as CT Scan and MRI
  • Heart Stroke and Care
  • Rehabilitation Services
  • Specialty Outpatient Clinics
  • Surgical Services such as Endoscopy

The Hospital at Westlake Medical Center

5656 Bee Cave Rd, West Lake Hills, Tx 78746 | Website

State of the art hospital and medical facility located in Westlake Tx, 20 minutes West of downtown Austin on Bee Caves Rd

  • Imaging Services
  • Sleep Center
  • 24/7 Emergency
  • Orthopedics and Spine
  • Robotic Surgery
  • Heart & Vascular Institute
  • Rehab & Wellness
  • Nursing
  • Nutrition Services
  • Case Management

Seton Main Hospital

1201 W 38th St, Austin, Tx 78705 | Website

This is Austin’s largest surgical / medical acute care center and the only hospital that performs heart transplants in Central Texas. They offer comprehensive healthcare services

  • 24/7 Emergency Care
  • Critical Care
  • Intermediate Care
  • Maternity Services
  • OBGYN
  • Oncology
  • Neurosciences
  • Medical / Surgical Services
  • Diagnostic & Therapeutic Services
  • Wellness & Education Services
  • Much more

Seton Southwest Hospital

7900 Farm to Market Rd 1826, Austin, Tx 78737 | Website

Primarily serves the needs of residents in Southwest Austin and Travis County Communities. 

  • Maternity Services
  • Surgery
  • 24/7 Emergency Care
  • Bone Density Testing
  • Imaging / XRay
  • MRI
  • Patient Surgical Care Unit
  • Cardiac Rehab Services
  • Pediatric Rehab Services

Seton Northwest Hospital

11113 Research Blvd, Austin, Tx 78759 | Website

124 bed hospital in Northwest Austin that provides comprehensive medical care.

  • Women’s Health
  • Emergency & Trauma Care
  • Surgery
  • Cardiovascular
  • Rehab Services
  • Imaging/X-ray
  • Case Management & Social Services

Cedar Park Regional Medical Center

1401 Medical Parkway, Cedar Park, Tx 78613 | Website

This hospital opened in 2007 and provides the latest in technology and surgical suites. They provide comprehensive health care services.

  • Heart Care
  • Emergency Services
  • Orthopedic Care
  • Women’s Health
  • Bariatric Weight Loss Services
  • Imaging Services
  • Maternity Care
  • Wound Care
  • Rehabilitation Services
  • Cardiac Care
  • And Much More

Baylor Scott & White Medical Center at Round Rock

300 University Blvd, Round Rock, Tx 78665 | Website

101 bed full service hospital that serves residents of Northern Travis and Williamson Counties. 

  • Heart & Vascular Services
  • Diabetes Management
  • Orthopedic Services
  • Women’s Health Services
  • Children’s Services
  • Emergency Services

Baylor Scott & White Medical Center Lakeway

100 Medical Pkwy, Austin, Tx 78738 | Website

106 bed Acute care hospital serving Bee Cave, Lakeway, and the hill country region.

  • Anesthesiology
  • Back & Spine
  • Breast Imaging
  • Cancer Care
  • Critical and Intensive Care
  • Dermatology
  • Emergency Care
  • Ear Nose & Throat
  • Heart & Vascular
  • Imaging and Radiology
  • Men’s Health
  • Orthopedics
  • Urology
  • Neuroscience
  • Much More

The post Map & List of All Austin Tx Hospitals appeared first on Austin Tenant Advisors.

Map & List of All Austin Tx Hospitals https://t.co/nvRAtXQcyb https://t.co/JoROHA2jUv


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