Commercial property landscaping isn't just about picking the prettiest trees, flowers, and bushes, and having a contractor plant them and call it a day. There are several factors that need to be considered before a landlord decides what kind of landscaping his/her property needs. Depending on the landscaping budget and climate, an office rental property or retail shopping center may be better suited to have plants that can with stand climate changes but may not be as visually appealing. A higher budget may mean more variety and aesthetic beauty, which usually comes with more frequent maintenance.
Landscaping commercial real estate plays a very important role in a commercial property's appearance, especially to potential customers and business clients coming in and out of a Houston office space rental or Houston retail space. It's an integral part of the leasing process, so most commercial property owners will spend a considerable amount of time and resources ensuring the building's landscape design is maintained. Building visitors who could potentially be shopping properties in preparation of signing an office lease are certainly aware of how well the grounds are kept.
Well laid out offices in Houston are integral in overall office productivity and good feeling amongst employees and office visitors. It's not just about cramming as much furniture and as many people into a room as possible, but rather organizing everything so that the overall flow of the office layout aides in efficiency and doesn't cause a single stop-gap in the day today operating practices. Below are a few basic pointers to consider when organizing a new Houston office space or transforming an existing area:
Houston industrial leasing can be a little trickier than typical Houston office leasing or Houston retail space, because it's not just about size, rental rate, and location. Many other factors go into deciding the best industrial / warehouse space to rent, and it's important for industrial businesses to understand them long before they sign a lease.
Executive Suites are sets of individual offices typically sublet from a larger suite of office space. The lessee of the designated larger suite of offices is considered the proprietor and he/she rents entire floors and leases the smaller office spaces or workstations to businesses that don't need, or can't afford, standard office spaces. In many cases, a set of executive suites will have common areas, such as conference room or kitchenettes, that each executive suite lessee can utilize at their discretion or on a reserve schedule.
Businesses seeking to lease Houston retail space will often have to consider several factors before determining the best type of retail space for lease to fit their needs. Some retail businesses rely on "impulse purchases" while others rely on carefully planned purchases. Impulse retail will focus heavily on location and visibility, and will usually require a premium location within a shopping center, meaning higher rents. Businesses that aren't reliant on impulse purchases don't typically need to be in an incredible location with optimal visibility, although that's always important for any type of business. Access and visibility are much less important for "destination" retail, but again, will always help. Here are the different types of retail space for lease, with descriptions:
Typically, when dealing with commercial leases for space a gross, single net, double net, triple net, or percentage lease is used.
- Location - Your office space or retail space location is a major consideration, for a variety of business and personal reasons. If your clientele comes to you, how far are they willing to drive? Are you accessible? Will the locale be agreeable to your employees? How far is your commute? You’ll want to consider which restaurants and services are nearby, how noisy the area is, what the view is like, and who your neighbors are.
In general, try to model out your Houston office space need based on the number of employees you plan on hiring over the course of the lease you’re about to sign and the amount of storage and file space required. Note that while your home lease may typically be a one-year lease, commercial real estate in Houston often requires a 2-3 year lease to get a competitive rate. Given the length of these leases, getting involved with an office space can be a very risky endeavor — a long commitment for anyone starting a company. Hiring a Tenant Broker is the best way to ensure you're getting the best bang for your buck when searching for commercial property in Houston for rent.
Rent for commercial real estate in Houston is quoted in terms of rentable, not usable square footage. The rentable area of virtually every Houston office space unit includes a portion of square footage that is used as part of the common area of the office building, for which the tenant is charged rent.
In commercial office and retail space leasing, a Tenant Broker service is free; their fee is paid by the landlord and it doesn't cost you, the tenant, anything. Consider the four most common type of leasing scenarios:
No office tenant ever fails to consider the amount of rent to be paid or the location of an office space before signing a commercial lease. Most tenants fail to investigate all of the other factors that often make the difference between a satisfactory and unsatisfactory lease.
A small office space in Houston user typically has a need for 3,000 square feet or less. A medium user has a space need between 3,000 square feet and 10,000 square feet, while a large space user needs more than 10,000 square feet.
A tenant broker is like any other service professional. You should expect them to represent your interests, to give you good advice and to help you through the first phase of the office leasing process; that is helping you determine how much space you need, what are your most important selection criteria, and then finding and negotiating for the space that best meets your needs. They can also provide you with sound analysis of Houston commercial real estate market conditions and keep you up to date on the latest office, retail, or industrial leasing trends.
In some cases, an owner will lease commercial properties in Houston on their own. Sometimes, the owner will employ a commercial realtor. Typically, the owner will pay a full commission to any broker who brings a tenant to the property. An in-house leasing agent is usually paid on a salary basis, so their incentive to enter into a lease is different from a commercial listing agent who is paid a commission.
The leasing agent has the listing on the commercial buildings for lease and represents the interests of the building owner or landlord. A tenant representative or "rep" represents the interest of the tenant in a commercial real estate lease transaction. Some Houston commercial realtors work exclusively on listings, others will take on tenant representation engagements only, while some will work on both.
Commissions are paid to the Broker who then pays the agent responsible for the lease. Agents typically work on "splits" with the house. In some cases, a tenant will retain an agent to find a commercial space to let on the tenant's behalf. Most listing agreements require that the listing agent split the commission earned with the tenant's representative. In most cases, including in Houston commercial real estate, commissions are split 50/50. There are exceptions to this rule. In soft markets where vacancy rates are high and tenants are at a premium, the owner of commercial property may pay the tenant's representative a full commission. In this case, the listing agent usually continues to receive a half commission, which results in a commission and a half being paid out by the owner.