Services -- Provider's Role

Your team of consultants will assist and advise you with the big decisions regarding your relocation. This team will prove to be indispensable and will save your company time and money. Please be sure when retaining these professionals to understand the full fee structure. These professionals are responsible for obtaining the appropriate permits and licenses to work in the building.

Our advisors will be the key players in your search. We provide you with the tools and information to empower you along the process. To get started, our space planner will help you define your space needs, and our lease calculator will help estimate the cost of the lease terms you are considering. As part of our process, we will assess your operating, financial, and qualitative considerations. We will conduct a thorough lease analysis to determine the hidden costs in the transaction - many of which tenants are often unaware. Overall, we will comprehensively evaluate your needs, tour the right spaces with you to meet those need, and strategize to negotiate the best terms for your lease.

Architects will work with you to refine your general space needs. When architects are involved at the earliest planning stage, they gain more opportunities to understand your business, develop creative solutions and propose ways to reduce costs. The long-term result is a facility that adds to the productivity, efficiency and effectiveness of your operation. Architects have the education, training, experience and vision to maximize your construction dollar and ease the entire design and construction process.

Contractors are project managers that supervise the build-out process. It is important to hire a contractor because the expertise can save the tenant much time, money and worry. They develop a realistic timeline and oversee all construction matters. Contractors will act as your representative and make all the decisions regarding construction. Your contractor will have to interact heavily with the landlord's general contractor. It can be helpful to hire the contractor early to assist in the hiring and negotiating of contracts with the other consultants. Contractors are usually hired for build outs over 10,000 square feet.
The tenant needs to make the decision to hire either a construction manager or a general contractor. When tenants are pressed for time, they usually hire a construction manager because general contractors need completed drawings to bid for the project. The chart below compares the risks and responsibilities:

Construction Manager vs. General Contractor
    Acts as an agent       Acts as a principal
  • Add fees on top of the construction costs.
  • Can be full time
  • 100% risk on Client (high risk)
  • Manages the contractors
  • Need completed drawings on which to bid a lump sum
  • Full time
  • 100% risk on Contractor (low risk)
  • Hires and manages all the subcontractors

Engineers are used to oversee interior construction, structural design, HVAC, telecommunications and electrical requirements. Before you sign a lease, it is essential to hire an engineer to examine your new location. Your engineer must determine if the current infrastructure can accommodate your future needs. These interior construction requirements are very complex. Note that some architectural firms include estimated costs for engineering services along with recommendations and bids for the project.

Your Real Estate Attorneys will help you document the business terms of your lease. It is necessary to hire a specialist who negotiates commercial leases to ensure your company’s best interest both present and future. A five to fifteen year lease is a significant financial obligation for your company. It is important at this point, if you have not already done so, to retain an attorney to (a) review the lease with you and (b) respond to the landlord with any particular concerns you may have.

Note that the knowledgeable participation of your broker is of critical importance to your utilization of legal services. A well-brokered deal requires less redrafting time and should result in lower legal costs overall. A broker who thoroughly participates in the negotiation is best equipped to ensure that the final lease your attorney produces is in your best interest.