Many business owners are struggling with the current economy. One of the largest expenses of many business owners is the cost of space for their office operations. It is not unusual for a company to have numerous leases for space in various parts of the country or the world.
Leases in traditional office buildings can be problematic in that in tough times, you have to pay for the space even when it is not needed. In addition, most long-term leases appear on your *balance sheet and represent long-term liabilities. This may make it more difficult to obtain loans or maintain lines of credit.

The use of executive suite facilities for branch offices may be a solution for some. Executive suite space can also be described as “Flex-Space.” Executive Suites typically allow a lease term of one year or less. As a result, they are frequently categorized as short-term liabilities and therefore are more favorable to a lender.

Short-term executive suite space allows a company to expand and contract quickly and economically. Bret Chapman of ABT Executive Suites in Dallas, Texas says, “Many of our clients grow and contract several times during their tenancy with us. They find it especially helpful that we can meet their expansion requirements in the good times and help them defray costs in economically challenging times.”

When a company is considering regional, national, or international business, they should always explore the executive suite solution. Landlords find this type of facility to be a major benefit to their building complexes. Executive suites allow a Landlord to accommodate space users that are too small to be profitable for the Landlord. By taking a large floor and building it out as an executive suite center, a Landlord can build out the space and make minimal changes over a ten or twenty year period.

If you are managing multiple leases with various termination dates, you should carefully consider letting some of your less desirable leases expire and moving your operations into an executive suite facility. While your cost for the space may be more per square foot, you will realize significantly better economies in that you share conference rooms, kitchen and break areas, and large reception or meeting facilities.

A careful analysis should be done of all of your real estate leases. This analysis should include a long-term transition plan to minimize higher risk, long-term leases with shorter more flexible arrangements.

As an Industry Consultant and recognized expert in the executive suite industry, I would be more than happy to discuss your situation with you and make recommendations. As a Realty Advisor, Consultant, and Real Estate Broker in the State of Texas, I have the credentials, success and experience to guide you through this vital area of business planning.

*Sonny Moyers is a Realty Advisor, Consultant & Real Estate Broker in the State of Texas. He is not a tax consultant or financial planner. Please contact your Financial Advisor or Accountant for your specific situation.

Contact: Sonny Moyers

972-464-4100

sonny@sonnymoyers.com
http://www.ireport.com/upload/www.sonnymoyers.com

Blog Entry dated 3/25/2009 2:49 PM

Survival Tips In Tough Times – Commercial Lease Savings!

The current economy demands that business owners and large corporations alike, look for ways of cutting costs. One major way to cut cost is to look at all of your leases and determine if you can re-negotiate the lease with your landlord. Many think this cannot be done until the end of the lease. This is not the case. Landlords are desperate to keep Tenants in buildings and hang on through these difficult times. The secret is to find what helps the Landlord and what helps you. Sometimes, an extension of your lease for a few years will allow the Landlord to re-negotiate the existing terms of your lease and give you rent relief. A great idea if you understand the dynamics of what the Landlord needs right now.

If you are not sure what to do, don’t be paralyzed with indecision. Get your lease documents and any correspondence that you have had with your Landlord organized. Contact the Leasing Representative for your building anonymously and ask for current rental rates for similar space to yours. Go on the web and find your building or Landlord site to determine what they are publishing as current rates and availability. Then, when you are ready, contact your Broker or Tenant Representative and ask them their opinion. Be factual and calm. Don’t let the emotions of re-negotiation cloud your vision. As someone who holds a degree in Psychology – Human Behavioral Theory, I can tell you that in these moments it takes patience and thoughtful analysis, not fear.

If your Broker or Tenant Representative tells you that you have no chance, don’t accept “no” for an answer. The Tenant Representative that you dealt with may have a relationship with the building that they do not want to jeopardize by bringing up such a sensitive issue as a re-negotiation. Above all else, don’t call the building representative yourself. They will only hear you pain, not your need. They will also tend to say “no” without thought to the positive aspects for all.

If you get nowhere talking to your Broker or Tenant Representative, or would like to have a one-on-one no obligation chat with me about your situation, give me a call. We can explore the possibilities. If you are in the State of Texas, I can act as your Tenant Representative and the building will often pay my fee. If you are outside of Texas I can work as your Consultant. We can discuss any fees if you determine that my services would be of benefit.

Sonny Moyers
Realty Advisor & Real Estate Broker, State of Texas
Cell Phone: 469-261-5715 or Email: Sonny@SonnyMoyers.com

Great News! Existing Home Sales Up 5.1% in February 2009

Great News to all those that are are watching the Real Estate Market in Texas!

Fox News Business reports today, March 23rd, that Existing Homes Sales are up nationally 5.1% and up 6.1% in the South!

Take a look at the homes we are highlighting this month at The O'Dea Moyers Group at www.TheSingularSolution.com or contact us at 972-464-4100. See you there!

Fox News

http://www.foxbusiness.com/story/markets/economy/existing-home-sales--february/

The number of existing homes sold in February unexpectedly rose last month, an industry trade organization said Monday, as distressed home sales continued to remain the dominant force in the nation’s impaired housing market.

According to the National Association of Realtors, the number of homes sold rose 5.1% to a seasonally-adjusted rate of 4.72 million units in February up from 4.49 million annualized units.
The jump in sales was much better than what economists had predicted, who were expecting existing home sales to fall to 4.45 million units. The data helped boost stocks broadly, pushing the Dow Jones Industrial Average up nearly 300 points.

While the increased sale of homes is a welcome sign to Wall Street -- as many believe that the housing will eventually lead the nation’s economy out of this recession -- the bulk of February’s sales were distressed purchases. The average price for a home sold was $165,400, down 15.5% from a year ago.

“Because entry level buyers are shopping for bargains, distressed sales accounted for 40% to 45% of the transactions in February,” said NAR’s chief economist Lawrence Yun in a statement.
As it has been for the past couple months, existing home sales were stronger in the West than the rest of the nation -- primarily in the struggling housing market of California. Existing home sales in the region were up 2.6% from a month ago to 1.2 million annualized units, and are up 30.4% from a year ago.

In the Northeast, sales rose 15.6% to an annualized rate of 740,000 units and are down 14.9% from a year ago. In the Midwest, sales were basically flat -- up 1% -- to 1.04 million units.
In the struggling Southern market, existing home sales rose 6.1% to an annualized rate of 1.74 million units, according to the trade organization.