Above: the dramatic difference, in dollars per rentable square foot, between a major landlord's proposed lease and the lease negotiated for a national company by CTRR.  This is because of CTRR's proven ability to control non-rent lease costs as well as negotiate an attractive rent and workletter allowance.

     Commercial Tenant Real Estate Representation Ltd. provides comprehensive transaction and consulting services to minimize occupancy costs consistent with your business objectives. This includes developing a strategic plan for real estate needs, identifying potential sites, analyzing sites, handling negotiations, recommending architectural firms and managing build-out of a tenant's new offices after the lease is signed. To supplement CTRR’s in-house expertise, we assemble and help manage best-of-class teams.

     Here are the major ways we can save your company money, protect your long-term interests and help you gain competitive advantage:

     * We thoroughly analyze your business needs, including preferred location, your budget, the hours you'd be using the space, electrical capacity, HVAC needs, security considerations, building image, tenant mix in building and other factors. We perform comprehensive searches and recommend spaces which meet your criteria. We might inspect and analyze as many as 300 sites to recommend 10.

     * When you express interest in a building which we know has problems, we alert you about them, whether they happen to be high loss factors, slow elevators, chronic overcharges, dissatisfied tenants, landlord financial difficulties, etc.

     * We analyze total lease term costs at the buildings on your short list, based on the life cycle of each building's HVAC system, the prevailing method of calculating electricity costs, real estate taxes and other factors. Some transactions which look similar in the early years of a lease turn out to have substantially higher costs over the lease term.

     * We aggressively conduct preliminary financial negotiations to identify likely stumbling blocks and determine where your time best be spent.

     * We aggressively mark up a landlord's draft lease to identify hidden costs, one-way obligations, landlord double-dipping, inadequate operating expense controls, weak auditing clauses, overly restrictive use clauses, sublease clauses, etc.

     * If you're looking for a short-term sublease, we can determine how a proposed sublease relates to the underlying lease, help establish an effective mechanism for dealing directly with the landlord and advise you on any ancillary agreements you might be asked to sign.

     * If you need a cost-effective buy-out of your current lease, we can negotiate that transaction.

     * If it's a build-to-suit you're interested in, CTRR can negotiate financings, analyze land sites, negotiate land acquisitions and structure agreements with contractors.

     * We can help interview architectural firms and advise you about the ones most likely to do a cost-effective job for your build-out.

     * After your lease is signed, we can help monitor build-out to make sure what's being done is consistent with what was bargained for in your lease.

     * We can generate benchmarking information about the performance of your existing lease, by performing a comprehensive audit of escalation charges you are being billed. We negotiate for access to a landlord's general ledger, invoice files and vendor files (which we almost always get even when a tenant doesn’t have explicit audit rights), to determine whether a landlord is honoring or violating critical non-rent terms of your lease, and in general determine how your lease is performing. This information has a critical bearing on any decision to renew a lease and continue dealing with a particular landlord. We can alert you to lease loopholes which should be taken care of during your next negotiation.

     * If an audit reveals overcharges, we can negotiate the recovery of those overcharges (landlords can't be expect to just write you a check, unless the overcharge is small), and if necessary we can manage an arbitration or litigation proceeding.

     * We can cost-effectively administer a portfolio of leases for you, if you don't have in-house staff with expertise in real estate markets, real estate law, building operations, landlord financial practices and real estate negotiation.

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CTRR serves commercial tenants exclusively nation-wide,
providing real estate brokerage & consulting services 
to help cut occupancy costs

Commercial Tenant Real Estate Representation Ltd.
12 East 41st Street, New York, NY 10017
Phone (212) 684-4400     Fax (212) 684-4403    
email mmanley@ctrr.net

Copyright (C) 2005 by CTRR Ltd.
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