Managing and leasing commercial properties:
Gespeichert in:
| Hauptverfasser: | , |
|---|---|
| Format: | Buch |
| Sprache: | English |
| Veröffentlicht: |
New York [u.a.]
Wiley
1990
|
| Schlagworte: | |
| Online-Zugang: | Inhaltsverzeichnis |
| Beschreibung: | XXII, 458 S. Kt. |
| ISBN: | 0471624152 |
Internformat
MARC
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| 100 | 1 | |a Alexander, Alan A. |e Verfasser |4 aut | |
| 245 | 1 | 0 | |a Managing and leasing commercial properties |c Alan A. Alexander ; Richard F. Muhlebach |
| 264 | 1 | |a New York [u.a.] |b Wiley |c 1990 | |
| 300 | |a XXII, 458 S. |b Kt. | ||
| 336 | |b txt |2 rdacontent | ||
| 337 | |b n |2 rdamedia | ||
| 338 | |b nc |2 rdacarrier | ||
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| 650 | 4 | |a Commercial buildings |z United States |x Management | |
| 650 | 4 | |a Commercial leases |z United States | |
| 650 | 4 | |a Real estate management |z United States | |
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Datensatz im Suchindex
| _version_ | 1804120102132514816 |
|---|---|
| adam_text | Contents
1 Introduction 1
§ 1.1 History of Commercial Property
Management 1
§ 1.2 New Breed of Owners 2
§1.3 Property Managers of the 1990s 3
§ 1.4 Professional Organizations 4
(a) Institute of Real Estate
Management 4
(b) International Council of Shopping
Centers 5
(c) Building Owners and Managers
Association 7
§ 1.5 Professional Designations 8
§ 1.6 About This Book 9
§ 1.7 Conclusion 10
2 The Property Management Company 11
§ 2.1 Introduction 11
§ 2.2 Markets to Serve 12
(a) Property Type 12
(b) Level of Service 13
xi
Contents x
(c) Geographic Area 14
(d) Property Ownership 15
§ 2.3 Starting a Property Management Department
or Company for a Developer 15
§2.4 Starting a Fee Management Company 17
§ 2.5 Company Expansion 20
§ 2.6 Managing New Accounts 23
§ 2.7 Terminating a Property Management
Account 25
§ 2.8 Staffing and Organization 25
(a) Staffing Criteria 34
(b) On Site Maintenance Staff 36
§ 2.9 Hiring Property Managers 37
§ 2.10 Responsibilities of the Commercial Property
Manager 38
§ 2.11 Responsibilities of Shopping Center
Manager 40
§ 2.12 Responsibilities of the Mall Marketing
Director 41
§ 2.13 Responsibilities of the Administrative
Assistant 41
§ 2.14 Responsibilities of the Accounting
Personnel 42
§2.15 Office Administration 43
§ 2.16 Real Estate Licensing Requirements 43
§ 2.17 Insurance 44
§ 2.18 Attorneys 44
§ 2.19 Managing Properties from Afar 45
§ 2.20 Incentive Programs 47
(a) Commissions 47
(b) Bonus for Acquiring Management
Accounts 47
(c) Equity Interest in Properties 47
(d) Awards for Achieving Professional
Designations 48
j
xiii Contents
(e) Awards for Performance and Meeting
Goals 48
(f) Annual Bonus 48
(g) Gifts of Appreciation 48
(h) Communication 48
§ 2.21 Procedure Manual 49
§ 2.22 The Management Agreement 56
§ 2.23 The Project Data Book 59
§ 2.24 Tenant Improvements 87
§ 2.25 Consulting Services 87
§ 2.26 Developing a Company Education
Program 90
§ 2.27 Conclusion 95
3 Budgeting: Income and Expense Components 96
§3.1 The Purpose of a Budget 96
§ 3.2 Types of Budgets 97
§ 3.3 Budget Development and Evaluation 98
(a) Budget Team 99
(b) Budget Schedule 100
§ 3.4 Developing the Operating Expense
Budget 102
(a) Inspections 102
(b) Historical Data 102
(c) Publications 104
(d) Comparing Expenses with Buildings
in the Area 105
(e) Current Year s Expenses 105
(f) Competition s Impact on the
Budget 105
(g) Market Conditions 110
(h) Chart of Accounts 110
§ 3.5 Analyzing Operating Expenses 111
(a) Audit Fees 111
(b) Commissions 111
(c) Elevators 111
(d) HVAC Maintenance 114
Contents xiv
(e) Insurance 114
(f) Janitorial 114
(g) Landscaping 115
(h) Legal Fees 115
(i) Maintenance Payroll 115
(j) Management Fee 116
(k) Merchants Association/Promotional
Fund/Marketing Fund 116
(1) Painting 117
(m) Parking Lot Maintenance 117
(n) Repairs and Maintenance 117
(0) Roofe 117
(p) Security 118
(q) Snow Removal 118
(r) Supplies 118
(s) Parking Lot Sweeping 119
(t) Taxes 119
(u) Telephone and Answering Service 120
(v) Trash Removal 120
(w) Utilities 120
(x) Vacancy Expense 122
(y) Window Washing 122
(z) Expense Explanation 122
§ 3.6 Capital Budget 123
§ 3.7 Developing Income Projections 124
(a) Base Rent 124
(b) Lease Up and Vacancy Projections 126
(c) Percentage Rent 128
(d) Consumer Price Index (CPI) 130
(e) Common Area Maintenance (CAM)
Income 131
(f) Escalation Income 131
(g) Taxes and Insurance 134
(h) Tenant Extra Services 135
(1) Utility Income 135
(j) Overstandard Utilities 135
(k) Overstandard HVAC 136
(1) Tenant Improvement Profit 136
(m) Interest Income 136
§ 3.8 Reserves for Replacement 136
(a) Needs Estimate 137
(b) Collection of Reserves 138
xv Contents
§ 3.9 Reviewing and Revising the Budget 138
§ 3.10 Conclusion 139
4 Shopping Center Management 140
§ 4.1 Introduction 140
§4.2 Shopping Center Classifications 141
(a) By Size and Major Tenant 142
(b) By Market Served 144
§ 4.3 Downtown Redevelopment 144
§ 4.4 Parking Requirements 145
§ 4.5 Creating Additional Income and GLA on
Existing Centers 146
§ 4.6 Operating Agreements 147
(a) Reciprocal Easement Agreement 147
(b) Common Area Agreement 148
(c) Covenants, Conditions, and
Restrictions 148
§ 4.7 The Customer Survey 149
§ 4.8 Tenant Mix 159
§ 4.9 Percentage Rent Administration 161
(a) Negotiating Percentage Rent Rates 164
(b) Accounting 166
(c) Sales Analysis 166
(d) Evaluating Existing Tenants 170
(e) Evaluating Prospective Tenants 170
(f) Evaluating the Center s Sales 171
(g) Auditing Tenant Sales 171
§ 4.10 The Merchants Association 174
(a) Traditional Merchants Association 175
(b) Promotional or Marketing Fund 176
(c) Owner Sponsored Program 177
(d) Dues Structure 177
(e) Grand Opening Dues 177
(f) Owner s Contribution 178
(g) Use of Funds 178
(h) Starting a Merchants Association 178
(i) Potential Problems 180
(j) Communicating With Merchants 181
Contents xvi
§4.11 Landlord Tenant Relations 182
§4.12 Tenant Repairs 185
§4.13 Financially Troubled Retail Tenants 185
(a) Rent Relief 187
(b) Lease Clauses in Rental
Concessions 188
(c) Nonmonetary Assistance 189
(d) Lease Termination 189
§4.14 Potential Problem Tenants 190
(a) Video Arcades 191
(b) Video Stores 191
(c) Taverns 192
(d) Record Shops and Head Shops 192
(e) Adult Gift Stores 192
(f) Automobile Service 193
(g) Service Stations 193
(h) Offices 193
(i) Hair Salons 193
(j) Pet Stores 193
§4.15 Merchandising Vacant Spaces 194
(a) Community s Use of Vacant Space 194
(b) Charging for Vacant Space 195
§4.16 Seminars for Tenants 196
§4.17 Community Services 199
(a) Community Room 199
(b) Community Booth 199
(c) Information Booth 201
§ 4.18 Security 202
(a) Neighborhood Center Security 202
(b) Community Mall Security 203
(c) Regional and Super Regional Malls 206
(d) Security Guards 206
(e) Developing a Relationship with the
Police Department 209
5 Office Building Management 210
§ 5.1 Introduction 210
§5.2 Management Staffing 211
§ 5.3 Space Measurement 212
§ 5.4 Tenant Improvement 213
xvii Contents
§ 5.5 Move Ins and Move Outs 215
§ 5.6 Escalation Charges 216
§ 5.7 Building Maintenance 216
§ 5.8 Security 217
(a) Security Personnel 217
(b) Key Control 218
§ 5.9 Tenant Retention Program 218
§5.10 Retail Tenants in an Office Building 219
§5.11 Tenant Relations 220
§ 5.12 Parking Management 221
§5.13 Building Storage 222
§5.14 Conference Rooms 222
§5.15 Lost and Found 222
§5.16 Medical Buildings 223
§ 5.17 Professional Associations 224
§5.18 Reference Materials 224
6 Industrial Property Management 226
§ 6.1 Introduction 226
§ 6.2 Management Responsibilities 228
§ 6.3 Insurance 228
§ 6.4 Taxes 229
§ 6.5 Maintenance 229
§ 6.6 Tenant Services 230
§ 6.7 Construction Management 230
§ 6.8 Exterior Signage 231
§ 6.9 Exterior Storage 231
§ 6.10 Security 232
§6.11 Environmental Concerns 232
§ 6.12 Evaluating the Needs of Industrial
Tenants 232
Contents xviii
§6.13 Self Service Storage/Miniwarehouses 233
§6.14 Industrial Organizations 234
§ 6.15 Industrial Publications 234
§ 6.16 Conclusion 235
7 Marketing and Leasing 236
§ 7.1 Introduction 236
§ 7.2 The Market Survey 238
(a) Determining the Market 238
(b) Conducting the Survey 239
(c) Frequency of Survey 244
(d) Inaccurate Surveys 244
(e) Evaluating the Market Survey 245
(f) Using Market Survey Information 246
§ 7.3 Pro Forma Rate vs. Market Rate 248
§ 7.4 Breakeven Analysis 250
§ 7.5 The Leasing Team 252
(a) Who Should Lease the Property? 253
(b) Working with the Brokerage
Community 256
(c) Leasing Agreement 259
(d) Leasing Commissions 259
(e) Leasing Meetings and Reports 270
§ 7.6 Leasing Package 271
(a) The Leasing Package: Shopping
Centers 273
(b) The Leasing Package: Office Buildings
and Industrial Properties 276
§ 7.7 Measuring Tenant Space 277
§ 7.8 Prospecting for Tenants 282
(a) Prospecting Techniques 282
(b) Sources of Retail Prospects 287
§ 7.9 Appraising Prospective Tenants 290
§ 7.10 Tenant Mix 292
(a) Shopping Centers 292
(b) Office and Medical Buildings 294
(c) Industrial Parks 295
I
xix Contents
§7.11 Negotiating the Lease 295
(a) Common Commercial Lease
Clauses 296
(b) Shopping Center Lease Clauses 301
(c) Office Building Lease Clauses 308
(d) Industrial Building Lease Clauses 311
§7.12 Lease Net Ness 314
§ 7.13 Lease Clauses that Impact the Net Operating
Income 316
§7.14 Negotiating with Major Retail Tenants 319
§7.15 Pad or Outlot Leasing 321
§ 7.16 Lease Renewals 323
§ 7.17 Leasing When No Vacancies Exist 325
§7.18 Tenant Buy Outs 326
§ 7.19 Buildings with Built in Leasing
Problems 327
(a) Shopping Centers 328
(b) Office Buildings 333
(c) Industrial Properties 337
§ 7.20 Conclusion 339
8 Lease Administration 340
§ 8.1 Introduction 340
§ 8.2 Lease Forms 340
§ 8.3 Lease Preparation 341
§ 8.4 Executed Lease Notification 342
§ 8.5 Lease Summaries 342
§ 8.6 Lease Restrictions 344
(a) Option to Renew 344
(b) First Right of Refusal 346
(c) Right to Cancel 346
(d) Exclusives 346
(e) Use Restrictions 346
(f) Parking Requirements 347
§ 8.7 Deferred Conditions 347
§ 8.8 Rental Records 348
Contents xx
§ 8.9 Lease File 353
§ 8.10 Tenants Insurance Certificates 354
§8.11 Tenants Sales Reports 354
§8.12 Operating Expense Bill Back Items 355
(a) Shopping Center Bill Back
Expenses 355
(b) Office Building Bill Back Expenses 367
(c) Industrial Property Bill Back
Expenses 369
(d) Bill Back Policy 369
§ 8.13 Conclusion 369
9 Mointenance Management 370
§9.1 Why Maintain the Property 370
§9.2 Establishing Maintenance Needs 371
§ 9.3 Inspections 372
§ 9.4 Scheduling 383
§ 9.5 Maintenance Scheduling Chart 384
§ 9.6 Work Orders 384
§ 9.7 Recording Maintenance Requests 386
§ 9.8 Service Report Cards 386
§ 9.9 Equipment Control 389
§ 9.10 Equipment Maintenance 389
§ 9.11 Unit Pricing 389
§ 9.12 Emergency Phone Numbers 389
§9.13 Coordinating and Communicating with the
Tenant 390
§9.14 Property Manager s Availability 391
§9.15 Snow Removal 391
§ 9.16 Roofs 393
§ 9.17 Asphalt Parking Lots 393
§9.18 Landscape Maintenance 393
xxi Contents
§9.19 Heating, Ventilating and Air
Conditioning 394
§ 9.20 Janitorial Maintenance 394
§9.21 Elevator and Escalator Maintenance 395
§ 9.22 Contract vs. Employees 395
§ 9.23 The Maintenance Agreement 397
§ 9.24 Contractor s Insurance 406
§ 9.25 Negotiating Tips 406
§ 9.26 Sources of Maintenance Information 407
§ 9.27 Conclusion 408
10 Emergency Procedures 409
§ 10.1 Introduction 409
§ 10.2 Determining Potential Emergencies 410
§ 10.3 Developing the Emergency Team 411
§ 10.4 Training the Emergency Team 412
§ 10.5 Evaluation after an Emergency 414
§ 10.6 Security 414
§ 10.7 Emergency Procedures Handbook 424
§ 10.8 Bomb Threats 424
§ 10.9 Earthquakes 425
§ 10.10 Fires 426
§ 10.11 Elevators 427
§ 10.12 Evacuation 427
§ 10.13 Restoration after the Emergency 429
§10.14 On Site Equipment 429
§10.15 Public Relations 430
§ 10.16 Reporting and Documentation 431
§ 10.17 Reference Materials 432
§ 10.18 Conclusion 434
Contents xxli
11 Reports to Owners 435
§ 11.1 Introduction 435
§ 11.2 Types of Reports 436
(a) Annual Management Plan 437
(b) Monthly Management Report 438
§ 11.3 Meetings with the Owner 443
§11.4 Communicating as a Public Relations
Strategy 443
§ 11.5 Conclusion 444
Index 445
|
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| geographic_facet | USA |
| id | DE-604.BV005912549 |
| illustrated | Illustrated |
| indexdate | 2024-07-09T16:36:45Z |
| institution | BVB |
| isbn | 0471624152 |
| language | English |
| oai_aleph_id | oai:aleph.bib-bvb.de:BVB01-003701784 |
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| physical | XXII, 458 S. Kt. |
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| spelling | Alexander, Alan A. Verfasser aut Managing and leasing commercial properties Alan A. Alexander ; Richard F. Muhlebach New York [u.a.] Wiley 1990 XXII, 458 S. Kt. txt rdacontent n rdamedia nc rdacarrier Building leases United States Commercial buildings United States Management Commercial leases United States Real estate management United States Management (DE-588)4037278-9 gnd rswk-swf Gewerblicher Rechtsschutz (DE-588)4020871-0 gnd rswk-swf USA USA (DE-588)4078704-7 gnd rswk-swf USA (DE-588)4078704-7 g Management (DE-588)4037278-9 s Gewerblicher Rechtsschutz (DE-588)4020871-0 s DE-604 Muhlebach, Richard F. Verfasser aut HBZ Datenaustausch application/pdf http://bvbr.bib-bvb.de:8991/F?func=service&doc_library=BVB01&local_base=BVB01&doc_number=003701784&sequence=000002&line_number=0001&func_code=DB_RECORDS&service_type=MEDIA Inhaltsverzeichnis |
| spellingShingle | Alexander, Alan A. Muhlebach, Richard F. Managing and leasing commercial properties Building leases United States Commercial buildings United States Management Commercial leases United States Real estate management United States Management (DE-588)4037278-9 gnd Gewerblicher Rechtsschutz (DE-588)4020871-0 gnd |
| subject_GND | (DE-588)4037278-9 (DE-588)4020871-0 (DE-588)4078704-7 |
| title | Managing and leasing commercial properties |
| title_auth | Managing and leasing commercial properties |
| title_exact_search | Managing and leasing commercial properties |
| title_full | Managing and leasing commercial properties Alan A. Alexander ; Richard F. Muhlebach |
| title_fullStr | Managing and leasing commercial properties Alan A. Alexander ; Richard F. Muhlebach |
| title_full_unstemmed | Managing and leasing commercial properties Alan A. Alexander ; Richard F. Muhlebach |
| title_short | Managing and leasing commercial properties |
| title_sort | managing and leasing commercial properties |
| topic | Building leases United States Commercial buildings United States Management Commercial leases United States Real estate management United States Management (DE-588)4037278-9 gnd Gewerblicher Rechtsschutz (DE-588)4020871-0 gnd |
| topic_facet | Building leases United States Commercial buildings United States Management Commercial leases United States Real estate management United States Management Gewerblicher Rechtsschutz USA |
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