The following represents a comprehensive scope of services that U.S. Realty Group provides its clients. No other firm is able to offer the “one-stop” approach, which we would be completely responsible for.
LEASING PURCHASE or SALE
LEASE ANALYSIS SALE COMPARABLES
LEASE NEGOTIATIONS APPRAISAL SERVICES
LEASE RENEWALS BUILD-TO-SUIT ANALYSIS
TENANT IMPROVEMENT’S SITE SELECTION ANALYSIS
VACANCY ANALYSIS PROPERTY PROFILES
LEASE COMPARABLES PROPERTY TAX REDUCTION
SPACE PLANNING SERVICES REAL ESTATE FINANCING
SUBLEASING SERVICES BUY vs. LEASE ANALYSIS
LEGAL COUNSEL INTERFACE CONSTRUCTION MGMT
RELOCATION MANAGEMENT DEMOGRAPHIC STUDIES
Here's a sample of a few of the real estate processes that U.S. Realty Group can help manage for you ........
PHASE I: CLARIFICATION OF NEEDS
1. Initial Tenant - Broker Interaction.
Real estate representation - representation agreement. Develop company profile i.e., goals, preferences, financial constraints, etc. Establish
organization and responsibilities between Tenant and Broker. Select space planner to assess needs (growth patterns, communications, etc.).
Appoint individual within Tenant’s organization as the primary contact.
2. Evaluating Tenant’s Current Site.
Identify advantages/disadvantages of remaining at present location. Determine whether undesirable attributes are curable. Assess Landlord's
motivation to renegotiate lease. Evaluate lease agreement and other occupancy costs.
3. Establish / Prioritize Lease Criteria.
Relocation Criteria Freeway Access HazMat - ADA Lease Terms
Location Hours of Service Relocation Clause Initial Space
Building Type Relocation Criteria Mutual Indemnification Commencement
Floor Plate Size Parking Electrical Loads Early Access
Floor Location Elevator (Freight) Service Communication Systems Lease Term
Street Identity Telecommunication Vendor Core Factors Base Rent
Public Transportation Access/Security Operating Expenses OpEx Pass Thru's
Support Services Tenant Improvements Amenities Non-Disturbance
Audit Rights Assignment/Subletting Moving Allowance Expansion Clauses
NNN's Annual Increases
PHASE II: REVIEW OF MARKETPLACE – OFFICE SPACE SURVEY
Comprehensive survey of all viable Tenant site selections, based on established criteria, showing Rental Rates, Rentable\Usable Square Feet,
Tenant Improvement’s, etc. Review alternatives with Tenant recommending pros and cons of each selection. Arrange for Tenant to tour and
inspect each building of interest. Reduce number of alternatives to a range of three to four sites.
PHASE III: LEASE NEGOTIATIONS
Develop lease strategy and Request for Proposal (RFP) documents. Submit RFP and preliminary general space plan needs to all Landlords.
At Landlord's expense, complete specific space plan of any preferred building. Receive, on behalf of Tenant, all Landlord proposals and perform
comparisons. Review with Tenant all submitted lease proposals, clarify where necessary. Develop and submit counter proposals incorporating
tenant changes. Conclude lease proposal negotiations with primary and secondary site selection. Commence negotiations on lease documents.
PHASE IV: CONSTRUCTION AND OCCUPANCY
1. Space Plans and Construction Drawings.
Preliminary architectural, mechanical and electrical plans. Review, revise and approve construction drawings. Competitively bid construction
drawings. Identify and select general contractor. Develop construction schedule and occupancy date. Establish a progress reporting system.
2. Vendor Coordination.
Develop list of systems and service vendors (telecommunication, computer, furniture, etc.). Coordinate building access, installation and testing
of systems with vendors and contractors. Facilitate communication between client, vendors, general contractor and site management.
3. Lease Execution and Delivery.
4. Tenant Occupancy and Satisfaction (final punch list).
5. Submit to Tenant “Lease Executive Summary” of pertinent lease terms, rent step dates, etc.
PURCHASE / SALE PROCESS
PHASE I: TRANSACTION GOALS
Determine, with the Client, the objective of the purchase, sale or exchange. Identify and characterize building attributes, i.e.; age,
location, construction. Prepare a comprehensive analysis of comparable real estate projects, the general market conditions and
the transaction strategy.
PHASE II: MARKETPLACE REVIEW
Perform comparable sale analysis / lease analysis for property valuation. Arrange for the Client to tour and inspect each comparable
building site. Prepare or obtain property marketing brochures and distribute to target market.
PHASE III: NEGOTIATIONS
With Client approval, develop and submit proposals and / or counter-proposals. In conjunction with Client and attorneys, negotiate
Purchase & Sale Agreement. Review with Client, various cost and services available of escrow and title companies. Locate and
evaluate sources of commercial real estate capital for project finance.
PHASE IV: CONTINGENCIES
Prepare and coordinate schedule for contingency process or document review. Arrange for opening of escrow and the running
of preliminary title work. If the Client elects an Alta survey, arrange for the extended survey work. Arrange for space planning,
construction personnel or others to survey site. Coordinate property inspections including electrical, Haz Mat, ADA, etc. Assist
in negotiating any property pricing adjustments arising from inspections.
PHASE V: CLOSING - POST CLOSING
Assist in post closing project strategy, i.e.; lease-up, renovation management, etc.
U.S. Realty Group