Commercial Agents – Common Problems in Commercial Leasing Negotiations Today

When it comes to leasing commercial property today there are some common problems that we strike as commercial real estate agents. In most locations there are plenty of vacant tenancies to choose from and tenants will look around. We have to expect that the tenant will bargain and that they will have more commercial or retail premises to choose from if the deal they have with us does not get done or agreed to.

The tenants seeking to relocate can comprehensively research the property market and inspect a number of quality commercial properties in the same category or location, before they make an offer or negotiate on a particular property of choice. The tenant has far greater power in negotiation than the landlord in most property locations today.

The most common problems in commercial property lease negotiation today are the following:

  • Tenants are under no pressure to negotiate a particular deal. They will inspect the listed premises with you, and listen to the landlord’s rental and lease requirements however they are unlikely to put in an offer until they see a few other properties with which they can compare. Make sure that your rent and premises are prepared for the inspection and negotiation.
  • When the tenants get to the point of negotiation, they are likely to seek a lease incentive of one type or another. That could be fit out, cash, landlords works, rent free, or reduced rental. All of this could be on a relatively short term lease. The general rule is that you should not provide incentive on a short 12 month lease offer, unless the landlord is really desperate for a tenant. You could however consider incentive on a three year lease or any term beyond that. The longer lease term allows you to amortise the cost of the incentive back through the lease deal. In other words the landlord gets back his or her money or cost of the incentive.
  • When you analyse the levels of incentive today, they vary between zero and approximately 30% of the cash flow of the lease over the term agreed. The larger the incentive, the longer the lease term and larger the premises.
  • In property developments it is not unusual to see the incentive moving to a level of approximately 40% of the cash flow from the lease deal over its duration. In the case of new property developments, you are dealing with new properties and face rentals to allow the property developer to establish the value of the property during the leasing period. The financiers of the property development will want to see the levels of rental accepted by the market; the property financiers will want to see lease deals and pre-commitments as early as possible after the marketing commences.
  • It is not wise to give tenants a rent free period from the commencement of the lease. Here is why; if you give a six month rent free period to the tenant, it is quite possible that they will not be able to pay the full and final rental when it starts in month seven. If a tenant wants a rent free period, it is better to give them a reduced and discounted rent for the six month period. In this way the tenant is committing to some cash flow and giving something to the landlord for occupancy.
  • When you negotiate rental, do not forget about the outgoings costs for the premises and the tenancy. You can negotiate a net rental or a gross rental and on that basis the outgoings will be considered and structured into the negotiated deal. This then says that you should totally understand the levels of outgoings to be recovered through the rental structure within the lease, and that is before you start marketing and inspecting with tenants.

So these are some of the common problems in lease negotiation today. There will always be more problems to consider and on that basis be constantly aware of what the tenants and landlords are doing in your local property precinct. The factors of each and every deal should be analysed so you know what the real rental returns are together with the provided levels of incentive.

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