Purchasing your first business property is a complex task. It is a complicated chore because there are just so many factors you need to take into consideration to start building your property portfolio. These factors include asset payments, whether or not the property has a tenant and the terms of the lease. These factors may be the cause of worry among potential buyers but for someone with experience in negotiations, it’s simply an opportunity to negotiate a more robust purchase result. In this article, we enumerate the things to consider once confronting complex negotiations and how to use them to your advantage. Use these key factors to attain a highly desirable purchase a result, which may also be at a lower cost.
Is that commercial property the ideal one for you?
This is a major consideration that must always be taken into account when looking at any property for sale. You may have your eye on a promising retail property development in a great location, but does it suit your needs as a business? This is a priority among the things on the list as finding a property that meets your needs in term of size, budget and fit-out will be a major consideration. The answer to the question is reliant on your current goals. A number of commercial properties provide important depreciation openings on plant and utility, which a lot of homeowners use to countervail financial gains. Alternative properties could provide sturdy returns and they are bought on the idea of income via rental. Once you perceive your investment demand the hunt for a good commercial property is way easier and permits a more well-thought-of approach towards negotiations. Obviously, if you have specific requirements to run your business such as a breakfast cafe friendly space for your business then this narrows down your choices of commercial property.
Before purchasing a potential commercial asset, you must always attempt independent research and look into the property’s performance over the years and evaluate its capital growth performance and gains. Check your findings and see if it is consistent with the publicised yield. This should provide you with more room to barter. Having an understanding or prior lease prices and selling value will indicate whether the particular property is increasing or decreasing in value and making associated informed decisions. Use a capital growth calculator and when there is potential for capital growth than the property is worth taking into account for investment.
Examine the leasing documentation to work out if there are any lease renewals pending or on hold. There may be some leases nearing the termination of their agreement, giving the load on you or your property manager to seek out new tenants or do the renewals. A couple of tenancies like major supermarkets, support the success of the commercial property. Take this into account when considering the review of a lease documentation. Moreover, you must check the payment history of tenants. Payment arrears may mean poor management or might indicate the quality of the tenants in the property. A poor state may create difficulties when you take over ownership of the asset. Talk with the previous owner to gather or collect the remaining balances or outstanding debt within the current purchase price.
You must check if the rent is proportionate to the market rate. It’s vital to collect a reasonable amount of rent. This amount needs to mirror the geographic region, size, and sector of the property. Look at other comparable properties in the area, keeping in mind that rental rates will have a direct impact on your business costs and therefore the prices on your breakfast menu. Review the agreement and if it will allow a rental review or if the lease is nearing completion and you have the leeway to regulate it. You want to be able to negotiate a lease that is tasteful but will not put you out of pocket at the same time, this is a tricky task and finding the perfect balance is vital.
Always look for low commission real estate agents to save on commission and Have you checked any extra costs related to running and maintaining the property? These hidden costs might be a result of the actions of the former owner or current tenants. These extra costs may affect your ownership and return of investments in the near future. For instance, there may be an impurity in the site that may have been caused by a filling station. This contamination may require you to spend money on treating the environment in the site which may cost a hefty sum of money. Take into account these additional costs and try to negotiate the price of the disposal or clean up in the contractor have the former owner take care of the problem before settlement. Also, you may ask the tenant to clean up the waste before signing the lease agreement.
Check the current condition of the existing fit-out of the asset. A property in poor condition or requiring a new fit-out should have a section in the lease agreement. It is crucial to incorporate terms concerning a new fit-out for the asset every now and then to make sure that the property is well maintained and in top quality. If the property looks old and dated, check the lease documentation to see if a fit-out is enclosed in the terms and if you can implement it. Look into whether the tenant has paid money as a contribution to the fit-out, in which case a part-ownership should be included in the documentation of the lease. The fit-out should be appropriate to the type of business you are so you can open up as quickly as possible. Buying business property that is already fitted out with the structures you need will reduce a lot of headaches starting out. Don’t forget to look out for pests and potential structural damage that my be present, if the price seems a little too suspicious then there may be some hidden problems to look out for. Included here are just some factors to consider before buying a commercial property. This will make sure you buy an asset instead of getting a liability.