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Postby Steward » Fri Dec 09, 2016 11:16 am

s SubjectDate AskedExpertGrossing up CAM electricity11/20/2013Jim Avancena  Q: Is there an industry standard among commercial building owners that when grossing up CAM, ...   A: Kathy; As you may know, a GROSS UP of expenses is a contrived calculation of the actual building ... 17 yr tenant wants carpet replacement. Already renewed Lease again.3/20/2013Jim Avancena  Q: Friend has been a tenant in same bldg for 17 years. Carpet has not been replaced THE ENTIRE TIME. ...   A: Debbie: My experience is that unless your Lease states in the text something like: "The landlord ... Expired Contract...9/19/2012Jim Avancena  Q: my hourly rental contract of a dance space has expired since four months ago. Upon agreement from ...   A: omawari: I cannot tell if you had a lease on the dance space in question, or as you say, a ... Mold issue in commercial building1/29/2012Jim Avancena  Q: I'm having a serious reaction to the mold in my store. It is proving to be a health risk for me. I ...   A: Rachael: Mold is a relatively recent(last 15 years) and major area of Landlord & Tenant law and is ... New Prop managers what a kick9/22/2011Jim Avancena  Q: I have been in my location 15 years. A new Property manager along with new owners approx 4 years ago ...   A: Sorry to hear of your problems. I have many things I think you should know, although you are ... month-to-month lease question8/2/2011Jim Avancena  Q: My lease ended in July 2009, and I have been month-to-month ever since. At that time, I met with my ...   A: Natalie: Given the facts you have described, this will likely be a situation that will end up in ... option to renew6/28/2011Jim Avancena  Q: We are leasing out 4 parking spaces to a building adjacent to our property. The lease is coming up ...   A: Kathy: This is mostly a legal question. I suggest that you ask a local landlord/tenant legal ... Career in commercial property management6/7/2011Jim Avancena  Q: My name is Andrew and I have a question related to the CPM, the designation and a career as a ...   A: Andrew: Allow me to address your questions in the order that they appear. Property management is ... Property Management1/24/2011Jim Avancena  Q: can I or an employee of mine manage my own commercial properties AND charge a management fee if the ...   A: Missy: I can see no reason why you can't have an employee manage your own commercial property ... lease abstracts & bokerage payment system to slaespeople11/20/2010Jim Avancena  Q: jim, i have a small commercial real estate firmn that does about 50 -60 transactions per year we ...   A: Kevin: The software you seek(there are MANY options) is not going to be cost effective until your ... tax and insurance question10/28/2010Jim Avancena  Q: I recently received a questionnaire for a position I am applying for and I was wondering if you ...   A: Linda: Please allow me some tolerance with my response because I am not certain exactly the ... Want to open a Cafe but no luck - What are we doing wrong?10/19/2010Jim Avancena  Q: I and my husband have contacted quite few agents who have properties listed in Maryland and Delaware ...   A: Ann: You may be doing everything right. It is impossible to answer your question authoritatively ... Management Fee9/23/2010Jim Avancena  Q: What in your experience might represent a reasonable charge for professional management services(as ...   A: Syd: A management fee should always first consider the traditional fee practices in the commercial ... CAM rec training9/17/2010Jim Avancena  Q: I'm thinking of going back into CRE Property Management, after 7 years away. CAM rec's are my ...   A: Karla- You could get an administrative job in a good property management firm and gravitate toward ... Fort Worth commercial property expenses9/16/2010Jim Avancena  Q: Do you know what the average TICAM expenses including electrical and water are for the Fort Worth TX ...   A: Greg: A apologize, but I don't recognize your acronym: "TICAM". You should contact a major real ... Back CAM Charges7/28/2010Jim Avancena  Q: Several of the tenants in my building recently received letters from the property manger billing for ...   A: Julie, Every jurisdiction has its' own unique laws regarding a landlords' right to bill for past ... Management6/2/2010Jim Avancena  Q: I was approached by an individual who seems to be in charge of an L.L.C Commercial Bldg and runs ...   A: JBM- Management and leasing rates vary depending upon the real estate market in your geographic ... Dealing with tenant's personal property post termination5/7/2010Jim Avancena  Q: We lease to retail tenants all over the country. Often, when we terminate them for non-payment or ...   A: Art- The correct answer to your question will be different depending upon the geographic variations ... property management fees5/7/2010Jim Avancena  Q: I will be looking for a commercial property managment company to manage my property. When ...   A: Bob- There is no hard and fast rule about the derivation of management fees. However, it appears ... Can landlord remeasure property and raise rent after lease signed?4/22/2010Jim Avancena  Q: Can a landlord raise the rent immediately after lease is signed and tenant moves in. I agreed to ...   A: Jon- I assumed you have a binding lease that is signed by both you and the landlord. If that is ... Operating Expense3/23/2010Jim Avancena  Q: We have gotten a lease quote for $15/sq ft all inclusive of all operating expenses(full service). ...   A: Jeff: What type of facility are you leasing? Office space, retail, warehouse, flex, etc.? ... commercial real estate commission3/12/2010Jim Avancena  Q: On a 10 year lease: When does the landlord pay the commission? If the tenant does not complete the ...   A: Lisa: The practice regarding commissions is often specific to your market and is best determined by ... Restaurant lease in Office Bldg expired3/4/2010Jim Avancena  Q: Good Afternoon, My husband is an owner of a business/catering restaurant in an office building ...   A: Mrs. Wolbers: It is possible that the recession could be a reason for a lack of interest by your ... management company2/26/2010Jim Avancena  Q: I am one of five members of a LLC which owns rental property. One of the members is a realestate ...   A: Paul- I do not know if there are laws in Florida that deal with poor record keeping regarding an ... commissions2/22/2010Jim Avancena  Q: I own an office complex that I developed 12 years ago. I have had tenants the entire time. I paid ...   A: Bob: No commission is "evergreen" unless something in writing signed by the parties verifies that ... Management fees on a nnn lease1/17/2010Jim Avancena  Q: i am in my second month of a new 10 year lease agreement in a new 4 unit strip mall. the landlord ...   A: Steven- In the last six to eight years it has become standard practice for tenants to request and ... CAM reconciliation1/6/2010Jim Avancena  Q: What is the fairest way to reconcile a CAM in a phased medical office development when one building ...   A: Tim: Search the Internet under the heading: "Lease Gross-Up Provision" and many articles will ... Commercial space11/20/2009John Smiley  Q: We own a commercial building and the tenant signed a two year lease that comes up for renewalJune ...   A: A landlord typically does not give any kind of notice to a tenant of their intention not to renew ... CARPET REPLACEMENT10/21/2009Jim Avancena  Q: Can't find an answer to this question. Our company has been leased space in our building for 10 ...   A: Shelli- A majority of the time the established practice is that when a tenant feels their carpet is ... I'm having a hard time paying my lease10/13/2009Jim Avancena  Q: I want to ask my landlord to decrease my lease. I signed a 5yrs lease I have 3 more yrs lefted. I ...   A: Brown: Many retail business operators are in your situation across the country at this time. This ... How do I price a third party management proposal on a commercial building?10/1/2009Jim Avancena  Q: I'm a Facilities/Property Management professional in Chicago, and have always worked directly for ...   A: Paul- Setting the appropriate management fee is based on myriad factors. It doesn't matter what ... owner/proprietor of a commercial shop?9/29/2009Jim Avancena  Q: please could you tell me how i could go about finding out who owns or leases a shop? many thanks   A: Laura- Go the the local government offices that do the permitting for building houses or buildings, ... Commercial Property Management9/8/2009Jim Avancena  Q: I would like to know how to go about working as a property manager for commercial businesses. I am ...   A: Ms. Doyle- The classic method would be to send your resume to every commercial real estate ... Commercial Real Estate commission on $40m Sale7/15/2009Jim Avancena  Q: I have a client who is looking into selling a package of low income housing projects for a selling ...   A: Bryce- If you deal with sophisticated sales of this volume, you know that there is a wide range of ... cam charges7/2/2009Jim Avancena  Q: I lease a commercial property in Texas. Can my landlord charge me cam charges on his undeveloped ...   A: c marshall- Unless you signed a lease that specifically says that the landlord can include costs ... methods of measurement5/17/2009John Smiley  Q: Are most retail spaces measured according to BOMA? In Washington D.C., there is also GWCAR(greater ...   A: In fact, retail is usually measured by description of the measurement, rather than reference to the ... Commercial landlord kicking me out for selling Asian food3/18/2009John Smiley  Q: I recently purchased a restaurant business for a considerable amount of money. The property was ...   A: I apologize for my late reply. I was away on holidays, and had forgotten to mark myself as away. ... property manager2/26/2009John Smiley  Q: I own a 4 unit commercial unit. I am looking for a manager. one of the tenants has a hair solon in ...   A: This is strictly a business decision. I cannot comment on the wisdom of such an arrangement. It ... COMMERCIAL REAL ESTATE COMMISSIONS2/6/2009John Smiley  Q: What parameters should the commissions on commercial real estate be based on? Should it be based on ...   A: I can't comment on what commissions *should* be based upon. I don't have an opinion on the matter ... Finding the Right Property Mgmt Company1/19/2009John Smiley  Q: My question is somewhat general. I have 10,000 SF(divisible by 1,000) of office/retail space ...   A: Quite honestly, I would begin two unbelievably simple ways. First, look in your local yellow pages ... Page:  

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Steward
 
Posts: 38
Joined: Tue Jan 14, 2014 4:22 am

Questions

Postby Crosleigh » Mon Dec 12, 2016 1:08 pm

s SubjectDate AskedExpertLease Negotiation11/25/2014Jim Avancena  Q: I was wondering if you could assist my family with negotiating a lease(renewal date April 2016). We ...   A: Nancy: I appreciate your confidence in my ability however I am not as knowledgeable regarding ... CPI-U increase10/15/2014Jim Avancena  Q: I have a lease contract that stipulates that the base rent shall increase every two years by the ...   A: Bernice: I am sorry that the calculation of your increased rent is unclear to you. Many, but far ... Grossing up CAM electricity11/20/2013Jim Avancena  Q: Is there an industry standard among commercial building owners that when grossing up CAM, ...   A: Kathy; As you may know, a GROSS UP of expenses is a contrived calculation of the actual building ... 17 yr tenant wants carpet replacement. Already renewed Lease again.3/20/2013Jim Avancena  Q: Friend has been a tenant in same bldg for 17 years. Carpet has not been replaced THE ENTIRE TIME. ...   A: Debbie: My experience is that unless your Lease states in the text something like: "The landlord ... Expired Contract...9/19/2012Jim Avancena  Q: my hourly rental contract of a dance space has expired since four months ago. Upon agreement from ...   A: omawari: I cannot tell if you had a lease on the dance space in question, or as you say, a ... Mold issue in commercial building1/29/2012Jim Avancena  Q: I'm having a serious reaction to the mold in my store. It is proving to be a health risk for me. I ...   A: Rachael: Mold is a relatively recent(last 15 years) and major area of Landlord & Tenant law and is ... New Prop managers what a kick9/22/2011Jim Avancena  Q: I have been in my location 15 years. A new Property manager along with new owners approx 4 years ago ...   A: Sorry to hear of your problems. I have many things I think you should know, although you are ... month-to-month lease question8/2/2011Jim Avancena  Q: My lease ended in July 2009, and I have been month-to-month ever since. At that time, I met with my ...   A: Natalie: Given the facts you have described, this will likely be a situation that will end up in ... option to renew6/28/2011Jim Avancena  Q: We are leasing out 4 parking spaces to a building adjacent to our property. The lease is coming up ...   A: Kathy: This is mostly a legal question. I suggest that you ask a local landlord/tenant legal ... Career in commercial property management6/7/2011Jim Avancena  Q: My name is Andrew and I have a question related to the CPM, the designation and a career as a ...   A: Andrew: Allow me to address your questions in the order that they appear. Property management is ... Property Management1/24/2011Jim Avancena  Q: can I or an employee of mine manage my own commercial properties AND charge a management fee if the ...   A: Missy: I can see no reason why you can't have an employee manage your own commercial property ... lease abstracts & bokerage payment system to slaespeople11/20/2010Jim Avancena  Q: jim, i have a small commercial real estate firmn that does about 50 -60 transactions per year we ...   A: Kevin: The software you seek(there are MANY options) is not going to be cost effective until your ... tax and insurance question10/28/2010Jim Avancena  Q: I recently received a questionnaire for a position I am applying for and I was wondering if you ...   A: Linda: Please allow me some tolerance with my response because I am not certain exactly the ... Want to open a Cafe but no luck - What are we doing wrong?10/19/2010Jim Avancena  Q: I and my husband have contacted quite few agents who have properties listed in Maryland and Delaware ...   A: Ann: You may be doing everything right. It is impossible to answer your question authoritatively ... Management Fee9/23/2010Jim Avancena  Q: What in your experience might represent a reasonable charge for professional management services(as ...   A: Syd: A management fee should always first consider the traditional fee practices in the commercial ... CAM rec training9/17/2010Jim Avancena  Q: I'm thinking of going back into CRE Property Management, after 7 years away. CAM rec's are my ...   A: Karla- You could get an administrative job in a good property management firm and gravitate toward ... Fort Worth commercial property expenses9/16/2010Jim Avancena  Q: Do you know what the average TICAM expenses including electrical and water are for the Fort Worth TX ...   A: Greg: A apologize, but I don't recognize your acronym: "TICAM". You should contact a major real ... Back CAM Charges7/28/2010Jim Avancena  Q: Several of the tenants in my building recently received letters from the property manger billing for ...   A: Julie, Every jurisdiction has its' own unique laws regarding a landlords' right to bill for past ... Management6/2/2010Jim Avancena  Q: I was approached by an individual who seems to be in charge of an L.L.C Commercial Bldg and runs ...   A: JBM- Management and leasing rates vary depending upon the real estate market in your geographic ... Dealing with tenant's personal property post termination5/7/2010Jim Avancena  Q: We lease to retail tenants all over the country. Often, when we terminate them for non-payment or ...   A: Art- The correct answer to your question will be different depending upon the geographic variations ... property management fees5/7/2010Jim Avancena  Q: I will be looking for a commercial property managment company to manage my property. When ...   A: Bob- There is no hard and fast rule about the derivation of management fees. However, it appears ... Can landlord remeasure property and raise rent after lease signed?4/22/2010Jim Avancena  Q: Can a landlord raise the rent immediately after lease is signed and tenant moves in. I agreed to ...   A: Jon- I assumed you have a binding lease that is signed by both you and the landlord. If that is ... Operating Expense3/23/2010Jim Avancena  Q: We have gotten a lease quote for $15/sq ft all inclusive of all operating expenses(full service). ...   A: Jeff: What type of facility are you leasing? Office space, retail, warehouse, flex, etc.? ... commercial real estate commission3/12/2010Jim Avancena  Q: On a 10 year lease: When does the landlord pay the commission? If the tenant does not complete the ...   A: Lisa: The practice regarding commissions is often specific to your market and is best determined by ... Restaurant lease in Office Bldg expired3/4/2010Jim Avancena  Q: Good Afternoon, My husband is an owner of a business/catering restaurant in an office building ...   A: Mrs. Wolbers: It is possible that the recession could be a reason for a lack of interest by your ... management company2/26/2010Jim Avancena  Q: I am one of five members of a LLC which owns rental property. One of the members is a realestate ...   A: Paul- I do not know if there are laws in Florida that deal with poor record keeping regarding an ... commissions2/22/2010Jim Avancena  Q: I own an office complex that I developed 12 years ago. I have had tenants the entire time. I paid ...   A: Bob: No commission is "evergreen" unless something in writing signed by the parties verifies that ... Management fees on a nnn lease1/17/2010Jim Avancena  Q: i am in my second month of a new 10 year lease agreement in a new 4 unit strip mall. the landlord ...   A: Steven- In the last six to eight years it has become standard practice for tenants to request and ... CAM reconciliation1/6/2010Jim Avancena  Q: What is the fairest way to reconcile a CAM in a phased medical office development when one building ...   A: Tim: Search the Internet under the heading: "Lease Gross-Up Provision" and many articles will ... Commercial space11/20/2009John Smiley  Q: We own a commercial building and the tenant signed a two year lease that comes up for renewalJune ...   A: A landlord typically does not give any kind of notice to a tenant of their intention not to renew ... CARPET REPLACEMENT10/21/2009Jim Avancena  Q: Can't find an answer to this question. Our company has been leased space in our building for 10 ...   A: Shelli- A majority of the time the established practice is that when a tenant feels their carpet is ... I'm having a hard time paying my lease10/13/2009Jim Avancena  Q: I want to ask my landlord to decrease my lease. I signed a 5yrs lease I have 3 more yrs lefted. I ...   A: Brown: Many retail business operators are in your situation across the country at this time. This ... How do I price a third party management proposal on a commercial building?10/1/2009Jim Avancena  Q: I'm a Facilities/Property Management professional in Chicago, and have always worked directly for ...   A: Paul- Setting the appropriate management fee is based on myriad factors. It doesn't matter what ... owner/proprietor of a commercial shop?9/29/2009Jim Avancena  Q: please could you tell me how i could go about finding out who owns or leases a shop? many thanks   A: Laura- Go the the local government offices that do the permitting for building houses or buildings, ... Commercial Property Management9/8/2009Jim Avancena  Q: I would like to know how to go about working as a property manager for commercial businesses. I am ...   A: Ms. Doyle- The classic method would be to send your resume to every commercial real estate ... Commercial Real Estate commission on $40m Sale7/15/2009Jim Avancena  Q: I have a client who is looking into selling a package of low income housing projects for a selling ...   A: Bryce- If you deal with sophisticated sales of this volume, you know that there is a wide range of ... cam charges7/2/2009Jim Avancena  Q: I lease a commercial property in Texas. Can my landlord charge me cam charges on his undeveloped ...   A: c marshall- Unless you signed a lease that specifically says that the landlord can include costs ... methods of measurement5/17/2009John Smiley  Q: Are most retail spaces measured according to BOMA? In Washington D.C., there is also GWCAR(greater ...   A: In fact, retail is usually measured by description of the measurement, rather than reference to the ... Commercial landlord kicking me out for selling Asian food3/18/2009John Smiley  Q: I recently purchased a restaurant business for a considerable amount of money. The property was ...   A: I apologize for my late reply. I was away on holidays, and had forgotten to mark myself as away. ... property manager2/26/2009John Smiley  Q: I own a 4 unit commercial unit. I am looking for a manager. one of the tenants has a hair solon in ...   A: This is strictly a business decision. I cannot comment on the wisdom of such an arrangement. It ... Page:  

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Crosleigh
 
Posts: 51
Joined: Wed Apr 16, 2014 12:22 am


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