Dallas office space

In the city of Dallas, office space are leased or purchased by corporate with the help of realty advisors.The realty advisors generally represent corporations and business owners in the lease, purchase, disposition and development of real estate for their offices. The real estate advisors also specialize in representing telecommunications and high technology companies in the procurement of technical sites like switches collocation facilities, data centers, call centers, sales and corporate offices in Tier 1,2,3 cities throughout Unites States.The real estate in Dallas is on continual change. Therefore, the real estate agents help the clients to understand and navigate these changes to get the best out of their business. They also specialize in office space, commercial space, Industrial space and ware house tenant representation. They even help the clients to get the best deal in all transactions.

Tenant Representations

The real estate agent or a licensed real estate broker who represents the tenant?s interest in the lease transaction process is called a tenant representative.The job of the representative is to provide market evaluations and financial analysis of the lease proposals to enable the tenant to make a good decision.

What is the landlord?s interest?

The landlord is generally interested in securing a higher lease value for his property. By denying the tenant some concessions like tenant improvement allowance, free rent, rights of first refusal, expansion option, renewal option and the like. The denial of these concessions naturally increases the market value of the property giving the landlord a upper hand in the deal.

What is the tenant's interest?

Leasing an office or retail space proves to be a great investment for the tenant hence the tenant is very much interested in an office space that is beneficial for his business. Some of the factors that effect the above are cost of space, operating expenses, geographical location of the building, size of the premises, building amenities such as restaurants, health clubs, day care, dry cleaners and so on. Parking is also an important factor that has a lot of effect on the lease, Parking issues may be number of spaces provided, covered, uncovered, reserved, unreserved, cost of parking etc.

How does the process works?

The final goal of a tenant representation is to get an office space for lease at a location that accommodates most of the client?s specifications. The lease terms should provide the maximum benefit for the client. The concessions should include improvement and relocation allowance, rental abatements, below market rental rates, construction allowance, early termination option and a clearly delineated landlord?s repairs/replacement responsibilities.The process works like this:? Identification and determination of facility and technical requirements

• Planning study and technical research

• Property Research study

• Property Tours

• Request for proposal

• Financial Analysis

• Architectural construction and project management

• Final negotiations lease language

• Continuing services

Who pays the fees for the real estate agent?

The fees for the tenant?s representation are paid by the landlord

What are the services provided through a full brokerage agreement?

1. Help the client identify their present and future needs.
2. Assist the client in space analysis and projection. This helps to identify the square , type and layout/building for a complete or partial relocation.
3. Survey and analysis of the rented space. This is only with the co-operation of the owners and other real estate brokers. In this survey report the agent will explain their findings to the client to help the client select the best location.

4. The agent will arrange and co-ordinate the inspection tours.

5. Assist the client in the preparation of preliminary layout plans.

6. On behalf of the client negotiate terms and conditions of the leased on the past knowledge of sales and leases.

7. Help the client successfully conclude the assignment..

How to calculate office space?

Private offices

Forsenior executives

Space is around 20 ft by 15ft with a desk and a conference table. An informal seating area is also available. For Executives / Managers

This measures around 15 ft by 15 ft with no separate informal seating area. The space has a large desk or table desk.. For Managers and staff who require high level of privacy or security

This measures around 10 ft by 15 ft with seating for two visitors. . For Manager or Supervisors

This workstations can seat two visitors and provides extensive worksurface and storage. This measures 9 ft by 12 ft and is semi-enclosed.. For Supervisor, Computer Programmer or Analyst or Professional Staff

This has less storage of worksurface, small meeting table can be accommodated in the space measuring 8 ft by 8 ft. This is also semi-enclosed. For Administrative Assistant, Secretary , Team leader

This workspace measures 6 ft by 8 ft is semi enclosed or open.. For Clerical Staff

This workstation measures 6 ft by 6 ft is open or semi enclosed. It is suitable for clerical tasks, data entry, customer service representative..

Conference Rooms

There are 5 types of conference area available according to number of persons seated.. 10 to 12 seater

This measures around 20 ft by 15 ft and allows 10 to 12 persons to be seated around the table and also allows seating on the perimeter of the room. There are several walls for display.. 6 to 8 seater

This measures 15ft by 15 ft with a circular or square table. This is suitable for a meeting with equals.. 4 to 6 seater

This measures 10 ft by 15 ft and accommodates 4 to 8 people at a table.. 4 seater

This is a semi enclosed space with measurements of 8 ft by 8 ft with panels and can accommodate 4 people at a table.. Support areas

Kitchens

Gallery Kitchen

This is a public area in the office and serves as a coffee/ snack center. It has a small sink, refrigerator and a microwave oven. Kitchen

This is used as a light meal prep center. The seating capacity varies according to the size of the room. It has a full size refrigerator, sink, microwave oven and dishwasher..

Rooms

Lunch Break Room

This is used for lunch and may have individual chairs and tables according to client?s specifications

Copier Room

This measures around 150 sq ft. and has a copier, mail center and office supplies storage for around 30 staff..

Cabinets

Lateral File Cabinet

Used for filing letters or legal documents. It may be 30 inches, 36 inches or 42 inches wide.

Vertical File Cabinet

These are also used to store letters or legal documents available according to the client?s specifications.

Shelving Storage

This is used for storage of office supplies and equipment . It may be 30 inches, 36 inches or 42 inches wide..

Washrooms

Private Washrooms This is generally available in executive areas and can also be shared as a part of suite of offices or attached to a single office

Private Washroom with Shower Stall

Generally available at executive areas may be attached to a single office or may be shared.

Computer Room

The dimensions of computer room may be designed according to client specifications to house permanent computer staff.

Reception Room

There are two types of reception rooms from informal with no visitor seating or formal rooms with elaborate seating. The guest seating may be arranged according to client specifications.

Other Areas

According to client specification and needs other areas may be designed and accommodated.Thus the above overview of Dallas Office space may give only a bird?s eye view of all possible services that can be offered by the realty advisors. Only when corporates approach them and enter into transactions they will be able to get full advantages of their services.

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