tenant: Dallas’s Largest Office Leas…Ever - 02/12/13 08:07 AM
State Farm is not shy when it comes to leasing office space in Dallas. In fact, they are on a tear. Although their official HQ in Bloomington, Illinois is supposedly not planning to move here, State Farm has amassed just over 2 million square feet of leased office space in the Metroplex in recent months. The majority of this space is in Richardson where they signed a 1.5 million square foot (SF) lease in a to-be-built mixed-use development. This is the largest office lease recorded in Dallas history, and who can blame them. It’s located adjacent to the DART Rail Bush … (0 comments)

tenant: Will Technology Replace Tenant Rep Brokers? - 08/29/12 09:34 AM
That's the basic question being asked in a Wall Street Journal article yesterday. It's an interesting idea and one that has been asked many times before. In fact, the question has been asked for virtually every industry in the last 200 years. 
I am a tenant rep in the Dallas area focused on Plano, Frisco, Richardson, Addison, and Far North Dallas. So it's important that you know that up front - full disclosure. I am a little biased.
Technology usually works best when applied to a series of repetitive tasks or the collection of data. It's great at increasing the speed at … (2 comments)

tenant: The American Business Mantra – Do More with Less - 06/07/12 02:36 PM
Feeling tired and overworked? According to a study by the National Sleep Foundation, the average employed American works a 46-hour workweek and 38% of the respondents worked more than 50 hours per week. 
You may be surprised to learn that this contributes to commercial tenants paying far too much when they renew their leases. This can happen when renewing a lease becomes a ‘check box’ item on a To Do list without leaving adequate time to consider the most important negotiating factors.
Being overworked and having too little time are not the only reasons tenants can overpay when renewing their … (2 comments)

tenant: Rates are Going Up - 03/22/12 02:44 PM
While searching for office space in west Plano on behalf of a software development company, I noticed that rental rates have gone up considerably. Class A office buildings are now quoting rates in the upper half of the $20’s plus electric.
My favorite office building is Granite Park III which is quoting a whopping $29.50 plus electric. Many others are in the $26.00 range. Most class B buildings are over $20.00 plus electric.
So while the media is still sounding the alarm about how bad the economy is, landlords are quietly raising rental rates, reducing the amount of free rent … (1 comments)

tenant: Managing Growth in Your Lease - 03/15/12 01:08 PM
Growing companies often face a dilemma when a landlord requires a 3-5 year lease. Lease only the space they need today and risk not having the space they need as they grow. Or lease more space than they need now betting on the growth that then doesn't occur.
So what to do? The best way to handle this dilemma is to sign a lease for the space they actually need now to take care of the immediate need and include an expansion provision. Expansion provisions come in a variety of forms:
Expansion Options
Rights of First Refusal (ROFR)
Right of First … (0 comments)

tenant: Want the Best Deal - Shop Widely - 01/12/12 06:48 PM
This may sound trite, but it's true. If you don't look around for whatever product or service you need, you probably won't get the best deal. How likely is it that the first quote you get will be the best option?
Notice I didn't say the lowest cost. Low cost is not always the best choice.
This is particularly true when dealing with an incumbent. Your current landlord is an incumbent. The landlord knows that it's far easier for tenant to simply renew its lease than move. Moving costs are avoided. Production doesn't go down due to the disruption of a … (1 comments)

tenant: Hey Landlords, Take Care of the Basics First - 12/05/11 11:42 AM
Creativity is nice, but from a tenant rep's perspective, I want the basics done right before anything else. First, make sure that you have good marketing collateral - property brochures and as-built floor plans on all vacant spaces. Make sure the as-builts are prepared by an architect and not just hand-drawn. But I’ll take hand-drawn over nothing. And be sure that the file size isn’t so big that it can’t be emailed.
Second, have the property data kept current on all the commercial listing services - Costar, Xceligent, LoopNet, etc. - and be sure all marketing collateral is attached to your … (1 comments)

tenant: What's Your Real Estate Agent's Specialty? Should You Care? - 11/18/11 11:14 AM
Several years ago I was talking to a friend and mentioned that I had sold my house as a For Sale By Owner (FSBO).  He was surprised that it was possible to buy or sell a house without a residential real estate agent.  I was shocked that he didn't know he could trade real estate without a broker - however ill-advised that might be.
Brokers can only negotiate the sale or purchase of a house, right?  Aren't they all the same since they have access to the MLS?  Even though I've been in the real estate business for over 27 years … (1 comments)

tenant: The Effects of a Bad Economy on Leasing - 10/24/11 05:31 PM
So the economy has been bad for 3 years now. What has been the impact on office leasing?
There are a few trends that have become apparent.
First, tenants are trading up to nicer space. When rental rates fall companies often move into higher class office buildings for close to the same price as they have been paying in lesser buildings. I have seen this occur in previous recessions as well.
Second, while they may be moving into nicer buildings, they aren't leasing excess space betting that their company will grow.
Third, when signing new leases most companies are using their … (0 comments)

tenant: Professionals instead of Parasites....Please! - 10/03/11 06:22 PM
A strange thing happened to me today. But first a little background. 
I received a call on Friday from a woman starting a new business. She had been working with an agent at a reputable company, but she wasn't confident that the agent was experienced enough to negotiate the lease document itself. She spent a long time on the phone with me asking questions and getting advice which I was happy to give. 
But then she asked me if I would review the lease document for her for an hourly fee. That I could not do, of course. I told her … (34 comments)

tenant: My Name is Bob and I'm a Recovering Landlord - 09/20/11 12:22 PM
It sounds like I'm in a 12-step program, doesn't it? Well, in a way, I am. After working for landlords for 20 years as a Property Manager, Leasing Agent, Construction Manager and Asset Manager, I switched sides and now use that experience strictly for the benefit of tenants who lease office and industrial buildings.
It's really what differentiates me from all of my competitors. No other Corporate Real Estate Advisor (Tenant Rep) that I have ever met has had such extensive experience on the other side of the table. This really gives the tenant an advantage because by using me as … (1 comments)

tenant: Density - Friend or Foe? - 07/15/11 09:53 AM
I was driving through Dallas the other day with a client and we were talking about how new developments these days are more dense and involve multiple uses - office, retail, apartments - all in the same project. These developments are much more dense than in past years. This has typically definied the central part of cities and when you think of the greatest cities in the world, they are always quite dense - New York, Hong Kong, London, etc.
Density seemed to be viewed as a bad thing by most cities in the US though - at least in the … (11 comments)

tenant: Hire the Expert, Don't Take Time to Become One - 07/08/11 06:29 PM
So many times in life we try to do something ourselves because we're too cheap to pay an expert. That's why the floor tile is crooked in my bathroom and the faucet at the kitchen sink is loose. Sure I can do it, but can I do it well and for good.
It's the same in business. What am I doing myself that I should be paying someone else to do? Website? Marketing? Adwords? Health benefits? Negotiating a lease?
The amazing thing is that sometimes we do it ourselves when an expert is willing to do it at no additional cost. … (2 comments)

tenant: The Office Market will Turn Around - Now What? - 03/30/11 09:03 PM
I have been in the commercial real estate business for 27 years so I have seen a few cycles. One thing is certain, whatever things look like today, they will look totally different in a little while. So while landlords have been suffering in this economy, it has been great for tenants who are enjoying lower rental rates and free rent.
While no one knows exactly when things will change, there is general agreement that the tide will turn back to the landlord's favor within the 18 months. So what should a tenant do now? Well, if you are in a … (2 comments)

tenant: Top Tips for Negotiating Commercial Leases - #9 Talk to Other Tenants in the Building - 03/02/11 08:05 PM
Okay, so you found a building you really like and you have negotiated what you think is a pretty good deal....or your tenant representative has done that for you. So now you are ready to charge forward with the lease itself so you can get the construction done and move in. Right?
Wrong.
You should talk to some of the other tenants in the building. Or at least be sure your tenant rep does. It’s important to know what the current tenants think of the building and the landlord. How are they being treated? How does the landlord maintain the … (1 comments)

tenant: Top Tips for Negotiating Commercial Leases - #8 Never Talk to Your Landlord Again - 02/21/11 02:18 PM
If you are sued and you hire an attorney to represent you, who does the talking in the courtroom? Would it make sense for you to call the plaintiff's attorney or even the plaintiff directly to discuss the case? The answer is obviously no. 
It’s the same in any negotiation in which an agent or intermediary is hired by a principal. You can't successfully negotiate if there are multiple people contacting the other side. Not everyone would have the same information when needed. 
So it's important that your tenant representative (corporate real estate advisor) be the single point of contact for … (0 comments)

tenant: Top Tips for Negotiating Commercial Leases - #7 Engage a Tenant Representative Broker - 02/17/11 06:20 PM
As you can probably guess, this is my favorite tip. So while I have this as tip #7, it actually is the first thing taht you should do before you do anything else. Don't contact any landlord, not even your current landlord, before selecting and engaging a tenant rep.
The rental rates landlords quote already include a fee for your representative. So if you don’t use one, it’s like paying for a service that you don’t receive. The landlord may offer to reduce the rent by the amount they would have paid a broker, but if the landlord is so willing … (1 comments)

tenant: Top Tips for Negotiating Commercial Leases - #6 Use a Proposal Comparison Spreadsheet - 02/14/11 01:03 PM
Using a proposal comparison spreadsheet has many benefits, but the most important one is that it helps to keep you focused on what really matters. When you get deep into the search for the right property and are negotiating with several landlords at the same time, it's pretty easy to overlook details. And sometimes the detail you overlook may be one which you said we really important when you started. With a comparison spreadsheet, you can list all the important criteria and then start filling it in as you get proposals. If something is missing, it's easy to see it.
Make each … (0 comments)

tenant: Top Tips for Negotiating Commercial Leases - #5 Create a Bidding War - 02/07/11 06:44 PM
Scarcity is the basic economic problem that arises when someone has unlimited wants but limited resources. And guess what? Tenants are the resource that landlords want the most. I don't care if you are in Dallas, Plano, Frisco, Richardson or Tokyo. Landlords are the same. Tenants create value in their buildings.
So it's important to create a bidding war for your business. This requires that you have several lease alternatives (real or perceived) and that all landlords know that other options exist. Get proposals from each. Talk to them about certain features of other proposals you have been able to get. Even … (2 comments)

tenant: BOLD prediction by CoStar - "office markets has hit bottom." - 07/15/10 10:14 AM
If they are correct, it's time to lock in the current low rental rates before landlords decide it's better to wait for higher rents than to do your deal. Here is a link to their article - http://www.costar.com/news/Article.aspx?id=195F06A0749794A8335951CD840A973E.
(0 comments)

 
Bob Gibbons (REATA Commercial Realty, Inc.) Rainmaker large

Bob Gibbons

Plano, TX

More about me…

REATA Commercial Realty, Inc.

Address: 2108 Merksem Court, Plano, TX, 75025

Mobile: (972) 984-8580

Office: (972) 468-1946

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Anything and everything related to corporate real estate - a company's use of real estate. This is usually a company's lease or purchase of office, warehouse or retail space.


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