TENANT SOLUTIONS

Landlords have typically had the advantage over tenants when it comes to negotiating the lease agreement. Tenant is a skilled entrepreneur, thoroughly knowledgeable in the specifics of his business. While the tenant’s focus must remain on business operations, the landlord’s expertise is real estate. Lease Resolutions brings the knowledge and experience to counter this imbalance and lay the foundation necessary for businesses to succeed in the retail industry.

Lease Resolutions was formed in 1995 to provide professional lease negotiation services to commercial tenants on a nationwide basis. We represent retailers, restaurant chains, franchisees and individual entrepreneurs in negotiations to acquire new sites. Our proven track record also includes saving millions of dollars in rent for our clients by negotiating option renewals, lease extensions, and restructuring leases at existing locations.

NEW SITE ACQUISITIONS

A profitable business starts with acquiring the right location, on the right terms, using our extensive experience in site selection, lease and purchase contract negotiations. Whether it’s a ground lease or shopping center space, gray or vanilla shell, or build-to-suit, we excel by minimizing risks, controlling costs and identifying potential problems. We have solid working relationships with landlords and major shopping center developers across the country. Our experienced negotiators draft Letters of Intent that are the basis for tenant favorable lease and purchase contract provisions that serve to strengthen and protect our clients’ interests. We are experts in optioning, due diligence, satisfying contingencies, and closing the acquisition of new sites for corporate and franchise business operations.

The inherit conflict of interest real estate brokers face when representing tenants is that higher rents mean larger commission checks. No monetary incentive exists for the real estate broker to negotiate for reduced rental. Brokers are paid by the landlord only when, and if, the lease commences. For leases on new locations our firm works on a fixed fee basis. Our lease negotiators are experts in the field, highly skilled, and in many cases more experienced in negotiating on behalf of tenants than expensive real estate attorneys.

LEASE RESTRUCTURING AND RENT REDUCTIONS

In this uncertain economy, business priorities change. Lease renewals, including exercising option periods, should never be treated as simple extensions of the existing lease. They should be thoroughly negotiated with new lease terms reflecting today’s economic realities, current market valuations and your strategic business priorities in mind.

Most business owners lack the time and experience to successfully renegotiate the rental schedules on their existing locations. Lease Resolutions has a proven track record of success in obtaining mid-term rent reductions thereby increasing the cash profit on existing, operating facilities. We are in the market daily, working with landlords, brokers and developers nationwide. This extensive network of relationships allows us to place accurate fair market valuations on each of your locations. Analysis of your rent-to-sales ratios, and knowledge of market rents, provides us with the leverage needed to successfully lower the rent on existing facilities.

We negotiate on a platform of mutual understanding and respect for each parties competing and complimentary interests. Our professional, systematic, business case approach is supported by proper negotiation strategies and site specific market data ensuring that you maintain goodwill with your landlords. For existing location rent reduction projects, our performance based compensation structure is tied solely to the rent savings we are able to achieve for our clients.

LEASE TERMINATION AND SURPLUS PROPERTY DISPOSITIONS

When a rent reduction is insufficient to financially justify continuing operations, our team will implement the best strategy for disposition of the under-performing leased, or fee owned, real estate.  Utilizing our network of brokers and buyers we will identify replacement user candidates for the site and extensively market the property for sale or sublease.  Creating demand for the real estate from possible replacement users provides the leverage needed to negotiate favorable terms for cost effective lease terminations.  Intelligent disposition decisions are the result of calculating and comparing the financial advantages of lease buy-out versus sublease alternatives.