Our Services

Get The Best Advice on Real Estate

Atlanta Commercial Real Estate Services caters to clients in the Georgia region. For nearly 30 years, we have been advising our clients on office, industrial, retail, and investment property sales and leasing. We also provide valuable tips for tenants and hints for lowering your office rent expenses.

Buyer Representation

We can help, at no cost to you!

Atlanta Commercial Real Estate Services specializes in tenant and buyer representation. Our broad commercial multiple listing data services make sure that our clients see all possible alternatives to their commercial real estate requirements. We have effectively and consistently negotiated extremely aggressive transactions on behalf of our clients.

ACRE’s experienced Real Estate Brokers enlisted at no cost to the client, utilize in-depth market data, sophisticated property evaluation tools, detailed comparables, and historical landlord, tenant, and sale transactions, to assist buyers design long-term occupancy strategies. Our experienced consultants draw on their thorough knowledge of the market, including present economic conditions, landlord vulnerabilities, and competitive products, to provide our clients with formidable negotiating power.

Atlanta Commercial Real Estate Services, Inc.

Seller Representation

We can help, at no cost to you!

At Atlanta Commercial Real Estate Services, Inc., we offer a complimentary market analysis survey that is designed to help establish property’s current market value. You can simply choose “Market Analysis” and fill out the requested information. We will provide you with the list of similar properties that are available along with lease ratesand sale prices to enable you to calculate the competitive lease rate or sale price.

  • Strive to improve the property and increase marketability
  • Regularly advise the owner of market rental rates, trends and renewal rates
  • Create and execute a fully integrated, multi-discipline marketing program
  • Establish bottom-line economics for prospective tenants
  • Advise the owner of any improvements that may make vacant space more appealing and rentable
  • Review lease documents for changes
  • Provide timely and accurate monthly activity reports
  • Qualify prospects for financial strength and property compatibility
  • Negotiate leases with the best possible terms for the owner and the tenant to create WIN/WIN conditions at the property
  • Foot Canvassing and cold-calling
  • Achieve positive tenant relations
  • Coordinate the bidding process and supervise tenant improvement contractors to insure quality work and reasonable costs
  • Perform timely inspections of the premises
Atlanta Commercial Real Estate Services, Inc.

Tenant Representation

We can help, at no cost to you!

Tenant Representation

A business rents out office space only a few times in the business life, but landlords, on the other hand, rent space over and over again.

In most cases, they hire a listing agent to advise them. The landlords have an unfair advantage. In order to neutralize that, the tenants should also engage the services of a commercial broker, the one who is a qualified office tenant representative. These are commercial brokers specialize in representing tenants and not landlords.
Many of the tenants have a fear that they may end up having to pay more in rent so that the landlord can pay the tenant representative. When it comes to negotiating for office space, there is no question that a good tenant rep will not only save you money but will also make sure you don’t make any critical mistakes.

Mostly there is already a real estate fee built into the asking price, and this is paid whether or not you have representation. Typically, what happens is that the fee, usually 4% to 6% of the gross lease amount, is split between the tenant representative (leasing agent) and the listing agent. So, there is no additional fee tacked onto the lease rate, and you won’t save anything by not having representation.

Using a Tenant Representative

Your investment in leasing office space may be the most expensive line item, and any decisions related to that will impact your company’s profitability. For this, a qualified tenant representative is necessary to guide you through the process. He is the one who understands the numbers and can translate data into implications for your business. He will advise on growth strategy within a particular building or market and help you select the most cost-effective location.

Expert negotiation skills are critical for a favorable outcome. A tenant representative may know the temperament of a particular landlord and/or landlord’s representative, and recognize how far to push the negotiations without jeopardizing the transaction and undoubtedly is an advantage when it comes to leasing renewals.

A tenant representative will be familiar with the documentation and will have a working knowledge of the documents necessary to conduct the transaction, which may include requests for proposal, letters of intent, lease agreements, and work letters and vary from market to market. A tenant representative knows how to customize the documents to meet your needs.

Questions to Ask When Selecting a Tenant Representative

  • Are you free of any conflicts of interest if we work together?
  • Are you primarily a tenant advocate or a listing agent?
  • Do you have time to work on this project?
  • What other projects are you currently working on?
  • What is your experience in finding properties like mine?
  • How many tenant representation transactions have you handled in the past three years?
  • What is your negotiating philosophy?
  • Are you knowledgeable about market conditions?
  • How do you handle conflicts of interest, such as when you show me space that you or your company represents on behalf of a landlord?
  • How would you describe your reputation in the business community?
  • Can you supply references?
  • Do you work with an Exclusive Representation agreement?
  • What happens if I’m not happy working with you?
  • How do you get paid? What commission do you expect to receive?

What If You Choose A Wrong Tenant Representative?

Below mentioned are the ten ways through which you know if you’ve chosen the wrong tenant representative.

  • While the size of the spaces you’re shown seems okay, none are laid out remotely close to what you need.
  • When you ask if the suite can be remodeled, you’re told, “Sure, no problem.”
  • Your broker sends you a 50-page computer print-out of every building in a 20-mile radius and asks you to point out which ones you'd like to see before meeting you or discussing your business.
  • The broker is so familiar with the buildings you are seeing that the landlords actually let the broker put his name or his company’s name on a sign in front of their buildings.
  • The broker’s cell phone burns up from calling ahead to landlords from his car with you in it to check on availabilities, assuming it’s not one of those “friendly” landlords.
  • Three hours into the tour, the broker doesn't know the name of your company or what you do.
  • You tour so many properties you end up having breakfast, lunch, and dinner with your broker.
  • The sign on the side of the broker’s car reads “Tours-R-Us.”
  • You can stand not to hear any more stories of how many big deals the broker did.
  • At the end of the tour, the broker assures you you'll get your first choice building and hands you a reminder card to call him in five years.

Atlanta Commercial Real Estate Services has local experts with knowledge and expertise on your side to assist you in leasing office space and will ensure you find the right space, get the best deal possible, and guarantee you avoid costly mistakes.

The Office Leasing Process

An experienced and reliable tenant representative can make a massive difference in the successful outcome of your search for office space. A tenant renting office space does so only a few times in his corporate life. Landlords rent space over and over again. Level the playing field by taking advantage of the availability of a good tenant representative.

In the long run, you will end up way ahead in not only the rent you pay but also in avoiding mistakes. Don’t be afraid to ask your prospective brokers questions to make sure they can perform for you.

Questions To Ask When Selecting A Tenant Representative

  • Are you free of any conflicts of interest if we work together?
  • Are you primarily a tenant advocate or a listing agent?
  • Do you have time to work on this project?
  • What other projects are you currently working on?
  • What is your experience in finding properties like mine?
  • How many tenant representation transactions have you handled in the past three years?
  • What is your negotiating philosophy?
  • Are you knowledgeable about market conditions?
  • How do you handle conflicts of interest, such as when you show me space that you or your company represents on behalf of a landlord?
  • How would you describe your reputation in the business community?
  • Can you supply references?
  • How do you get paid? What commission do you expect to receive?
  • More about using a Tenant Representative

Leasing Process & Timing

Basic Space Requirements

  • Size and layout
  • Expansion and option space
  • Price and term
  • Image and quality
  • Geographical area
  • Intangibles and goals
  • One day

Selection/Interview With The Support Team

  • Space planner
  • Interior design (if desired)
  • Attorney/CPA
  • 1 to 7 days

Determine Alternatives Available

  • General market knowledge of
  • "deals" available
  • Search of database
  • Verification of terms and conditions
  • Review the list of alternatives
  • 7 to 14 days

Narrow Down Alternatives

  • Inspection tours of likely alternatives
  • Selection of 3 - 5 best alternatives
  • Space planning of best alternatives
  • Review and re-draw of space plans
  • Selection of top 2 - 3 alternatives
  • Request for proposals on top alternatives
  • 7 to 14 days

Analysis Of Proposals And Options

  • Financial analysis
  • Layout efficiencies
  • Intangibles and goal analysis
  • 1 to 7 days

Final Selection

  • Choose top alternative
  • Establish terms required
  • Prepare and present counter-offer
  • Approve, re-negotiate, or select another alternative
  • Review lease for business points
  • Review lease for legal points
  • Review Work letter
  • Re-negotiate lease terms
  • Sign lease
  • 7 to 30 days

Tenant Improvement Build-Out

  • Monitor progress
  • Report progress
  • Final walk through check
  • 30 to 120 days

Time to Allow Before Tenant Improvements 24 to 103 days
Including Tenant Improvements 54 to 194 days

Questions to Ask When Selecting a Tenant Representative

A tenant representative with experience can make an invaluable contribution to a successful outcome of the search for industrial, office, or retail commercial real estate space.
A tenant leases commercial space only a few times during their corporate lives. Landlords lease space regularly. It is of utmost importance that an experienced tenant representative be chosen.

  • How much commercial real estate leasing experience does the real estate agent have?
  • How much experience with your type of business?
  • What is the level of their legal and financial knowledge?
  • Will they be able to review the lease contract for legal and business issues, or will you need further counsel?
  • How much experience do they have in lease negotiations?
  • How much knowledge do they have about the area in which you're looking to locate your facility?
  • What is their process for scheduling property inspections?
  • How do they find available "for lease" commercial real estate space the meets your requirement?
  • Can they give assistance or a referral for space planning?
  • What is their expected commission?
Atlanta Commercial Real Estate Services, Inc.

Tips for Tenants

The following are a few valuable tips for tenants.

Define & Understand Your Needs Before You Start

The inability to define or understand your needs at the outset can result in different kinds of problems, which include space that is not as functional as desired, a failure to meet image goals, and unneeded employee morale problems. It pays to take the time to discuss the details of your needs with key employees, a real estate professional, and your space planner.

Commonly Asked Questions by Tenants

Eight Questions and Answers on Leasing Office/Warehouse/Hi-tech Space from a tenant’s point of view

The Lease Advisor

We can help, at no cost to you!

Hints for Lowering Your Office Rent Expenses

The following are the top ten strategies for lowering rent expense.

Don't Overestimate Your Space Needs

Carefully examine how much space you need for your operation. Unless you plan on a rapid expansion, lease precisely the amount you need today.

Limit The Number Of Private Offices

If you are operating on a budget, keep the private offices to a minimum, and use work stations. If you require private meeting places, have a couple of small meeting rooms that can be shared and used as needed.

Right-Size Your Conference Room

A large impressive conference room that is rarely used is a huge expense. Consider this, a 12 X 24 conference room can cost you almost $7,000 a year if your rent is $20 a square foot (based on 288 Usable Square Feet and 346 Rentable Square Feet).

This does not take into account the cost of furniture and special finishes. If you only use your conference room occasionally, look for a building that offers a shared conference room as an amenity and use an empty office as a private meeting room if needed.

Only Keep Current Files In Your Space

Outsource document and file storage and only keep current files in your space. There are many professional document storage options, don't allow file cabinets holding dead files to expand and eat into your costly office space. If you must keep files close to you, look for a building that provides storage space that is not within your space. Many office buildings contain dry, secure storage areas in lower levels of the building at vastly reduced rental rates.

Do You Really Need A Break Room?

Your employees need to eat, but do you need to have a large seating area in the space you are paying for? Many office buildings have on-site cafeterias where your employees can sit, relax, grab some lunch or a snack. Substitute the large break room with a small coffee room.

Pay Attention To The "Loss Factor"

Some buildings are more efficient than others. Look for the buildings with the lowest Loss Factor. Generally speaking the bigger the floor size of a building the less efficient it is for smaller tenants. Know what your "Usable Area" is.

Watch Out For Unanticipated Real Estate Tax Increases

In some markets, real estate taxes are reassessed infrequently. You should know when the last assessment occurred and if a reassessment is planned. If it hasn't occurred in the last five years, you may be in for a big surprise if taxes take a big jump up. If you know that a reassessment is planned shortly after you sign a lease, try to have the newly assessed tax rate be your Base Year to insulate you from a big increase in rent.

Watch Out For Heat Pump Systems

Heat pumps are individual heating and air-conditioning systems that offer maximum flexibility and control in each office. However, they are generally powered by electricity, and the utility cost to operate the units are not included in the rent. When comparing office locations, ask about the HVAC and how the cost is calculated.

If the cost of operating the climate control is your burden, understand how much it is going to cost to operate.

Understand Off-Hour Extra Costs

If you need to work extra hours, like an accounting firm at tax time, and need climate control operating on weekends or late nights, you need to understand the cost of this service. (AKA "Overtime HVAC"). Hours of operation in buildings vary widely, and the cost to heat or cool a building during off-hours can be enormous. You need to understand how the building systems operate (Do you have to heat the whole building to keep your space comfortable?) and what is the hourly cost of operation in the off-hours.

Watch Out For Parking Charges

Some buildings, particularly those in urban locations have limited parking but will offer additional spaces for a monthly rate. If you need additional spaces, try to negotiate them into your lease upfront. Make sure you understand the charges, how they can increase during your lease term, and if you are guaranteed those spaces throughout the entire duration of your lease.