Tenant / Buyer Landlord / Seller Tenant / Buyer Representation Services At Alliance Commercial Group, we manage the entire process of searching for space for your company's needs. We evaluate alternatives and quarterback the negotiations of the deal with the landlord or seller. We help coordinate the attorneys, architects, general contractors, title companies, inspectors and others required to make your transaction happen smoothly and with minimal time and effort on your part. We take care of your real estate so you can take care of your business. These are the typical steps in the process. All may not be necessary in every case. Lease Analysis This is simply a detailed review of your existing lease. The goal is to be sure that you and the landlord are in compliance with the lease terms and to determine if there are any opportunities to exercise an option that would improve your position or save you money. Expense Analysis This is an annual review of the costs of your lease to be sure that you have been billed accurately. Leases typically allow the landlord to pass through some or all the expenses of operating the property to the tenants on a prorated basis. Landlords budget for these expenses and collect the expected expenses throughout the year and then reconcile them after the end of the year. Careful review of these bills is important to avoid paying too much. Space Needs Analysis This is the first step in identifying what your business goals are, what kind of space is appropriate to for your needs, how much space you will need and how it is should be designed. We consider the number of current and future employees, location of your employees and customers, how specific departments interact and what type of common functions and requirements will be needed. Market Survey When planning to negotiate, it is important to know the general market conditions before starting. Knowing the market occupancy, rental rates, and which direction these are moving will all play a role in determining your negotiating strategy. These may change from one submarket to another. Property Survey We maintain a database of every vacant space in every competitive building. We can survey the available properties that match your space requirements and report back to you within 24 hours. This will include your existing building if a renewal is a possibility and other properties available for sale, lease and/or sublease as appropriate to your needs that may provide quality space at a significant discount. Window Tour A tour in which we stay in the car as we drive by a large number of buildings to get a feel for each building's location, access and image. The goal is to narrow the list of prospective buildings quickly so you can then focus on only those buildings which really fit your needs. Property Tour A physical tour inside each building under consideration is next to get a more detailed understanding of its physical condition, image, amenities and suitability for your company. This tour allows for a further filtering to create a short list of finalist properties. Request for Proposal (RFP) A detailed RFP is prepared by Alliance Commercial Group and reviewed by you before it is sent to the short list of buildings under consideration. Each RFP carefully outlines your requirements in detail and is sent to each building's landlord / agent. The landlord / agent then returns proposals which we analyze to further clarify the most suitable location for your company. Comparative Building Conditions Business Term & Financial Analysis This is a detail line by line comparison of each proposal received in spreadsheet form. This will better allow us to qualify buildings that will meet our current and long-term space needs. This will also provide a basis for negotiation as we see what the various owners will offer. Document Review A detailed review and analysis of the lease or purchase agreement along with any other related documentation such as the work letter, option amendments for expansion and contraction or early termination and various guarantees and indemnification's. This process includes both Alliance Commercial Group as your broker as well as your real estate attorney. If you don't have an attorney with extensive commercial real estate experience, Alliance can recommend several good options. We ensure all deal points are reflected in the jargon-heavy real estate records and that you are not left buried under a pile of confusing documentation. Commission Zero paid by you! Even though we represent you exclusively and are solely focused on your best interest, our fees are paid through the landlord or seller when a transaction is completed. Truthfully, the tenant or buyer provides the source of funds from which both the landlord's agent and tenant's / buyer's agents are paid. The fee is built into the lease rate or the sales price so it is foolish to not have representation and pay for the landlord's / seller's agent only. Disposing of Excess Property Occasionally, a company will find that it has more space than it needs to meet its needs. This may be a result of reducing staff, moving operations to another location or changing property types required. Regardless of the reason, it would save the company money if that excess property could be sold, subleased or disposed of in some way. In these cases, we work with you to determine how that liability can best be reduced Service Area Our base focus service area is Indianapolis, Indiana and surrounding areas to include: Keystone Crossing, Castleton, Fishers, Noblesville, Geist, Carmel, Westfield, Zionsville, Plainfield, Avon, Brownsburg, Greenwood, Washington Square, Cumberland, Greenfield, Lawrence and the Fort Benjamin Harrison area.