The initial excitement for the new tenant that has gone through all the processes of negotiating their lease, getting their dream design down on paper ready to be constructed, selected their contractor to complete the improvements, and purchased all their furnishings and equipment ready to open their doors; can be quickly put off when it comes to ensuring proper utility service is set up for their new facility.
It is often not thought of during the lease negotiation process; however a tenant improvement can present revisions needed to utility services such as power, gas and potentially water. Each of these utility companies in Las Vegas and the surrounding communities have very specific processes to establishing new and/or revised services to commercial facilities, and these requirements are rarely conveyed during lease negotiation processes, and subsequently new tenants are caught off guard with the cost and time it takes to establish new and/or revised service.
If there is one recommendation that could be provided to prospective owners, developers, etc. would be to engage all needed utility services, i.e. Nevada Energy, Southwest Gas, Las Vegas Valley Water District, Southern Nevada Waste Water District, Cox Cable, CenturyLink and, if applicable, Southern Nevada Health District.
There are specialty consulting firms within the surrounding Las Vegas area that can assist with inception of utility services needed for commercial projects, but barring the expense to utilize one of these firms, it is recommended to engage the needed utility service organizations as soon as possible once your final lease negotiations are completed, to avoid the more common than not pitfall of being ready to open your newest dream facility, but be held back because you do not have proper utility service established.
By: Guy Gugino, Vice President / Business Development Officer.
When making the decision to get out of the rent-paying game and become a building owner, the first step is to decide if you wish to purchase an existing building or start from scratch and build your own. It’s not an easy decision. However, if you can't find an existing facility that meets your needs in the location you desire, the alternative is to build.
The first step you should take is to enlist the help and advice of experts in the construction and finance field. There is a definite timeline to follow and a few precautions you should take to protect yourself and make the entire process go as smoothly as possible. Consider these helpful hints:
Financing: Before you start scouting for a piece of property or an available lot for your business, find out what size construction loan you can qualify for and any restrictions or limitations you may have to abide by. With that information in hand, it's easier to find the land you need before making an offer. Never make any commitments to purchase and build or close escrow before you have solidified your business financing needs.
A common reason that small business owners cite for not building or owning their property is a lack of funds. In addition to conventional loan programs, U.S. Small Business Administration (SBA) Guaranteed Loans can help address that issue. SBA loans can provide high-leverage financing with low down payments for qualified borrowers. These loans can be used for a variety of purposes, including real estate purchases and new construction.
An additional benefit of SBA loan products is that a small business owner can get one loan to cover the costs of building, equipment purchases and working capital, with all the fees and costs determined and disclosed prior to closing. This means you'll only have to sign one set of documents and attend one closing.
Permits and Zoning Requirements: Once you find a spot to build, check the zoning restrictions and the permitting process. If it is properly zoned for your needs and building permits are attainable, it's now safe to make an offer. Remember, it can take up to three months to secure the necessary building permits. Make sure the closing is contingent on proper zoning and that any rezoning or remapping is complete before you sign on the dotted line. Your broker should write this into the deal, and if they don't or refuse to, look for a new broker. It's that important.
Architects: With financing information in hand, working with an architect becomes much easier. You'll know exactly how much money that’s available for your business to spend, and the architect will have guidelines and be able to stay on budget. It’s important to note that an architect may need four to eight weeks to complete the plans, so budget your time accordingly.
Contractors: Be sure to take time to identify and hire the best contractor you can afford and get several bids on the project before making a decision. Don’t make your decision based solely on the lowest bid. As part of your review process, check references, financial statements, proof of liability and worker's compensation insurance. In addition, contact the state contractor's licensing board to see if any complaints have been filed or actions taken against the contractors you’re considering. Finally, make sure your contractor and architect meet each other early on so they’re in agreement on the timeline, budget and any other special needs or circumstances.
Construction projects can be stressful and time consuming, yet with a little patience and prudence, building your own facility can be one of the wisest decisions you can make. Working with competent professionals will go a long way toward making your project a rewarding and profitable experience.
Most business owners understand the importance of securing adequate property insurance. An often overlooked companion to your property insurance, and potentially just as important, is business income coverage. More specifically, the loss of your business income due to a covered property loss.
Imagine for a moment that your business suffers a terrible fire loss. You are forced to cease operations for several months while building repairs are made and new inventory, furniture, and fixtures are secured. During this time you are unable to sell product or provide service to customers. Revenue falls to essentially zero, but you have continuing expenses that must be paid such as rent, mortgage, equipment leases, utilities, and payroll.
Business income coverage provides for this loss of revenue and continuing expenses. Most policies define business income as “net income (net profit or loss before income taxes) that would have been earned or incurred and continuing normal operating expenses including payroll” (ISO CP0003). This verbiage will vary slightly between policy forms, but the intent is to provide coverage for your lost net income and pay your continuing expenses, including payroll for owners, managers, and employees.
In addition, some business income policy forms will pay for “extra expenses” that help to reduce the amount of lost revenue, or the duration of your claim. Examples of extra expenses include leasing a temporary location, temporary furniture and computers, and expedited shipping of inventory.
Please take a moment to review your business insurance portfolio and see if business income coverage is included. Talk with your agent about the specific terms of your coverage, and any enhancements that are available. Your business insurance is incomplete without business income coverage.
If you have further questions, call Ryan Dye at 702-508-9253.
Look for new posts later this month from a variety of authors.