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Douglas Elliman has been tapped to market for lease the Fairmont Residences at the Reuben Brothers’ Century Plaza development in Century City.
The 56 hotel-branded apartments will only be available for lease, with minimum stays of six months, according to an announcement from Century Plaza’s owners, the Reuben Brothers, and Douglas Elliman Development Marketing on Tuesday.
Rents at the Fairmont are between $10,000 and $50,000 a month and renters will have access to the adjacent hotel’s amenities, plus a residents-only lounge, fitness center and wine storage room.
The Reuben brothers, David and Simon, took over the Century Plaza project through foreclosure last year, acquiring the hotel, retail properties and a handful of condo units for about $1 billion, after the developer, Michael Rosenfeld, defaulted on senior and mezzanine loans.
The apartments are located in the same building as the hotel, though residents have a private elevator.
While Los Angeles has a handful of hotel-branded condos for sale, such as Michael Shvo’s Mandarin Oriental Residences in Beverly Hills, it’s rare for these buildings to only offer leases.
Douglas Elliman has already done a “whisper friends-and-family campaign,” but is opening up leasing to the public this week, according to Cory Weiss at the brokerage, who is marketing the residences.
“We’re seeing a lot of executives interested,” Weiss said, referring to high office rents and low vacancy for offices in Century City.
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Isabella Farr
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There are times when products are inherently expensive. Homes are a classic example. So are vehicles. In those cases, the constant human needs for shelter and transportation have created natural solutions in the form of mortgages and auto loans.
But what about companies outside of staple product niches? Here are three examples of how companies with high-priced products designed for larger consumer markets can make them accessible to working-class families.
Leasing is a classic business model. It involves renting an asset under a contractual agreement at a certain price for a set amount of time.
When leasing comes up, it’s usually referencing major assets such as a house or car. However, it’s completely possible to lease a wide variety of additional products.
Related: 5 Major Leasing Deal Points to Know Before Signing a Lease
One example of this is solar panels. NerdWallet reports that the average solar panel installation can cost as much as $35,000. The renewable source of energy can save money over time, but its barrier to entry is inhibitive and has made solar power inaccessible to lower-income homeowners for over a decade.
Some companies aim to combat this by leasing solar panel systems to homeowners. The end result is lower energy bills that ideally cover both the leased equipment and reduce the original cost of energy for the home.
This approach to solar panel installation saves consumers tens of thousands of dollars in up-front fees. This makes it possible for homeowners to tap into the long-term savings of solar power without breaking the bank in the process. The same model is easy to reproduce for any brand that has a solid product and enough capital or investors to front the cash for equipment.
Related: How to Invest In Real Estate Amid High Interest Rates and Inflation
Interest is a major detracting factor that makes larger purchases unappealing. For example, if an individual purchases a car in New York and takes out a five-year $25,000 auto loan at 5% interest, they’ll end up paying over $2,600 more in interest.
Broken down over 60 months, this is nearly $45 per month in interest alone. To a working-class family, this is a legitimate cost that they must factor into their financial plans.
Savvy companies that sell big-ticket items have caught onto the toll that interest payments take on their customers. Some have opted to offer interest-free payments as an alternative.
Home Depot, for instance, regularly offers its customers coupons for 12-month and even 24-month interest-free financing. The Home Depot credit card also provides a round-the-clock six-month interest-free financing option. That means a customer can hold a balance with the company for that entire period (whether it’s six, 12 or 24 months). As long as they pay off the total before the payment period ends, they won’t pay a penny in interest.
This model assumes a certain degree of risk on the part of the company. However, when managed well, the interest-free financing model more than makes up for the risks in the amount of larger purchases it encourages from those customers with limited up-front funding.
Sometimes, a grouped product selection can push something out of reach of working-class family budgets. When this is the case, splitting a product up into multiple components can help reduce the financial barrier to entry.
The exorbitant cost of cable television is a good example of this issue. Cable provider Spectrum has found a solution to the problem of its excessively priced full television packages by offering its Spectrum TV Choice bundle.
This allows users to choose from a variety of channels to fill up a smaller quota of total channels. They can change their selection once a month, making the arrangement sustainable and accessible.
Not all products come in individual pieces. Whenever that is the case, though, companies should consider innovative ways to repackage the individual components to make them accessible to customers without losing their collective value.
Related: How Businesses Can Empower Consumers to Make Sustainable Choices
The middle class in America is able to make larger purchases. But they cannot do so with the same laissez-faire attitude as those with ample wealth and disposable income.
Companies that want to market higher-priced products to middle-class consumers must be willing to find unique and innovative ways to help them make a purchase. From leasing and financing options to á la carte and “buffet style” offerings, consider how you can make your brand’s big-ticket items accessible to your target audience.
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Rashan Dixon
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U.K. stocks rose Thursday, as the FTSE 100 Index FTSE 100 Index closed up 0.19% at 7,483.58.
Among FTSE 100 constituents, technical services company Intertek Group PLC Intertek Group PLC saw the largest increase Thursday, as shares climbed 3.42%.
Shares of air freight firm International Distribution Services PLC International Distribution…
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When leasing commercial space, a tenant can either rent in a new development or lease an existing space.
Understanding the plusses and minuses of leasing new space compared to an existing space is critical. There are an incredible amount of nuances involved in both options. This article will help you examine both sides of the equation to assist you in making an informed decision.
Key benefits businesses can enjoy when leasing space in a new development are a few potential infrastructure improvements from landlords. These can include electrical & HVAC.
Many developers are building spaces with higher electrical requirements than what was traditionally built in the past. Since upgrading the existing electrical infrastructure can often be impossible or extremely expensive, having the amperage you need from the beginning will be highly advantageous to select a location.
After electrical requirements, HVAC is another big-ticket item. In a new development, the landlord may have installed a new HVAC. However, there is also a chance that the landlord will not install it. Whether the development is new or existing, you need to ask and get in writing if the landlord will handle the HVAC. You will need to know this before you start to negotiate your deal.
Also, you must determine the HVAC size and confirm with your general contractor that it will work for your business. Remember to mention to your general contractor any equipment you will be utilizing and ask your general contractor to confirm the HVAC tonnage will be sufficient for your needs.
If new HVAC is going to be installed by the landlord, find out if they will be distributing it or not. If they will not be distributing the HVAC, make sure to let your general contractor know and have the g include the cost to distribute in their quote. If there is existing HVAC, find out the age and have it inspected in the early stage of negotiations. If the HVAC needs to be replaced, you must find out sooner rather than later.
Related: The 10-Step Process to Leasing a Commercial Space
A tenant improvement allowance is money a landlord gives a tenant specifically for the tenant to utilize in building out their space. New developments often offer tenants a higher tenant improvement allowance than an existing space. However, it is essential to note that although the tenant improvement allowance is higher, landlords typically will not build a restroom in the new space. Instead, landlords commonly feel that the tenant can add the bathroom to their plans.
Landlords typically expect tenants to take part of the money they give as tenant improvement allowance for the restroom build-out. Therefore, it is a good idea to talk to a general contractor and get a bid on what it will cost to build your restroom. Then you can provide the landlord with that number and try to negotiate restroom credit. Also, remember that it is essential to check with the city to determine the number of restrooms you will need for your use.
One of the main disadvantages of leasing retail or commercial space in a new development is that it can be more expensive. New developments often have higher leasing costs due to the current construction costs. In the Southern California commercial real estate market where I specialize, I have seen examples of rents being double for a new development versus an existing center. In addition to higher leasing costs, tenants often must pay utility connection fees when leasing a new development.
If the space already exists, it is likely connected to utilities, and thus the tenant would avoid those fees. However, it is essential to note that every use differs, and every municipality charges different connection fees. Therefore, do your homework in advance, talk to your potential landlord, and then speak to the municipality where you plan to open your business. It will help if you find out what your fees will be in advance. This way, you will have no surprises.
Signage is vital to most businesses — it will get customers to your door. Since signage is highly sought after by all tenants, it can be highly competitive to get. Landlords will traditionally not offer it to tenants. Tenants need to work hard to get signage rights with their space. Typically you can easily get the right to put your name above your space. You must negotiate to get your business name on other building locations, such as the back and the side. Additionally, you must negotiate your rights to be on any pylon and monument signs in the shopping center or business complex.
Remember that there are almost always limited spaces on monuments and pylon signs. All tenants in the center are probably not going to get panels. When negotiating your deal, you will need to ask for space. Remember to get the exact location of the panel location in your lease. It will need to be added as an exhibit.
Even if a landlord says you can have signage rights, you have no rights if it is not in your lease. At any time, the landlord can force you to remove your sign.
Additionally, it is good to note that in an existing center, a tenant will typically have to pay for the cost and installation of their panel. However, in a new center, in addition to the cost and installation of their panels, landlords often try to pass on the cost of the construction of the monument sign to tenants. If you have seen a monument sign in a center with many blank panels, the landlord could have tried to get the tenants to pay for spaces, but the cost was probably prohibitive.
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Roxanne Klein
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As the founder of one of the country’s fastest-growing 3D Virtual Tour companies, I’ve dedicated a lot of time to testing all of the leading virtual tour platforms available. There are hundreds of these 3D software on the market, though only a few can produce the quality content needed for my clients.
There are many factors to consider when choosing a virtual tour software for your business, including the price, usability and quality. Sometimes, certain kinds of locations need special features only available on one platform. This is why, as one of the largest virtual tour companies in the US, we need to utilize all of these platforms.
Today, I will go over my top 3 virtual tour platforms. The software I will list today is not only the best of the best but is the software we use for 99% of our tours.
Odds are, if you are into virtual tours, you have seen a Matterport before. You have probably seen hundreds of Matterports already. This is because Matterport is the most popular Virtual Tour platform of all time and for good reasons.
Matterports are instantly recognizable by the fully 3 Dimensional “Dollhouse” shown when you first load the tour. This feature is often absent from many other platforms; when it isn’t, Matterport still creates these the best. The way Matterport works is a full 3D scan is made in various locations of a property, which are then automatically stitched together by the software to create one large to-scale render with 99% accurate measurements.
Matterports are useful for creating floor plans easily, which is useful in the real estate market. Real Estate agents use Matterports most often due to all of these features, the dollhouse, the floor plans and the realistic rendering. This saves them time and attracts more buyers because essentially anyone can tour the property for free as if they were there in person. This is efficient for agents and often leads to more calls, property tours and eventually a sale because the potential buyers already know exactly what the interior looks like before they ever contact the agent.
If you are not a real estate agent, some of these premium features might not be necessary for the tour you need, especially with the high cost of these Matterport scans. The Matterport Pro 2 costs a couple thousand dollars alone, and this does not include the software or the web hosting.
If you have a large virtual tour company, you can expect to pay as much as $1,400 a month to host only up to 500 tours at once. For this reason, we like to use other tours for other scenarios, which can be cheaper and benefit the client.
Related: How Virtual Reality is Impacting Real Estate?
One of the most groundbreaking virtual tour platforms you probably haven’t heard about is Kuula. Released in 2016, Kuula has worked its way up to be among the top platforms fairly quickly. The standout feature of Kuula is that virtual tours can be made of properties and locations that do not exist yet. This is especially useful for contractors or building planners to create a fully explorable environment for a building still under construction. These 3D models look very realistic and are commonly confused with real images.
Along with this feature, Kuula can do everything a standard virtual tour platform can do. Kuula is known for its fast-loading and mobile-friendly tours. These tours are helpful for real estate and local businesses because they are optimized to run quickly on smartphones. They might not be as detailed as Matterports, but the price of Kuula makes up for this.
For one, Kuula’s software works flawlessly with any 360 camera on the market, so there are no high-priced cameras to cause any roadblocks for a new virtual tour business. The software and hosting are also extremely affordable. Kuula offers its software for free, with very few features locked behind a paywall, as well as some of the most inexpensive hosting out of all platforms.
Related: How Virtual Tours Can Elevate Your Marketing Strategy
My company works with all kinds of properties. Matterports are great for real estate listings and small businesses, and Kuula is essential for new construction projects; but when creating a tour for large areas, these platforms suffer. This is why, when we create a virtual tour for college campuses, resorts, or state parks, we use cloud pano.
Cloud Pano works best with large buildings, facilities or outdoor areas. Technically, a Matterport is possible for large buildings, but to traverse the virtual environments, you will have to click through every pano area taken by the camera. Imagine a very long hallway. With Matterport, you will have to basically “click” your way down the hall, which can take a long time. If the building is a resort or a factory, it could be impossible to see everything the location offers in a reasonable amount of time.
One drawback to CloudPano is that the tours need to be stitched together by hand, which, compared to Matterport, can take a lot of time. But the benefit to stitching yourself is you get to create the best tour path for the property and include or cut out specific areas. This allows my company to charge a bit more for our work because there is a lot more of a creative aspect to these tours, where expert experience provides a better result. CloudPanos are also significantly cheaper to host than Matterports, which is why it is my favorite tour platform for my business.
Related: This Real Estate Hack Will Make Selling A Property Easier in 2023
Virtual tours have only just started to take traction within the last few years. I believe most people still do not know about their existence unless they are business owners or in real estate. For this reason, I think the virtual tour industry will see massive growth over the next few years in terms of user engagement and tech innovations. For now, these three platforms are the best on the market for my company. However, I see this changing very soon as 3D software and 360 cameras continue to advance and the popularity of consumer VR headsets grows. I am excited to see where these platforms go in the next five years.
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Sean Boyle
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If you are new to commercial leasing and will be leasing a commercial space for the first time, here’s an overview of the commercial leasing process.
Determine the demographic you want to reach and find an area that caters to that demographic. You will then want to research the market by considering the competition in the area and how your business will differentiate itself.
In analyzing your potential locations, you need to look at costs: I recommend creating a spreadsheet where you put all your costs associated with each place you are considering. You can now make a side-by-side comparison of different sites with a cost spreadsheet.
Related: How Your Business Can Be Its Own Landlord
Once you have visited all locations and analyzed the costs, you will tour the locations with your general commercial contractor. You will want your general contractor to assess the condition of the walls, floors, roof and foundation to ensure they are in good shape. In addition, check the availability and condition of electrical, plumbing and HVAC systems to ensure they are adequate for the intended use. Finally, if you need gas, you will want to ensure that gas is currently at the premises.
Make sure you have your general contractor evaluate the accessibility of the space. Ask your general contractor whether the property meets American With Disabilities (ADA) requirements.
After you tour with your general contractor, if you want to submit an offer, ask your general contractor to provide you with a quote. This quote will allow you to evaluate the cost of any necessary repairs or renovations.
Related: How to Start an Airbnb Business Without Owning Property
If you are working with a real estate broker, they will be able to assist you in drafting your lease offer. You will want to ask your real estate broker for comps before you let them know the lease rate you want to offer. Remember, when reviewing comps, you need to know the big picture. Landlords often give tenants a cash allowance and free rent to get a higher rent.
After reviewing comps, determine your budget. Decide how much you will pay for rent, security deposit and other fees. Also, decide on the length of the lease you are comfortable with. At this time, you or your real estate broker are in a better position to prepare a letter of intent, often referred to as a LOI. Your LOI should outline your proposed terms, including the length of the lease, rent amount, security deposit and other relevant details.
This part is the hardest for many of my clients since once the ball is out of our court, it can be challenging to know when it will come back in. If you seem too anxious, it will affect your ability to negotiate.
Once you receive the response from the landlord, you will either continue your negotiations or move on to another property. Please note that it is scarce for a landlord to accept an original offer from a tenant. Therefore, if you continue the negotiation process, you will engage in further negotiations until you reach a mutually acceptable agreement. This process can be as quick as a few weeks, but complex deals can last over a year.
Related: Cultivate Your Negotiation Skills For Entrepreneurial Success
If you agree with the landlord on the LOI, you will wait for the lease draft to review. I recommend you interview and decide on a commercial real estate attorney skilled in lease review and tenant representation during this time.
Once you receive the lease draft, send the lease along with the agreed-upon LOI for your attorney to review. Additionally, it is essential that you carefully read the lease agreement to ensure you understand the terms and conditions. You, along with your attorney, will want to verify the terms. Make sure that the lease agreement accurately reflects the terms that were negotiated.
Related: 8 Essential Real Estate Questions To Ask Potential Franchisors
Before you sign the lease, I recommend you do a final inspection. Typically the general contractor will do an initial review at no cost before this point. To get an in-depth inspection, they will require a fee. Considering the financial costs involved in the lease, it is a good business practice to pay for this final inspection.
After you are comfortable with the lease and the final inspection, you will then be executing the lease. It is important to note that typically your time will start ticking when the lease is mutually executed. This time is most importantly specific to the free rent period.
Related: Why Real Estate Agents Should Take Advantage of BPOs Right Now
You may need to hire an architect to draw plans if you make significant modifications. If the landlord has existing plans, it will save you money and time. I recommend you ask for these plans during your LOI negotiations.
If you need to have plans drawn, your architect will submit them to the city once they are complete. Each municipality has different speeds at they operate. You need to understand that you can only start your build-out once the plans are approved.
The process of leasing commercial real estate can be complicated and time-consuming. Therefore, I recommend you work with a commercial real estate broker, a general commercial contractor and a commercial real estate attorney to assist you in your journey.
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Roxanne Klein
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