#10.B.  Tenant Fit-Out and Professional Renovations for New Tenant Space.

Tenant Fit-Out Work, Renovations for New Tenant Space, Commercial and Industrial Properties.
Commercial Construction Experts
Vanilla Box Renovations.
Offering Free Renovation Costs for New Tenant Ready.
INFO PAGE #10.B

Custom Tenant Fit Out Construction
Planning & Costs by Electricians, Installers & Constructors




 

/
Tenant Fit-Up Work by Licensed Experts.
  Zoning & Permit for Design Build Construction.
  Experienced Commercial Space Improvers.
  2 X 4 Ceilings, Lighting, HVAC, Restroom, IT, Etc
We Handle It:
Efficient Use of Rental Space to Your Timetable
CCTV, Alarms, Video Conferencing Equipment
We'll Handle   Conference Room Technology: Projectors, Smart TVs and Display Screens, Teleconferencing Systems, Furniture and Equipment.
 
We're the Tenant Fit Out Experts for:   Factory Fabrication Equipment, Mechanics' Bays, Office Computers, Printers and Scanners, Utilities, Security Systems, Signage: Furniture and Equipment, Lighting and Power Outlets, HVAC Systems, ADA Compliance, Elevators, Handicap Ramps.  We're your Designer or Architect for Demolition, Construction, Tile and Painting.
 
We're the Turnkey Build Out Experts for:   Permits and Zoning for Kitchen, Exhaust Hood, Oven & Dishwasher.  IT Management and Monitoring, VoIP Setup, Video, Cameras, Microphones. Servers and Data Storage, Virtual Private Network and Infrastructure, Computers, Printers and Scanners, Wi-Fi Access Points. Utilities, Security Systems, fiber-optic connections, Signage: Furniture and Equipment, Lighting and Power Outlets, Conference Room Technology: Plan for projectors, smart TVs, and teleconferencing systems. And we Acquire bids from multiple vendors, etc.
 
Guidelines for a Tenant Build Out

A build-out refers to the process of customizing or modifying a commercial rental space to meet the tenant's specific needs. This may include constructing walls, installing flooring, adding lighting, configuring HVAC systems, or setting up electrical outlets. Build-outs are common in commercial real estate since most spaces are initially provided in a basic condition (often called "shell space" or "vanilla box") and need to be tailored for the tenant's business operations.

Types of Build-Outs:

  • Tenant Improvements (TI): Changes made to the property at the landlord's expense or through an agreed budget provided to the tenant.
  • Turnkey Build-Out: The landlord oversees and completes the entire customization process, delivering a fully ready-to-use space.
  • Self-Managed Build-Out: The tenant handles the build-out and hires contractors, architects, or designers themselves.
  • Negotiation: Build-out terms are typically negotiated before signing the lease. For example, the landlord might offer a Tenant Improvement Allowance (TIA) to offset costs.
  • Timeline: The timeframe for completing a build-out should be agreed upon to avoid delays in opening the business.
  • Approval: The tenant must get the landlord's approval for the scope of work, and permits may be required based on local regulations.
  • Costs: Costs may include materials, labor, permits, and design services. The tenant and landlord decide who pays for which parts.

    Negotiating and Managing Tenant Improvements

  • Hire a professional designer or architect to create a detailed plan.
  • Break down the work into phases (e.g., demolition, construction, finishing).

    Business Needs Assessment for Commercial Rental Property

  • Number of Employees: Determine the current and future team size to estimate workspace requirements.
  • Type of Work: Identify job roles and whether they require private offices, shared desks, or collaborative spaces.
  • Visitor Requirements: Account for reception and meeting areas for clients or guests.
  • Specialized Rooms: Consider conference rooms, break rooms, server rooms, and storage.

    Space Requirements:

  • Square Footage: Estimate space per employee (commonly 125-250 sq ft per person).
  • Layout Style: Decide on open floor plans, cubicles, or private offices.
  • Future Growth: Ensure space for expansion if your team grows.

    Building Amenities and Features:

  • Accessibility: Check ADA compliance, elevators, and ramps.
  • HVAC Systems: Ensure sufficient heating, ventilation, and cooling.
  • Utilities: Confirm availability and capacity for electricity, water, and internet.
  • Parking and Transportation: Assess parking spaces and public transit access.
  • Security: Verify building security systems, keycard access, and cameras.

    Technology Infrastructure:

  • Wiring and Connectivity: Assess internet speed, Wi-Fi setup, and server needs.
  • Conference Room Technology: Plan for projectors, smart TVs, and teleconferencing systems.
  • Power Outlets: Ensure adequate outlets for devices, including backup power systems.
  • Phone Systems: Decide on VoIP or traditional phone systems.

    Furniture and Equipment:

  • Office Desks and Chairs: Ergonomic furniture for comfort and productivity.
  • Shared Spaces: Tables, seating for collaboration areas, and lounges.
  • Break Room Equipment: Refrigerator, microwave, coffee machines, etc.
  • Storage Solutions: Filing cabinets, lockers, and shelves.
  • Permits and Zoning: Confirm business use aligns with zoning laws.

    Interior Design and Branding:

  • Design Aesthetic: Choose colors and furniture that align with your brand.
  • Signage: Ensure clear, branded signage inside and outside.
  • Lighting: Use natural and artificial lighting to create an inviting atmosphere.
  • Acoustics: Plan soundproofing or acoustic panels for privacy.

    Employee Amenities and Workflow Optimization:

  • Traffic Flow: Ensure pathways allow smooth movement between workstations.
  • Collaboration Areas: Include spaces for teams to brainstorm or meet.
  • Privacy Considerations: Provide areas for confidential discussions.
  • Break Areas: Comfortable spaces for relaxation.
  • Wellness Features: Standing desks, plants, or wellness rooms.
  • Onsite Facilities: Gyms, showers, or bike storage if possible.

    General Real Estate Terms for Business Properties:
    1. Lease Agreement:   A legal contract outlining the terms and conditions between a landlord and tenant.
    2. Lessor:   The property owner or landlord.
    3. Lessee:   The tenant renting the property.
    4. Tenant Improvements (TI):   Customizations or modifications made to the rental space to suit the tenant's needs.
    5. Base Rent:   The initial amount of rent due before additional charges like maintenance or utilities.
    6. Gross Lease:   A lease where the landlord covers property taxes, insurance, and maintenance costs.
    7. Net Lease:   A lease where the tenant pays some or all additional property expenses, like taxes and insurance.
    8. Triple Net Lease (NNN):   A lease requiring the tenant to pay property taxes, insurance, and maintenance, in addition to base rent.
    9. Percentage Lease:   A lease where rent is based on a percentage of the tenant's revenue, often with a base rent.
    10. Escalation Clause:   A clause allowing the landlord to increase rent over time, often tied to inflation or operating costs.
    11. Rent Abatement:   A period during which the tenant is not required to pay rent, often used as an incentive.
    12. Security Deposit:   An upfront payment held as protection against damages or non-payment.
    13. CAM Charges (Common Area Maintenance):   Costs shared by all tenants for maintaining common areas like hallways, parking lots, or elevators.
    14. Flexibility: If the landlord resists a high allowance, ask for other concessions (e.g., rent abatement or additional free parking).
    15. Rollovers: Negotiate for unused TIA funds to be credited toward rent.
    16. Professional Support: Consider hiring a commercial real estate broker to negotiate on your behalf.
    17. Perform Inspections: Schedule inspections as required by local building codes. Address any deficiencies identified during inspections.
    18. Include Important Lease Clauses:
    19. Scope of Work: Outline what the allowance will be used for.
    20. Completion Timeline: Specify when improvements must be completed.
    21. Ownership: Confirm that improvements remain with the property after the lease ends.
    22. Reversion Clause: Negotiate whether you must restore the property to its original condition.
    23. Negotiate the Allowance:
    Request a competitive TIA based on your needs.
    Propose a higher TIA in exchange for a longer lease term.
    Design and architecture fees. Construction and labor costs. Permits and inspections.

    Property:  Legal, Procedural and Location Terms:
    Build-Out:   Construction or modifications to make the space usable for the tenant's business.
    Zoning:   Local regulations determining the types of activities allowed on the property.
    Usable Square Footage:   The actual space the tenant occupies and uses.
    Rentable Square Footage:   Includes the tenant's usable space plus a proportionate share of common areas.
    Anchor Tenant:   A large, well-known business that drives traffic to a commercial property, benefiting smaller tenants.
    Covenants, Conditions, and Restrictions (CC&Rs):   Rules governing the use of the property.
    Operating Expenses:   Costs associated with the day-to-day running of the property, such as utilities or maintenance
    Market Rent:   The current rate at which similar spaces are rented in the area.
    Pro Rata Share:   The tenant's proportion of shared expenses based on their leased square footage.
    First Right of Refusal:   A tenant's right to match any offer on adjacent space before it's leased to another party.
    Default:   Failure to meet lease obligations, such as paying rent on time.
    Option to Renew:   A clause giving the tenant the right to extend the lease term under pre-determined conditions.
    Sublease:   Renting part or all of the leased space to another party.
    Assignment:   Transferring the lease agreement to another party.
    Holdover Tenant:   A tenant who remains in the property after the lease term ends without renewal.
    Force Majeure:   A clause excusing non-performance due to extraordinary events (e.g., natural disasters).
    Exclusive Use Clause:   A provision that prevents the landlord from leasing to a competitor in the same property.

    Network Infrastructure:

  • Wiring and Cabling: Install structured cabling for Ethernet connections (Cat 6 or higher recommended).
  • Routers and Switches: Choose enterprise-grade equipment for stability and scalability.
  • Wi-Fi Access Points: Install access points for strong, consistent wireless coverage across the office and mesh networks for larger spaces.
  • Fiber-optic connections for high-speed internet.
  • Redundancy: Set up a secondary connection for backup in case of outages.

    Servers and Data Storage:
       On-Premise vs. Cloud: For onsite servers, ensure proper cooling and physical security.
       Data Backup: Implement automated backups (local and cloud-based) to prevent data loss.
       Storage Solutions: Use NAS (Network-Attached Storage) or SAN (Storage Area Network) if needed.
       Peripherals: Monitors, keyboards, mice, docking stations, and headsets.
       Printers and Scanners: Network-enabled for easy sharing across the office.

    Software and Applications:
       Productivity Tools: Install Microsoft 365, Google Workspace, or alternatives.
       Specialized Software: Install job-specific tools (e.g., AutoCAD, CRM systems, design software).
       Collaboration Tools: Set up Zoom, Slack, Microsoft Teams, or similar tools.
       Firewall and Antivirus: Deploy enterprise-grade firewalls and endpoint security software.
       VPN (Virtual Private Network). Telephony and Communication
       VoIP Setup: Choose a VoIP provider for cost-effective communication.
       Ensure call routing and voicemail features are configured.
       Install video conferencing equipment (e.g., cameras, microphones).

    IT Management and Monitoring:

  • Help Desk and Monitoring Tools: Deploy tools for real-time monitoring of network health and performance.
  • Inventory Management: Track all IT assets for maintenance and upgrades.
  • Server Room Access: Restrict access to the server room with keycards or biometrics.
  • CCTV and Alarms: Monitor sensitive IT areas.
  • Power Backup: Install UPS (Uninterruptible Power Supply) systems for critical devices.
    Testing and Training: Testing: Ensure all systems (internet, printers, servers) are functional before opening. Employee Training: Train staff on using new tools and systems. Documentation: Provide guides or FAQs for common IT issues.
    •  
    Services Provided by Jersey Shore Workers LLC for these areas  Atlantic City, Avalon, Brigantine, Cape May, Longport, Margate City, Ocean City, Stone Harbor, Ventnor, Wildwood and Absecon NJ.
    We're Your Worker General Store, more on these issues:
    WiFi Technicians, Services for Computers, Cameras and TVs by Jersey Shore Workers.

    Office Improvers, Custom Desks, Counters, Work from Home Office, Space Upgrades.

    Public Buildings, Repairs, Maintenance, Seating, Lighting, Displays.