The Process, Specific Building Information, Touring,
Offers and Contracts, Our Fees, and Who We Represent
The Process: Our process begins by us learning as much as we can about
the prospective requirement. Where possible, we like to visit a client's existing location to see
what works well about their present arrangement as well as what is problematic. Where that is not
possible, we like to learn as much as we can by visiting with the client via telephone. The more
information we can gather, the higher the chances that we can find that "just right"
facility.
Specific Building Information: As we begin finding locations for
the client to consider, we typically send the information to the client via e-mail in an Adobe
Acrobat .PDF format. Each building .PDF typically will have a cover page or Fact Sheet, a second
page with the project plotted on a map, one to multiple floorplans depending on availability, and
often times a building flyer from the landlord.
Click here for a sample Fact
Sheet.
Touring: Once the client has decided which projects they have interest
in, we typically will schedule to meeting both the client and the landlord (or selling) agent at the
property. In some cases, we will arrange up to a five or six building tour that can take four to
five hours. Some client may ultimately want to see as many as ten to twelve projects.
Offers and Contracts: After a client has selected one or two projects as
their primary targets, we generally will make an offer (or offers) in the form of either a
"Letter of Intent" or (in the case of a purchase) a Contract.
Click here to see a sample Letter of Intent.
While we may prepare an earnest money contract on behalf of a buyer client, we ask that all buyers
have their attorney review the contract prior to submitting. We also ask that client who will lease
space have their attorney review the lease prior to signing.
Our Fees: Generally our clients have no out of pocket fees for our
service. We typically are paid our fee by splitting a lease commission with the landlord or selling
agent. In cases where we may orchestrate a "Build to Suit" on behalf of a client who want
to have a building constructed to their specifications, our fee is agreed to in advance with our
client and is built in as a cost of the project along with the fees for architects, engineers,
surveyors, Title policy, etc. Our minimum requirements are that a client will be Willing to lease no
less than 1500 SF of office area and will sign a lease for a minimum two year term. Prior to
beginning a full search for locations we ask our client to sign a Professional Services Agreement
that engages us as their exclusive agent. Click here to see a sample Professional Services
Agreement.
Who We Represent: In almost all cases, we are representing the
interests of the buyer or tenant. Most often, there will be another agent involved in the
transaction who represents the landlord or seller. Our job is to get the best deal for the buyer or
tenant, ie;, the lowest rent or purchase price, the greatest possible construction allowance, an
option to extend the term of the lease, etc.
To learn more about Agency, Disclosure and Broker Representation in the State of Texas, click here
to see a publication by the Texas Real Estate Commission or go to the Texas Real Estate Commission
at http://www.trec.state.tx.us/index.asp
Contact Us or you may phone John O’Connor,
Broker, for more information @ 210-696-0276.
You will need Adobe Acrobat to read the PDF files on Real-Estate-Dept.com
Click
Here to download Adobe Acrobat.
WHAT DO WE
DO?...
Many business owners ask that! We function as a business’s
Real Estate Department, just like Citibank, IBM, or General Electric would have a seasoned real
estate professional on staff as a full time Director of Real Estate. We assist businesses in
evaluating their needs, developing location criteria, performing market searches for available
locations, and negotiating terms under which the company can lease or purchase property. As a
bonus to the businesses we represent, we can generally perform these activities at no cost to
the business since we are typically splitting a fee with the listing agent of the property. Our
in house data base has information on more that 1200 Houston full service office buildings and
350 San Antonio full service office buildings, so if you’re considering relocating or
expanding, contact John O’Connor for more information.
THE REAL ESTATE DEPARTMENT
John O'Connor
BROKER
Houston
Telephone 281-497-8696
PO
Box 771612 Houston TX 77215
FAX 281-497-8752
San
Antonio
Telephone 210-696-0276
PO Box 780697 San
Antonio TX 78278
