PUTTING YOUR SPACE TO WORK

As you may have heard, Steve Jobs knew a lot of things before anyone else did. And some of the most important things he knew had nothing to do with technology. In fact, one of these non-technical facts was arguably more responsible for the success of Job’s enterprises than any other single factor: Steve Jobs understood that space matters.

THE SPACE YOU WORK IN, THAT IS. IT REALLY MATTERS.

It makes much more difference to your success than most of us ever stop to think about. In fact, your work space does some of the most important work of your business, especially if your value proposition runs partly or completely on your employees’ ideas, ingenuity and innovation. How do you make sure you have enough of these infinitely precious resources? If you’ve been in business long, you know by now that you can’t order them up like a box of widgets. Perhaps you could send out a memo: “Each employee is hereby requested to produce at least three torrents of creativity per week.” Undoubtedly, this will produce a veritable avalanche of genius.

Instead, you could do something like what Jobs did when he was planning Pixar’s headquarters: locate the building’s …

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COMMERCIAL REAL ESTATE FIRM ANNOUNCES AGGRESSIVE HIRING PLAN

Chicago, IL – January 13, 2012 – Bella Terra Partners, a tenant representation commercial real estate firm, is ramping up its recruiting for its Chicago office.  The company is looking to add 2 Tenant Representation Professionals coupled with 1 Transaction Manager each year for the next 5 years.  “We’re open to hiring from industries outside commercial real estate,” said Rhea Campbell, CEO and Founding Partner.  “We hire smart people with the right attitude and teach them our process.”

Bella Terra Partners is a privately held commercial real estate firm headquartered in Chicago.  Campbell founded the company in 2008 to bring a higher quality of service to the commercial real estate market.  “By focusing on providing a strategic plan and superior customer service, Bella Terra Partners brings an experienced and sophisticated approach to office users largely ignored and underserved by senior professionals in the large national firms in Chicago,” said Campbell.  Since 2008, the firm has more than doubled its client base.  Currently, Bella Terra Partners services small to mid-cap national and global accounts. “These users are at a critical mass in size and complexity to warrant and require lease administration and a portfolio approach to their occupancy strategy,” said Campbell.  …

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INVESTMENT PROPERTY DATABANK SIGNS A LEASE FOR NEW SPACE IN CHICAGO

Chicago, IL – November 11, 2011 – United Kingdom-based real estate performance analysis firm Investment Property Databank US (IPD) recently signed a new lease for office space at The Civic Opera Building in Chicago.

IPD opened its first Chicago office in 2007 in River North, but quickly outgrew that space. Additionally, IPD was looking to upgrade its office and building aesthetic to create a more professional environment in close proximity to the Metra trains, L lines and its institutional customer base. “Tishman Speyer, the landlord at 20 N Wacker, was very accommodating, offering a compelling economic package to attract IPD to the already built out space on the 17th floor. This coupled with the amenities of the Tower Club, the presence, history and professional aesthetic of the Civic and the proximity to transportation, it was a simple choice,” said Rhea Campbell of Bella Terra Partners, who negotiated this transaction on behalf of IPD.

IPD is at the forefront of global real estate performance analysis, providing accurate and comprehensive information to measure real estate market returns and to take advantage of emerging trends. IPD has a multi-national staff of 300 and a presence in 20 countries through subsidiaries and existing …

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GLOBAL MANAGEMENT SERVICES SIGNS A NEW LONG TERM LEASE AT ONE NORTH LASALLE STREET

Chicago, IL – November 11, 2011 – Chicago-based event managing service Global Management Services, Inc (GMS) recently signed a long-term lease for new office space at One North LaSalle Street in Chicago.

GMS had been a tenant at 360 North Michigan Avenue for over eleven years and had a good relationship with its landlord. However, their space was in need of updating and required modifications to continue to meet their growing operational needs. With the assistance of Bella Terra Partners, a commercial tenant representation firm, GMS was able to move into a sister building of 360 N Michigan Avenue, One North LaSalle Street, owned by the same landlord. “The space offered at One North LaSalle Street had perfect existing conditions, was double the size and included furniture that would become vacant at exactly the time GMS required this space.” said Rhea Campbell, Founding Partner of Bella Terra Partners who represented GMS. “Not only that, the negotiated transaction fit well with GMS’s business goals and was a shorter negotiation process because of the long term relationship of the tenant and the landlord. The landlord gets to keep a solid business in its portfolio of Chicago owned assets and the …

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THE STATE OF THE CBD OFFICE MARKET – Q3 2011

Market Lens Newsletter Q3 2011

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LOAN DELIQUENCIES INCREASE BUT SO DOES CHICAGO’S EMPLOYMENT FORECAST

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BIGGER IS NOT BETTER

Our business has been steadily growing over the past three years. Because of this we’ve found ourselves needing to hire additional staff members, develop new vendor relationships for graphic design work, accounting, corporate structure evaluation and human resource advice and coaching. In our search for new vendors, we’ve found both large and small service providers and have found the differences between them startling.

The value we’ve found we can expect for our dollars spent, the level of service provided, and the ability to customize solutions and think clearly and creatively didn’t correlate with vendor size.  In fact, our experience has been that bigger is not at all better, but often worse.

When a company aggressively pursues expansion, more often than not the quality of their product or service will suffer if they are focused on the bottom line only.  Take Toyota, for instance.  While the car maker is known for their quality vehicles, there have been numerous problems that have developed in their vehicles in the last few years.  CEO Akio Toyoda himself admitted,

“Toyota’s priority has traditionally been the following: first, safety; second, quality; and third, volume. … These became confused.”

They had allowed their pursuit of volume …

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DO YOU KNOW HOW BIG YOUR PIECE OF THE PIE SHOULD BE?

Research by George Wu a professor of behavioral science at the University of Chicago Graduate School of Business, indicates even skilled negotiators may have underestimated the amount that it was possible to gain in a negotiation.

He states,

“When two people are negotiating over an issue such as price or salary, the amounts that each person is willing to give or take (i.e., their bottom lines) determine the range of possible settlements, commonly called the “bargaining zone” or “pie.” Put differently, the pie is the total value available for negotiators to split, and is defined by the size of the bargaining zone—the difference between the maximum amount that one person (e.g., a buyer) is willing to give and the minimum amount the other person is willing to take (e.g., a seller). There will only be an acceptable deal if one person is willing to pay as much as the other person needs. However, most savvy negotiators will not tell their counterpart how much they would really be willing to pay or accept. While each person might have ways of developing informed guesses about the other’s situation, perfectly accurate guesses are hard to come by, and mistakes are inevitable.”

Be sure …

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WHEN IT COMES TO YOUR OFFICE SPACE, IS IT REALLY BEST TO JUST “STAY PUT”?

In the last few years we’ve helped our clients renew their office leases more often than we’ve helped them acquire new office leases.  Why, you ask?  Some of our clients have thought it too risky to move to another location and commit to a longer lease, complete a full interior build out, and interrupt their business operations; others have simply opted for the path of least resistance at a time of great uncertainty about the future. Some have found themselves with reduced credit capacity, which has made acquiring new office space and posting a Letter of Credit difficult or impossible. Others have simply not had the mental capacity or human capital to think long term about their business, brand, and talent needs.

BUT, IT’S EASY.

The landlord has made these types of transactions relatively easy and attractive to these tenants by crafting, in partnership with the tenant’s professional, “blend and extend” solutions.  “Blend and extend,” as it’s known in the office leasing market, is the name given to the process by which a landlord renews a tenant with unexpired term on their lease by blending the unexpired term with the new term.  The tenant is happy because they …

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MARKET REVIEW: Q1 2011

At a glance…
  • Chicago office vacancy remains above ‘equilibrium’ by four points (14.4%), yet virtually unchanged from the previous quarter.
  • Rental rates continue to soften, slipping to $28.30 per rentable square foot (rsf), a decrease from last quarter’s $29.25.
  • Landlords continue to be aggressive in negotiating to retain existing tenants.
  • The bulk of market activity involves flight to quality in the leasing market with tenants taking advantage of historically low pricing.
  • Office space absorption figures suggest a slight increase in overall demand and leasing activity. Absorption is positive 80,622 rsf for the quarter, compared to the previous quarter of negative 27,582 rsf.
  • Sublease vacancy decreased to 2,511,330 available rsf from 2,658,482 available rsf
  • Many companies have excess, underutilized space.  The bulk of this ‘shadow space’ must be absorbed before a healthy market returns

Issues impacting Chicago office space, and many other markets, include: high unemployment, housing foreclosures and weak pricing, stagnant economic growth and diminished financial reserves of the small business.

We expect the recovery to move slowly for commercial office space in Chicago.

Major transactions this quarter:
  • Groupon at 303 E Wacker (150,000 rsf short term sublease expansion)
  • PNC Bank at 1N Franklin (116,000 rsf renewal/expansion)
  • University Health Consortium at 155 N Wacker Drive …
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