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  • library_books Common Area Maintenance (CAM) - Commercial Lease Terminology - Part 2
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    Posted by Eric Hughes,
    Article Synopsis

    The Cogs of Industrial Leasing ThumbnailIn Commercial Real Estate leases, Common Area Maintenance, or CAM, refers to activities related to areas and items shared between tenants in a multi-tenant building or complex…

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  • library_books Expense Caps - Commercial Lease Terminology - Part 1
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    Posted by Eric Hughes,
    Article Synopsis

    The Cogs of Industrial Leasing ThumbnailIn Commercial Real Estate Leases, an Expense Cap typically refers to expenses that are passed along from the landlord to the tenant for Common Area Maintenance of a building…

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  • library_books Modified Gross - Types of Commercial Leases - Part 5
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    Posted by Eric Hughes,
    Article Synopsis

    The Cogs of Industrial Leasing ThumbnailIn Commercial Real Estate, a Modified Industrial Lease involves modifications to the Industrial Gross Lease. The modifications can vary, but the tenant often pays for certain items contributing to a Multi-Tenant building’s Common Area Maintenance…

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  • library_books Net Lease - Types of Commercial Leases - Part 4
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    Posted by Steve Watts, Eric Hughes,
    Article Synopsis

    The Cogs of Industrial Leasing ThumbnailIn Commercial Real Estate, there tends to be confusion regarding the difference between a Gross and a Net Lease - and variations of each…

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  • library_books Rail Access - Picture with Definition
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    Posted by Eric Hughes,
    Article Synopsis

    warehouse with rail access/siding thumbnail

    Having access to rail siding (doors on rail cars are generally on the side - hence “rail siding” - see photo), which is actually serviced (meaning a rail provider will use the track…

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  • library_books Texas Warehouse Relevant News - As of 21Mar2020
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    Posted by Steve Watts, on March 23, 2020
    Article Synopsis

    There is a lot of news out there. We are trying to pick a few of the ariticles that are more relevant to the industries we serve. Today we have articles about the economy (since things are moving very quickly, this can’t help but be a bit dated but still interesting to see progression), the Port of Houston, and a discussion with the Texas Railroad Commissioner about the Texas and World Oil & Gas markets.

    Port Houston to receive millions for Bayport terminal expansion, Houston Business Journal, 11Mar2020

    HBJ released an article discussing a Grant presented on 10Mar2020 to Port Houston for $21.8M and Port of Corpus Christi for $17.6M. Port Houston will use the funds to expand the Bayport Container Terminal and Port of Corpus Christi will use the funds to partially refurbish docks. The article goes on to discuss various activities at both ports.

    Warning Bells Sound for U.S. Economy As Virus Squeezes Ports, Yahoo Finance, 10Mar2020

    As of 10Mar2020, the shipping industry - “accustomed to running at full speed this time of year” - is watching a shipping slowdown “tied to the coronavirus.” China shuttering factories is a big factor in slowing shipments into the country. Low demand for longshore labor is causing alarm, per “Jock O’Connell, a foreign trade consultant in CA.” No one knows for sure, but we think we could still be early in this downturn. Buckle up!

    Texas oil regulator: ‘What our eyes are on is not the pain of today. It’s the pain of the future, Dallas Business Journal, 21Mar2020

    This is an interview with Ryan Sitton, Texas Railroad Commissioner. The article is centered around what if any extraordinary action Texas should take in light of the bottom dropping out from under oil prices. He discusses possible national collaboration with OPEC, dictated slowing of production, and his opinion that oil demand will be here for the long haul.

    If we can help you find a Warehouse, please click get started here, give us a call, or use our chat box in the bottom right corner of your screen.

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  • library_books Looking for Warehouse Space? Read This First...
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    Posted by Steve Watts, on December 14, 2019
    Article Synopsis

    The very first and most important thing you must know about leasing or purchasing warehouse or other industrial space is whether or not you can avoid the process altogether! There are many avoidance strategies available, but you also shouldn’t delay just for the sake of delay since that isn’t always the correct strategy. There can be good reasons to wait, and good reasons to move forward. Let’s take a bit of time to cover some of those reasons in more detail.


    Article Outline 


    • Why Change Your Situation?
    • Why Maintain Your Situation?
    • Why Change - Location 
    • Why Change - Capacity 
    • Why Change - Suitability 
    • Why Change - Costs 
    • Why Maintain - Cost to Move 
    • Why Maintain - Business Disruption 
    • Why Maintain - Workforce Impact 
    • Why Maintain - Customer Impact 
    • Avoid Moving - Property Improvements 
    • Avoid Moving - Productivity Improvements 
    • Summary 


    Why Change Your Situation?


    There are many reasons why a business might feel the need to make a change. Some reason categories here include:

    • Location 
    • Capacity 
    • Suitability 
    • Costs 

    I’ll use these broad categories later to cover in a bit more detail information supporting a move.


    Why Maintain Your Situation? 


    Some factors argue against making a change. Some reason categories here include:

    • Cost to Move 
    • Business Disruption 
    • Workforce Impact 
    • Customer Impact 

    I’ll use these broad categories later to cover in a bit more detail information supporting staying in your current location.


    Why Change - Location 


    Location affects many factors of your business. You could be attempting to position your business to improve your proximity to your existing or potential:

    • Workforce 
    • Supplier base 
    • Distribution channels 
    • Customers 
    • Etc. 

    These are all specific to your company and are difficult to generalize, but can all be good reasons to make a change.


    Why Change - Capacity 


    In this case, you have likely determined that your current space no longer matches your needs from a capacity perspective - either your business has grown beyond, or shrank below what your existing area will sustain. Either way, this can be a strong motivator to make a change.


    Why Change - Suitability 


    Suitability can be the need for equipment that does not fit, is too heavy for, or required utilities not provided by your current building. You might need more loading docks, larger trucks, more maneuvering space, etc. 


    Why Change - Costs 


    A common reason here is that your landlord has made one-too-many lease rate or capital improvement expense increases, and you believe you can do significantly better elsewhere.


    Why Maintain - Cost to Move 


    Moving an existing business from one location to another is a significant expense - over and above your regular cost of doing business. A move will result in lease expenses from two buildings for a finite period. You can likely assume that you do not have resources not being utilized, so you must hire or contract temporary support to help you move. You will also be likely to need to spend to avoid business disruption (see below).


    Why Maintain - Business Disruption 


    If you manufacture products, you will likely want to build an inventory buffer of these products before you move to avoid disrupting your customers. This type of disruption “insurance” can be difficult to implement depending upon the state of your manufacturing capacity, relationships to your customer, and your reasons for moving. Similar reasoning can apply regardless of the activities performed in your building.


    Why Maintain - Workforce Impact 


    As with any change, the relocation of your business will have an impact on your workforce. The implementation of disruption “insurance,” changes in their commute, or the requirement for employees to relocate are some examples.


    Why Maintain - Customer Impact 


    Any change - e.g., moving from one building to another - creates risk for your customers. They have to be sure that the products you supply to them from location B are going to be equivalent to those you provided from location A. What if something goes wrong with your move and the disruption “insurance” you put in place is insufficient? What if your customer’s requirement for your product suddenly changes in the middle of your move, and you cannot meet that requirement?


    Avoid Moving - Property Improvements 


    If you have transitioned in your business from needing all grade-level to some dock-level loading, but your building has only grade-level access, then you should consider working with your landlord to add a dock-well on the property. Assuming you both believe you are a good tenant, there is a chance they will work with you if the property is suited. Adding a dock-well is one example of a property addition that can be a win-win between landlord and tenant.


    Avoid Moving - Productivity Improvements 


    One of the more common reasons for deciding to move involves some form of “output/square foot” calculation. This calculation probably indicates that you don’t have enough space to accommodate people, equipment, inventory, etc.. Hopefully, you made productivity and other assessments a large part of your decision process. There are many ways - apart from moving to a larger building - to address this issue. Some of these are:

    • Using Lean Tools or other approaches to redesign your business processes for productivity improvement 
    • Product line strategy assessment to see if there are products you can/should cut back on. The evaluation could also show you that you need expansion more urgently 
    • Determine whether or not there are businesses that can help you offload one or more functions you perform in your current building to make space (outsource) 

    There are other approaches to create more (or less) space. There are probably 10’s or 100’s of ways to describe these things based upon the terminology of the day. 


    Summary 


    We hope this has helped you think through your potential move. We’re not trying to say moving is a bad thing, but it can be expensive and disruptive. If you have been inspired and wish to explore this further, feel free to drop us a line with questions. Some consultants specialize in productivity improvement activities. Contacting a local university business management or operations engineering program can also sometimes bear fruit if you are willing the work with them. In any case, we wish you all the best of luck in your move - or not.

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  • library_books Land Acquisition Guide
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    Posted by Eric Hughes, on December 4, 2019
    Article Synopsis

    From Offer to Contract

    Locating and acquiring the perfect tract of land to develop can be quite challenging. An experienced developer and its real estate broker can conduct initial due diligence to help avoid costly issues. However, more in-depth inspections and research are necessary before finalizing a purchase…

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  • library_books Dock Well - Picture with Definition
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    Posted by Steve Watts,
    Article Synopsis

    Warehouse with Dock Well Loading

    A dock well is commonly used to provide dock-high truck loading for a grade-level warehouse. This photo illustrates one of the major advantages for dock wells - the straightforward ability to have both dock-high loading/unloading and grade level entry to the building…

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  • library_books Getting Started on Warehouse Finder
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    Posted by Steve Watts, on October 21, 2019 and Updated on November 2, 2019
    Article Synopsis

    We expect you’ve arrived here looking for useful information about Industrial & Flex warehouse space. That’s our “thing” and we take it very seriously. We’ve been in operation since 2008, and have recently rolled out a brand new platform with a new look and feel. We’ll also be adding new and reconsistuting older content to make sure it is all the best available. Please browse the site, let us know if you have questions here. If you need a free property search in your area, please use this form. 

    Best of luck, and please let us know if we can help you!

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  • link Texas Real Estate Commission Consumer Advocacy
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    Synopsis Posted by Steve Watts, on August 3, 2019
    Article Synopsis

    The Texas (and other State’s) Real Estate Commission (TREC) exists to implement the state laws established around the practice of Real Estate. The state decided at some point - I used to know the date - that consumers need to be protected from fraud and ignorance in the most consequential transactions in which some folks will ever be involved. TREC has come a long way in simplifying what it thinks the consumer needs to know.

    They require a lot of things, but some of the most important center around setting up a relationship with a Real Estate professional. They want you to know that until you have an agreed upon relationship with your Broker, you can not assume that they work for you because by statute, they do not. This doesn’t mean that they are allowed to lie to you - just that their duty is to provide their client with the best possible information, and that until you are their client, you need to assume their client is someone else.

    They do a much better job of explaining it than I do with their Consumer Protection Notice, which talks about where to file a complaint, what recovery options are available to you as a consumer, and how to get more information. Add to that their Information About Brokerage Services document, which explains in detail the professionals you will be working with, the minimum duties of these professionals to their client, and more detail about the different ways a given Brokerage can represent you in your Real Estate transaction. This information is critical to you and to your understanding about who to trust and what to share. TREC requires all Real Estate professionals in Texas to provide this information to you BEFORE they conduct substantive discussions with  you about your Real Estate needs.

    There is a good deal of useful information on the TREC Web Site. You can investigate the licensing status of anyone you are considering using as your Real Estate professional, including complaints lodged against them. Most of it is aimed at the Real Estate professional, so you might well consider it pretty dry reading (not that a Real Estate professional doesn’t…).

    Every state has rules set out for this situation. I haven’t reviewed the regulations of any other state in detail, but it is my  understanding that all states regulate these transactions to some, and probably to a similar degree.

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  • library_books Supply Chains and Industrial "Warehouse" Requirements
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    Posted by Steve Watts,
    Article Synopsis

    Supply Chain Management InfographicOverview 

    Many (most?) in the business world have no real need to understand the ins and outs of commercial real estate property types until they experience a need to expand or contract their business. My goal here is to take you briefly through my experience, converting my business experience into an understanding of the Industrial & Flex warehouse market.

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  • library_books Supply Chains and Industrial "Warehouse" Requirements
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    Posted by Steve Watts,
    Article Synopsis

    Supply Chain Management InfographicOverview 

    Many (most?) in the business world have no real need to understand the ins and outs of commercial real estate property types until they experience a need to expand or contract their business. My goal here is to take you briefly through my experience, converting my business experience into an understanding of the Industrial & Flex warehouse market.

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  • library_books Supply Chains and Industrial "Warehouse" Requirements
    Go to Article
    Posted by Steve Watts,
    Article Synopsis

    Supply Chain Management InfographicOverview 

    Many (most?) in the business world have no real need to understand the ins and outs of commercial real estate property types until they experience a need to expand or contract their business. My goal here is to take you briefly through my experience, converting my business experience into an understanding of the Industrial & Flex warehouse market.

    Informational Tags for this Article
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  • library_books Supply Chains and Industrial "Warehouse" Requirements
    Go to Article
    Posted by Steve Watts,
    Article Synopsis

    Supply Chain Management InfographicOverview 

    Many (most?) in the business world have no real need to understand the ins and outs of commercial real estate property types until they experience a need to expand or contract their business. My goal here is to take you briefly through my experience, converting my business experience into an understanding of the Industrial & Flex warehouse market.

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  • library_books Your Relationship with your Real Estate Agent/Broker
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    Posted by Steve Watts,
    Article Synopsis

    Real Estate Word Cloud Infographic ImageDid you know that your relationship with your real estate broker is fairly similar to your relationship with your attorney? To be sure, there are significant differences - but there are also significant similarities. Of course, we all hope not to have (too) much of a relationship with an attorney - at least when it comes around to legal “troubles.” To judge by current trends in the technology industry, many of us feel the same way about real estate brokers. Is it better to be “cagey” about committing to a real estate broker, or is it better to take the plunge and commit to one?

    Regulated Industry

    Both attorneys AND real estate brokers (and their agents) are tightly regulated by the states (maybe al statesl, but I certainly it’s the case in Texas where I live and believe it applies broadly). They are both expected to be fiduciaries. Attorneys can take upon themselves broad fiduciary responsibilities as defined between themselves and their clients. A real estate broker is generally limited to fiduciary responsibilities in the area of real estate with an extended obligation to only engage in types of real estate in which they are knowledgable. An example would be an agent who has only handled residential suddenly representing themselves as experts of retail or office properties.

    In most areas of your life, you can walk around and conduct business for yourself - buy a hot dog, rent a car, etc., etc. There may be rules those you deal with have to follow and prescribed rules around the transactions, but in most cases you have to look out for yourself - buyer beware and all that. In the real estate industry, buyer (and seller) beware applies as well, but the states I know about have decided that you will in most cases have a real estate professional helping to look out for your interests. Yes, you read that right - in most cases, it is strongly encouraged (not quite required) that a primary party to a real estate transaction employs the services of a real estate professional. If you’re wealthy, there are some ways around it that might save you money, but given the way most real estate regulations are structured, you should really be asking yourself why would I try to do it without a broker in my corner? The transaction fees required for their involvement are generally already built into most real estate transactions.

    Possible Upsides to Using a Broker

    This would be a long list if I were to list them all - I’ll list a few from various sources including the Texas Administrative Code, the rules of the Texas Real Estate Commission (TREC), and other sources for your consideration. A licensee must:

    • Exercise a standard of duty and care…”
    • Behave with “fidelity” by treating all parties to a transaction fairly (yes, the definitions of fairness are defined about as clearly as one could define them)
    • Behave with “integrity” by using “caution to avoid misrepresentation by acts of commission or omission.”
    • Maintain competence - in other words, you have a right to expect that if you utilize a professional, that this professional knows his/her business and can help you competently.

    This list could go on and on, and is highly specific to cases that have been encountered in any given state. If the above list isn’t enough, let me add a kicker that might push you over the edge. If you can prove the broker you hired isn’t what your real estate commission says he/she must be or doesn’t do the things your real estate commissions says he/she must do, that real estate commission has the teeth to enforce the rules they set out by force of law. In TEXAS, TREC maintains a fund collected from licensees to make certain that they can make settlements should they decide there were violations that warrant settlements.

    In layman’s terms, find a qualified broker with good communication skills and work with them exclusively. They will put in the time and effort using their resources to find, or sell/lease the property you want. Let them do the work while you manage your business and personal life.

    Possible Downsides to Using a Broker

    There are probably no real downsides to using the right “qualified” broker to represent you. However, we can touch upon why you want to be careful in your selection. The following is an attempt at a list - which I expect to improve and enhance over time:

    1. Using a broker who does not have adequate knowledge or the property type and area in which you are interested. They can waste your time, likely miss opportunities, and can possibly expose you to legal action. After all, no one wants to jeopardize a real estate transaction and have to pursue or defend a legal action with or because of an incompetent broker!
    2. Good communication skills are not as common as you would think among real estate professionals. Some of the most intelligent brokers are not that polished at communicating. The better brokers know what questions to ask, and how to actively listen so that they understand the client’s needs.

    Quick Summary

    When I was pursuing my license originally here in Texas, I was amazed to see the detail with which TREC describes their expectations for ethical behavior, and for the behaviors they expect in general. Not to brag (well, maybe), but it was not all that difficult for me since the bulk of it was how I strive to do business in any case. Evidently there must be people out there who need a lot of help, guidance, and at least a little enforcement - because the states decided that this industry, along with a few others, requires fairly tight regulation. Please seriously consider willingly letting a broker take you under his/her wing and help you through what tends to be a fairly complex business transaction - sooner rather than later!

    See our short disclaimer.

    Are you looking for Warehouse, Office or other space in Houston or elsewhere? Do you need to renew your lease?

    Contact Warehouse Finder using our Get Started link above, call us at the phone number on this page in the upper right, or chat with us using our chat widget on the page in the lower right.

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  • library_books Your Relationship with your Real Estate Agent/Broker
    Go to Article
    Posted by Steve Watts,
    Article Synopsis

    Real Estate Word Cloud Infographic ImageDid you know that your relationship with your real estate broker is fairly similar to your relationship with your attorney? To be sure, there are significant differences - but there are also significant similarities. Of course, we all hope not to have (too) much of a relationship with an attorney - at least when it comes around to legal “troubles.” To judge by current trends in the technology industry, many of us feel the same way about real estate brokers. Is it better to be “cagey” about committing to a real estate broker, or is it better to take the plunge and commit to one?

    Regulated Industry

    Both attorneys AND real estate brokers (and their agents) are tightly regulated by the states (maybe al statesl, but I certainly it’s the case in Texas where I live and believe it applies broadly). They are both expected to be fiduciaries. Attorneys can take upon themselves broad fiduciary responsibilities as defined between themselves and their clients. A real estate broker is generally limited to fiduciary responsibilities in the area of real estate with an extended obligation to only engage in types of real estate in which they are knowledgable. An example would be an agent who has only handled residential suddenly representing themselves as experts of retail or office properties.

    In most areas of your life, you can walk around and conduct business for yourself - buy a hot dog, rent a car, etc., etc. There may be rules those you deal with have to follow and prescribed rules around the transactions, but in most cases you have to look out for yourself - buyer beware and all that. In the real estate industry, buyer (and seller) beware applies as well, but the states I know about have decided that you will in most cases have a real estate professional helping to look out for your interests. Yes, you read that right - in most cases, it is strongly encouraged (not quite required) that a primary party to a real estate transaction employs the services of a real estate professional. If you’re wealthy, there are some ways around it that might save you money, but given the way most real estate regulations are structured, you should really be asking yourself why would I try to do it without a broker in my corner? The transaction fees required for their involvement are generally already built into most real estate transactions.

    Possible Upsides to Using a Broker

    This would be a long list if I were to list them all - I’ll list a few from various sources including the Texas Administrative Code, the rules of the Texas Real Estate Commission (TREC), and other sources for your consideration. A licensee must:

    • Exercise a standard of duty and care…”
    • Behave with “fidelity” by treating all parties to a transaction fairly (yes, the definitions of fairness are defined about as clearly as one could define them)
    • Behave with “integrity” by using “caution to avoid misrepresentation by acts of commission or omission.”
    • Maintain competence - in other words, you have a right to expect that if you utilize a professional, that this professional knows his/her business and can help you competently.

    This list could go on and on, and is highly specific to cases that have been encountered in any given state. If the above list isn’t enough, let me add a kicker that might push you over the edge. If you can prove the broker you hired isn’t what your real estate commission says he/she must be or doesn’t do the things your real estate commissions says he/she must do, that real estate commission has the teeth to enforce the rules they set out by force of law. In TEXAS, TREC maintains a fund collected from licensees to make certain that they can make settlements should they decide there were violations that warrant settlements.

    In layman’s terms, find a qualified broker with good communication skills and work with them exclusively. They will put in the time and effort using their resources to find, or sell/lease the property you want. Let them do the work while you manage your business and personal life.

    Possible Downsides to Using a Broker

    There are probably no real downsides to using the right “qualified” broker to represent you. However, we can touch upon why you want to be careful in your selection. The following is an attempt at a list - which I expect to improve and enhance over time:

    1. Using a broker who does not have adequate knowledge or the property type and area in which you are interested. They can waste your time, likely miss opportunities, and can possibly expose you to legal action. After all, no one wants to jeopardize a real estate transaction and have to pursue or defend a legal action with or because of an incompetent broker!
    2. Good communication skills are not as common as you would think among real estate professionals. Some of the most intelligent brokers are not that polished at communicating. The better brokers know what questions to ask, and how to actively listen so that they understand the client’s needs.

    Quick Summary

    When I was pursuing my license originally here in Texas, I was amazed to see the detail with which TREC describes their expectations for ethical behavior, and for the behaviors they expect in general. Not to brag (well, maybe), but it was not all that difficult for me since the bulk of it was how I strive to do business in any case. Evidently there must be people out there who need a lot of help, guidance, and at least a little enforcement - because the states decided that this industry, along with a few others, requires fairly tight regulation. Please seriously consider willingly letting a broker take you under his/her wing and help you through what tends to be a fairly complex business transaction - sooner rather than later!

    See our short disclaimer.

    Are you looking for Warehouse, Office or other space in Houston or elsewhere? Do you need to renew your lease?

    Contact Warehouse Finder using our Get Started link above, call us at the phone number on this page in the upper right, or chat with us using our chat widget on the page in the lower right.

    Informational Tags for this Article
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    • All Locations
  • library_books Your Relationship with your Real Estate Agent/Broker
    Go to Article
    Posted by Steve Watts,
    Article Synopsis

    Real Estate Word Cloud Infographic ImageDid you know that your relationship with your real estate broker is fairly similar to your relationship with your attorney? To be sure, there are significant differences - but there are also significant similarities. Of course, we all hope not to have (too) much of a relationship with an attorney - at least when it comes around to legal “troubles.” To judge by current trends in the technology industry, many of us feel the same way about real estate brokers. Is it better to be “cagey” about committing to a real estate broker, or is it better to take the plunge and commit to one?

    Regulated Industry

    Both attorneys AND real estate brokers (and their agents) are tightly regulated by the states (maybe al statesl, but I certainly it’s the case in Texas where I live and believe it applies broadly). They are both expected to be fiduciaries. Attorneys can take upon themselves broad fiduciary responsibilities as defined between themselves and their clients. A real estate broker is generally limited to fiduciary responsibilities in the area of real estate with an extended obligation to only engage in types of real estate in which they are knowledgable. An example would be an agent who has only handled residential suddenly representing themselves as experts of retail or office properties.

    In most areas of your life, you can walk around and conduct business for yourself - buy a hot dog, rent a car, etc., etc. There may be rules those you deal with have to follow and prescribed rules around the transactions, but in most cases you have to look out for yourself - buyer beware and all that. In the real estate industry, buyer (and seller) beware applies as well, but the states I know about have decided that you will in most cases have a real estate professional helping to look out for your interests. Yes, you read that right - in most cases, it is strongly encouraged (not quite required) that a primary party to a real estate transaction employs the services of a real estate professional. If you’re wealthy, there are some ways around it that might save you money, but given the way most real estate regulations are structured, you should really be asking yourself why would I try to do it without a broker in my corner? The transaction fees required for their involvement are generally already built into most real estate transactions.

    Possible Upsides to Using a Broker

    This would be a long list if I were to list them all - I’ll list a few from various sources including the Texas Administrative Code, the rules of the Texas Real Estate Commission (TREC), and other sources for your consideration. A licensee must:

    • Exercise a standard of duty and care…”
    • Behave with “fidelity” by treating all parties to a transaction fairly (yes, the definitions of fairness are defined about as clearly as one could define them)
    • Behave with “integrity” by using “caution to avoid misrepresentation by acts of commission or omission.”
    • Maintain competence - in other words, you have a right to expect that if you utilize a professional, that this professional knows his/her business and can help you competently.

    This list could go on and on, and is highly specific to cases that have been encountered in any given state. If the above list isn’t enough, let me add a kicker that might push you over the edge. If you can prove the broker you hired isn’t what your real estate commission says he/she must be or doesn’t do the things your real estate commissions says he/she must do, that real estate commission has the teeth to enforce the rules they set out by force of law. In TEXAS, TREC maintains a fund collected from licensees to make certain that they can make settlements should they decide there were violations that warrant settlements.

    In layman’s terms, find a qualified broker with good communication skills and work with them exclusively. They will put in the time and effort using their resources to find, or sell/lease the property you want. Let them do the work while you manage your business and personal life.

    Possible Downsides to Using a Broker

    There are probably no real downsides to using the right “qualified” broker to represent you. However, we can touch upon why you want to be careful in your selection. The following is an attempt at a list - which I expect to improve and enhance over time:

    1. Using a broker who does not have adequate knowledge or the property type and area in which you are interested. They can waste your time, likely miss opportunities, and can possibly expose you to legal action. After all, no one wants to jeopardize a real estate transaction and have to pursue or defend a legal action with or because of an incompetent broker!
    2. Good communication skills are not as common as you would think among real estate professionals. Some of the most intelligent brokers are not that polished at communicating. The better brokers know what questions to ask, and how to actively listen so that they understand the client’s needs.

    Quick Summary

    When I was pursuing my license originally here in Texas, I was amazed to see the detail with which TREC describes their expectations for ethical behavior, and for the behaviors they expect in general. Not to brag (well, maybe), but it was not all that difficult for me since the bulk of it was how I strive to do business in any case. Evidently there must be people out there who need a lot of help, guidance, and at least a little enforcement - because the states decided that this industry, along with a few others, requires fairly tight regulation. Please seriously consider willingly letting a broker take you under his/her wing and help you through what tends to be a fairly complex business transaction - sooner rather than later!

    See our short disclaimer.

    Are you looking for Warehouse, Office or other space in Houston or elsewhere? Do you need to renew your lease?

    Contact Warehouse Finder using our Get Started link above, call us at the phone number on this page in the upper right, or chat with us using our chat widget on the page in the lower right.

    Informational Tags for this Article
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    • All Locations
  • link Milestone - 50+1 Real Estate Commissions - All 50 States + Puerto Rico
    Go to External Link
    Synopsis Posted by Steve Watts, on July 27, 2019
    Article Synopsis

    A good while ago - if interested, you can likely tell how long by the dates of some of the posts - I began this journey of creating a web site for commercial real estate seekers. I hoped to fill the site with as much useful information as I could manage. Four or five other web sites under my belt later and I’m back to reassess and push forward. Finally taking the time to finish off the links to nation-wide Real Estate Commissions (however they are named) seems like a great thing to talk about at least briefly - not to mention an excellent way to tell our users about some of the techniques for finding this type of information on our site.

    The first thing to know - and if you are reading this you already know 1 way to find this article - it’s the FINDthisSPACE web site Articles and Links structure. Posts on our site are one of two things (so far) - 1) a BLOG Post like this one, and 2) a Link to useful information elsewhere on the web. In both cases, you can view the summary of all Posts, or Articles and Links on our Articles and Links page here. On this page, you’ll find all of them listed in chronological order with “sticky” articles we feel we need to prioritize at the top. If you just want to browse, this is probably where you want to be.

    For those of you who want to find information faster, we’ve provided a few ways to narrow things down. We’ve provided:

    • Good, old fashioned (I think anyway) Tags,
    • Place Tags that help you narrow down to a location,
    • Commercial Real Estate Type Tags to help you further focus your article selection.

    At this point, all the Real Estate Commission Links/Synopses are Tagged with Consumer Advocacy and State Regulations (I may use more tags as we go along on these). If you see one of these Tags under a synopsis on the BLOG page, you can click on that Tag and it will narrow (filter) the BLOG page by Tag - which I’m calling “tagify.” These links are also available on the BLOG Post/Article page (accessed under News and Info - the Articles & Links (A&L) link) after the article. These links work the same. Note that these Place Tags aren’t links yet - I’m working on that.

    As implied above, Place Tags are still under development. They have a good deal of potential. Right now, the best way to get to the state you want without browsing the entire set of posts is to use the “By Metro” under News and Info. Click on your state, and then on any of the Metro areas within that state to get the one you want. Anything Place-tagged with a state will appear with that filter.

    The last is the Commercial Real Estate type flag. This, too, is under continued development, but as of now it works as you might expect. There’s not a lot of content currently that requires this filter, but I expect that to change over time.

    If you end up finding these tags (filters) useful, you may also want to register with our site. Each of these tag types have their own saving mechanism, as do BLOG Posts themselves.

    Thanks for having a look and check back often!

    Informational Tags for this Article
    Location Tags for this Article
    • All Locations
  • link Puerto Rico Department of State - Real Estate Brokers, Sellers and Businesses
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the Puerto Rico Real Estate regulating body - the Puerto Rico Department of State - Real Estate Brokers, Sellers and Businesses. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Puerto Rico
  • link West Virginia Real Estate Commission
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the West Virginia Real Estate regulating body - the West Virginia Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • West Virginia
  • link Washington State Real Estate Commission
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the Washington State Real Estate regulating body - the Washington State Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Washington
  • link Virginia Real Estate Board
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the Alaska Real Estate regulating body - the Alaska Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Virginia
  • link Vermont Real Estate Commission
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the Vermont Real Estate regulating body - the Vermont Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Vermont
  • link Utah Division of Real Estate
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the Utah Real Estate regulating body - the Utah Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Utah
  • link Tennessee Real Estate Commission
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the Tennessee Real Estate regulating body - the Tennessee Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Tennessee
  • link South Dakota Real Estate Commission
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the South Dakota Real Estate regulating body - the South Dakota Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • South Dakota
  • link Rhode Island Department of Business Reguation - Real Estate
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the Rhode Island Real Estate regulating body - the Rhode Island Department of Business Reguation - Real Estate. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Rhode Island
  • link Pennsylvania State Real Estate Commission
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the Pennsylvania Real Estate regulating body - the Pennsylvania State Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Pennsylvania
  • link Ohio Department of Commerce - Real Estate & Professional Licensing
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the Ohio Real Estate regulating body - the Ohio Department of Commerce - Real Estate & Professional Licensing. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Ohio
  • link North Dakota Real Estate Commission
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the North Dakota Real Estate regulating body - the North Dakota Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • North Dakota
  • link North Carolina Real Estate Commission
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the North Carolina Real Estate regulating body - the North Carolina Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • North Carolina
  • link New Jersey Real Estate Commission
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the New Jersey Real Estate regulating body - the New Jersey Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • New Jersey
  • link New Hampshire Real Estate Commission
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Article Synopsis

    This is the official web site of the New Hampshire Real Estate regulating body - the New Hampshire Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • New Hampshire
  • link Nebraska Real Estate Commission
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the Nebraska Real Estate regulating body - the Nebraska Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Nebraska
  • link Montana Dept of Labor & Industry - Board of Realty Regulation
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the Montana Real Estate regulating body - the Montana Department of Labor & Industry - Board of Realty Regulation. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Montana
  • link Minnesota Commerce Department - Real Estate License
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the Minnesota Real Estate regulating body - the Minnesota Commerce Department - Real Estate License. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Minnesota
  • link Michigan LARA - Real Estate Brokers & Salespresons
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the Michigan Real Estate regulating body - the Michigan Licensing and Regulatory Affairs, Real Estate Brokers & Salespersons. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Michigan
  • link Massachusetts Board of Registration of Real Estate Brokers and Salespersons
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the Massachusetts Real Estate regulating body - the Massachusetts Board of Registration of Real Estate Brokers and Salespersons. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Massachusetts
  • link Maryland Real Estate Commission (MREC)
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the Maryland Real Estate regulating body - the Maryland Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Maryland
  • link Maine Real Estate Commission
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the Maine Real Estate regulating body - the Maine Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Maine
  • link Kentucky Real Estate Commission
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the Kentucky Real Estate regulating body - the Kentucky Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Kentucky
  • link Kansas Real Estate Commission
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the Kansas Real Estate regulating body - the Kansas Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Kansas
  • link Iowa Professional Licensing Bureau - Real Estate Sales & Brokers
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the Iowa Real Estate regulating body - the Iowa Professional Licensing Bureau - Real Estate Sales & Brokers. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Iowa
  • link Indiana Real Estate Commission
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the Indiana Real Estate regulating body - the Indiana Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Indiana
  • link Missouri Real Estate Commission
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the Missouri Real Estate regulating body - the Missouri Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Missouri
  • link Illinois DFPR Division of Real Estate
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the Illinois Real Estate regulating body - the Illinois Department of Financial and Professional Regulation Division of Real Estate. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Illinois
  • link Idaho Real Estate Commission
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the Idaho Real Estate regulating body - the Idaho Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Idaho
  • link Hawaii DCCA Real Estate Branch
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the Hawaii Real Estate regulating body - the Hawaii Department of Commerce and Consumer Affairs Real Estate Branch. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Hawaii
  • link Connecticut Real Estate Commission
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the Connecticut Real Estate regulating body - the Connecticut Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Connecticut
  • link Colorado Division of Real Estate
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Link Synopsis

    This is the official web site of the Colorado Real Estate regulating body - the Colorado Division of Real Estate. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Colorado
  • link Alaska Real Estate Commission
    Go to External Link
    Synopsis Posted by Steve Watts, on July 25, 2019
    Article Synopsis

    This is the official web site of the Alaska Real Estate regulating body - the Alaska Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Alaska
  • link Wisconsin Real Estate Examining Board
    Go to External Link
    Synopsis Posted by Steve Watts, on July 13, 2019
    Link Synopsis

    This is the official web site of the Wisconsin Real Estate regulating body - the Wisconsin Real Estate Examining Board. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Wisconsin
  • link Wyoming Real Estate Commission
    Go to External Link
    Synopsis Posted by Steve Watts, on July 13, 2019
    Link Synopsis

    This is the official web site of the Wyoming State Real Estate regulating body - the Wyoming Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Wyoming
  • link Oregon Real Estate Agency
    Go to External Link
    Synopsis Posted by Steve Watts, on July 13, 2019
    Link Synopsis

    This is the official web site of the Oregon Real Estate regulating body - the Oregon Real Estate Agency. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Oregon
  • link CoStar Arial Survey of Houston CRE Market
    Go to External Link
    Synopsis Posted by Steve Watts, on July 12, 2019
    Link Synopsis

    A Houston Chronicle article documents an effort by CoStar to take a video survey of the Houston CRE market.

    Informational Tags for this Article
    Location Tags for this Article
    • Houston, TX
    • Texas
  • link New York State Board of Real Estate
    Go to External Link
    Synopsis Posted by Steve Watts, on July 12, 2019
    Link Synopsis

    This is the official web site of the New York State Real Estate regulating body - the New York State Board of Real Estate. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • New York
  • link Delaware Real Estate Commission
    Go to External Link
    Synopsis Posted by Steve Watts, on July 12, 2019
    Link Synopsis

    This is the official web site of the Delaware Real Estate regulating body - the Delaware Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Delaware
  • link Articles & Links Categories & Filters
    Go to External Link
    Synopsis Posted by Steve Watts, on February 27, 2017
    Article Synopsis

    This article describes the method provided to help you sort through articles and links on our site. The site uses a system of categories and filters to help you narrow things down to your interests, and lets you save them and archive them so that they won’t be included in the future.

    This graphic below is an attempt to illustrate some the first-level methods for sorting Articles & Links (A&L). All A&Ls are grouped in the blue stack box. These can be sorted by CRE Type (yellow) and Metro Areas (yellow). CRE Types in this case will be all types available on our site. Metro Areas in this case will be Metro Areas where there is some activity. In each of these cases, you may save one or more CRE Type or Metro Area (gray) to use directly as filters, and if you have then links will show up for these with a count of the number of Areas or Types. The result of this sorting would be filtered lists of A&Ls.

    Graphic showing Articles & Links Categories & Filters

    Additionally, each article - with the exception of “sticky” articles which will already show up - can be saved for later use or eliminated from future consideration by archiving it.

    Informational Tags for this Article
    Location Tags for this Article
    • All Locations
  • link NAIOP Terms & Definitions - Real Estate Types, Etc.
    Go to External Link
    Synopsis Posted by Steve Watts, on December 17, 2016
    Link Synopsis

    The NAIOP (National Association of Industrial and Office Parks), also known as the Commercial Real Estate Development Association, is an organization for developers, owners and related professionals in office, industrial and mixed-use real estate. This is a link to the Terms & Definitions page for their research foundation. You can navigate these on their web site, but they also provide a link to a .pdf to the right of the “Terms & Definitions” label that I found quite useful.

    Informational Tags for this Article
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    • All Locations
  • link South Carolina Real Estate Commission
    Go to External Link
    Synopsis Posted by Steve Watts, on December 17, 2016
    Link Synopsis

    This is the official web site of the South Carolina Real Estate regulating body - the South Carolina Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
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    • South Carolina
  • link Florida Real Estate Commission - FREC
    Go to External Link
    Synopsis Posted by Steve Watts, on December 17, 2016
    Link Synopsis

    This is the official web site of the Florida Real Estate regulating body - the Florida Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Florida
  • link California Bureau of Real Estate - CalBRE
    Go to External Link
    Synopsis Posted by Steve Watts, on December 17, 2016
    Link Synopsis

    This is the official web site of the California Real Estate regulating body - the California Bureau of Real Estate. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • California
  • link New Mexico Real Estate Commission
    Go to External Link
    Synopsis Posted by Steve Watts, on December 17, 2016
    Link Synopsis

    This is the official web site of the New Mexico Real Estate regulating body - the New Mexico Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • New Mexico
  • link Georgia Real Estate Commission - GREC
    Go to External Link
    Synopsis Posted by Steve Watts, on December 16, 2016
    Link Synopsis

    This is the official web site of the Georgia Real Estate regulating body - the Georgia Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Georgia
  • link Alabama Real Estate Commission - AREC
    Go to External Link
    Synopsis Posted by Steve Watts, on December 16, 2016
    Link Synopsis

    This is the official web site of the Alabama Real Estate regulating body - the Alabama Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Alabama
  • link Mississippi Real Estate Commission - MREC
    Go to External Link
    Synopsis Posted by Steve Watts, on December 16, 2016
    Link Synopsis

    This is the official web site of the Mississippi Real Estate regulating body - the Mississippi Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Mississippi
  • link Arizona Department of Real Estate
    Go to External Link
    Synopsis Posted by Steve Watts, on December 16, 2016
    Link Synopsis

    This is the official web site of the Arizona Real Estate regulating body - the Arizona Department of Real Estate. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Arizona
  • link Oklahoma Real Estate Commission - OREC
    Go to External Link
    Synopsis Posted by Steve Watts, on December 16, 2016
    Link Synopsis

    This is the official web site of the Oklahoma Real Estate regulating body - the Oklahoma Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Oklahoma
  • link Louisiana Real Estate Commission - LREC
    Go to External Link
    Synopsis Posted by Steve Watts, on December 16, 2016
    Link Synopsis

    This is the official web site of the Louisiana Real Estate regulating body - the Louisiana Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Louisiana
  • link Texas Real Estate Commission - TREC
    Go to External Link
    Synopsis Posted by Steve Watts, on December 16, 2016
    Link Synopsis

    This is the official web site of the Texas Real Estate regulating body - the Texas Real Estate Commission. If you are a prospective or actual buyer or lessee, this is where you can go to learn about what you can and should expect out of the players in your real estate transaction. You can learn about the the agents and brokers involved - whether or not their licenses are active (they MUST be for them to deal with you) - and whether or not they have or have had disciplinary action against them. If you are I would suggest that you browse the site just a bit to make sure you know what is there that might be useful to you. Bon apetit.

    Informational Tags for this Article
    Location Tags for this Article
    • Texas
  • link Why "FIND this SPACE?"
    Go to External Link
    Synopsis Posted by Steve Watts, on December 6, 2016
    Article Synopsis

    This is THE FIRST post on FIND this SPACE. It seems apt that it should be centered on explaining why this site was created. There are trends in the real estate technology sector moving toward helping a real estate “seeker” find a property that suits him/her on their own. Interestingly, the real estate industry is not really structured to support this approach, and for those who know already or can be convinced, we aim to help potential real estate clients find a practitioner who is anxious to help them find the space that best suits their needs.

    Real Estate law is normally structured so that both parties - the seller/lessor and the buyer/lessee - must have representation by a real estate professional except under very narrow circumstances (e.g. if you are an estate attorney). That said, there is a hole that many buyers/lessees fall through that is important to note. If you are seeking property and do not yet have this representation, any seller/lessor representative will call you a customer unless they can make you into a client. The difference is that a client is entitled to the fiduciary duty of his/her representative, whereas a customer should assume that the representative of the buyer/lessor owes their fiduciary duty to the seller/lessor. They must make their position in the relationship clear to you and treat you honestly, BUT you should NOT share information with this representative that you do not wish to share with the seller/lessor as it can seriously damage your negotiating position. Making sure you understand that you are a customer and not a client is the attempt of regulators to notify you of this actual conflict of interest. Note that if you tell them at your first meeting that you do not have, but would like representation, there are provisions requiring them to eliminate this conflict of interest. You should still be very careful what you say until your representation and representative are established.

    What I hope the above did was convince you to engage buyer’s/lessee’s representation. It generally costs you nothing, and brings you real advantages. This is important to protect your interests and to have someone in your corner. In some cases for a given location, we’ve already made a selection of a credible broker who would be willing to represent you. If we haven’t already made a selection in an area that you are interested, we will likely help you make a selection if you like. If you don’t see your area of the country in the “Localize” section, just request a property search or use “Get Answers” to make your request. I’ve developed, and continue to refine a process for this selection which I expect will be helpful to you.

    In any case, what I hope is that we will provide you with lots of information to support you in your real estate transaction.

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    • All Locations
  • library_books Centermark Commercial Real Estate (Centermark CRE) - Houston is looking to hire a real estate agent
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    Posted by Eric Hughes, on July 28, 2015 and Updated on August 17, 2019
    Article Synopsis

    Centermark Commercial Real Estate (Centermark CRE) is looking to hire a commercial real estate agent.  We are growing and need a hard working, self-directed agent to assist with existing business and develop new client relationships.  We have over 40 year of commercial real estate experience in industrial, office, land and investment brokerage.  Applicants can expect superior commission splits and opportunity to obtain ownership interest in development deal on which they participate.

    For more information contact Eric Hughes or Mark Lehman at (713) 461-4750.

    Looking for Warehouse or Office space in Houston?

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX.

    Informational Tags for this Article
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    • Houston, TX
  • library_books Mark Lehman joins Centermark Commercial Real Estate!
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    Posted by Eric Hughes, on May 16, 2015 and Updated on August 16, 2019
    Article Synopsis

    Centermark Commercial Real Estate is proud to welcome Mark Lehman to the firm as Partner.  Mark has two decades of direct commercial brokerage experience in the greater Houston area.  Mark focuses on Land, Industrial and Retail.  We are excited to grow the firm and look forward to Mark helping us add long lasting clients and to assist in bringing on quality agents.

    Need Warehouse or Office space in Houston?

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX.

    Informational Tags for this Article
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    • Houston, TX
  • library_books Falling oil prices, what does that mean for Houston warehouse space for lease and the real estate ma
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    Posted by Eric Hughes, on December 11, 2014 and Updated on August 16, 2019
    Article Synopsis

    12/19/14 Update:

    $56.52 per barrel at close of trading today.  3% increase.  Now let us do this for a few weeks in a row.  Doubtful.

    $55.46 per barrel at 8:32 AM today with morning trading up 2% or so. Interesting that the fall of oil pricing has seemed to slow significantly, albeit for 2-3 days. If pricing settles in the mid $50’s per barrel for more than 3-6 months, Houston will be shedding some jobs and businesses. My customers have already indicated they are putting projects on hold until some reasonable forecasting can be developed on pricing.  Oddly enough, more commercial development was announced in the energy corridor last week for new a new class A office property for lease.

    $60.94 per barrel. That is the price of oil at the time of this post. A month ago oil was trading over $77 a barrel. Where will it stabilize? Only time will tell. What is certain is that Houston faces some real challenges in its industrial real estate market. Warehouses have been leasing and selling at all time highs. Development of bulk distribution is also in full swing. Now the scale back of industry absorbing space and rents will start to suffer. Developers of speculative warehouses for lease or sale are now likely to be sitting on empty buildings for some time with other owners facing tenants who may fold up shop and thereby leaving vacant property. The market was probably due for a correction with new freestanding warehouses trading at $75 to $85 PSF for shells on a purchase and $.75 PSF/month + on rentals. Heavy leveraged owners are the most vulnerable and others with substantial cash reserves may see some opportunities in the market. Businesses looking for space to lease should see some relief in pricing over the next six months.

    Need Warehouse or Office space?

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX.

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  • library_books Houston area Industrial real estate - 2013 year end summary
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    Posted by Eric Hughes, on December 26, 2013 and Updated on August 16, 2019
    Article Synopsis

    Warehouse brokerage in Houston, Texas…wow, what a year.  2013 may end up being a record year for many Houston commercial brokers, given the tremendous influx of businesses relocating and/or expanding into the area.  However, the high demand results in “slim pickings” for business owners looking to acquire a warehouse for lease or sale.  With an approximate vacancy rate of around 4.9% in 2013, the industrial real estate sector has little inventory for potential owners and lessees.

    Moving into 2014, warehouse lease and purchase prospects will see continued rental and sales price increases on available warehouse space and premium rates and prices for the record number of freestanding warehouses under construction and proposed for the new year.  The new construction is also driving up land prices and reducing availability of land parcels which lend themselves to industrial development.

    As an Industrial real estate broker with 22 years in the Houston area, I am blessed to be doing business in Houston and really appreciate both the rewards and the challenges this market brings.

    Eric Hughes - Industrial Real Estate Broker 

    Need Warehouse of Office Space?

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX.

    Informational Tags for this Article
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    • Houston, TX
  • library_books Warehouse for Lease - Help, I need a small space!
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    Posted by Eric Hughes, on October 10, 2012 and Updated on August 15, 2019
    Article Synopsis

    We get many calls from businesses looking for warehouse space in the size ranges where most brokers choose not to work the deal.  The fact is that small deals have small commissions and there is not a reliable inventory of available space available.  Owners of property with small spaces, under 5,000 SF, generally do not subscribe to the better listings internet websites and therefore do not report their availability.  In cities like Houston, which have no zoning, it can be particularly difficult to summarize those spaces on the market.

    A good commercial, industrial broker will know where these “pockets” of properties are located and therefore can be of assistance for those looking to lease warehouse space in the lower SF ranges.

    If you need help with any size warehouse to lease, please contact Eric Hughes, exclusive Houston Broker Affiliate at WarehouseFinder.NET.

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  • library_books Houston Commercial Real Estate's Rising Property Taxes: Is Harris County Appraisal District Putting
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    Posted by Eric Hughes, on May 22, 2012 and Updated on August 14, 2019
    Article Synopsis

    The overall tone in the Houston commercial real estate market is an optimistic one. Experts are speculating a continued turn-around for this year and beyond. One would assume this is good news for Houstonians - not necessarily.  It seems property owners are not the only ones paying attention to real estates “sunny forecast.”

    In a preemptive attempt to balance the market values with the appropriate taxes, the Appraisal Districts have begun to increase commercial real estate property taxes.  According to Harris County Chief Appraiser, Jim Robinson, “the values of commercial and industrial real properties and apartment properties are all beginning to show strong signs of economic recovery. These three categories of property are expected to increase between 6-11%.”

    Out of 600 commercial real estate properties included in a recent study, it was found there are significant appraisal value increase, across the board:

    • Retail - The average increase was 18.4%, with the highest increases in A&B-class properties. The largest increase found was as much as 84% year-over-year 
    • Multifamily -  Average increase - 17.8%. The hardest hit were the B & C-class properties, with as much as a 129% and 184% value increases over last year 
    • Office - office properties are experiencing increases of 23.5% on average, with highest value increases occurring in B-class properties and some reaching as much 85% and 98.9% higher than the 2011 tax value 

    In every realm, decision making without a thorough understanding of all factors is never a good thing.  Unfortunately for Houston property owners, that seems to be precisely what the Harris County Appraisal District is doing.

    So what can you do? Fight your taxes! A professional tax consultant can help you help the Appraisal District to see that through their efforts to “balance” the market, they are actually tipping the tax scale.

    Informational Tags for this Article
    Location Tags for this Article
    • Houston, TX
  • library_books Warehouse for Lease - Changing of the tide
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    Posted by Eric Hughes, on May 17, 2011 and Updated on August 11, 2019
    Article Synopsis

    Build, build, build.  Consume, consume, consume.  Not anymore.  Welcome to the new norm of commercial real estate.  Over the last two decades, before the oil crash, banks were lending money on a signature and good will.  As a result developers, eager to make a fee, put up millions of square feet of bulk distribution space around the country.  Now that market is subject to downsizing, reducing, consolidating and liquidating.  In many healthy markets like Houston, Dallas and Atlanta there is still a glut of distribution space for lease, despite the relative thriving commercial market.  In other large cities, a tenant can almost name its price on bulk space for lease.

    Our current slow to very slow trot to recovery is not enough to push lenders off their pedestals.  Hopefully when things do begin to pick up pace, the shortage of new product as a result of stringent lending practices will force rental rates to new highs.

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  • library_books Buildings For Sale - Commercial property by type
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    Posted by Eric Hughes, on May 14, 2011 and Updated on August 18, 2019
    Article Synopsis

    When looking at buildings for sale, it is important that the business owner understand the types of commercial property for sale in the market. 

    Warehouse or Industrial:  These are typically for distribution or manufacturing and can be constructed of metal or masonry materials.  Crane served manufacturing warehouses are typically metal buildings.  Warehouse can be grade level, semi-dock (2’ high) or dock level (4’ high).

    Flex Buildings:  Flex space is a hybrid of office and light industrial warehouse/tech space.  This property type caters to laboratories, computer and technical companies and instrument or data-logging industries. 

    Office Property:  Self explanatory except that single story business parks often provide very nice office space for less rent than the typical multi-story office building.

    Retail:  Again, self explanatory.  Retail options come in many shapes and sizes.  The latest trend is lifestyle center with outdoor walkways and park settings versus the old Mall style projects.

    These are a few very basic types of property to consider when looking at buildings for sale.

    Looking for Warehouse, Office or other space in Houston or elsewhere? Needing to renew your lease?

    Contact the WarehouseFinder.NET Broker Affiliate Network below.

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX.

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  • library_books Commercial Buildings for sale - A shrinking market? How is that?
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    Posted by Eric Hughes, on May 13, 2011 and Updated on August 11, 2019
    Article Synopsis

    Construction of commercial buildings has decreased approximately 28% across the board for industrial, retail and office properties (as reported by Costar,Inc.).  This is especially true for speculative warehouse and office buildings for sale by a developer.  For the business owner looking to buy a warehouse building or office for his/her operations, this decrease may drive up pricing on existing buildings and reduce availability.  I have clients tell me quite often that in this economy there must be a glut of buildings for sale.  While that may be accurate in areas of the country with higher than average unemployment and/or a shrinking population, it is quite the opposite in booming cities like Houston, Austin, Dallas, Atlanta, Provo and Phoenix.

    While a shortage of funds from lenders for speculative development is a nationwide issue, availability of buildings for sale fluctuates dramatically from city to city.   Lender rules for loan approval do not take into account the feasibility of project based on an individual city’s needs and inventory.  A bad economy by default forces a migration of people to other, more prosperous areas of the country looking for jobs.  This drives up demand in those areas and changes the commercial real estate picture.  Tie this surge in demand to a national policy of restrictive lending and you have a shortage of quality buildings for sale.

    So, the volume of buildings for sale becomes a relative term and may not correspond to the nationwide economy, especially in a city like Houston, Texas.

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  • library_books Commercial Real Estate Resource Partnership
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    Posted by Eric Hughes, on May 13, 2011 and Updated on August 18, 2019
    Article Synopsis

    If you want to exchange links with us, you must meet the following conditions:

    * Your website needs to be related to the commercial real estate industry, brokerage, mortgage, construction or a business related to commercial real estate.

    * Your website MUST be indexed in Yahoo and Google and have a PR2 or higher 

    * The page with my link on it MUST be indexed in Google, Bing and Yahoo 

    * You must add our link to your site as stated above and have the URL in your e-mail request to us, please only use text links as links that redirect or dynamically created links or java script will be rejected. Or simply fill out the form and we’ll approve or not based on relevancy.

    Looking for Warehouse, Office or other space in Houston or elsewhere? Needing to renew your lease?

    Contact the WarehouseFinder.NET Broker Affiliate Network below.

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX.

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  • library_books Buildings for Sale in Houston, Austin, Dallas and San Antonio
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    Posted by Eric Hughes, on May 11, 2011 and Updated on August 18, 2019
    Article Synopsis

    Buildings for sale in Houston, Austin, Dallas or San Antonio are experiencing a different trend than most other metro areas.  With population growth over the last 5 years almost doubling most other US cities, these Texas towns are growing a record paces.  Low cost of living and higher than normal job opportunities are attracting people from all over the US.

    The result of this influx of new business activity is a shortage of quality commercial buildings for sale.  Each city mentioned has its specialty of types of commercial property.  Houston has many types of buildings for sale, however manufacturing and hybrid industrial seem to be prevalent.  Dallas is the king of distribution warehouses for sale and Austin is the leader of tech and specialty space.  These specialties of available buildings for sale bring businesses looking to relocate and expand in Texas.

    Not all prospective buyers need a space for their business.  Many investors flock to these Texas cities looking for quality investment properties to buy.

    Looking for Warehouse, Office or other space in Houston or elsewhere? Needing to renew your lease?

    Contact the WarehouseFinder.NET Broker Affiliate Network below.

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX.

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  • library_books Typical Selection Criteria - Warehouse for Lease, Rent or Sale
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    Posted by Eric Hughes,
    Article Synopsis

    thumbnail photo of large dock high warehouseIf you are considering renting, leasing or purchasing a warehouse facility and would like to get off to the best start possible, I advise taking ample time to define your needs in a facility. Here are some specific criteria to consider…

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  • library_books Commercial Mortgage Interest Rates for User Buildings - Rate Outlook
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    Posted by Eric Hughes, on April 8, 2011 and Updated on August 11, 2019
    Article Synopsis

    Rate Outlook for Small Business loans to purchase facilities

    The current rates for small business have been holding steady over the last several weeks.  Noting the pressures facing our global and national economies will put a bit more pressure on the upside in the near term.   Banks remain cautiously optimistic toward lending practices with a heavy appetite for A credits and continued reduced demand for weaker credits.  Borrowers can typically fix their interest for 5 years without having to pay a huge premium due to the interest uncertainty over the long haul.    In summary, the current rate environment remains positive for small business loans to purchasing facilities.     By Mike Allen - Allen Capital Funding 832.661.6453

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  • library_books Warehousefinder.net is Identifying Affiliate Brokers for its Referral Program - One Per City
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    Posted by Eric Hughes, on January 17, 2011 and Updated on August 11, 2019
    Article Synopsis

    Warehousefinder.NET (WF), a global commercial real estate website, is designating affiliate brokers in most cities.  While some major cities/areas are already taken, there are many cities/areas without confirmed, qualified commercial brokers.

    For over two years, WF has referred out qualified leads for both industrial and office leases, sales and development and is expanding this function substantially.  In an effort to formalize its referral process and better serve its clients, WF is identifying qualified commercial brokers in most cities to be exclusive affiliate brokers.  This means that every lead which WF recieves for any given area will be referred only to the corresponding affiliate broker. 

    Our process is simple.  We send the lead, deal gets done, broker pays WF a 20% referral fee on received commissions.  Also, we encourage our brokers to refer deals among fellow affiliates in our directory.  Our brokers include SIOR, CCIM, and other recognized designees, all with a minimum of 10 years experience and strong production histories.  Every affiliate broker is held accountable.

    To find out if your city is available or to send your company information, please email info@warehousefinder.net.

    Our goal is to connect business owners with quailified and honest brokers who actually return their calls and service their client.


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  • library_books Full Service Lease - Types of Commercial Leases - Part 3
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    Posted by Eric Hughes,
    Article Synopsis

    The Cogs of Industrial Leasing ThumbnailFull Service Lease - Generally applicable to multi-tenant office buildings, this lease has one monthly rate and covers all the costs associated with the property including electrical, janitorial, management, property taxes and property insurance…

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  • library_books Triple Net (NNN) - Types of Commercial Leases - Part 2
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    Posted by Eric Hughes,
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    The Cogs of Industrial Leasing ThumbnailTriple NNN or Triple Net - A NNN lease is set up to have the Tenant pay a base rental amount each month to the Landlord.  In addition to the base rent, the Tenant also reimburses the Landlord monthly for the tenant’s pro-rata share of certain estimated expenses (“reimbursables”)…

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  • library_books Industrial Gross Lease - Types of Commercial Leases - Part 1
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    Posted by Eric Hughes,
    Article Synopsis

    The Cogs of Industrial Leasing ThubnailIndustrial Gross Lease - This lease type is common in multi-tenant industrial properties. This warehouse lease type requires the tenant to pay one base monthly rent which covers the property expenses, management and Common Area Maintenance (CAM).

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  • library_books WarehouseFinder.Net launches new site!
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    Posted by Eric Hughes, on November 23, 2010 and Updated on August 17, 2019
    Article Synopsis

    Welcome to our new version of the WarehouseFinder website.  Created in 2008 by a seasoned Commercial Real Estate broker, WarehouseFinder.NET aims to streamline your search for industrial and/or office space and eliminate time spent with inexperienced agents…or worse, an unlicensed phone operator/assistant.

    When looking for warehouse space for rent, lease or for purchase, sifting through all the websites and talking to numerous brokers is extremely time consuming and ineffective.  Use us instead.  Why?…

    Our service is free - commissions are paid by the property owner, not you.

    Your time is valuable - let us search, sift, organize and prepare results while you run your business.

    One broker representing your interests is best - Calling multiple brokers and having them all look will lessen their dedication to you.  Why would they work hard for you if another broker is doing the same work?

    Again welcome to our new, redesigned site and we look forward to helping you in your search for warehouse, office or industrial property.

    Looking for Warehouse or Office space in Houston?

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX.

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  • library_books Why Use a Commercial Real Estate Brokerage
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    Posted by Eric Hughes, on September 23, 2010 and Updated on August 17, 2019
    Article Synopsis

    Market Knowledge 

    As seasoned commercial real estate brokers, we have a firm grasp on our market. We know which buildings are available, understand restrictions, zoning, are aware of proposed developments and are up to date on comparable sales or rents.

    Experienced Negotiators 


    With 100’s of transactions negotiated, we are experts at closing a deal. Our specialty is “thinking outside the box” to get deals done that may be difficult.

    Contracts/Document Understanding 


    Having vast experience with commercial earnest money and lease contracts helps prevent many legal hurdles that arise when the client’s attorney gets the documentation. Also, we make suggestions and point out red flags to legal counsel to avoid problems for our clients.

    Financing 

    Seller notes, bridge loans, mezz loans, conventional, SBA, Seller seconds…we have seen it all and have relationships with lenders which have money to lend at competitive rates. Most of all they are familiar with the Houston Market.

    Understanding Construction 

    Not all commercial real estate brokers understand different types of commercial construction and the advantages/disadvantages of each as well as related reproduction costs. Since we also do development, we have seen what goes into a new building.

    Loyalty 

    Above all, we are here to look out for your interests. As many of our clients will attest, if we feel the deal is not right for you, we will tell you. Our success comes from repeat business and referrals. Unhappy clients do not make for long term success.

    Let our experience, knowledge and loyalty work for you.

    Looking for Warehouse or Office space in Houston?

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX.

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  • library_books WarehouseFinder.Net Assists Businesses in Selecting Suitable Warehouse Space For Sale or Lease
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    Posted by Eric Hughes, on September 23, 2010 and Updated on August 18, 2019
    Article Synopsis

    Houston, Texas (Marketwire) - November 29, 2010 - Real estate transactions are never simple, but WarehouseFinder.Net takes the headache out of finding the right warehouse space by connecting you with qualified commercial industrial brokers in your city.  The search begins by logging onto www.warehousefinder.net. Enter company requirements, including square footage, location and price.  The Warehousefinder.NET experts do the rest.

    The team of experienced commercial real estate brokers have extensive local experience to quickly identify the best resources throughout the United States. The process includes analyzing square footage and facility requirements including warehouse ceiling heights, fire suppression, electrical power, loading, yard storage, port and rail access. Once the best warehouse space has been located, WarehouseFinder.Net will help each client wade through the technicalities of warehouse leasing or purchasing including negotiating contract terms, assisting with due diligence items including evaluating financing options and the coordination of inspection, survey, appraisal and other applicable studies.

    WarehouseFinder.Net was founded by Eric Hughes, commercial real estate broker with over 19 years in the industrial and office brokerage industry. Eric’s extensive experience includes negotiating warehouse lease and purchase contracts. He has assisted the full range of companies in finding warehouse space.

    WarehouseFinder.NET’s commission is paid by the property owner. Our service is FREE to our clients.

    Our goal at Warehousefinder.net is to understand the operations of our clients so we can better identify the needs of each business. We then negotiate the best price possible for their specific warehouse space requirements,” said Hughes. “Our team has substantial “on the ground” experience with the industrial and office market. We have the experience to manage the details of determining client needs, locating viable alternatives, negotiating leases/purchase contracts and seeing the transaction through to closing.  We utilize Costar, Loopnet and other professional fee-based web databases; however without years of personal experience in a market, this information would be useless.”

    WarehouseFinder.Net works with company owners and facility managers in securing local and regional warehouse properties both in lease and purchase scenarios, handling all forms of industrial properties including heavy crane served manufacturing facilities, dock high distribution buildings, rail served and light manufacturing/service type warehouses.


    About WarehouseFinder.Net 


    WarehouseFinder.Net is a commercial real estate portal established to search and find the right warehouses for lease or sale with active industrial broker/agent supervision. WarehouseFinder.Net affiliates across the United States include, but are not limited to Houston, Austin, Dallas, San Antonio, Chicago, Detroit, Baton Rouge, Los Angeles, Denver and Phoenix. The experienced brokers know their respective industrial warehouse and office market and work for each client to ensure suitable warehouse or office space is located and secured at the lowest price possible.

    Looking for Warehouse, Office or other space in Houston or elsewhere? Needing to renew your lease?

    Contact the WarehouseFinder.NET Broker Affiliate Network below.

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX.

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  • library_books Where does WarehouseFinder.NET get such quality and thorough RESULTS?
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    Posted by Eric Hughes, on September 23, 2010 and Updated on August 18, 2019
    Article Synopsis

    WarehouseFinder.NET provides tailored RESULTS to its clients through affiliate brokers in cities across the U.S. The ultimate fine-tuned list of available warehouse or office property is derived from (4) four primary sources.

    1. Our licensed broker/agent affiliate sends a broker email to all the commercial brokers/agents in your city with your specific office/warehouse requirements. This is crucial in catching properties which may be “flying under the radar” and not listed online or in the primary databases.

    2. Searches of proprietary broker databases which are developed over time with each individual broker in your city.

    3. Searches of Costar, LoopNet and many other city specific sites of which our affiliates are premium members. (These monthly fees are substantial and you get the benefit for FREE!)

    4. Broker’s personal knowledge of his or her market. Years of “beating the streets” brings invaluable experience and understanding of a city’s industrial warehouse and/or office market.  This is probably the most important piece of our research.

    Looking for Warehouse, Office or other space in Houston or elsewhere? Needing to renew your lease?

    Contact the WarehouseFinder.NET Broker Affiliate Network below.

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX.

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  • library_books Warehouse For Sale
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    Posted by Eric Hughes, on September 23, 2010 and Updated on August 18, 2019
    Article Synopsis

    By providing basic contact information and space requirements, we will narrow down your search to the right For Lease or For Sale properties. We will personally contact you with you matched property profile.

    What You Get 

    1. Personal Advantages - One on one representation and guidance from a commercial real estate broker 

    2. Experienced Brokers - 19 years of industrial and office brokerage experience 

    3. Quick Results - Initial surveys usually provided the same day 

    4. No endless searches - We are a one stop shop for locating available commercial property, we have premium access to all the major national databases combined with personal knowledge of your market. We are on the streets, familiar with your area. 

    5. Valuable Guidance - We will treat your sell, purchase or lease as if it is our own business at stake. Our goal is to insure you get the best deal on the property you need. 

    6. No Obligation - What so ever… 

    7. Free Assistance -

    Our fees are paid by Sellers and Landlords and we represent YOU

    Free Assistance Areas 

    1. Lease process guidelines - With 1000’s of leases under our belt, we are able to guide you thru all facets of the leasing process, from negotiation to execution. 

    2. Purchase process guidelines - As with leases, we also have handled 100’s of commercial sales transactions and we can hold our buyer’s hand from price negotiations to closing. 

    3. Property Summaries - Our available property summaries provide a map of the availabilities along with a description of each property. 

    4. In Depth Comparisons - We are able to create personal comparisons of the alternatives which allow our clients to make an educated decision. 

    5. Negotiation - We pride ourselves on our ability to get a deal done and think “outside the box.” This gives us a substantial advantage in negotiating leases and purchase agreements. 

    6. Inspection - We provide lists of qualified inspectors and personally inspect properties to make recommendations of additional licensed specialists to avoid missing major issues 

    7. Survey - A category 1-A survey is recommend for our clients and we will work with the Title Company and attorney to review each survey condition 

    8. Appraisal - With extensive knowledge of our market we work closely with appraisers to ensure the appraisal report is reflective of true market conditions. 

    Looking for Warehouse, Office or other space in Houston or elsewhere? Needing to renew your lease? 

    Contact the WarehouseFinder.NET Broker Affiliate Network below.

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX.

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  • library_books Warehouse For Rent
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    Posted by Eric Hughes, on September 23, 2010 and Updated on August 18, 2019
    Article Synopsis

    By providing basic contact information and space requirements, we will narrow down your search to the right For Lease or For Sale properties. We will personally contact you with you matched property profile.

    What You Get 

    1. Personal Advantages - One on one representation and guidance from a commercial real estate broker 

    2. Experienced Brokers - 19 years of industrial and office brokerage experience 

    3. Quick Results - Initial surveys usually provided the same day 

    4. No endless searches - We are a one stop shop for locating available commercial property, we have premium access to all the major national databases combined with personal knowledge of your market. We are on the streets, familiar with your area. 

    5. Valuable Guidance - We will treat your sell, purchase or lease as if it is our own business at stake. Our goal is to insure you get the best deal on the property you need. 

    6. No Obligation - What so ever… 

    7. Free Assistance - 

    Our fees are paid by Sellers and Landlords and we represent YOU.

    Free Assistance Areas 

    1. Lease process guidelines - With 1000’s of leases under our belt, we are able to guide you thru all facets of the leasing process, from negotiation to execution. 

    2. Purchase process guidelines - As with leases, we also have handled 100’s of commercial sales transactions and we can hold our buyer’s hand from price negotiations to closing. 

    3. Property Summaries - Our available property summaries provide a map of the availabilities along with a description of each property. 

    4. In Depth Comparisons - We are able to create personal comparisons of the alternatives which allow our clients to make an educated decision. 

    5. Negotiation - We pride ourselves on our ability to get a deal done and think “outside the box.” This gives us a substantial advantage in negotiating leases and purchase agreements. 

    6. Inspection - We provide lists of qualified inspectors and personally inspect properties to make recommendations of additional licensed specialists to avoid missing major issues 

    7. Survey - A category 1-A survey is recommend for our clients and we will work with the Title Company and attorney to review each survey condition 

    8. Appraisal - With extensive knowledge of our market we work closely with appraisers to ensure the appraisal report is reflective of true market conditions. 

    Looking for Warehouse, Office or other space in Houston or elsewhere? Needing to renew your lease? 

    Contact the WarehouseFinder.NET Broker Affiliate Network below.

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX

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  • library_books Types Of Commercial Real Estate Leases
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    Posted by Eric Hughes,
    Article Synopsis

    The Cogs of Industrial Leasing ThumbnailIn my 29 years of commercial real estate leasing, both in warehouse and office, I have seen hundreds of lease documents with many arrangements of rent and responsibilities. The basic and most used leases are as follows…

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  • library_books An Agent Will Qualify You - You Can Also Qualify Yourself!
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    Posted by Eric Hughes, on September 23, 2010 and Updated on August 18, 2019
    Article Synopsis

    Qualify Qualify Qualify

    A commercial real estate will qualify clients - as a prospective buyer/tenant, you should spend a bit of time to assess yourself in terms of qualifying for a real estate purchase or lease…

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  • library_books Property Survey
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    Posted by Eric Hughes, on September 23, 2010 and Updated on August 18, 2019
    Article Synopsis

    After the initial review of the seller deliveries and tile commitment a good boundary survey is necessary to confirm recorded easements and sometimes will catch unrecorded easements and encroachments. The property survey is a cost to either the buyer or seller and becomes a negotiable item of the transaction.

    The survey should indicate all improvements on the property, utility easements, fire hydrants, fences, curb cuts and much more. Your lender will most likely require a survey in order for them to lend money on the property. A buyer wants be sure he is getting the same amount of dirt which is being represented. A survey is critical.

    Looking for Warehouse, Office or other space in Houston or elsewhere? Needing to renew your lease?

    Contact the WarehouseFinder.NET Broker Affiliate Network below.

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX.


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  • library_books Kingwood Medical Building Lease to Own Analysis
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    Posted by Eric Hughes, on September 23, 2010 and Updated on August 18, 2019
    Article Synopsis

    Based upon the assumptions contained in this analysis, by owning your own building, you would: (1) save $234,177 in payments over the initial five years, (2) pay down $148,594 on the mortgage, (3) lock in your long term occupancy costs, and (4) get $180,426 in value appreciation based on a 3.00% annual appreciation. This represents a total benefit, AFTER deducting your initial 20% down payment, of $336,637 over just the initial five years.

    Looking for Warehouse, Office or other space in Houston or elsewhere? Needing to renew your lease?

    Contact the WarehouseFinder.NET Broker Affiliate Network below.

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX.


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  • library_books Phase One Engineering Study
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    Posted by Eric Hughes, on September 23, 2010 and Updated on August 18, 2019
    Article Synopsis

    Having seen more than a few contaminated properties, I can tell you first hand…you don’t want to be involved in owning one. The environmental study will look for any documented releases on your property or in the vicinity of contamination, letters of closure from your state agencies, UST’s (underground storage tanks), etc.

    Historical aerial photos will show previous uses of the property which may be suspicious. Materials used in the property may prove expensive to re mediate, such as asbestos in floor tiles, insulation and walls.

    A buyer should always hire an attorney for the docs and survey review and relative professionals to do specific inspections.

    These are some of the most basic items of due diligence. A fully exhaustive list and relative explanation would take many pages. This is one of many reasons why you need to utilize an experienced commercial real estate broker when purchasing or leasing office or industrial property.

    Looking for Warehouse, Office or other space in Houston or elsewhere? Needing to renew your lease?

    Contact the WarehouseFinder.NET Broker Affiliate Network below.

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX.


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  • library_books Commercial Lease Renewal Tips
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    Posted by Eric Hughes,
    Article Synopsis

    The Cogs of Industrial Leasing ThumbnailHere are five quick tips to remember when renewing your office or industrial lease:

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  • library_books Building Your Own Warehouse or Office Building - Be Careful
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    Posted by Eric Hughes,
    Article Synopsis

    Example Metal Buildings ThumbnailSO YOU WANT TO BUILD YOUR OWN WAREHOUSE OR OFFICE BUILDING?

    Are you thinking - “Existing property prices are too high! I will build my own warehouse and save a bundle.” If I had a dime for every time we heard this from a client. Unfortunately for them…

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  • library_books Entering Into a Commercial Lease Agreement - A Guide From a Broker
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    Posted by Eric Hughes,
    Article Synopsis

    Two Guys Talking Real Estate in a WarehouseOverview 

    Committing to a lease for 3, 5, 7, or 10 years is a monumental consideration for a business. Whether that is moving into the first property or from one location to another, entering into any commercial lease agreement can be stressful, time-consuming, and requires adequate research and qualified commercial real estate brokers, attorneys, and possibly even engineers to determine the most suitable location(s)…

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  • library_books 6 Tips When Looking To Purchase Land
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    Posted by Eric Hughes, on September 23, 2010 and Updated on August 18, 2019
    Article Synopsis

    The following are a few of about 40 checklist items we typically cover in our due diligence when assisting clients:

    • Zoning/deed restrictions - Be sure any applicable zoning or restrictions allow for your business use 
    • Access - The property needs to be easily accessed from major thoroughfares and delivery trucks should be able to navigate the roadways to your warehouse 
    • Taxes and POA’s - Compare property tax rates as MUD’s and other U.D.’s can increase the tax rate significantly. Also Property Owner Associations may assess annual fees to keep the property mowed and cover some common electric 
    • Elevation - While many properties lie outside 500 and 100 year flood zones, they still may hold water after heavy rains or get run off from adjacent property. Do your homework, interview adjacent property owners and get a good topographic survey 
    • Detention - In many counties, the Flood Management District will require a developer install storm water detention onsite to control water runoff. This can eat up 15% or more of your useable area. Some master planned business parks have the detention in place for the entire development and your land could be used entirely for your improvements with no detention required 
    • Utilities - A buyer needs to confirm that his prospective site has access to sanitary sewer, water and storm water outfall. If a water well and/or septic system are to be used, be sure all required installation distances, spray field, and local government requirements can be met 

    Looking for Warehouse, Office or other space in Houston of elsewhere?

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX.

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  • library_books Property Due Diligence Guide
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    Posted by Eric Hughes, on September 23, 2010 and Updated on August 18, 2019
    Article Synopsis

    So you found your perfect office and/or warehouse. It is the right square footage, has adequate ceiling heights and yard area and is in a good location. You just went under contract at the Title Company. Now what?

    Now the real important work begins. There will almost always be several buildings that fit your requirement, however finding the one with few to no issues is a different story. Many brokers feel their work is done once the property is under contract. This is far from the truth. A good commercial broker shines once the contract clock starts ticking.

    Free items first 

    While there are numerous due diligence items which have to be handled, I always put the questions on the top of the checklist which won’t cost my client anything to get answered. That way if my Buyer can’t live with these he won’t waste money on phase one environmental studies, appraisals and further attorney fees.

    Physical inspection of the property is more than just looking at the obvious components of the warehouse and or office as the roof, structure, paving, electrical and mechanical systems. The ones that can be missed are indications of standing water near the building which may be caused from poor drainage. Does the roof drain to one side or does it collect in the middle of the building in a gutter, which may be problematic. If you have an office building, do you have enough parking, adequate and efficient HVAC? Does the building meet ADA codes? If an office warehouse, is the truck court adequate, is there enough power, is the rail siding up to the rail provider’s specs? The structural, MEP and environmental studies should be handled by licensed professionals…however they often miss issues. A second set of eyes is important.

    Documents contained in the Seller deliveries and the title commitment are the first to get tackled. While attorney consultation is a must with contract and commitment review, a quality broker can make valuable suggestions that an attorney may miss and then can evaluate. The title commitment should provide copies of any recorded deed restrictions on the property which may be problematic. At this stage local zoning should also be confirmed for the same reason. Encumbrances evidenced in the commitment may also be revealed such as an easement which may prohibit the Buyers intended use. Again a good real estate attorney is important at this point.

    Looking for Warehouse or Office space in Houston?

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX.


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  • library_books Why Do You Need To Search This Way?
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    Posted by Eric Hughes, on September 23, 2010 and Updated on August 18, 2019
    Article Synopsis

    By providing basic contact information and space requirements, we will narrow down your search to the right For Lease or For Sale properties. We will personally contact you with you matched property profile in 24 hours.

    What You Get 

    1. Personal Advantages - One on one representation and guidance from a commercial real estate broker 
    2. Experienced Brokers - 19 years of industrial and office brokerage experience 
    3. Quick Results - Initial surveys usually provided the same day 
    4. No endless searches - We are a one stop shop for locating available commercial property, we have premium access to all the major national databases combined with personal knowledge of your market. We are on the streets, familiar with your area 
    5. Valuable Guidance - We will treat your sell, purchase or lease as if it is our own business at stake. Our goal is to insure you get the best deal on the property you need 
    6. No Obligation - What so ever… 
    7. Free Assistance - our fees are paid by Sellers and Landlords and we represent YOU 

    Free Assistance Areas 

    1. Lease process guidelines - With 1000’s of leases under our belt, we are able to guide you thru all facets of the leasing process, from negotiation to execution  
    2. Purchase process guidelines - As with leases, we also have handled 100’s of commercial sales transactions and we can hold our buyer’s hand from price negotiations to closing 
    3. Property Summaries - Our available property summaries provide a map of the availabilities along with a description of each property 
    4. In Depth Comparisons - We are able to create personal comparisons of the alternatives which allow our clients to make an educated decision 
    5. Negotiation - We pride ourselves on our ability to get a deal done and think “outside the box.” This gives us a substantial advantage in negotiating leases and purchase agreements 
    6. Inspection - We provide lists of qualified inspectors and personally inspect properties to make recommendations of additional licensed specialists to avoid missing major issues 
    7. Survey - A category 1-A survey is recommend for our clients and we will work with the Title Company and attorney to review each survey condition 
    8. Appraisal - With extensive knowledge of our market we work closely with appraisers to ensure the appraisal report is reflective of true market conditions 

    Looking for Warehouse or Office space in Houston?

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX.


    Informational Tags for this Article
    Location Tags for this Article
    • Houston, TX
  • library_books Commercial Real Estate/Warehouse Finder News
    Go to Article
    Posted by Eric Hughes, on September 23, 2010 and Updated on August 18, 2019
    Article Synopsis

    Twitter / WarehouseFinder 

    Twitter updates from Eric Hughes / WarehouseFinder. 

    Commercial Real Estate News 

    Houston Business News - Local Houston News | Houston Business Journal 

    View Breaking Local News Headlines in Houston from the Houston Business Journal. Access business resources, company profiles, business advice columns, local jobs and more. 

    Houston Commercial Real Estate News From CoStar Group 

    WSJ.com: Commercial Real Estate 

    •  CMBS Revival a Step in Recovery 
      published on Tue, 21 Sep 2010 19:40:27 EDT 

      J.P. Morgan Chase has taken an early lead in the race among big banks to revive the business of originating and bundling commercial mortgages into bonds. 
    •  Multifamily Sales Defy the Slump 
      published on Tue, 21 Sep 2010 23:27:01 EDT 

      Home buyers might be sitting on the sidelines, but multifamily building sales are on the rise, reversing the slowdown that followed the financial market’s collapse two years ago. 
    •  Mortgages Spur Arizona Anxiety 
      published on Tue, 21 Sep 2010 22:10:48 EDT 

      Signature Properties International is catching heat in Arizona from more than just the weather. 
    •  Europe’s Banks Get Creative 
      published on Wed, 22 Sep 2010 09:59:48 EDT 

      Investors and lenders are getting creative as Europe’s lingering credit squeeze puts pressure on banks to refinance a mountain of legacy debt over the next few years. 
    •  Real-Estate Prices Fell Further in July 
      published on Tue, 21 Sep 2010 16:50:13 EDT 

      Commercial real-estate prices dropped in July, with the Moody’s/REAL All Property Type Aggregate Index decreasing 3.1%. 

    Looking for Warehouse or Office space in Houston? 

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX

    Informational Tags for this Article
    Location Tags for this Article
    • Houston, TX
  • library_books Free Commercial Lease Agreement Forms
    Go to Article
    Posted by Eric Hughes, on September 23, 2010 and Updated on August 18, 2019
    Article Synopsis

    NOTE - Always use an attorney when considering entering into or utilizing any contract.  Use of this form is limited to active members of (NAR) National Association of Realtors.



    If you need an attorney in the greater Houston area to review your current lease, new lease or purchase agreement, Warehousefinder.net recommends:

    Stephen Ressling - (713) 622-7935 

    CHERNOSKY, SMITH, RESSLING & SMITH 

    4646 Wild Indigo St, Ste 110 

    Houston, TX  77027 

    (Tell Stephen you found him on WarehouseFinder.NET and he’ll give you his corporate rate!) 

    Form provided by the Texas Association of Realtors 

    Free Commercial Lease Form Example 

    Form (TAR-2101) 

    Free Commercial Contract - Improved Property Form 

    Form (TAR-1801) 

    Free Commercial Contract - Unimproved Property Form 

    Form (TAR-1802) 

    Looking for Warehouse or Office space in Houston? 

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX.

    Informational Tags for this Article
    Location Tags for this Article
    • Houston, TX
  • library_books Commercial Real Estate Broker
    Go to Article
    Posted by Eric Hughes, on September 23, 2010 and Updated on August 18, 2019
    Article Synopsis

    Eric Hughes 

    With over 17 years experience in industrial and office brokerage, Eric has been involved in total transactions valuing in excess of $150 million. His first six years in the business involved the negotiation, preparation and final review of over 200 commercial lease contracts.  The last 11 years have included continuing Tenant/Buyer and Seller/Landlord representation with extensive lease and sales contract negotiating.  Additional specialties include design build and office/warehouse development with strong skill sets including:

    • Identify client needs 
    • Locate suitable alternatives thru long established broker network and knowledge of the market 
    • Identify feasible facility locations based on shipping, intermodal and trucking infrastructure 
    • Contribute value added solutions to space needs and contract negotiations 
    • Ability to deal with difficult sellers/landlords and negotiate a fair deal 

    Looking for Warehouse or Office space in Houston?

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX.

    Informational Tags for this Article
    Location Tags for this Article
    • Houston, TX

Want more infomation about something on this page? Need industrial, office or warehouse space? Fill out our form here to let our Broker Affiliate Network know about your needs including help assessing an existing lease. You may also call us at (800) 814 - 4214 to begin the discussion.

Please contact us at info@WarehouseFinder.net or use our Contact Us form if you have questions or concerns.

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