Top Ten Reasons to Use T3 Advisors
10 - No conflicts with landlord’s representation.
We never represent landlords and therefore never have the inherent conflict trying to satisfying the needs of both parties. Are you getting the best deal or is the landlord? If your broker is bringing you space that they represent the landlord on, you had better hope that your company’s long-term relationship with that broker means more revenue to that broker than what the landlord is paying. At T3 we are able to be very aggressive and creative for our corporate clients.
9 - We will help you fully understand the obligation that you are signing up for, before you sign.
All too often companies lease space without a full understanding of the impact of the obligation on their P&L and balance sheet. It sounds simple, but we will outline what the obligation means in terms of cash flow (full costs including landlord pass-though cost forecasts), investment, and future costs; how you will have to book the obligation in terms of what hits your P&L and what you have to maintain a reserve for; and finally, what rights/obligations will you have in future (i.e. termination rights, obligations or “first rights” to take additional space) and how those will affect your business from both and operating and a financial point of view. We do this for every transaction.
8 - Most brokers are only interested in the deal. We are interested in making the space work for your organization.
We will get you the best deal, but more importantly, we will help find you the space that is right for your organization’s needs. We will help you establish what those needs are for the type of operation you have and how the staff of your organization actually needs to work. We look at efficiencies in space utilization, furniture types, and special needs to accurately create your requirements before we start looking for space.
7 - We help get you into the space.
You may have leased the space already, but the deal is not done in our eyes until you are using the space the way you intended. Moving in usually involves the coordination of many outside vendors, often the landlord and his vendors, as well as internal departments. First we will help you figure out what the right budget is and then we will help you get the right vendor partners to efficiently and cost effectively design, project manage, construct, outfit, and move into the space. If needed, we provide turn-key services, so that you can be focused on your business, not the distraction of the relocation.
6 - Our success is not the commission, it is the relationship.
We view ourselves as your partner in providing real estate and related services that you need. We know that those needs will change during the years and we will help you through that evolution. Naturally, companies need different levels of services at different stages of their life cycle. We help you with those services and we will provide the objective, unbiased, advice that you may need in evaluating strategies, figuring out where to be, and how you best can efficiently operate.
5 - Your solutions may require a high degree of creativity.
With principals that have decades of experience in real estate brokerage and corporate real estate, we understand the needs of our clients and look to find solutions that meet those needs. It is not always about taking more space—how often does your broker suggest a solution about your space crunch that might involve changing the space plan of your existing premises versus taking more space? If you are public company we know that you have to book an obligation in a prescribed manner; therefore, what might be important to you may have different consequences on a landlord. We will find ways to bridge those differences to your advantage.
4 - We are not everywhere-- but our clients often need to be
Our principal offices are in Boston and Silicon Valley. Our clients often need worldwide real estate market data and service. Because T3 is not a part of a franchise system we are free to choose the very best local market partners for each particular client assignment, based on the clients’ needs. We have facilitated deals in most major markets around the globe, including many in Asia, Europe, and Australia.
3 - Doing an acquisition? Know what you are buying.
All too often companies acquire leases and real estate when they do an acquisition. The scary part is that often they acquire space they don’t want, don’t need, and don’t know how to get out of. We help with that. We will provide an independent, unbiased, professional evaluation of the real estate assets and obligations you acquire and we devise recommend a strategy for disposition, if that is necessary. We approach the assignment with a portfolio perspective, designed to enhance the overall value of your company and minimize expense and cash flow out.
2 - We pay attention to the details.
The real estate obligation is one part of the puzzle; the other is actually operating the space. We won’t operate it for you, but we will help you put together an efficient and effective facilities organization and bring best practices to the procurement of services and service delivery. We will help set you up good controls and practices early so when your company matures, you don’t have to go through the pain to institute change. We help set accurate operating budgets and drive for efficiencies in costs.
1 - We will manage your portfolio.
How do you know that you are fairly paying what you owe? Most tenants rely on the accuracy on landlord billings, but too often landlords over bill or bill in error. Are you checking every invoice to the terms of the lease? As companies expand their real estate portfolios grow and become more complex. We will provide lease administration so that you know you are paying what you owe and not a cent more. We also we give you the information you need to insure accurate reporting for your public financial statements and we will help you set up the processes and controls to meet the accounting standards. |
