Our Services
Overview
At T3 Advisors, we offer a comprehensive portfolio of specialized services that meet the evolving real estate needs of our clients. From planning and site selection through lease negotiations, build-out, and occupancy, we are the single point of contact for every real estate need. For companies expanding, consolidating or relocating, we respond quickly and deliver excellence in every detail.
Strategic Planning
It's not just about securing space. At T3, we believe to meet a company's real estate needs, we must begin with a comprehensive, flexible plan that responds to human resource requirements, financial resources, and operational needs and strategies. Through in-depth analysis, comprehensive research, and our own objective expertise, our clients benefit from a plan that blue prints their company's evolution from a real estate point of view, in the same way the business plan maps the overall business perspective. We tie business unit needs together, identify markets and locations, spot hiring opportunities, and refine the overall requirements to type and size of space needed. Then we look at the data in light of the company's objectives for the short- and long-term and define a set of real estate objectives that will become the foundation of a strategic real estate plan.
Market Analysis/Space Search
Once we have identified the strategic real estate objectives, we provide the latest local, regional, national, and global real estate information, locating appropriate space in target areas. Then we drill down to current market conditions including lease activities, comparable deals, and potential opportunities. Once a list of target properties is identified, we tour the locations with our clients, all in the interest of finding the very best space available that meets the client's specific needs.
Restructure & Disposition
Mergers, acquisitions, consolidations, and contractions are the norm for companies. As they change, they often need to restructure and/or dispose of space. T3 starts with a portfolio approach to real estate obligations and assets that no longer have strategic value or operational use. We help our clients understand what a restructuring will mean; we assist in forecasting required reserves and future costs; and we facilitate the process of creating a plan that meets the regulatory reporting standards. Once approved, we will help execute the plan efficiently minimizing disruption and cost. T3 has successfully disposed of hundreds of thousands of square feet of space for our clients, saving our clients millions of dollars in recovered rents and terminated obligations.
Deal Structuring & Negotiation
We know that flexibility is key in every business relationship, as often the underlying assumptions will change as companies evolve. Many companies expand, contract, or relocate before their leases expire. The language that governs lease obligations is of critical importance. At T3, we are expert in drafting lease language that provides the greatest flexibility for our clients. We also work closely with our client's attorneys so lease documents can be drafted in the most cost-effective and efficient manner. T3 is always assertive and pro-active, bringing the experience of hundreds of successful negotiations to the table every time. Before the deal signed, we always outline what the obligation means in terms of the P&L and balance sheet, so that our clients have a clear understanding of what they are signing up for and what will be expected in the future.
Lease Administration
As companies grow and offices expand, managing multiple leases can become complex and cumbersome. At T3, we utilize a web-based management system that allows us to not just proactively, but interactively manage our clients' leases while providing round the clock access and search ability. This system will automatically send alerts for critical milestones so that financial obligations, expansion, and termination rights are always met in a timely manner. We review landlord billings for accuracy and we tie landlord forecasts back to benchmark data to ensure that our clients are only paying what is reasonable and fair (or what is actually has been agreed to in the lease). T3 provides reporting to meet SEC filing requirements, cash flow forecasts, and monthly quarterly operating projections. We customarily review any tenant or sub-tenancies and assess the financial strength of the tenants to meet their obligations. As needed, we will help set appropriate reserves; provide portfolio risk assessments (financial and business risk); and we routinely look at market conditions to identify opportunities.
National and Global Expansion
Most company aspires to expand nationally and globally. T3 is an experienced resource to provide our clients with the guidance and the bandwidth necessary for effective expansion. We have built a network of best-in-class broker partners in all major business hubs across the U.S. and throughout the world. But, because we are not a part of a franchise or part of a "global" organization, we have the ability to truly identify and work with the absolutely best in every market regardless of affiliation. T3 client companies have complete access to these resources, providing the local contact and capability along with the global perspective and strategic real estate management necessary to play on the world's stage. We will facilitate and/or manage every part of the process from market identification to actually moving.
Facility/Organization Effectiveness
Companies need and occupy space to effective grow, manage, and operate their businesses. The quality of the workplace is a major determinate of employee satisfaction, a company's ability to attract and retain talent, and its overall financial performance. T3 assists in devising a workplace strategy, one that looks at the best use and layout of space to achieve business goals, reduce overall costs; and to balance density objectives with function/use. We help with organizational design of a facilities management organization to achieve an efficient equilibrium between service delivery and cost. We provide the tools and expertise for expert service vendor management, from procurement to performance measurement including assisting with benchmarking performance against industry standards, providing immediate visibility (dashboards) on key performance indicators, and in-depth service contract reviews. T3 will help establish an efficient work order processes; set performance management standards, and find/implement the automated facilities management systems that are the right solution for the client's needs.
Strategic Space Management
We know that holding and operating space can be and usually is expensive, especially for companies that would rather invest in their people, R&D, or marketing. T3 applies time and organizationally tested programs and processes that create accurate reporting of space inventory and absorption rates. We help our clients devise strategies that will aid in the planning processes with business units to understand growth in terms of real estate needs and to help implement "just in time space" strategies to balance costs and readiness.
Cost Analytics
T3 assists in developing processes and controls to help clients accurately budget, report, and forecast costs for real estate and facility operations. As needed, we will analyze current spending, benchmark those costs against industry standards, and devise cost reduction strategies with meet with the needs of the business.
Acquisition Due Diligence
For companies that are acquiring other companies, T3 provides independent, unbiased, professional evaluation of real estate assets and obligations, including facilitating valuation estimates and environmental reviews. We analyze the entire portfolio of real estate obligations and make recommendations as to what should be retained/disposed and what might be the best financial strategy to maximize value while minimizing expense and cash flow.
Project Management
At T3, until you are using the space as it was intended, our job is not done. We provide project feasibility and risk analysis, preliminary budgets consultation, review of architects’ plans vis-à-vis client requirements and needs, and “value engineering” once a design has been completed. We help with assembling the right, qualified project team to deliver the project on time and on budget. T3 will coordinate due diligence assessments, help with vendor selection, manage contract negotiations, and set up vendor performance reporting. While the project is underway, we monitor, report, and manage the project schedule, provide cash flow forecasting and as needed, hedging strategies.
Having managed projects all over the world, T3 knows the right firms and individuals to get a project done on time and on budget, while 100% meeting clients’ expectations. So whether our clients need an architect expert in wet lab design or a move-in coordinator for a relocation, we can help identify and select the best available service partner. These include: architects, interior designers, space planners, specialized project managers, construction managers, telecommunications/data network designers, permit expediters, construction contractors, data systems installers, furniture vendors, and move coordinators. All our partners treat T3 clients as a priority.
T3 Advisors stands alone in client service to corporate clients.
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