Evan showing a commercial property to a client         Often clients will call upon me to provide information within the areas of my expertise. Over the years I have found myself in a position of being able to provide a fairly consistent consulting service. I usually charge a small fee which can vary according to the complexity of the task and the time required. We can usually work out in advance a rough time schedule and an estimate of what this might cost. Aside from my regular clients who often need some help with a project they are working on, many times a lawyer, a business consultant or another realtor will call me to see if I can be of help with a client of theirs.

The following are some of the questions I am often presented with:

COMMERCIAL AND INDUSTRIAL

  1. "Business is booming but we're getting crowded out of the premises we're in. However our lease isn't up for a couple more years."
    • Do we stay where we are?
    • Do we look for larger premises?
    • Can we make more efficient use of the space we have?
    • Can we break our lease?
    • Our landlord might sell but should we attempt to buy our existing premises and expand on site?
    • What is its value?
    • Is this the right time to attempt to construct a building for ourselves?
    • Should it be a building for our explicit use? Or something more generic?
    • If I build something larger than we need for now, will I be able to lease out the balance? At what rate?
    • Do you know a good contractor?"

  2. "Unfortunately our business is failing but we're still on the lease for a couple more years".
    • Do we stay on and tough it out?
    • Can we buy out of our lease?
    • Should we downsize?
    • Can you assist with negotiations with our landlord?
    • Can we sub-let our space?
    • Are there better locations available so that we can set up again?"

  3. "I don't seem to be getting anywhere with my negotiations with my tenant (landlord). We need someone to step in and help us resolve our issues".
    • What should a reasonable rent be in this market?
    • How can I get my landlord/tenant to understand what's involved?
    • What is grossed-up rent anyway?
    • How do I get accurate statements?
    • Can you provide me with a report on what else is available in this vicinity?"

  4. "Our group is hoping to construct a new store/hall/school/church/warehouse on this site that we've chosen but we don't have much experience in taking the project through the process of getting all the approvals."
    • How much would you charge to take it through for us?
    • Do you know any engineers, architects, surveyors, etc.?
    • Are there any particular concerns we might run into? Political? Legal? Zoning? Environmental? Servicing? Bureaucratic?
    • How long will it take?
    • Will you help raise the financing needed?"

  5. "Who is the best person in my area that I could contact to help:"
    • Lease out my premises?
    • Find us a new location?
    • Sell our commercial/industrial property?
    • And how much should I pay him/her to do it?"

    DEVELOPMENT INDUSTRY

  6. "My wife and I have been approached by a land developer who wants to subdivide our property".
    • Are we being offered a fair market value for our land?
    • What are reasonable terms to accept?
    • How long can we expect the process to take?
    • How much would you charge to provide us with a report?

  7. "We have been advised that we should develop our property on our own but we don't have much experience in that area".
    • What is your opinion? Do you think that is a good idea?
    • How much would you charge to do the work?
    • How much would the process cost?
    • How long will it take?
    • What kind of profit can we expect when we're finished?
    • What are the tax implications?

  8. "There is talk that the municipality would like to designate our land for industrial/commercial/residential use".
    • Should we support this idea?
    • If this proceeds, will it increase our value?
    • What if we object? What are our rights?
    • Should we sell now before this becomes public knowledge?

  9. "I'm an experienced land developer and have a certain site in mind that I think has great potential:"
    • I need help in assembling the property owners in that area. What would you charge?
    • What kind of terms should I be offering the owners these days?
    • What kind of political wrangling am I going to end up with at the municipal hall.
    • Do you know a good civil engineer/designer/lender/environmental engineer/project manager/property manager?

  10. "I'm a developer just finishing our last project and our next one is just beginning to go through the approval process. In the meantime, I'd like to keep the construction crew moving".
    • Is there a project around that is nearly approved that I can acquire in the meantime?

Evan consulting clients on land development         These are examples of some of the questions that I get put to me on a fairly regular basis. Some can be answered with a quick response but many require some time to consider and/or to perform. For that service I charge a minimal fee which can be worked out with the potential client. The fee is usually based on the length of time the task will require or on the detail required by the client. In some cases, where no other realtor or developer is involved, a fee can be part of a commission if the property is either sold, leased, or developed.

        Call me if any of these questions sound like something you have been considering yourself. Or even if you have something completely unusual. I love a challenge.

Evan Brett