Executive Suites: Office of the future?

I just spoke to one of my favorite managers in Orange County and she said that she has some terrific corner office suites available…in January!  Her offices average $1000 per office  that includes a phone system, T-1 internet and parking.  Wait a minute, aren’t we in a recession?  Every where I go, I see “Office Available”, or “Building for Sale”.  So why does a high-priced executive suite business center has a 100% occupancy rate?  Is this a fluke?

The fact is, there are many business centers nationwide that have high occupancy rates. Having a high rate of 80% or more in occupancy is a norm in the Executive Suites industry. Think about the type of companies that does well in a recession.  Discounters like Walmart and Target are thriving while other companies are laying off employees in order to survive.  So, are Executive Suites the discounters of the Real Estate industry?  No.  As a matter of fact, on a per-square-feet basis, Executive Suites are more expensive than the traditional office.  So why do Executive Suites do so well as a whole? There are quite a few reasons but the answer here is value.  Think about the last time you went into a burger house.  You can order a deluxe burger with all the trimmings for $3.95, a large fries for $1.99, and a large Coke for $1.79.  Oh wait, let’s look at the combo meals to see if there are any value there.  There it is, everything that you wanted for $5.95.  Executive Suites, in essence, bundle the office and the services together like a value meal and charge you one price.

Let’s look at the normal services that are included in each office package.  Services and packages differ for each business center, so make sure you talk to your center manager and ask her to explain to you everything that is included in your office “value meal”.  For simplicity purposes, let’s look at the services found at most business centers.

• Reception services – think about how much you are paying a receptionist to answer your calls and meet-and-greet your clients. $10 per hour?  In an Executive Suites, the meet-and-greet service is included in your office package, and personalized answering service is a measly $25-$100 per month extra.  This service is worth every dime to have another person represent you and your company.
• Phones and voicemail – How much would you pay for At&T to install a business line at your office?  What happens if your phone service is down, who will be there to get you back up?  A phone system in an Executive Suites averages $50 a month, and if your phone goes down, someone is on it ASAP.  Most business centers charge for long distance calls, so know what you are getting with your phone system so there are no surprises.
• Internet –  The average price for internet in a business center is $50 per month.  The speed varies, but typically it’s  a T-1 line, more than adequate for your computer needs.
• Furniture – Not all Executive Suites include furniture in their office packages, so inquire to see if your office includes furniture.  Sometimes, an office package is cheaper because it does not include furniture.  You can benefit from this if you have your own furniture.  Otherwise, there is a rental program that all business centers have. However, this is done usually through a third party and the prices can be high.
• Parking – does your center has parking fee?  In Los Angeles, it’s difficult to get free parking. So budget the parking in with the office package to make sure you are getting the best deal.  Parking fees range from free to $250/month in downtown LA.
• Conference rooms – Most business centers have conference rooms that will allow you to conduct team meetings and meet with clients.  Check with your business center to see how much usage is included in your lease.
• Misc services that will benefit you and your business – Fax, beverage services, light secretarial duties, catering, networking, conference room usage, copy room services, concierge services are some that comes to mind.  These services are either minimal monthly cost or charged per hour, depending on locations.

I believe that Executive Suites will be the office of the future.  With services like reception, conference room usage, and phone and internet services all packed into your lease at a fair monthly fee, more small companies are moving out of their large traditional offices and home offices into Executive Suites.

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About Office Boulevard:  We are a nationwide Executive Suites search firm. We will help you locate the best office for your requirements at the best price.  Our services is always FREE to you.  To inquire, please contact us at 949-800-5507 or inquire@officeblvd.com.  To inquire online, please go to ineedoffice.com.

Dallas Executive Suites, Getting the Most Bang for Your Buck

Dallas/Ft Worth has one of the best market for executive suites.  Offices are cheaper, relatively, and you get more services for your money.  Take phone and internet services, for example.  Let’s say you call AT & T to install a business phone line and High Speed internet in your home office.  Besides installation cost, your monthly cost is around $100-$120 with taxes.  Not bad.  Now let’s look at what you get for the same amount in an executive suite in Dallas.

• Phone system with rollover line and voicemail and free local calling*
• T-1 or T-3 internet, much faster than DSL
• Telephone answering by a receptionist during business hours…WOW

So you see where I am going with this.  You actually save money by investing in an executive suite.  What else do you get?  I am listing these in bullet points so I don’t go on a tangent. If you have any questions, just call me.  For as low as $399** a month, here is what you get.

• A private office with a lock and key
• Furniture, but depending on the center, some of them has a furniture add-on for a few more bucks per month
• Phone and internet and telephone answering, as mentioned above
• Fax line, at some centers this is an add-on
• Usage of luxurious conference rooms, some centers offer up to 55 hours per month!
• All Utilities (My electric bill is over $500 in the summer at home, so do the math)
• 24/7 access
• Kitchen privileges, usually free water and coffee, some offer bagels and doughnuts on certain days
• Live receptionist to meet and greet your clients, priceless for most professions.  Think about how much you would have to pay a secretary in your traditional office space.  This benefit is worth hundreds of $$$ per month.
• Short-term leases, usually up to a year is max
• Copy and mail center, lounges and sometimes fitness centers are benefits of an executive suite
• A corporate feel.  Your clients are immediately greeted by a receptionist, you won’t have clients wandering down a empty hallway…terrible!
• Most have free parking for you and your clients.  Downtown Dallas do have paid parking though, can’t avoid that.

I know I listed some benefits in there, but hey, I’m passionate about this.  I think every entrepreneur and small business should be in an executive suite, it just makes perfect sense.  Plus, these centers are great for networking, and the centers have functions where you can meet other businesses and network with them.

Now a little reason why you should let me represent you for an executive suite.  Plain and simple, I am the best. I’m honest, hard-working, and I maintain excellent relationships with my center managers so that when I call them and ask for a reduction in rent for my clients, or a little more service, more conference room time, or even free rent, they usually oblige.  It’s a little bit of an unfair advantage if you use my free service (YES IT’S FREE), but I’m all about saving money, and I will save you money.   I have a 6 yr old and a 1 yr old, I know how to get the most for my money.  Oh, did I tell you I grew up in Dallas? So I know my territory very well too.  Call me or email me your requirements and let me help you get the best deals.

JC Nguyen

jcnguyen@officeblvd.com

949-800-5507 office

214-435-8623 cell

www.officeblvd.com/dallas.htm

*You do have to pay for long distance, as this is an income center for executive suites.

*$399 is the lowest I’ve been able to get.  The average in Dallas is $500-$1000, depending on size and other factors.

How Much Should I Pay for an Executive Suite?

I come across people everyday who are looking for office space and they want to know how much it would cost to get into executive suites. There are different factors in determining a price for a particular executive suite and I will get into that. But the common misconception is that people expect to pay what they normally pay for traditional office space, and that is just an unfair comparison. The truth is, executive suites range from $3-$10 per sqft, and when I mention that, the calculators in their brain start working overtime, and the result is: I can’t afford that! I need, they would say, 1000 sqft. So you are telling me that it would cost me at least $3000/month for an executive suite? Well, yes, if you need that much space. Executive suites have common areas that are shared by all tenants: conference rooms, reception area, kitchen, restrooms, etc…these common areas are not charged to you directly. It is built into your monthly fee. In a traditional office space, these common areas account for more than 70% of your office. So in reality, you are really paying for about 300 sqft of office space, and at $3/sqft, your monthly cost is $900…much more manageable.

Let’s first talk about the advantages of executive suites over traditional office space. I will just put them down as bullet points so I don’t get into a lengthy discussion and get off topic. If you have any questions, just contact me directly.

• Very flexible lease terms, month-to-month leases up to one year or longer.  Traditional office requires 3-5 year commitment
• No HUGE capital outlay to get into an executive suite versus a traditional office space
• Pay for only the number of offices that your company needs.  If you grow, you can always add more offices when you are ready without affecting the terms of your lease.
• All NNN costs are included.  This include utilities, CAM or Common Area Maintenance charge, janitorial and taxes.
• Plug and play, you can move into your office the next day.  Phone and internet are in placed and ready to go.
• Corporate feel, your clients will feel that you are in the corporate environment and may feel better about working with you.
• Receptionist meet and greet and telephone answering.  How much would you have to pay to hire your own receptionist?  Think about this one…it’s priceless
• One price covers all.  Know exactly how much is going out every month.

Disadvantages

• Higher cost per sqft.  Not bad considering what I included above.
• Proprietary phone and internet.  You cannot bring in your own system, and you pay for long distance phone usage at list price.

These are factors that will drive a price on executive suites.  Again, in bullet points

• location, location, location.
• window office or interior, expect to pay $100 or more for a window office of the same size vs. interior office
• Class A or Class B
• Availabilities at that center
• Square footage, there is a big difference between a 150sqft office and 175sqft office
• manager’s discretion

That last bullet point is very important, in my opinion, because a manager has to do what is best for his/her center to be profitable, so they will give the best deals to online brokers who have good relationships with them and continually send them quality clients.  Having said that, I’m going to copy and paste my last point to clarify why you need me 🙂

Work with a local, respected online broker who knows the managers and can get you better deals. These brokers are different from the traditional real estate brokers because all they focus on are executive suites. Not all online brokers are created equal. Look for one who is in the same market as you, and seems to know the managers and availabilities and specials. These are the ones who can pick up the phone to their favorite managers and get you extraordinary deals that you can’t get yourself. Their services are free to you, and in most cases, you will get a better deal. The important thing is to contact the broker BEFORE you contact any executive suites managers. This enables the broker to represent you on your behalf.

Written by JC Nguyen. If you have any questions, please contact JC at 949-800-5507. JC is a well-respected online broker for the Orange County/LA Executive/Dallas Executive Suites. His email is jcnguyen@officeblvd.com and his web site is http://www.officeblvd.com.

 

JC also works with all executive suites nationwide. The nationwide and worldwide link ishttp://www.ineedoffice.com

Orange County Executive Suites, How To Get a Great Deal

There are over 50 executive suites in Orange County, here are some things to look for when you are shopping for an executive suites.

1. End of the month deals – managers of executive suites are rewarded based on performance. That means that they have to keep their offices full or nearly full. So when the end of the month comes around, expect some specials and incentives for you to sign for the office space. This is the best time to look for office, versus at the beginning of the month.

2. Terms of lease – Never sign for a month-to-month lease. Managers are going to lease the offices to you at the market rate, which includes almost zero discounts. Most centers need a 60 days notice, so essentially your month-to-month lease becomes a 3 months lease. Instead, ask the manager for a 6 or 12 months deal. This is where free rents and discounted rates are possible.

3. Executive suites charge for services like phone and internet…per person. So an office for two is going to be more expensive than for the same office for one. If you think your partner may not be in the office much, lease the office just for yourself, then share the phone and internet with your partner. This will save you about $100 or more per month.

3. Work with a local, respected online broker who knows the managers and can get you better deals. These brokers are different from the traditional real estate brokers because all they focus on are executive suites. Not all online brokers are created equal. Look for one who is in the same market as you, and seems to know the managers and availabilities and specials. These are the ones who can pick up the phone to their favorite managers and get you extraordinary deals that you can’t get yourself. Their services are free to you, and in most cases, you will get a better deal. The important thing is to contact the broker BEFORE you contact any executive suites managers. This enables the broker to represent you on your behalf.

Written by JC Nguyen. If you have any questions, please contact JC at 949-698-4799. JC is a well-respected online broker for the Orange County/LA Executive Suites. His email is jcnguyen@officeblvd.com and his web site is http://www.orangecountyexecutivesuites.us

JC also works with all executive suites nationwide. The nationwide and worldwide link is http://www.ineedoffice.com

Executive Suites Global Search by officeblvd.com

CLICK HERE to search for Office Space Locally, Nationwide, or Globally…or call 949-698-4799

Office Blvd Phoenix Executive Suites PHO Office Space

Description:
http://www.ineedoffice.com

We specialize in short term executive suites, plug and play private offices, Class A office space and virtual offices. If you give us your requirements, we can help you find the right office and negotiate a great deal that you will be happy with. We have excellent working relationships with our managers in Phoenix and we can save you time and money…guaranteed.

Please go to http://www.ineedoffice.com and choose your centers. We will call you back shortly with some prices. We won’t waste your time, just give us a try.

Contact Page
http://officeblvd.com/officeblvd_contact.html

Office Blvd Las Vegas Executive Suites LV Office Space

Description:
http://www.ineedoffice.com

We specialize in short term executive suites, plug and play private offices, Class A office space and virtual offices. If you give us your requirements, we can help you find the right office and negotiate a great deal that you will be happy with. We have excellent working relationships with our managers in Las Vegas and we can save you time and money…guaranteed.

Please go to http://www.ineedoffice.com and choose your centers. We will call you back shortly with some prices. We won’t waste your time, just give us a try.

Contact Page
http://officeblvd.com/officeblvd_contact.html

Dream Executive Suites, Corner Office with View in Century City

I have an attorney who is looking for someone to take over his lease that runs through November. This is a premium, luxurious, corner office, about 300 sqft, that has amazing views of Hollywood Hills. The office is full service, which means that there is a receptionist on duty during business hours to take care of your office needs, phone system and T-1 internet are in place.

He needs to get out of this lease asap, so he is willing to work with you so that you are getting a great deal.

Bargaining tools:
Office full of real dark wood furniture with replacement value of $5000
or $300 valet parking
or even a reduction in rent.

He is currently paying $3k for rent and services.

Negotiable!! Let’s make a deal! Call me to make appointment to tour office. JC Nguyen 949-698-4799 or inquire@officeblvd.com.

Irvine Executive Suites, Citicorp Bldg Penthouse Level Office Space

Located on Michelson Drive in Irvine, CA, this penthouse level executive suites feature a large balcony overlooking the city, close proximity to John Wayne airport, and beautiful offices throughout, starting at $499. Call us at 949-698-4799 or email Office Blvd at inquire@officeblvd.com to arrange tours.

Amenities: Professional On-site Manager Furnished or Unfurnished High Speed T-1 Internet Access 24 Hour Suite Access 7 Days a Week Personalized Answering Service & Voice Mail Professional Reception Services

Conference Rooms with use of over 600 Locations Worldwide Professional Mailing Address Secretarial Services Facsimile, Photocopies and Postage Coffee & Tea Service and Kitchen Facilities Virtual Office Packages starting at $95/month

Location: Three blocks away from John Wayne Airport Penthouse level with views

Executive Suites, Ocean View Offices in Long Beach CA

Beautiful Offices at World Trade Center, Oceangate, W. Ocean and Kilroy Airport in Long Beach start at only $400.  Class A high rises ready to meet and exceed your company’s expectations.

Amenities: Professional On-site Manager Individual Offices and Mini Suites Furnished or Unfurnished High Speed T-1 Internet Access 24 Hour Suite Access 7 Days a Week Personalized Answering Service & Voice Mail Professional Reception Services

Conference Rooms with use of over 600 Locations Worldwide Professional Mailing Address Secretarial Services Facsimile, Photocopies and Postage Coffee & Tea Service and Kitchen Facilities Virtual Office Packages starting at $95/month

Location: Beautiful Courtyard Hilton 400-room Hilton Hotel, Conference Room Center and Health Club 24 City of Long Beach Chamber of Commerce Long Beach Courthouse Post Office and Overnight Courier Services Dry Cleaners Cafes and Sundries Citibank with ATM Valet Parking Car Wash and Auto Detailing Services Immediate access to the 710 and 405 freeways Close proximity to world-class hotels, restaurants, shopping, entertainment and recreation.