Office Boulevard

Posts Tagged ‘grant’

2010 Business Centers / Executive Suites Ranking

In real estate on December 25, 2010 at 7:39 am

Office Blvd has ranked business centers that we did business with in 2010.  There are a number of criteria that we used in determining where each center stand. These criteria include:

  • Quality of centers and services offered . Visual appearances, diversity of products and services (Quality)
  • Value.  What clients received in products and services compared to prices. (Value)
  • Response time to lead (Response)
  • Communication with Office Blvd on existing leads status, follow up after tours (Communication)
  • Report to Office Blvd once a sale has been made (Sale)
  • Paying invoice in a timely manner (Invoice)

♦ Bad  ♦♦Below Avg   ♦♦♦Average   ♦♦♦♦Above Avg   ♦♦♦♦♦Best

Premier Business Centers (www.pbcenters.com)

  1. Quality:  ♦♦♦♦♦Best – over 60 centers nationwide, mostly Class A offices, excellent locations, beautiful offices
  2. Value: ♦♦♦♦♦Best  – very easy to close a Premier property with clients, GM’s and Regional Managers work together with broker to find the best deals for clients, excellent value for the money, would go lower to beat competitor to get business.  Clients win in most cases.
  3. Response: ♦♦♦♦♦Best – fast response, they understand the business and move fast
  4. Communication: ♦♦♦♦♦Best – Some Premier managers got it down to a science, some you have to nudge but they are very responsive
  5. Sale: ♦♦♦♦Above Avg – same response as #4
  6. Invoice  ♦♦♦♦♦Best – once an invoice is sent, it’s like clockwork with Premier, usually received within 14 days.

Special kudos to Jennifer Miller and Remaliah Evans, two of the hardest working Premier managers.

Regus (www.regus.com)

  1. Quality:  ♦♦♦♦♦Best – 1000 offices worldwide, all Class A offices, excellent locations, beautiful offices
  2. Value: ♦♦♦♦Above Avg  – Prices are a little higher, on the average, but they have excellent products, so the prices are justified.  If a client is on an economy budget, it’s harder to close them on a Regus office…just by experience.
  3. Response: ♦♦♦♦♦Best – fast response, they understand the business and move fast. They are the best in the biz in this category.
  4. Communication: ♦♦♦♦♦Best – I think their competitors need to take notes here. Regus’ computer system sends notices to brokers when a prospect is touring.
  5. Sale: ♦♦♦♦♦Best – Again, competitors need to take notes here.  Computer system sends an email to brokers when a deal has been done.
  6. Invoice  ♦♦♦♦♦Best – no invoice needed, they process their checks automatically and sends out checks within 21 days.

Special kudos goes to Grant Fawcett, the Area Manager of Orange County.   He is one of Regus’ elite.

Meridian Business Centers (www.meridianbusinesscenters.com)

  1. Quality:  ♦♦♦♦♦Best – a couple of handfuls of Class A offices in Dallas/Ft Worth
  2. Value: ♦♦♦♦♦Best  – their office package starts at $395, and that includes office, phone, internet, telephone reception, 55 hours conference and more.  That’s hard to beat…anywhere in the county.
  3. Response: ♦♦♦♦Above Avg – decent response, they let their prices do the talking, closing ration is below average.  Managers are not aggressive enough.
  4. Communication: ♦♦Below Avg – no updates on tours, and hardly any follow up
  5. Sale: ♦♦♦♦♦Best – They are one of the best when a sale is done. They promptly follow up with an email with the exact details of the sale.
  6. Invoice  ♦♦♦♦♦Best – best of the best here.  They mail a check within 3 days that a sale has closed.

Special kudos go to Heather Johnston and Margaret Peterson.

ABT Executive Suites

  1. Quality:  ♦♦♦♦♦Best – Beautiful Class A Executive Suites in Dallas/Ft Worth
  2. Value: ♦♦♦♦Above Avg  – Prices are competitive with Regus, still a little higher than others but great products.
  3. Response: ♦♦♦Average – good responses for tour availabilities
  4. Communication: ♦♦Below Avg – no updates on tours, and hardly any follow ups
  5. Sale: ♦♦♦Average – getting better, hope it keeps up
  6. Invoice  ♦ Bad – All invoices go beyond 30 days

Special kudos go to Lisa Jones, very hard working manager who get the job done.  Toward the end of 2010, ABT sold 90% of their holdings to Regus, now only operating 2 centers.

Synergy Workplaces (2009)

  1. Quality:  ♦♦♦♦♦Best – Beautiful Class A Executive Suites, maybe a couple dozens spread out all over US.
  2. Value: ♦♦♦Average  – Average at best.  Competitors were killing them, closed down a handful of centers in CA in past 18 months.
  3. Response: ♦ Bad –  nothing good to say here, there is an exception in my kudos below
  4. Communication: ♦♦Below Avg – no updates on tours, and hardly any follow ups
  5. Sale: ♦ Bad – other than my kudos below, nothing worth noting
  6. Invoice  ♦ Bad – We had invoices that went unpaid even after Accounts Payable said that the check is in the mail

Special kudos go to James Reid.  This man works extra hard to get a deal done, great at following up with brokers, very responsive.    Synergy Workplaces is no longer doing business under the Synergy name.

Carr Workplaces (http://carrworkplaces.com/)

  1. Quality:  ♦♦♦♦♦Best – Beautiful Class A Executive Suites, over a couple dozen centers concentrated on the East and West Coasts.  Very strategically located in the best part of town.  Century City center is the gem of Los Angeles, with Catalina Ocean view offices.
  2. Value: ♦♦♦♦Above Average  – Not the cheapest, not the most expensive, but good value for the locations that they are in.
  3. Response: ♦♦♦♦♦Best
  4. Communication: ♦♦♦♦♦Best
  5. Sale:
  6. Invoice:

Kudos to James Reid and Amy Triscari, great experiences working with them in the past.

Newport Business Center at 110 Newport Center Drive, Newport Beach, CA

  1. Quality:  ♦♦♦Average – One office in Newport Beach
  2. Value: ♦♦♦Average  – High rent for average product, but it’s Newport Beach
  3. Response: ♦♦♦♦Above Avg –  Stephanie MacDonald is an excellent manager
  4. Communication: ♦♦♦Average – good updates from Stephanie
  5. Sale: ♦♦♦Average – not bad, not great, just okay
  6. Invoice  ♦ Bad – Had invoices going into 90 days and numerous emails before owner paid

Special kudos go to Stephanie MacDonald.

Alicia Suites in Mission Viejo

  1. Quality:  ♦♦♦Average – Nice Class B office in Mission Viejo
  2. Value: ♦♦♦♦♦Best  – All Inclusive packages from $399, no nickel and diming, easy sale
  3. Response: ♦♦♦♦♦Best – Michael moves fast and does very well to close the lead
  4. Communication: ♦♦♦♦♦Best – Michael again communicates very well after every tour
  5. Sale: ♦♦♦♦♦Best – Michael promptly informs of a sale that has been completed
  6. Invoice  ♦♦♦♦Above Avg – no complaints, invoices usually paid within 30 days

Special kudos go to Michael Broderick and staff, they are always ready for a tour.

Saianvi Investments in Mission Viejo  (http://saianvi.com/)

  1. Quality:  ♦♦♦Average – Nice Class B office in Mission Viejo
  2. Value: ♦♦♦♦♦Best  – All Inclusive packages from $399, no nickel and diming, easy sale
  3. Response: ♦♦♦♦Above Avg – Ritu is always ready for a tour, anytime, very easy to communicate
  4. Communication: ♦♦♦♦Above Avg – Again Ritu is a great person to do business with
  5. Sale: ♦♦♦♦Above Avg – promptly informs of a sale once it’s done
  6. Invoice  ♦♦♦♦Above Avg – no complaints, invoices usually paid within 30 days

Special kudos go to Ritu Thipar, always ready to tour prospects

Regent Business Centers (http://www.regentbc.com/)

  1. Quality:  ♦♦♦♦♦Best –  About a dozen offices mostly in California, very beautiful classy offices
  2. Value: ♦♦Below Avg  – very expensive offices, but situated in affluent business areas
  3. Response: ♦♦♦♦Above Avg – Above average response to leads
  4. Communication: ♦♦Below Avg – no updates after tours
  5. Sale: ♦♦Below Avg – no updates once a sale has taken place
  6. Invoice  ♦♦♦Average – invoices usually paid 30-45 days

Special kudos to Bridget Villeta, she is a pleasure to work with.

Platinum Office Suites (http://platinumofficesuites.com)

  1. Quality:  ♦♦♦♦♦Best –  one office in Westlake Village, very beautiful office
  2. Value: ♦♦Below Avg  – very expensive offices, hard for brokers to sell, not very negotiable
  3. Response: ♦♦Below Avg – below average response to leads
  4. Communication: ♦♦Below Avg – no updates after tours
  5. Sale: ♦♦Below Avg – no updates once a sale has taken place
  6. Invoice  ♦♦♦Average – invoices usually paid within 30 days

Barrister Executive Suites (www.barristersuites.com)

  1. Quality:  ♦♦♦♦♦Best –  About 20 offices in Southern Cal, gorgeous offices
  2. Value: ♦♦Below Avg  – very expensive offices, hard for brokers to sell, cater to unique clientele
  3. Response: ♦♦♦♦♦Best – They jump on the lead immediately
  4. Communication: ♦♦♦♦♦Best – communicate mainly via emails to update brokers and other managers
  5. Sale: ♦♦♦♦♦Best – communicate via email
  6. Invoice  ♦♦♦♦Above Avg – invoices usually paid when client takes space

Special kudos goes to Dawn Armstrong. Aggressive and persistent, gotta love that.

Apollo Business Centers (www.ABCVirtualOffices.com)

  1. Quality:  ♦♦♦♦Above Avg – Nice Beverly Hills Office on Wilshire Blvd
  2. Value: ♦♦♦♦Above Avg – Very good value with all inclusive packages, prices still high but it’s Beverly Hills
  3. Response: ♦♦♦♦Above Avg – Julia is very good about responding to leads and tour schedules, although it seems like she takes on many hats, so she is busy most of the time.
  4. Communication: ♦♦♦Average – need more communication here after tours
  5. Sale: ♦♦♦Average –  need more communication after sale
  6. Invoice  ♦♦♦♦♦Best – great turnaround on invoice

Kudos to Julia, she sends us free leads whenever she can’t help them.

These are opinions expressed by Office Boulevard only.  Different brokers may have different experiences with these business centers.  Special thanks go to Search Office Space and Daniel and Jason Soffer, looking forward to a great 2011!

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How Much Should I Pay for an Executive Suite?

In real estate on June 30, 2010 at 8:44 pm

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

In real estate on June 29, 2010 at 10:56 pm

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

In real estate on June 27, 2010 at 5:41 pm

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

Office Blvd Washington DC Executive Suites Office Space

In real estate on June 27, 2010 at 5:40 pm

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 DC 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

In real estate on June 26, 2010 at 10:58 pm

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

In real estate on June 25, 2010 at 8:13 pm

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

In real estate on June 24, 2010 at 6:34 pm

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.

Executive Suites in Woodland Hills, CA

In real estate on June 23, 2010 at 3:36 am

Beautiful Class A Executive Suites start at $399.

PROPERTY FEATURES


Competitive Rates
On-Site Management
Professional Reception Services
Mail Services and Sorting
Coffee & Tea Service and Kitchen Facilities
Conference Rooms with use of over 600 Locations Worldwide
Professional Mailing Address
Facsimile, Photocopies and Postage
Personalized Answering Service & Voice Mail
Law Library
24-Hour Suite Access, 7 Days a Week
Virtual Office Packages starting at $95/month
Covered Parking

LOCATION FEATURES


Spectacular Panoramic Views of the San Fernando Valley and Surrounding Mountains from Most Suites
West San Fernando Valley location with easy access to the Ventura (101) freeway
Moderately priced and upscale restaurant options on-site
Banks and financial services tenants
Fully-equipped fitness center, dry cleaning and sundry shops

Downtown LA Executive Suites

In real estate on June 22, 2010 at 2:24 am
    The Wells Fargo Tower is at the highest point of Bunker Hill in Downtown Los Angeles. It stands next to its sister building the KPMG Tower and is a prime location at the heart of the city. This award winning building contains a three-story, glass-enclosed atrium linking the two towers and showcases one of the most significant sculpture collections in Southern California, as well as an extensive array of restaurants and specialty shops.
    Featuring beautifully appointed reception area, conference rooms and individual offices with view of the whole city from the 25th floor.
    Other executive suites include the US Bank Tower and the US Gas Tower, 2 of the tallest buildings west of Chicago.
    Please contact us for availabilities and specials 949-698-4799 and inquire@officeblvd.com

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