When
talking with tenants looking for space to lease we are often asked: Who pays
for the insurance and real estate taxes? Who pays for the janitorial
service? What happens if the HVAC doesn’t work? What if I want to do
repairs, can I? I need some remodeling before I occupy the space who pays
for that and when does the rent start?
The
answer to all these questions and others like them is very specific – it all
depends.
Every word in a lease is negotiable. Your ROCK advisor will tell you how
the landlord is offering the space and under what conditions (Triple Net,
Gross, Modified Gross, etc.). We eliminate the gray areas and make the
lease process and lease arrangement as clear as possible. A tenant has the
right to make any proposal for a lease, regardless of how we are marketing
the space. Certainly quibbling over every detail doesn’t make a lot of
sense but working through the significant expenses and obligations is
important to all parties. Naturally the legal advice of your attorney is
important since a lease is a firm and binding arrangement for a specific
period of time.
The
leasing process, in very simple terms, includes a comparison of
various spaces to assure that all the anticipated expenses
are accounted for and that size of the spaces is being measured the same way
(net, gross, with or without a load factor), the preparation of a
proposal is usually in the form of a Letter of Intent, and then
negotiating the terms as a lease is prepared.
Our
Clients tell us that one of their main concerns in the relocation process is
“time away from their regular responsibilities”. As a representative for
your company, the goal of your
ROCK advisor is to assist you in finding a new home for your
business and making the lease process flow smoothly.
We
focus on communicating information in such a way that tenants are
comfortable with the process and the obligations of a lease, regardless of
the tenant’s experience in the market. As part of the process, experienced
ROCK advisors assist tenants to
determine space requirements, how to obtain municipal occupancy
approvals, connecting with other professionals who may play a role, and
other requirements of the lease.
You
can trust that
ROCK Brokerage Advisors have the knowledge and the resources to assist you in the
lease process. Eight
ROCK Advisors hold
Certified Commercial Investment Member (CCIM)
designations and three have been accepted into the
Society of Industrial and Office Realtors (SIOR).
The training and skills provided by these groups enhances the value of our
service. Click here to view a full list of our
services.
View ROCK office sites
for lease:
These buildings are conveniently located in
the
Central Business District, across the street from the King Street
parking garage, and on the same block as City Hall.
- Three office buildings, available in
combination or an individual units
- Each unit includes rest room facilities,
entrances, offices, conference rooms, and storage
- All units have separate electric meters,
updated interiors, and mechanical systems
- Available for lease
Contact:
Russell Bardolf or
Michael Katz
Recent Transactions
Affinity
Mortgage Corporation
has leased 842 square foot office space at Shrewsbury Professional Building,
LLC at 73 East Forrest Avenue in Shrewsbury.
Livewire
International
has leased 3,427
square foot office space at 160 Roosevelt Avenue in York City for three
years.
VA Medical Center
Supply has
leased 8,400 square foot medical office space at 2251 Eastern Boulevard in
York for 10 years.
Hlubb & Associates
has leased
610 square foot of office space at 11 East Market Street in York.
Lung, Asthma and Sleep
Associates, PC
has leased 1,769
square foot of medical office space at 1497 South Queen Street in York City
for 5 years.
Tourgee
& Associates, Inc.
has leased 18,000
square foot of office space at 1010 Plymouth Road in York for 3 years.
Jackson Hewitt
has leased 1,090
square foot of office space at 528 East Main Street in Dallastown for 3
years.
AWP, Inc.
has leased
2,450 square foot of office and industrial space at 472 East Locust Street
in Dallastown for 2 years.
Spanish American Center
sold
the building located at 200 East Princess Street in York to
The Young Women’s Christian
Association (YWCA) of York.
The
property consists of 11,196 square foot of commercial space on .08 acres and
is located in the City of York.
Conway E&S, Inc.
has leased
1,604 square foot of office space at 40 Gotham Place in Red Lion, PA for 2
years.
Jack Hulme Design Consultants, LLC
has leased
3,294 square foot of office and retail space at 233 West Market Street Rear
in the City of York for 3 years. Jack Hulme Design Consultants is moving
their studio from Bucks County, Pennsylvania to York County, Pennsylvania.
Read our customer survey testimonials
Quick Links
ROCK Office & Investment Team
David L. Bode, CCIM,
SIOR Russell J. Bardolf, CCIM, SIOR
Michael J. Katz
