Real Estate Optimization Bloghttp://info.reoptimizer.com/RSS feeds for REoptimizer's Real Estate Optimization Blog60http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/150508/Farming-the-Competitive-Bid-to-Lower-CRE-Costs-Part-1#Comments0Farming the Competitive Bid to Lower CRE Costs Part 1http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/150508/Farming-the-Competitive-Bid-to-Lower-CRE-Costs-Part-1<p><img id="img-1343230778294" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate Comp1.jpg" border="0" alt="Commercial Real Estate Comp" width="287" height="289" class="alignRight" style="height: 289px; width: 287px; float: right;" />When the time comes in your lease term when you need to make a decision on submitting a notice of renewal, or identifying potential relocation destinations, there are several key points you must keep in mind.&nbsp; In this three-part series, we will discuss the essential steps in optimizing your dollars spent per square foot.&nbsp; But first, let&rsquo;s take a look at the opening stages of the process &ndash; the commercial real estate comp search.</p> <h2>Define</h2> <p>Define what you have in your current space as well as what your ideal building and arrangements would be.&nbsp; In setting your <a href="http://www.reoptimizer.com/features/real-estate-benchmark/" title="real estate benchmark" target="_self">real estate benchmark</a>, you are allowing yourself to make the prudent decision based on what is realistic and where improvements can be realized.&nbsp; Once this first step has been taken, you will then be able to properly define the parameters of your search.</p> <h2>Market Scan</h2> <p>When you start your initial commercial real estate comp (comparable site) search, you want to keep an open mind.&nbsp; Think about where it may be beneficial to consolidate or expand, perhaps rearrange unit layouts to improve the flow of day-to-day operations.&nbsp; Now depending on your <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/149838/Basics-for-your-Commercial-Real-Estate-Benchmark-and-Searches" title="search requirements" target="_self">search requirements</a>, it is not uncommon for an initial search to yield as many as 30 to 40 commercial real estate comps, and usually much more than that when searching for less than 10k to 15k square feet of contiguous space.&nbsp; (Note: after you have compiled your comps list you will want to keep your search open for new and undiscovered listings.)</p> <h2>Filter</h2> <p>When you have an excess of alternative locations, it is recommended that you weed out the obviously weaker options to avoid wasting time.&nbsp; And after cutting down your list to about 20 or so buildings, it is time to fill in all of the information gaps that are virtually guaranteed to exist in any web search.&nbsp; That means calling brokers, property owners/managers, and perhaps local zoning or eco-development offices.&nbsp; Remember one of the keys to saving a million dollars on your next tenant lease is to <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91122/Save-a-Million-on-Your-Next-Tenant-Lease-pt-2" title="develop extreme market intelligence" target="_self">develop extreme market intelligence</a>.&nbsp; You want to know as much as you can about ownership history, building/area amenities, tenant improvement opportunities, etc.&nbsp; Once all of the holes have been filled, that list of 20 or so will sort itself out, and reveal the best candidates that are really worth exploring.&nbsp; Have your decision makers and advisors (i.e. broker, property/branch manager, etc) tour your top candidates &ndash; about 8 to 10 is a good number to shoot for in this stage.</p> <p>&nbsp;</p>Jordan SlaterWed, 25 Jul 2012 15:15:00 GMTf1397696-738c-4295-afcd-943feb885714:150508http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/149838/Basics-for-your-Commercial-Real-Estate-Benchmark-and-Searches#Comments0Basics for your Commercial Real Estate Benchmark and Searcheshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/149838/Basics-for-your-Commercial-Real-Estate-Benchmark-and-Searches<p><img id="img-1343058719253" src="http://info.reoptimizer.com/Portals/121314/images/commercial real estate comps1.jpg" border="0" alt="Real Estate Benchmark" width="288" height="216" class="alignRight" style="height: 216px; width: 288px; float: right;" />The search for the right commercial real estate space for a client can be a long and arduous process. The use of a <a href="http://www.reoptimizer.com/features/real-estate-benchmark/" title="real estate benchmark" target="_self">real estate benchmark</a> for the most important building specifications and attributes can significantly facilitate the search process.</p> <h2>Location</h2> <p>Many businesses demand a corner space (or end cap), certain types of anchor tenants (typically for retail locations), or specific zoning requirements (often for industrial sites).&nbsp; You should also keep in mind ease of transportation and access to your location.&nbsp; Naturally you&nbsp;would want your customers to be able to get to you easily, but what must also be considered in this is highway access for trucks and the like.&nbsp; Aside from the logistical nightmare that could potentially come with not having access to the proper roadways, are also the possible effects of local perception of your stores.&nbsp; If your business is seen as a disruption to the natural flow of traffic and commerce, you may see a ripple effect in your sales, particularly for smaller retail stores.</p> <h2>Square Footage</h2> <p>Businesses typically have an idea as to how much space they need.&nbsp; And with the help of their CRE consultant should be able to come up with a ballpark figure as to how much space to seek when performing their market research.&nbsp; What many fail to consider, however, are potential for growth and expansion into more space in the building.&nbsp; Example:&nbsp; If you are a tenant requiring 40k SF, and you have found a building with 45k available, that may be sufficient for the time being.&nbsp; But if you anticipate requiring and addition 10k SF in 5 years, are you going to be willing to risk all of the expenses associated with relocating on the chance of having enough vacant space available?&nbsp; Even with an expiring lease by the time such changes will be necessary, a long-term commitment to your location is, more often than not, beneficial to your bottom line as well as employee moral.</p>Jordan SlaterMon, 23 Jul 2012 14:30:00 GMTf1397696-738c-4295-afcd-943feb885714:149838http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/148556/REoptimizer-President-Honored-to-Help#Comments0REoptimizer President Honored to Helphttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/148556/REoptimizer-President-Honored-to-Help<img id="img-1342448013155" src="http://info.reoptimizer.com/Portals/121314/images/PALS 1000th Flight-final.jpg" border="0" alt="PALS 1000th Flight final" width="281" height="211" class="alignLeft" style="height: 211px; width: 281px; float: left;" />REoptimizer president, <a href="http://www.reoptimizer.com/company/our-story/" title="Don Catalano" target="_self">Don Catalano</a>, was mentioned over the weekend for his volunteer work with <a href="http://www.palservices.org/" title="Patient AirLift Services (PALS)" target="_self">Patient AirLift Services (PALS)</a>, a nonprofit organization that connects volunteer pilots with injured veterans and other individuals requiring transport for medical attention or otherwise.&nbsp; This particluar flight marked PALS' 1000th flight in only 2 years of operation.&nbsp; <a href="http://www.newsday.com/long-island/nassau/farmingdale-nonprofit-marks-1-000th-airlift-1.3838833" title="Click here to check out the Newsday feature." target="_self">Click here to check out the <em>Newsday</em> feature.</a>Jordan SlaterWed, 18 Jul 2012 13:36:00 GMTf1397696-738c-4295-afcd-943feb885714:148556http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/148098/Understanding-Synergy-and-Strategic-Commercial-Real-Estate#Comments0Understanding Synergy and Strategic Commercial Real Estatehttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/148098/Understanding-Synergy-and-Strategic-Commercial-Real-Estate<p><img id="img-1342021361412" src="http://info.reoptimizer.com/Portals/121314/images/corporate real estate management.jpg" border="0" alt="Strategic Commercial Real Estate" width="237" height="157" class="alignLeft" style="height: 157px; width: 238px; float: left;" />&ldquo;Synergy&rdquo; is the effect where two or more elements combine to have an outcome greater than the sum of the parts. In commercial real estate, you hear the word applied most often to how pieces of a development can have a mutually strengthening effect, such as the way the different enterprises in a shopping mall create a social space ideal for commerce.</p> <p>Real estate managers can profit from looking beyond this basic stage of the synergy concept to study how commercial sites interact with one another.</p> <p>A <a href="http://www.cre.org/memberdata/pdfs/Five_Levels_of_Synergy_Potential.pdf">2010 article in the Counselors of Real Estate web site </a>explores this idea and offers a five-stage approach to synergy in <a href="http://www.reoptimizer.com/solutions/strategic-commercial-real-estate/" title="strategic commercial real estate" target="_self">strategic commercial real estate</a> evaluation. The authors are Nicholas Ordway, a business professor at the University of Hawaii, and Jack Friedman who heads a Dallas real estate appraisal and consulting firm.</p> <p>Their approach urges owners of multiple properties to look at ways related assets can enhance each other. Careful strategic management of separate properties can enhance RE value.</p> <p>Ordway and Friedman define real estate synergy as &ldquo;A process of recombining, adding, subtracting or otherwise affecting relationships of internal or external factors associated with a real estate asset that results in increased overall value at a specific point in time.&rdquo;</p> <p>The first level of strategic commercial real estate is to see that each site is developed to its maximum potential value.</p> <p>Second, they urge stronger valuation of how activities at a site affect overall value. A shopping center must incorporate recreation complexes and restaurants in a way that does not draw traffic away from the commercial activity. It&rsquo;s not just enough to put all the pieces in the same place.</p> <p>Third, they urge managers to recognize the value of what they create for a development package. Management systems, brand identity and customer loyalty associated with your real estate location is part of its value.</p> <p>Ordway and Friedman also stress that financing packages for related properties can also enhance value. Finally, they point out that architectural designs, public artworks, business models and other forms of intellectual property are increasingly recognized and protected assets in law and business management.</p>Jordan SlaterWed, 11 Jul 2012 14:59:00 GMTf1397696-738c-4295-afcd-943feb885714:148098http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/147708/3-Ways-to-Keep-Your-Industrial-CRE-Occupancy-Cost-Down#Comments03 Ways to Keep Your Industrial CRE Occupancy Cost Downhttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/147708/3-Ways-to-Keep-Your-Industrial-CRE-Occupancy-Cost-Down<p><br /><img id="img-1341847025487" src="http://info.reoptimizer.com/Portals/121314/images/commercial real estate space.jpg" border="0" alt="occupancy cost" width="283" height="189" class="alignRight" style="height: 188px; width: 283px; float: right;" />Given the large size of many industrial commercial real estate spaces, gaining a cent or two per square foot of occupancy cost savings can add up to a great deal of money. &nbsp;Here are three things that you can implement quickly to help reduce what you spend on your industrial space and on your CAMs:</p> <h2>Aggressively control utility usage.</h2> <p><a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/121026/Keeping-an-Eye-on-Your-Utility-Usage-in-Your-Commercial-Real-Estate" title="Lighting and climate control" target="_self">Lighting and climate control</a> are two major <a href="http://www.reoptimizer.com/features/occupancy-cost-analysis/" title="occupancy costs" target="_self">occupancy costs</a> for industrial users. Installing high efficiency lighting fixtures with motion sensitive switches or timers can ensure that your lights are only on when you need them and that they they use as little power as possible when they are on. Programmable thermostats help you control your heating and cooling expenditures, especially when people are not working in your space. Comparing each space with your other industrial spaces will help you to identify which are the least efficient and most in need of attention.</p> <h2>Reduce your property taxes.</h2> <p>Many taxing authorities have failed to recognize the fact that industrial real estate values still remain below the peaks set in 2006, 2007 and 2008. Work with your landlord or directly with your county taxing authority to appeal your property's valuation and <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/136386/Keeping-Your-Commercial-Real-Estate-Portfolio-Taxes-Low" title="get a downward adjustment in your property taxes" target="_self">get a downward adjustment in your property taxes</a>. If you do not have the ability to do this, consider hiring an attorney who will represent you on a contingency basis and only charge you if he or she is able to save you money.</p> <h2>Compare your rents.</h2> <p><a href="http://www.reoptimizer.com/features/real-estate-benchmark/" title="Compare your occupancy costs" target="_self">Compare your occupancy costs</a> in every space you occupy with your other spaces and with spaces on the open market. Use your comparison to work with landlords that are overcharging you to get a reduced rent. Most landlords would rather charge you a fair market rent than lose you and have to go back to the market to get the same market rent from someone else.</p> <br />Jordan SlaterMon, 09 Jul 2012 14:44:00 GMTf1397696-738c-4295-afcd-943feb885714:147708http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/146993/3-Ways-to-Keep-Your-Commercial-Real-Estate-Portfolio-Organized#Comments03 Ways to Keep Your Commercial Real Estate Portfolio Organizedhttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/146993/3-Ways-to-Keep-Your-Commercial-Real-Estate-Portfolio-Organized<p><img id="img-1341241554982" src="http://info.reoptimizer.com/Portals/121314/images/commercial real estate portfolio.jpg" border="0" alt="commercial real estate portfolio" width="293" height="202" class="alignRight" style="height: 202px; width: 293px; float: right;" />Keeping your information organized is essential in properly monitoring the direction and success of your <a href="http://www.reoptimizer.com/features/results/" title="commercial real estate portfolio" target="_self">commercial real estate portfolio</a>.&nbsp; Having your information ready to go, exactly where you need it will help you to make quicker and clearer decisions &ndash; without the clutter of leases and spreadsheets piling up on your desk.&nbsp; Let&rsquo;s take a look at how you might be able to better organize your commercial real estate portfolio information.</p> <h2>Commercial Real Estate Software</h2> <p>This is a simple way towards monitoring your portfolio. With specialized <a href="http://www.reoptimizer.com" title="commercial real estate software" target="_self">commercial real estate software</a> you can see exactly how much you&rsquo;re spending on specific properties, and how much more you have to spend. This, of course, can be done with simple spreadsheets, but with larger portfolios (anything greater the 20 or so sites) spreadsheets become very confusing &ndash; ultimately defeating the purpose of organizing in the first place.&nbsp; Having a centralized database for all of your real estate information substantially reduces time spent in simple preparation for analysis.</p> <h2>Effective Lease Abstraction</h2> <p>As discussed in last week&rsquo;s article &ndash; &ldquo;<a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/145851/5-Tips-for-Effective-CRE-Lease-Abstraction" title="5 Tips of Effective CRE Lease Abstraction" target="_self">5 Tips of Effective CRE Lease Abstraction</a>&rdquo; &ndash; abstraction is the name of the game in lease administration.&nbsp; This is another key practice in reducing your precious time wasted in finding the key dates and figures described in your leases.&nbsp; Because the overwhelming majority of your commercial real estate decisions will be based on the details outlined in your abstracts, this is a task that should be performed with great attention to detail.</p> <h2>Update Regularly</h2> <p>Once you have everything organized just how you like, maintenance should be a regular part of your weekly or monthly schedule.&nbsp; Take the time to make sure that any changes regarding lease and property information have been recorded in <em>all</em> of your recordkeeping tools.&nbsp; Time and time again, people update information on renewals or throw in a lease amendment to one file and neglect to update any backups or their commercial real estate portfolio management systems.</p>Jordan SlaterMon, 02 Jul 2012 14:54:00 GMTf1397696-738c-4295-afcd-943feb885714:146993http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/146380/5-Ways-to-Keep-Your-Corporate-Real-Estate-Management-Team-on-Track#Comments05 Ways to Keep Your Corporate Real Estate Management Team on Trackhttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/146380/5-Ways-to-Keep-Your-Corporate-Real-Estate-Management-Team-on-Track<p><img id="img-1340809202752" src="http://info.reoptimizer.com/Portals/121314/images/real estate management2.jpg" border="0" alt="Real Estate Management" width="296" height="222" class="alignRight" style="height: 222px; width: 296px; float: right;" />Corporate real estate management and optimization is a continuous task that requires regular updates and, almost always, a great team around you.&nbsp; Here are a few ways to keep your team and your portfolio headed in the right direction.</p> <h2>Communicate Clearly and Often</h2> <p>There simply is not enough time in the day and in the year for many <a href="http://www.reoptimizer.com/company/our-story/" title="corporate real estate execs" target="_self">corporate real estate execs</a> to visit the dozens (or perhaps hundreds and even thousands) of locations in their portfolios.&nbsp; That said, be sure to have your team or yourself check in with regional and branch managers to make sure things are running smoothly and the property is maintained, according to your leases.</p> <h2>Abstract Your Leases</h2> <p>Lease abstracting can save a great deal of time when trying to figure out what leases expiring and when, dates for renewal, etc.&nbsp; This practice comes in handy, particularly when you have many properties, and increased chances of a lease or two coming due in the next year or so.&nbsp; A good <a href="http://www.reoptimizer.com/company/about-reoptimizer/" title="corporate real estate software" target="_self">corporate real estate software</a> system is often your best bet in terms of this aspect of l<a href="http://www.reoptimizer.com/solutions/reoptimizer-commercial-real-estate-software-web-app/" title="ease administration" target="_self">ease administration</a>.&nbsp; <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/145851/5-Tips-for-Effective-CRE-Lease-Abstraction" title="Take a look at these tips for lease abstraction." target="_self">Take a look at these tips for lease abstraction.</a></p> <h2>Develop Regular Reports</h2> <p>Aside from being able to see your site information &ldquo;at a glance,&rdquo; monthly or quarterly reports on your locations will help you, over time, to track historical data regarding your sites, and spot any trends.&nbsp; This could be beneficial when deciding if a particular site is the optimal solution for your requirement in a particular region or area.&nbsp; Will your team need to start researching comparable sites (comps) for your existing location or would it be best to stay put?</p> <h2>Inspect Your Properties</h2> <p>Make sure your team knows what to look for when researching the market and site comps.&nbsp; What is it that your current location is missing that would be beneficial in improving productivity?&nbsp; What specifications of your current site are necessary in maintaining in your search?</p> <h2>Specialization</h2> <p>Be clear about whose role it is to perform specific duties.&nbsp; With the ongoing process of corporate real estate management, teams are often stretched beyond their comfort zones.&nbsp; It could prove helpful if your team members know what is expected of them on particular projects, as well as in your day-to-day processes.</p> <br id="tinymce" class="mceContentBody " />Jordan SlaterWed, 27 Jun 2012 13:40:00 GMTf1397696-738c-4295-afcd-943feb885714:146380http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/146036/Critical-Date-Management-for-Your-Industrial-CRE-Leases#Comments0Critical Date Management for Your Industrial CRE Leaseshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/146036/Critical-Date-Management-for-Your-Industrial-CRE-Leases<p><img id="img-1340634298170" src="http://info.reoptimizer.com/Portals/121314/images/Critical Date Management2.jpg" border="0" alt="Critical Date Management" width="292" height="206" class="alignRight" style="height: 206px; width: 292px; float: right;" /><a href="http://www.reoptimizer.com/features/critical-date-management/" title="Critical date management" target="_self">Critical date management</a> of your industrial CRE leases will save your company a great deal of money. Most industrial leases have four dates that require your attention. Missing them could cause you to both lose opportunities and potentially run into cashflow shortfalls:</p> <h2>Lease Commencement</h2> <p>The date that your lease officially commences can be different from the date that you signed your lease, the date you moved in or the date that you started paying rent. The commencement date, though, is usually the date from which every other date in your lease gets calculated. The day of the month on which your commencement date falls is also when your rent payments are due.</p> <h2>Anniversary Date</h2> <p>Two things typically happen on your lease's annual anniversary date. &nbsp;The first is that your rent may have an annual adjustment. The second is that many landlords do their CAM reconciliations. If expenses ran significantly ahead of budget, you could end up needing to write a large reconciliation check to your landlord at the anniversary date. As such, you should set a reminder your critical date management system so that you have liquid funds available.</p> <h2>Option Notification</h2> <p>Many industrial leases contain options where you can renew your lease at a preset rate. Options are important because they can not only shield you from rent increases but also because they protect your ability to occupy your space. Most options require you to notify your landlord of your intent by a certain date and will expire if you do not do so.&nbsp; (NOTE: <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91145/Save-a-Million-on-Your-Next-Tenant-Lease-pt-3" title="Be careful about this clause!" target="_self">Be careful about this clause!</a>)</p> <h2>Lease Termination</h2> <p>Your lease termination date is when you will need to be completely out of your space if you do not renew your lease. Keeping careful track of it will ensure that you have a new space lined up and a plan for moving your business there.</p> <p>While these are excellent rules of thumbs, leases can differ from the norm. As such, setting your critical date management system should always include a careful review and <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/145851/5-Tips-for-Effective-CRE-Lease-Abstraction" title="abstracting of your specific lease" target="_self">abstracting of your specific lease</a>. This important step ensures that you do not miss anything.</p> <br />Jordan SlaterMon, 25 Jun 2012 14:19:00 GMTf1397696-738c-4295-afcd-943feb885714:146036http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/145851/5-Tips-for-Effective-CRE-Lease-Abstraction#Comments05 Tips for Effective CRE Lease Abstractionhttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/145851/5-Tips-for-Effective-CRE-Lease-Abstraction<img id="img-1340379933840" src="http://info.reoptimizer.com/Portals/121314/images/commercial real estate8.jpg" border="0" alt="Lease Administration" width="292" height="195" class="alignLeft" style="height: 195px; width: 292px; float: left;" />Lease abstraction is an important task for effective lease administration, especially when one manages multiple commercial leases. By creating an abstract of the lease, you can quickly reference information when required rather than reading the entire lease each time something comes up. The abstract allows you to quickly reference information, and easily find full details within the lease if necessary.<br /><br />It is best to come up with a format you will follow for all of your leases, and use it religiously. Make sure you include all the information you may need for your purpose, and follow the tips below for an effective lease abstract that will serve you well for some time.<ol> <li> <p>Be certain that you abstract the important &ldquo;dates and dollars&rdquo; of the lease. This includes the commencement of the lease, expiration or renewal date, option dates, and other important dates and figures. You should also reference the square footage and the amount of money to be exchanged for the lease.</p> </li> <li> <p>Keep your abstract to one to three pages. Any longer than that and it defeats the purpose of having an abstract. Double space, at least between references, to make the information easily scanned by the eye.</p> </li> <li> <p>Before abstracting the lease, make sure that the lease and file are in order. You should also consider your purpose behind lease abstraction, and keep that purpose in mind as you plan what will be included in the abstract. Read through the entire lease and take notes of what you may want to reference. This will help you decide what to include in the abstract.</p> </li> <li> <p>Reference the page and section number of the lease in which the full information can be found for any given abstracted item. This will allow you to quickly look up the full details for any situation that requires them. You should include such a reference for every point that you make in the abstract.</p> </li> <li> <p>Effective lease administration requires a large amount of organization. As you abstract the leases, assign each a number you can easily reference. This will make tracking leases much simpler.</p> </li> </ol> <p>&nbsp;</p> <br /> <br /><br /><br />Jordan SlaterFri, 22 Jun 2012 15:44:00 GMTf1397696-738c-4295-afcd-943feb885714:145851http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/144941/Commercial-Real-Estate-Map-Technology-for-Your-Portfolio-Optimization#Comments0Commercial Real Estate Map Technology for Your Portfolio Optimizationhttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/144941/Commercial-Real-Estate-Map-Technology-for-Your-Portfolio-Optimization<p><img id="img-1340203518495" src="http://info.reoptimizer.com/Portals/121314/images/commercial real estate software3.jpg" border="0" alt="Commercial Real Estate Map" width="281" height="221" class="alignRight" style="height: 221px; width: 281px; float: right;" />In optimizing your real estate portfolio, particularly one with many retail or distribution sites, location is absolutely key. It is crucial to be easily accessible for your trucks coming in and out of your locations, and, of course, for any customer looking to spend money in your stores. A strategic <a href="http://www.reoptimizer.com/features/reatlas-commercial-real-estate-map/" title="commercial real estate map" target="_self">commercial real estate map</a> can help you with just that, making things easier by charting the routes and distances between your sites and any other parties with whom you do business.</p> <p>When balancing inventory between sites, or just simply traveling between offices, finding the quickest and most efficient route will help save significant amounts of time and money. To maximize profits and minimize fuel costs, you must ensure that your drivers are given routes that can easily be followed. If thousands of dispatches are made every month, the ability to spot each place on the map could drastically save time for your company with a few simple clicks.</p> <p>There are many ways in which you can utilize strategic commercial real estate maps for your business. The ability to examine traffic patterns is one of the most essential features. Based on how the traffic patterns run at certain times of day around your locations, you could determine if and when it would be prudent to take alternate routes. You will even have the ability to map these alternate routes in advance of departure.</p> <p>Throughout the twisty back roads of suburban and rural areas, it can often be difficult to find certain addresses. Even when you have the numbers on a screen, directions can get complicated when there are numerous turns and few visible street signs. Strategic commercial real estate maps solve these problems by allowing you and your employees to view all routes in advance of embarking on any project, meeting or sale.</p> <p>Advanced mapping is a boon to any business with numerous sights to oversee. If you operate from a large and spread out base, visual maps allow you to easily redirect your employees from station to station. Explore these options yourself to really understand all of the benefits.</p> <br id="tinymce" class="mceContentBody " />Jordan SlaterWed, 20 Jun 2012 14:09:00 GMTf1397696-738c-4295-afcd-943feb885714:144941http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/136152/How-to-Avoid-Leasing-the-Wrong-Building#Comments0How to Avoid Leasing the Wrong Buildinghttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/136152/How-to-Avoid-Leasing-the-Wrong-Building<div> <p><img id="img-1339793078977" src="http://info.reoptimizer.com/Portals/121314/images/Tactical Commercial Real Estate.jpg" border="0" alt="Tactical Commercial Real Estate" width="301" height="199" class="alignRight" style="height: 199px; width: 301px; float: right;" />Many businesses become victims of leasing the wrong building, causing a lot of problems financially as well as legally. Here are a few <a href="http://www.reoptimizer.com/solutions/tactical-commercial-real-estate/" title="tactical commercial real estate" target="_self">tactical commercial real estate</a> tips to avoid leasing the wrong building.</p> <h2>Find out who is running the property.</h2> <p>One of the last things you want is a bad landlord.&nbsp; Your landlord should be financially responsible, as well as willing and prepared to remedy any discrepencies that may arise as described in your lease.</p> <h2>Schedule a visit to the building.</h2> <p>And make sure that the property manager accompanies you during your tour. Fully inspect the unit you wish to lease and, if possible, any space that could be potentially used for future expansion. Make note of any and all favorable and unfavorable aspects of the building, and see to it that management is made aware of those conditions. It would be advisable to have management sign any list made in this regard. This will ensure that those damages will be fixed and repaired as agreed in your lease, by a specified date (ideally before moving in).</p> <h2>Comb through your lease agreement.</h2> <p>Before signing that contract, go through the terms and conditions of the agreement. Clarify any ambiguities. Make sure that all agreements are clearly stated in the lease.&nbsp; Many commercial leases come equipped with yearly base rent escalations (often approx. 3-5%, compounded annually) on top of other OpEx charges. Develop an understanding of all that will be included in your <a href="http://www.reoptimizer.com/features/occupancy-cost-analysis/" title="occupancy cost" target="_self">occupancy cost</a>, and how it may change moving forward</p> <h2>Communicate with your prospective co-tenents.</h2> <p>Speaking with other commercial residents of the property is a better way to get factual details about the building and any related problem. Ask them - how the manager responds to complaints, how the building is maintained. Enquire about the safety measures in place should anything goes wrong during an emergency.</p> </div>Jordan SlaterMon, 18 Jun 2012 15:20:00 GMTf1397696-738c-4295-afcd-943feb885714:136152http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/139139/Keeping-Your-Retail-CRE-Occupancy-Cost-Low#Comments0Keeping Your Retail CRE Occupancy Cost Lowhttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/139139/Keeping-Your-Retail-CRE-Occupancy-Cost-Low<img id="img-1336773347559" src="http://info.reoptimizer.com/Portals/121314/images/Occupancy Cost1.jpg" border="0" alt="Occupancy Cost" width="291" height="291" class="alignRight" style="height: 291px; width: 291px; float: right;" />As retail stores everywhere adjust to the new post-Great Recession sales reality, they are focusing on cutting costs commensurately with the public's more frugal buying habits. One of the largest expenses for most stores after the cost of the goods they sell is their real estate <a href="http://www.reoptimizer.com/features/occupancy-cost-analysis/" title="occupancy cost" target="_self">occupancy cost</a>. Here are a few strategies that you can use to control these costs:<br /> <ul> <li>Do low-cost efficiency upgrades. Since most retail tenants pay their own CAMs, inexpensive upgrades like high efficiency lighting and low-flow water fixtures can frequently pay for themselves in a year and a half or so.</li> <li>Carefully review your itemized CAM charges. Ensure that your property manager is not overcharging you or "double-dipping" on management charges. While most property managers are ethical, there are a few who are not. If your expenses are running below budget, make sure that your budgeted CAM contributions get adjusted at your next CAM reconciliation.</li> <li>Compare your occupancy cost to what other tenants are paying in your market. Odds are that the market rent for your space is lower than it was a few years ago. If you are overpaying, see if you can renegotiate your lease with your landlord. Be aware that to successfully renegotiate your lease, you might need to agree to stay for a longer period of time. Of course, if you can lock in low rent, it makes sense to stay for a while.</li> <li>Work with your landlord on a property tax appeal if you are paying your own taxes. Many buildings have unrealistically high assessed values, making their taxes too high. If your landlord is passing the taxes through to you, he or she might not be as aggressive about managing them as if he or she was paying them.</li> <li>Compare your occupancy cost to what you are paying elsewhere. While it is hard to compare costs in New York City to costs in Des Moines, if you have similar locations in similarly priced locales and one has a high occupancy cost, look more carefully at it.</li> </ul>Jordan SlaterFri, 11 May 2012 21:53:00 GMTf1397696-738c-4295-afcd-943feb885714:139139http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/136777/Strategic-Commercial-Real-Estate-for-Logistics-and-Finances#Comments0Strategic Commercial Real Estate for Logistics and Financeshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/136777/Strategic-Commercial-Real-Estate-for-Logistics-and-Finances<p><img id="img-1335538969018" src="http://info.reoptimizer.com/Portals/121314/images/Strategic Commercial Real Estate.jpg" border="0" alt="Strategic Commercial Real Estate" width="229" height="251" class="alignLeft" style="height: 251px; width: 229px; float: left;" />Devising a <a href="http://www.reoptimizer.com/solutions/strategic-commercial-real-estate/" title="strategic commercial real estate" target="_self">strategic commercial real estate</a> plan in today&rsquo;s market is challenging, especially after five years of recession and facing an uncertain future.&nbsp; But this process of developing a complete macro understanding of your CRE portfolio is paramount.&nbsp; Awareness of how your sites interact with one another as well as how they interact with your customers and vendors will help you in making those key financial and logistical decisions.</p> <p>In <a href="http://www.isc.hbs.edu/Porter_Strategy_Real_Estate1.pdf">an address given by Michael E. Porter</a> to a meeting of real estate professionals at Harvard University in 1989, there are two fundamental questions in CRE strategy:</p> <ul> <li>You must understand your industry and your competitive environment</li> <li>You must decide how to position your organization within that environment.</li> </ul> <p>The first point begins with reading our situation. After five years of stagnation in both supply and demand, what changes will we see in 2013 and 2014? Will workers continue to move closer to their jobs so they can work longer or more flexible hours or will new telecommunication technologies weaken this trend?&nbsp; Or with gas prices as high as they have been, how will transport costs change?</p> <p>There are a couple of ways to address the second issue. &nbsp;Porter saw a need for organizations to narrow and refine the scope of their CRE.&nbsp; From a logistics standpoint, will it be beneficial for you to increase the number of locations to more quickly serve your customers, or cut back on your sites as a way to have more centralized regions?&nbsp; Be careful in answering that, as many companies will jump the gun and expand or contract to rapidly.&nbsp; Perhaps a relocation or two (if anything at all) would be the answer this kind of issue.</p> <p>But the elephant in the living room for 2012 is newly proposed accounting standards for CRE leases that should be decided upon in the last half of the year. The new standards, adopted to conform to international practices, will shift CRE leases from operating expenses to capital assets and liabilities. Some estimates have pointed to increases in liabilities of U.S. companies by as much as $1.5 trillion.</p> <p>This may induce tenants to own CRE rather than lease it. It also might drive shorter-term leases.</p> <p>The accounting changes means the CRE manager who keeps his job through 2013 will do two things right away:</p> <ul> <li>Schedule a lunch with the finance/accounting department.</li> <li>Engage agile CRE management software to evaluate strategic commercial real estate goals.</li> </ul> <br />Jordan SlaterFri, 27 Apr 2012 13:35:00 GMTf1397696-738c-4295-afcd-943feb885714:136777http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/136386/Keeping-Your-Commercial-Real-Estate-Portfolio-Taxes-Low#Comments0Keeping Your Commercial Real Estate Portfolio Taxes Lowhttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/136386/Keeping-Your-Commercial-Real-Estate-Portfolio-Taxes-Low<div><img id="img-1335367936980" src="http://info.reoptimizer.com/Portals/121314/images/corporate real estate7.jpg" border="0" alt="Commercial Real Estate Portfolio" width="297" height="197" class="alignLeft" style="height: 197px; width: 297px; float: left;" />One of the biggest expenses in a commercial real estate portfolio is property tax. Whether you own your own property or pay property taxes with CAMs on net leased spaces, minimizing your tax expenditures is an excellent way to positively impact your bottom line.<br /><br />In most states, the assessor will set your property's value, apply a "mill rate" and calculate your taxes. While the mill rate, which is just another way of saying tax rate, is usually not negotiable, your property's value can usually be appealed. If you can appeal the value of your commercial real estate portfolio downward, you will reduce your property tax liability.<br /><br />To appeal your property's assessed value, you will need to compile evidence that the price is incorrect. One of the most common tactics is to use recent sales comparables to prove that the market does not support the assessor's value. For instance, if they value your property at $120 per square foot and recent sales are at $90 per square foot, you would have a good argument for a reassessment.<br /><br />If you are a a tenant, your landlord needs to have the property reassessed. While the landlord should be doing it on your behalf as a part of professionally managing the building, the reality is that since landlords do not pay the tax, they frequently neglect the issue.<br /><br />As a tenant, you can also proactively manage your exposure to real estate taxes. Some states, like California, have their most meaningful reassessments when a property changes hands. In some cases, these assessments can double the property taxes, making a significant increase in the cost of maintaining a leased commercial real estate portfolio. To protect against this, insist on a clause in your leases that says that your tax reimbursements will not be increased in the event that the property you occupy is sold.<br /><br />Commercial property tax is a major income source for governments and businesses cannot vote. Because of this, they will take as much revenue from your commercial real estate portfolio as they can. Aggressive management is the best way for you to minimize your property tax exposure.</div> <div>&nbsp; </div> <div></div> <div>Click below to learn more about keeping your EBITDA under control.</div> <div></div> <div><span id="hs-cta-wrapper-db620254-86b8-4dcb-87b1-9e6a583844c3" class="hs-cta-wrapper" style=" border-width: 0px;" > <!--HubSpot Call-to-Action Code --> <span class="hs-cta-node hs-cta-db620254-86b8-4dcb-87b1-9e6a583844c3" id="hs-cta-db620254-86b8-4dcb-87b1-9e6a583844c3"> <a href="http://reoptimizer.web11.hubspot.com/ebitda-white-papers-from-reoptimizer" data-mce-href="http://reoptimizer.web11.hubspot.com/ebitda-white-papers-from-reoptimizer"><img id="hs-cta-img-db620254-86b8-4dcb-87b1-9e6a583844c3" src="//d1n2i0nchws850.cloudfront.net/portals/121314/7f0be277-1635-4ccc-a11a-36983b0acd47-1320082162015/download-our-whitepaper.png?v=1320082162.26" alt="improve-your-ebitda-learn-how" class="hs-cta-img" style="border-width:0px" mce_noresize="1" data-mce-src="//d1n2i0nchws850.cloudfront.net/portals/121314/7f0be277-1635-4ccc-a11a-36983b0acd47-1320082162015/download-our-whitepaper.png?v=1320082162.26" data-mce-style="border-width: 0px;"></a> </span><script type="text/javascript"> (function(){ var hsjs = document.createElement("script"); hsjs.type = "text/javascript"; hsjs.async = true; hsjs.src = "//cta-service.cms.hubspot.com/cta-service/loader.js?placement_guid=db620254-86b8-4dcb-87b1-9e6a583844c3"; (document.getElementsByTagName("head")[0]||document.getElementsByTagName("body")[0]).appendChild(hsjs); setTimeout(function() {document.getElementById("hs-cta-db620254-86b8-4dcb-87b1-9e6a583844c3").style.visibility="hidden"}, 1); setTimeout(function() {document.getElementById("hs-cta-db620254-86b8-4dcb-87b1-9e6a583844c3").style.visibility="visible"}, 2000); })(); </script><!-- HubSpot Call-to-Action Code --> <!-- hs-cta-wrapper --></span></div>Jordan SlaterWed, 25 Apr 2012 15:31:00 GMTf1397696-738c-4295-afcd-943feb885714:136386http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/135976/Limiting-the-Additional-Expenses-for-Your-Office-Real-Estate#Comments0Limiting the Additional Expenses for Your Office Real Estatehttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/135976/Limiting-the-Additional-Expenses-for-Your-Office-Real-Estate<div> <p><img id="img-1335192955484" src="http://info.reoptimizer.com/Portals/121314/images/occupancy costs.jpg" border="0" alt="Office Real Estate" width="289" height="217" class="alignRight" style="height: 217px; width: 290px; float: right;" />Corporate real estate (CRE) managers are used to looking years or decades into the future, but in today&rsquo;s business environment controlling costs means keeping as close an eye on day to day expenses.</p> <p>Controlling the upward creep in office real estate is a three-step process.</p> <p>First, you need to benchmark select measures of cost and Key Performance Indicators (KPIs). Common metrics in this field include rent, utilities, building security and the amount of waste sent to landfills, all usually expressed in units per square foot or meter.</p> <p>A good Business Intelligence system and <a href="http://www.reoptimizer.com/solutions/overview/" title="real estate management software" target="_self">real estate management software</a> are vital for this step.</p> <p>Next, you need to set meaningful short, medium and long-term goals aimed at the two ways to save: hard dollar savings like new revenue and reduced costs, and soft dollar savings like increased productivity and usable asset life.</p> <p>The first place most office real estate managers can look for big savings is energy use. The federal government&rsquo;s <a href="http://www.energystar.gov/ia/business/challenge/learn_more/CommercialRealEstate.pdf?6c8a-65e4">Energy Star </a>program says office buildings waste up to one-third of the energy they use. Energy is the single largest operating expense in commercial office buildings, representing approximately one-third of typical operating budgets and accounting for almost 20 percent of the nation&rsquo;s annual greenhouse gas emissions.</p> <p>Energy Star has free <a href="https://energystar.webex.com/mw0306ld/mywebex/default.do?siteurl=energystar">web seminars </a>aimed at CRE professionals on how to cut energy costs. For a broader tool kit of education on the subject, Energy Star offers other live and recorded seminars on <a href="http://www.energystar.gov/index.cfm?c=challenge.challenge_toolkit">other energy issues</a> of interest to organizations.</p> <p>Centralized wireless lighting controls can also reduce one of the largest components of office energy use.</p> <p>Another target for controlling office real estate costs is insurance and legal liability. This can be done by more effective security, injury prevention programs, hazardous materials handling and other management initiatives.</p> <p>Many cost control measures fall under the &ldquo;sustainability&rdquo; philosophy of making your organization a good corporate citizen, and these advances should not be discounted. Measures like reducing the amount of trash you sent to the municipal landfill reduce your hard dollar costs and tell your customers and public that you care about the community.</p> </div>Jordan SlaterMon, 23 Apr 2012 14:34:00 GMTf1397696-738c-4295-afcd-943feb885714:135976http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/135737/Keeping-Your-Industrial-Real-Estate-Costs-Low#Comments0Keeping Your Industrial Real Estate Costs Lowhttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/135737/Keeping-Your-Industrial-Real-Estate-Costs-Low<div> <p><img id="img-1334937646083" src="http://info.reoptimizer.com/Portals/121314/images/commercial real estate3.jpg" border="0" alt="Industrial Real Estate" width="288" height="204" class="alignRight" style="height: 204px; width: 288px; float: right;" />Are you finding it hard to control your industrial real estate costs? Or are you in the market but unable to find a good rate of return on your investment? Avail yourself of the real estate data aggregating tools and services designed for this fluctuating economy.</p> Whether you are dipping your toe in the waters for the first time or a seasoned professional, calculating the all important <a href="http://www.reoptimizer.com/features/occupancy-cost-analysis/" title="occupancy cost" target="_self">occupancy cost</a> for specific properties can be time consuming and bog down inspiration and enthusiasm. Enter in variables such as property tax fluctuations, impacted by projected development of surrounding land, and uncertain industrial trends, and you may want to opt for a blindfold and a dart board.<br /> <p>This is where computer programs customized for industrial real estate investing save the day. Drawing on vast databases continually updated for current market conditions, a multitude of variables can be postulated and compared. A well constructed database will allow you to search, compare, calculate, and extract essential information. Trustworthy professionals in industrial real estate cost analysis are available for hire and can virtually turn every stone before you make a decision.</p> <p>Whether you are considering a factory, multi-use property including warehouses and offices, light or heavy manufacturing buildings, or R&amp;D and industrial parks, analyzing past and future expenses is the fundamental path for you to follow to contain costs and ensure a profit. The list seems overwhelming, Maintenance histories are a critical element in insurance premium calculations as well as in projecting a recommended level of capital reserves, and should be part of every information bank.</p> <p>Have you thought of landscape expenses, fees for property management, attorney and accountant costs, parking lot upkeep, security, trash pickup, window cleaning, and the like? A database targeting industrial real estate is as reliable as the information contained. Establishing a network of trustworthy professionals is indispensable to success in any field, and the rising role of technology in all aspects of life can work to your advantage.</p> </div>Jordan SlaterFri, 20 Apr 2012 15:44:00 GMTf1397696-738c-4295-afcd-943feb885714:135737http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/135164/Benefits-of-Web-Based-Lease-Administration#Comments0Benefits of Web-Based Lease Administrationhttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/135164/Benefits-of-Web-Based-Lease-Administration<p><img id="img-1334853689454" src="http://info.reoptimizer.com/Portals/121314/images/Lease Administration2.jpg" border="0" alt="Lease Administration" width="236" height="147" class="alignLeft" style="height: 147px; width: 254px; float: left;" />Property management professionals stand to benefit greatly from the use of web-based <a href="http://www.reoptimizer.com/solutions/reoptimizer-commercial-real-estate-software-web-app/" title="l" target="_self">lease administration</a> tools. When it comes to managing leases, mistakes can be very costly and cause major inconveniences that more often than not will negatively impact your bottom line &ndash; or at least interpretation of such figures. The key benefits of web-based lease administration is that it allows you to enhance efficiency, minimize risk and ensure that you are in compliance with all proposed FASB lease accounting changes.</p> <p>Additionally, lease management tools automatically monitor all the leases in your company&rsquo;s portfolio to see if any are up for expiry or automatic extension. In some cases, automatic lease extensions can be of great detriment, as you may lose the opportunity to either renegotiate your current lease or explore relocating your business to another property. Thus, the investment in web-based administration tools can essentially pay for themselves by preventing the occurrence of a missed <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/134907/CRE-Lease-Dates-to-Be-Careful-Of-in-Critical-Date-Management" title="key date" target="_self">key date</a>.</p> <p>Web-based lease administration tools consolidate not only the collection of leases in in that file cabinet, but also all the other&nbsp;abstracts, maintenance agreements, etc. that you have on file. You can quickly and easily access, modify, share and copy these important documents as necessary, which can make life much easier for your property management staff and ensure the accuracy of payments, contract management and policy execution.</p> <p>Consolidating all your documents in this manner not only improves efficiency, but it also helps you minimize risk. Web-based lease administration tools offer <a href="http://www.reoptimizer.com/features/" title="a wide range of features" target="_self">a wide range of features</a> that make it easier for you to make sure you're&nbsp;meeting all your obligations to your tenants.</p> <p>Centralized lease management tools are available as both web-based and individually licensed programs. Web-based options allow you to grant access to authorized personnel throughout your office remotely, offering unparalleled convenience and ease of use.</p>Jordan SlaterThu, 19 Apr 2012 15:44:00 GMTf1397696-738c-4295-afcd-943feb885714:135164http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/134907/CRE-Lease-Dates-to-Be-Careful-Of-in-Critical-Date-Management#Comments0CRE Lease Dates to Be Careful Of in Critical Date Managementhttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/134907/CRE-Lease-Dates-to-Be-Careful-Of-in-Critical-Date-Management<div><img id="img-1334766921309" src="http://info.reoptimizer.com/Portals/121314/images/Critical Date Management1.jpg" border="0" alt="Critical Date Management" width="227" height="292" class="alignRight" style="height: 294px; width: 227px; float: right;" />As a commercial real estate professional, you need to be an expert in <a href="http://www.reoptimizer.com/features/critical-date-management/" title="critical date management" target="_self">critical date management</a>. Leases contain a number of dates that impact the <a href="http://www.reoptimizer.com/features/occupancy-cost-analysis/" title="cost of occupancy" target="_self">cost of occupancy</a> with others even impacting your ability to leave or to stay in your space. Here are some of the most important dates that you will need to track:</div> <h2>Effective Date</h2> <div>The effective date is the actual date on which the lease is considered to have started. This date usually gets used to calculate anniversaries, expirations and option notification due dates.</div> <h2>Rent Commencement Date</h2> <div>This is the date on which you must make your first rent payment. Since many leases have a period of free rent included as an owner concession, this date frequently comes after the Effective Date.</div> <h2>Anniversary Date</h2> <div>The Anniversary Date is usually the month and day of the Effective Date. In most leases, rent increases commence on the Anniversary date. For leases where tenants pay CAMs, the Anniversary Date is usually also when the CAM reconciliation occurs. This makes it an important event in a critical date management regime since you may end up owing a large reconciliation payment to your landlord if the CAM collections were inadequate to cover the building's actual common area maintenance expenses.</div> <h2>Option Notification Date</h2> <div>Leases which offer tenants renewal options typically require the tenant to notify the landlord of their intent to exercise their option by a specific date. which is usually three or six months before the lease expires but can vary.</div> <h2>Expiration Date</h2> <div>The Expiration Date is the date on which your obligation to pay rent ends. It is also the date on which you must move out of your space.</div> <div>One secret to critical date management for leases is to get all of your dates straight in the beginning of the process. Asking your landlord to tell you what he sees as your exact option notification date and expiration date can save you from missing a deadline over a one- or two-day misunderstanding. Staying ahead of the dates in your leases will help you minimize occupancy costs and give your company as much flexibility as possible.</div>Jordan SlaterWed, 18 Apr 2012 16:24:00 GMTf1397696-738c-4295-afcd-943feb885714:134907http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/134425/Using-Commercial-Real-Estate-Software-Instead-of-Spreadsheets#Comments0Using Commercial Real Estate Software Instead of Spreadsheetshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/134425/Using-Commercial-Real-Estate-Software-Instead-of-Spreadsheets<div><img id="img-1334588663211" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate Software11.jpg" border="0" alt="Commercial Real Estate Software" width="286" height="190" class="alignRight" style="height: 190px; width: 286px; float: right;" />If you are like many commercial tenants, you track your spaces with spreadsheets. While they can be effective tools to let you see your situation at a glance, there are better options. &nbsp;Dedicated <a href="http://www.reoptimizer.com" title="commercial real estate software" target="_self">commercial real estate software</a> does a much better job of tracking your leases and helping you understand your portfolio. Here are just a few of the things that it can do for you that a spreadsheet cannot:<br /> <ul> <li>Real estate software can manage your <a href="http://www.reoptimizer.com/features/critical-date-management/" title="lease calendar" target="_self">lease calendar</a>. While a spreadsheet can have a list of dates, assuming that you put them in, it can do little else. A dedicated lease tracking package can inform you via email, text message or calendar display of important dates for such things as CAM adjustments, renewals and options.</li> <li>Commercial real estate software can put your <a href="http://www.reoptimizer.com/features/reatlas-commercial-real-estate-map/" title="entire portfolio on a map" target="_self">entire portfolio on a map</a> and make it much easier for you to visualize all of your company's holdings.&nbsp;</li> <li>Spreadsheets require you to build a layout for your data, populate it, and then create your own analytical tools. Dedicated software is already built to handle your real estate data, saving you a great deal of time in setting up and tweaking your real estate portfolio management system.</li> <li>The analytical capabilities of commercial real estate software packages go well above and beyond anything that a simple spreadsheet can do.</li> <li>While a spreadsheet can tell you about your portfolio, the best commercial real estate packages go out to the market to capture data so that they can tell you how your portfolio is doing relative to it.&nbsp;</li> </ul> <div>Today's commercial real estate software can help you to optimize your portfolio and its operations while reducing costs. With the ability to help you both understand your portfolio better and make better decisions in the future, it is no wonder that companies of all sizes are beginning to use this exciting new tool. Spreadsheets still have their purpose, but they are no longer the best tool for real estate portfolio management and analysis.</div> </div>Jordan SlaterMon, 16 Apr 2012 14:46:00 GMTf1397696-738c-4295-afcd-943feb885714:134425http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/133023/Tracking-Your-Warehouse-Expenses-with-Facility-Management-Software#Comments0Tracking Your Warehouse Expenses with Facility Management Softwarehttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/133023/Tracking-Your-Warehouse-Expenses-with-Facility-Management-Software<p><img id="img-1334334764455" src="http://info.reoptimizer.com/Portals/121314/images/Facility Management Software.jpg" border="0" alt="Facility Management Software" width="288" height="216" class="alignRight" style="height: 216px; width: 288px; float: right;" />Running even the smallest warehouse can be very difficult if you don&rsquo;t have the right tools. One of the things that will help any warehouse run smoothly is facility management software. This software will help you track the expenses and inventory of a warehouse with little difficulty.</p> <p>There are several ways that these applications can help you run your warehouse. One of these ways is facilitating logging of purchase orders and tracking them within the system. This allows you to track the expenses incurred by the warehouse, while also tracking the inventory coming in and out of the warehouse.</p> <p>Another thing that makes facility management software helpful is that you can use it to track utility and upkeep expenses on the building and equipment. This makes it very easy to track all of the expenses for a warehouse, providing a clearer idea of where the money from the warehouse goes. You also need a starting point for budgeting purposes for the facility. Having a clear map of where the money goes from a facility will help you in budgeting for future months or years, as well as help you to better understand your bottom line.</p> <p>Tracking these expenses can help you make decisions about the facility as well. For example, if you find that you are spending a lot of money on fixing leaks in the roof, you may decide that it is more cost effective to have the roof replaced entirely.&nbsp; Or if its more than just the roof, certain industrial real estate software systems can help you determine whether or not it would be more cost effective to relocate your operations.</p> <p>Facility management software makes it easy to track all of these things and create reports that will help you understand where the money is going and why. It will help you make better decisions about your business and facility. In the end, it is a wise investment that will save you time and money.</p> <p>&nbsp;</p> <br />Jordan SlaterFri, 13 Apr 2012 16:09:00 GMTf1397696-738c-4295-afcd-943feb885714:133023http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/133577/Corporate-Real-Estate-Management-Techniques-to-Help-Generate-Revenue#Comments0Corporate Real Estate Management Techniques to Help Generate Revenuehttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/133577/Corporate-Real-Estate-Management-Techniques-to-Help-Generate-Revenue<p><img id="img-1334072356727" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate Cost Saving.jpg" border="0" alt="Corporate Real Estate Management" width="288" height="191" class="alignRight" style="height: 191px; width: 289px; float: right;" />Corporate Real Estate management aims to reduce costs and create revenue by increasingly sophisticated management that goes far beyond the old model of passive owning and renting.</p> <p>The improved position of corporate tenants is illustrated by the CRE owners who are dying to become tenants themselves through sale-leaseback deals, even in the recent climate of tight credit and an uncertain picture on accounting rules.</p> <p>For these companies, selling assets is a way to realize growth in value, increase cash balance, lower borrowing costs, ease operational restructuring and clear their books of assets that make them tempting takeover targets.</p> <p>In an era when large corporations are renting computer software and storing BI data on an <a href="Real-Estate-Optimization-Blog/bid/90949/Cloud-Computing-The-Killer-App-For-Corporate-Real-Estate">Internet cloud service</a>, the idea of leasing instead of owning real estate is hardly shocking. Corporate properties are often designed for a particular use or business, and their use is most often constrained tightly by planning and zoning.</p> <p>Often corporate properties are left high and dry by demographic changes in their communities. A good example is found in a <a href="http://www.fordschool.umich.edu/video/all-videos/46325460001/">conference</a> the University of Michigan in 2009, which revealed that there are no supermarkets in the City of Detroit, except for the empty shells left by fleeing businesses.</p> <p>One way tenants or owners can reduce costs is by attacking insurance costs. This can be done by tighter visitor management, fire and life safety training and by improving incident management. A recent <a href="http://be.buildingengines.com/rs/buildingengines/images/OperatingWell_Part1_Whitepaper.pdf">white paper </a>by an operations management firm cited a property manager using a sophisticated web-based management system reduced its general liability premium from $30.65 to $2.42 per 1,000 square feet over five years.</p> <p>This same kind of corporate real estate management <a href="http://www.reoptimizer.com/">software</a> is also useful in controlling energy maintenance and staffing costs.</p> <p>Finally, don&rsquo;t overlook the green building initiatives. The sustainability movement certifies building with the <a href="http://www.usgbc.org/DisplayPage.aspx?CMSPageID=1988">Leadership in Energy and Environmental Design (LEED)</a>, and a <a href="http://www.leonardoacademy.org/download/2009-5-29RevisedReportEconomicsLEEDEB.pdf">white paper by the Leonardo Academy</a> comparing LEED-certified existing buildings with other building showed the LEED buildings <a href="http://www.reoptimizer.com/features/occupancy-cost-analysis/">total costs</a> beat the conventional buildings 63 percent of the time. LEED building also get higher rents and have higher occupancy rates.</p> <p>&nbsp;</p> <br />Jordan SlaterTue, 10 Apr 2012 15:32:00 GMTf1397696-738c-4295-afcd-943feb885714:133577http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/133389/Improving-Due-Diligence-in-Corporate-Real-Estate#Comments0Improving Due Diligence in Corporate Real Estatehttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/133389/Improving-Due-Diligence-in-Corporate-Real-Estate<p><img id="img-1333984512161" src="http://info.reoptimizer.com/Portals/121314/images/real estate benchmark.jpg" border="0" alt="Corporate Real Estate" width="297" height="200" class="alignRight" style="height: 200px; width: 297px; float: right;" />Corporate Real Estate Due Diligence is an essential part of making the right decisions regarding company&rsquo;s real estate investments. &nbsp;&nbsp;Due diligence may be unpleasant, time consuming and tedious, but it is absolutely essential to avoiding very costly mistakes. &nbsp;And especially with the proposed changes to FASB lease accounting hanging in the balance, this has never been as key an issue in corporate real estate as it is today.&nbsp; Due diligence for corporate real estate can be improved in a number of ways; here are a few:</p> <h2>Take Advantage of Technology</h2> <p>Due diligence can involve the review of many important documents, perhaps even tens of thousands of leases for larger companies. &nbsp;A secure website can be used where the documents are loaded and made available as needed to all persons involved.&nbsp; This can be safer and more efficient than your typical email.&nbsp; Web conferencing tools like <a href="http://www.gotomeeting.com/fec/" title="GoToMeeting" target="_self">GoToMeeting</a> and <a href="http://www.webex.com/" title="WebEx" target="_self">WebEx</a> can be used to conduct said reviews online.&nbsp; And these tools allow you to share screens and record sessions for better collaboration.</p> <h2>Assign the Right People</h2> <p>Corporate real estate due diligence <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91071/Save-a-Million-on-Your-Next-Tenant-Lease" title="involves a team of professionals" target="_self">involves a team of professionals</a> carrying out different aspects of the due diligence. &nbsp;You have your lawyers, appraisers, inspectors, engineers and others involved in evaluating a potential real estate purchase or lease.&nbsp; A civil engineer may be able to assess the structural soundness of a building but you will need an electrical engineer to assess the electrical system and a mechanical engineer to assess the climate control system. By assigning the right people to the right job, you are covered and can rest assured that the task will be properly completed.&nbsp; The last thing you want is to stretch your team out too thin or have people completing tasks that they do not fully understand.</p> <h2>Allow Sufficient Time</h2> <p>Corporate Real Estate due diligence is a time consuming process, not allowing adequate time or starting late and rushing through it can result in costly mistakes. There are certain tasks that must be completed in every case and some tasks that are completed in certain situations so the project must be scoped properly with <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91145/Save-a-Million-on-Your-Next-Tenant-Lease-pt-3" title="adequate time allocated to each task" target="_self">adequate time allocated to each task</a>. This can be done based on past experience but there should always be some extra time for unexpected events or contingencies.&nbsp;</p> <p>&nbsp;</p> <br />Jordan SlaterMon, 09 Apr 2012 14:40:00 GMTf1397696-738c-4295-afcd-943feb885714:133389http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/133163/Using-Your-Commercial-Real-Estate-Map-Software-to-Improve-Logistics#Comments0Using Your Commercial Real Estate Map Software to Improve Logisticshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/133163/Using-Your-Commercial-Real-Estate-Map-Software-to-Improve-Logistics<p><img id="img-1333721958339" src="http://info.reoptimizer.com/Portals/121314/images/ipad_horizontal2_3_opt.jpeg" border="0" alt="Commercial Real Estate Map" class="alignRight" style="float: right;" />Location is critical to maximizing the value that your commercial real estate can produce. Knowing the geography, infrastructure and services that surround your properties can affect the demands of transportation, employee flexibility and your business&rsquo; visibility in any number of ways. That makes an early and comprehensive look at these factors a critical step in making your business as efficient and productive as possible.</p> <p>Your <a href="http://www.reoptimizer.com/features/reatlas-commercial-real-estate-map/" title="commercial real estate map" target="_self">commercial real estate map</a> should include more than a list of locations, but the amenities and resources that each can offer. An office should have easy road and commuter access for your employees, while a warehouse is most efficient with easy access to a highway. Access to your clients can be just as important, especially if your business depends on long-term relationships with regular meetings or supply runs.&nbsp; Cutting down on mileage and drive times can mean huge savings long-term.</p> <p>Streets that are regularly clogged with vehicles might look more efficient on a road map, but a more remote location with less traffic could offer better value at a lower property cost. An office with easy access to amenities, like daycare for employees&rsquo; children or quality restaurants for business lunches, can shorten your employees&rsquo; commutes and offer a better work environment.&nbsp; (These types of perks can also help to attract the best candidates for employment too.) If a location is meant to be the public face for your business, then you must take its appearance and a street view into account.</p> <p>Finally, a good commercial real estate map should give you, at a glance, a picture of how each of your properties interacts with the others. Your ideal solution will depend on the needs of your business: Having sites near each other can help you coordinate operations, but perhaps more distant locations can give you more coverage that helps your services reach new clients.</p> <p>Choosing the proper location for your real estate will typically come down to the function you need the property to serve and the nature of the area you wish to locate in. A commercial real estate map that gives a clear picture of the location, what it can offer and the challenges that come with it is essential to making the best choice.</p>Jordan SlaterFri, 06 Apr 2012 14:13:00 GMTf1397696-738c-4295-afcd-943feb885714:133163http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/133024/Office-Build-Out-and-Occupancy-Costs#Comments0Office Build-Out and Occupancy Costshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/133024/Office-Build-Out-and-Occupancy-Costs<p><img id="img-1333639184605" src="http://info.reoptimizer.com/Portals/121314/images/corporate real estate10.jpg" border="0" alt="Occupancy Cost" width="275" height="206" class="alignLeft" style="height: 206px; width: 275px; float: left;" />While some markets, like San Francisco, typically quote a gross rent that includes both rent and operating costs, others, like Minneapolis, lease office space on a net basis. This means that the tenant pays rent and an additional "Common Area Maintenance" (CAM) charge. CAMs are calculated by dividing a building's total common area expenses by its rentable square footage and can be quite considerable.&nbsp;</p> <p>Build-out costs, also referred to as "tenant improvements" (TIs) are the one-time costs that tenants and landlords incur in configuring space. TI costs can vary wildly from market to market depending on material and construction costs. In addition, TI costs change depending on what a tenant needs done. Simply painting and re-carpeting an existing space can be done for around $10 per square foot in many parts of the country. On the other hand, a lavish build out for a law office can cost well over $100 per square foot.</p> <p>There is another variable involved in calculating how much TIs will affect a tenant's <a href="http://www.reoptimizer.com/features/occupancy-cost-analysis/">occupancy cost</a> -- the landlord participation. Landlords generally contribute more on new buildings and in weak markets. Buildings with existing TIs, in strong markets, or with short-term leases usually receive less landlord money. For expensive TIs, many landlords take the portion that the tenant pays and amortize it over the lease period.</p> <p>These extra expenses can push a tenant's occupancy cost well over the initial rent amount. For example, consider an 8,000 square foot lease in a Class A suburban building in a high-tax city carrying a net rent of&nbsp; $18.50 per square foot. CAMs add an additional $12.50 per square foot. A high-end build out could cost $75 per square foot with the landlord paying $35, and the tenant amortizing their $40 over seven years. The amortization and CAM add up to $18.21 -- almost as much as the rent.</p> <br />Jordan SlaterThu, 05 Apr 2012 15:08:00 GMTf1397696-738c-4295-afcd-943feb885714:133024http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/132415/3-Ways-Improve-Utilization-of-Your-Commercial-Real-Estate-Portfolio#Comments03 Ways Improve Utilization of Your Commercial Real Estate Portfoliohttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/132415/3-Ways-Improve-Utilization-of-Your-Commercial-Real-Estate-Portfolio<p><img id="img-1333383488154" src="http://info.reoptimizer.com/Portals/121314/images/commercial real estate efficiency.jpg" border="0" alt="commercial real estate portfolio" width="274" height="273" class="alignLeft" style="height: 273px; width: 274px; float: left;" />In order to continuously get the most out of every dollar, assessing your commercial real estate portfolio is absolutely essential. <a href="http://info.reoptimizer.com/ebitda-white-papers-from-reoptimizer/" title="How is your EBITDA measuring up to your projections?" target="_self">How is your EBITDA measuring up to your projections?</a>&nbsp; <a href="http://info.reoptimizer.com/start-cutting-your-commercial-real-estate-expenses-today-0/" title="Have you been successful in lowering your real estate expenses?" target="_self">Have you been successful in lowering your real estate expenses?</a>&nbsp; There are several ways to improve the utilization of your properties.&nbsp; Here are a few:</p> <h2>Lease Evaluation</h2> <p>Current market conditions have left major cities and CRE hubs saturated with many empty buildings and no one to lease them. This is a great time to explore renegotiating any of your older leases.&nbsp; There is a good chance that for these properties, you are <a href="http://www.reoptimizer.com/features/real-estate-benchmark/" title="paying over-market rents" target="_self">paying over-market rents</a>.&nbsp; <a href="http://www.reoptimizer.com/features/critical-date-management/" title="Check your expiration and renewal dates to see what can be done and when" target="_self">Check your expiration and renewal dates to see what can be done and when</a>.&nbsp; Landlords can&rsquo;t afford to lose tenants, especially the good ones.&nbsp; <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91122/Save-a-Million-on-Your-Next-Tenant-Lease-pt-2" title="Now could be the time to take advantage of this leverage." target="_self">Now could be the time to take advantage of this leverage.</a></p> <h2>Real Estate Strategy</h2> <p>Take a look at your commercial real estate portfolio from a different angle.&nbsp; Perhaps you have been looking for the best deals, without focusing much attention on the relationship of individual sites and your entire portfolio.&nbsp; Or maybe they way you use your sites have changed since the signing of your leases. &nbsp;<a href="http://www.reoptimizer.com/solutions/strategic-commercial-real-estate/" title="Strategic commercial real estate" target="_self">Strategic commercial real estate</a> is a growing concept in CRE.&nbsp; Consider, within your portfolio, the complimentary and supplementary qualities of each of your sites.&nbsp; It is sometimes important look at how sites can be used to serve clients and customers more efficiently.&nbsp; Is the location still as good as it once was for the type of business?</p> <h2>Site Assessment</h2> <p>If you are planning to expand in the next 5 years, will you have enough space to absorb?&nbsp; Are any changes to the layout of the building, or renovation necessary to make it more efficient?&nbsp; Would the improvement be worth the expense and the cash?</p>Jordan SlaterMon, 02 Apr 2012 13:32:00 GMTf1397696-738c-4295-afcd-943feb885714:132415http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/132168/Corporate-Real-Estate-Strategies-for-Lower-Expenses#Comments0Corporate Real Estate Strategies for Lower Expenseshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/132168/Corporate-Real-Estate-Strategies-for-Lower-Expenses<p><img id="img-1333117315377" src="http://info.reoptimizer.com/Portals/121314/images/real estate management2.jpg" border="0" alt="Strategic Commercial Real Estate" width="267" height="200" class="alignLeft" style="height: 200px; width: 267px; float: left;" />Expenses are a major aspect of any strategic commercial real estate analysis. Whether through better control of rents or of operating expenses, most commercial leases have room for savings.</p> <p>The language of a lease is usually inflexible vis-a-vis rent levels. As such, you are usually going to be &nbsp;locked in for the term of the lease. However, in today's market, landlords will try to retain tenants and not have to release a space at rollover. With this in mind, if you are close to your lease's expiration date you may be able to negotiate a lower lease rate in exchange for pre-signing an extension. This strategy can be especially powerful with an owner who is looking to sell the building as an investment and needs to present it as having stable tenancy.</p> <p>While leases are usually fixed, a <a href="http://www.reoptimizer.com/solutions/strategic-commercial-real-estate/" title="strategic commercial real estate" target="_self">strategic commercial real estate</a> analysis can usually find a number of ways for you to <a href="http://info.reoptimizer.com/start-cutting-your-commercial-real-estate-expenses-today-0/" title="cut your operating expenses" target="_self">cut your operating expenses</a>. Here are a few examples:</p> <ul> <li>Work with your landlord to re-quote vendor contracts for security, parking lot maintenance, landscaping and the like. Since he passes these expenses on to you, he has little motivation to aggressively manage them. Letting him know how important it is to you will make him take action to keep you happy.</li> <li>Take a careful look at your insurance coverage. The insurance industry is in a constant state of flux, and switching providers could save you money.</li> <li><a href="http://www.reoptimizer.com/features/real-estate-benchmark/" title="Compare your space to other spaces that you occupy" target="_self">Compare your space to other spaces that you occupy</a>. While a small warehouse in Albuquerque will have a very different cost structure from a large office in New York City, comparing similar sites in similar markets could help you pinpoint inefficiencies.</li> <li>Institute strategic conservation upgrades. While large capital items such as new HVAC units or solar panels can take decades to break even, other upgrades can pay back their cost in months. Such things as better insulation, high-efficiency lighting, and low-flow water fixtures frequently yield fast savings.</li> </ul> <p>Good strategic commercial real estate management can save your company thousands if not millions. As such, performing this analysis potentially offers excellent ROI.</p> <br />Jordan SlaterFri, 30 Mar 2012 13:37:00 GMTf1397696-738c-4295-afcd-943feb885714:132168http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/132035/Key-Metrics-to-Track-in-Real-Estate-Asset-Management#Comments0Key Metrics to Track in Real Estate Asset Managementhttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/132035/Key-Metrics-to-Track-in-Real-Estate-Asset-Management<p>Here are some key performance indicators (KPI) used in real estate asset management that you will find helpful in tracking the performance of your sites and choosing between your current locations and related comps:</p> <ul> <li>Operating Expenses &amp; <a href="http://www.reoptimizer.com/features/occupancy-cost-analysis/" title="Occupancy Costs" target="_self">Occupancy Costs</a></li> <li>Operating Cash Flow (OCF) &ndash; cash generated less your operating expenses<br /> OCF = <a href="http://info.reoptimizer.com/ebitda-white-papers-from-reoptimizer/" title="Earnings Before Interest and Depreciation" target="_self">Earnings Before Interest and Depreciation</a></li> <li>Capitalization rate (cap rate) &ndash; the rate of return on your investment <br /> Cap Rate = Yearly Income / Total Value</li> <li>Debt-Service Coverage Ratio &ndash; the amount of cash available to cover the principal and annual interest payments<br /> DSCR = Net Operating Income / Total Debt Service</li> <li>Discounted Cash Flow (DCF) &ndash; an estimate of your return adjusted for the time value of your money<br /><img src="http://info.reoptimizer.com/Portals/121314/images/Key%20Metric%20Real%20Estate%20Asset%20Management.jpg" border="0" alt="Key Metric Real Estate Asset Management" class="alignCenter" style="display: block; margin-left: auto; margin-right: auto;" /></li> </ul> <p>Establishing the real estate asset management metrics most appropriate for your business or tenancy can help you to evaluate the performance of various locations in your portfolio, improve operations, and assess the prospects of potential new investments. Don&rsquo;t make the mistake of operating by guesswork when the use of real estate asset management metrics can provide a much more solid guide to your business operations.</p> <p>&nbsp;</p> <br />Jordan SlaterThu, 29 Mar 2012 15:47:00 GMTf1397696-738c-4295-afcd-943feb885714:132035http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/131829/Am-I-Paying-Too-Much-for-Industrial-Real-Estate#Comments0Am I Paying Too Much for Industrial Real Estatehttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/131829/Am-I-Paying-Too-Much-for-Industrial-Real-Estate<p><img id="img-1332948210706" src="http://info.reoptimizer.com/Portals/121314/images/Industrial Real Estate.jpg" border="0" alt="Industrial Real Estate" width="296" height="197" class="alignRight" style="height: 197px; width: 297px; float: right;" />The cost of your industrial real estate includes more than the rent. Besides the obvious items of taxes, insurance, utilities and CAM, there are the less visible logistics costs: business travel for your employees; the effect of your location on the cost of available labor.</p> <p>A key metric is the annual rent as a percentage of property value.&nbsp; This should be in the range of 15% to 16%, closer to the low end for a highly valued property, closer to the high end for a less attractive one. &nbsp;Compare rents in the area for comparable properties that would suit your purpose, allowing for differences in <a href="http://www.reoptimizer.com/features/occupancy-cost-analysis/" title="build-out costs and other operational costs" target="_self">build-out costs and other operational costs</a>.&nbsp; The value of the property can be determined by an appraisal or from sales records..&nbsp; Divide the rent by the property value and see if the result is located acceptably in the 15% to 16% range.&nbsp; If the result is greater than 16% assess whether this is due to greater than usual anticipated growth in value for the property.&nbsp; If the result is less than 15%, examine the property and the deal very closely to determine why the price is so low.</p> <p>There are industrial real estate software packages available to assist in your evaluation of your rental position.&nbsp; <a href="http://www.reoptimizer.com/" title="Commercial real estate software" target="_self">Commercial real estate software</a> can aid in your determination of the property value in the same fashion as if you were considering a purchase of the property.&nbsp; Then it can calculate rent as a percentage of property value.&nbsp; However, like any computer application, do not put total dependence on the results.&nbsp; Use it as another tool that can quickly provide valuable comparative metrics.&nbsp; Then, having performed a comparison of the logistics costs described above, you will be in a position to know your rent position.</p> <p>Note that industrial real estate values are not static over time.&nbsp; If, during the term of a lease, the property value should fall, it may be appropriate to <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91064/5-Steps-to-Negotiating-Your-Commercial-Real-Estate-Lease" title="negotiate for a decrease in rent" target="_self">negotiate for a decrease in rent</a>.&nbsp; Conversely, if the value of the property should increase, you should anticipate an increase in rent at the end of your lease.</p> <p><span class="hs-cta-wrapper" style=" border-width: 0px;" id="hs-cta-wrapper-012ea4f2-2df1-4136-a8c5-30bb5e98237c" data-mce-style="border-width: 0px;"> <!--HubSpot Call-to-Action Code --> <span class="hs-cta-node hs-cta-012ea4f2-2df1-4136-a8c5-30bb5e98237c" id="hs-cta-012ea4f2-2df1-4136-a8c5-30bb5e98237c"> <a href="http://info.reoptimizer.com/start-cutting-your-commercial-real-estate-expenses-today-0" data-mce-href="http://info.reoptimizer.com/start-cutting-your-commercial-real-estate-expenses-today-0"><img id="hs-cta-img-012ea4f2-2df1-4136-a8c5-30bb5e98237c" src="//d1n2i0nchws850.cloudfront.net/portals/121314/72076837-3ed8-49ce-baee-2d1d51d3ac3e-1332176508874/download-our-whitepaper.png?v=1332176509.15" alt="10-step-guide-tosustainable-cre-sa" class="hs-cta-img" style="border-width:0px" mce_noresize="1" data-mce-src="//d1n2i0nchws850.cloudfront.net/portals/121314/72076837-3ed8-49ce-baee-2d1d51d3ac3e-1332176508874/download-our-whitepaper.png?v=1332176509.15" data-mce-style="border-width: 0px;"></a> </span><script type="text/javascript"> (function(){ var hsjs = document.createElement("script"); hsjs.type = "text/javascript"; hsjs.async = true; hsjs.src = "//cta-service.cms.hubspot.com/cta-service/loader.js?placement_guid=012ea4f2-2df1-4136-a8c5-30bb5e98237c"; (document.getElementsByTagName("head")[0]||document.getElementsByTagName("body")[0]).appendChild(hsjs); setTimeout(function() {document.getElementById("hs-cta-012ea4f2-2df1-4136-a8c5-30bb5e98237c").style.visibility="hidden"}, 1); setTimeout(function() {document.getElementById("hs-cta-012ea4f2-2df1-4136-a8c5-30bb5e98237c").style.visibility="visible"}, 2000); })(); </script><!-- HubSpot Call-to-Action Code --> <!-- hs-cta-wrapper --></span></p>Jordan SlaterWed, 28 Mar 2012 15:05:00 GMTf1397696-738c-4295-afcd-943feb885714:131829http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/131640/Corporate-Real-Estate-Management-Strategies-for-Improved-Logistics#Comments0Corporate Real Estate Management Strategies for Improved Logisticshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/131640/Corporate-Real-Estate-Management-Strategies-for-Improved-Logistics<p><img id="img-1332863625260" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate Management.jpg" border="0" alt="Corporate Real Estate Management" width="297" height="197" class="alignLeft" style="height: 197px; width: 297px; float: left;" />Because property values loom large in both asset and cost calculations, effective corporate real estate management is increasingly important when it comes to value based assessments of a company. Typically the second costliest part of business after labor, real estate can easily bridge the difference between sustainable profits and financial failure.</p> <p>For an example of the effect that inefficient management can have, <a href="http://ideas.repec.org/p/wop/pennzl/370.html">a study by Peter J.M.M. Krumm and Peter Linneman</a> examines the notably lower returns from corporate real estate portfolios in Europe compared to the returns for corporations overall. This indicates that a large amount of capital is trapped in corporate real estate assets when it could be invested to grow the company.&nbsp; Thus, it is critical, that those assets be arranged in a way that provides optimal solutions for your business needs.</p> <p>In a corporate environment where most companies are making the mistake of under-attending their portfolios, some with plenty of capital to go around, this neglect can represent missed opportunities. If margins shrink, or competition intensifies, paying too little attention to one of your largest assets can become a serious and costly error.&nbsp; You may miss an opportunity to relocate one of your distribution centers to a space that will mean lesser miles and fuel costs for your trucks, or perhaps decreasing time spent traveling between your own locations and your customers.</p> <p>Often, managers will focus on the finances of corporate real estate once finances become tight, meaning they can probably do a lot more with their portfolio to keep the business running smoothly. Some logistical tools include:</p> <ul> <li>Comprehensive analysis, encompassing all corporate properties</li> <li>Long term planning that examines how properties fit together regionally and globally</li> <li>Clear division of tasks between managers and operators</li> <li>Coordination of corporate, operations, and <a href="http://www.reoptimizer.com/solutions/strategic-commercial-real-estate/" title="real estate strategies" target="_self">real estate strategies</a></li> <li>Transparent cost structures</li> <li>Professional management of maintenance expenses and real estate improvements</li> </ul> <p>The simplest rule for maintaining a strong portfolio is that corporate real estate management should receive the same degree of attention as the financial practices associated with core business practices. In the same way that having the physical space is critical to facilitating your business, having a sound corporate real estate portfolio is a necessary component to solid finances and improving your EBITDA.</p> <p>Emphasizing the importance of corporate real estate management, therefore, is an important step in realigning the culture of financial planning. When your real estate strategy is integrated with your overall corporate strategy, the entire business can be managed more effectively.</p> <p>&nbsp;</p> <span class="hs-cta-wrapper" style=" border-width: 0px;" id="hs-cta-wrapper-db620254-86b8-4dcb-87b1-9e6a583844c3"> <!--HubSpot Call-to-Action Code --> <span class="hs-cta-node hs-cta-db620254-86b8-4dcb-87b1-9e6a583844c3" id="hs-cta-db620254-86b8-4dcb-87b1-9e6a583844c3"> <a href="http://reoptimizer.web11.hubspot.com/ebitda-white-papers-from-reoptimizer" data-mce-href="http://reoptimizer.web11.hubspot.com/ebitda-white-papers-from-reoptimizer"><img id="hs-cta-img-db620254-86b8-4dcb-87b1-9e6a583844c3" src="//d1n2i0nchws850.cloudfront.net/portals/121314/7f0be277-1635-4ccc-a11a-36983b0acd47-1320082162015/download-our-whitepaper.png?v=1320082162.26" alt="improve-your-ebitda-learn-how" class="hs-cta-img" style="border-width:0px" mce_noresize="1" data-mce-src="//d1n2i0nchws850.cloudfront.net/portals/121314/7f0be277-1635-4ccc-a11a-36983b0acd47-1320082162015/download-our-whitepaper.png?v=1320082162.26" data-mce-style="border-width: 0px;"></a> </span><script type="text/javascript"> (function(){ var hsjs = document.createElement("script"); hsjs.type = "text/javascript"; hsjs.async = true; hsjs.src = "//cta-service.cms.hubspot.com/cta-service/loader.js?placement_guid=db620254-86b8-4dcb-87b1-9e6a583844c3"; (document.getElementsByTagName("head")[0]||document.getElementsByTagName("body")[0]).appendChild(hsjs); setTimeout(function() {document.getElementById("hs-cta-db620254-86b8-4dcb-87b1-9e6a583844c3").style.visibility="hidden"}, 1); setTimeout(function() {document.getElementById("hs-cta-db620254-86b8-4dcb-87b1-9e6a583844c3").style.visibility="visible"}, 2000); })(); </script><!-- HubSpot Call-to-Action Code --> <!-- hs-cta-wrapper --></span> <br />Jordan SlaterTue, 27 Mar 2012 15:18:00 GMTf1397696-738c-4295-afcd-943feb885714:131640http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/131436/Critical-Date-Management-in-Corporate-Real-Estate#Comments0Critical Date Management in Corporate Real Estatehttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/131436/Critical-Date-Management-in-Corporate-Real-Estate<p><img id="img-1332772972529" src="http://info.reoptimizer.com/Portals/121314/images/Critical Date Management.jpg" border="0" alt="Critical Date Management" width="300" height="212" class="alignRight" style="height: 212px; width: 300px; float: right;" />Managing a portfolio of commercial real estate portfolio means tracking the critical dates for each lease and making sure that the people who need to know about them are reminded in enough time to <a href="http://www.reoptimizer.com/solutions/strategic-commercial-real-estate/">make the key strategic decisions</a>.</p> <p>Expiring licenses, insurance policies and options require action. The accounting department may need to know the financial implications of lease renewals or rent and tenancy changes. Manually tracking them in a spreadsheet and sending reminders out by hand is a thing of the past. A centralized software tool that automates email reminders can manage these processes far more efficiently and with much less effort.</p> <p>Your risk of overlooking a critical date will also decrease dramatically once you set up an automated system. People are fallible, and critical date management is too important to handle haphazardly, especially in a field like commercial real estate where a missed opportunity can cost millions of dollars.</p> <p>If your <a href="http://www.reoptimizer.com/features/critical-date-management/">critical date management</a> solution integrates with your CRE, ERP, or financial software, so much the better. Depending on the size of your company and its portfolio, other desirable features may also include user-defined fields and integration with:</p> <ul> <li>Contract management</li> <li><a href="http://www.reoptimizer.com/features/occupancy-cost-analysis/">Occupancy cost analysis</a></li> <li><a href="http://www.reoptimizer.com/features/results/">FASB and SOX-compliant reporting</a></li> <li>Maintenance tracking</li> </ul> <p>Critical date management software can also prompt employees to check back with insurance companies or permit issuers at predetermined times. All this information must be entered, of course, but afterwards the system will send out reminders as scheduled until instructed to stop.</p> <p>To choose between the alternative solutions available, determine which dates your company needs to track. List the people the proposed solution needs to prompt, and with what data, if any. Also look at data sent to other software.</p> <p>Seek input from stakeholders, modifying the needs analysis document as required. Time spent on this step may prevent you from purchasing software that will go unused because your users need a feature the application you bought doesn't offer. Once you know your organization's needs, you can select the features you want, decide how much you want to spend and select a solution that meets your criteria.</p> <p>&nbsp;</p>Jordan SlaterMon, 26 Mar 2012 14:36:00 GMTf1397696-738c-4295-afcd-943feb885714:131436http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/131023/Key-Metrics-for-Your-Industrial-Real-Estate-Benchmark#Comments0Key Metrics for Your Industrial Real Estate Benchmarkhttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/131023/Key-Metrics-for-Your-Industrial-Real-Estate-Benchmark<p><img id="img-1332430922290" src="http://info.reoptimizer.com/Portals/121314/images/Real Estate Benchmark.jpg" border="0" alt="Real Estate Benchmark" width="351" height="236" class="alignRight" style="height: 236px; width: 351px; float: right;" />The practice of setting the <a href="http://www.reoptimizer.com/features/real-estate-benchmark/" title="real estate benchmark" target="_self">real estate benchmark</a> of operations for objective measures of cost and utility is an evolving and complex field of management.</p> <p>With CRE management being more centralized and managers reporting into a dynamic business intelligence environment, C-suites are expecting more precise measurements of performance.</p> <p>Taking a look back ten years, <a href="http://espace.library.uq.edu.au/eserv.php?pid=UQ:10624&amp;dsID=Measurement.pdf">a study in the Pacific Rim Property Research Journal in 2002</a> said most firms sampled in an international survey favored some sort of measure per unit of space. The problem with this was that everybody had a different way of measuring building space. The United State, for instance, had at least three.</p> <p>There have been drives to consolidate this since then, but new players have entered the field.</p> <p>Where benchmarks used to be mainly financial, corporate leaders now want to be able to tell the public about the <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/126358/Making-Your-Corporate-Real-Estate-Portfolio-A-Bit-Greener" title="environmental sustainability" target="_self">environmental sustainability</a> of their operations.</p> <p>This breeds a whole new set of Key Performance Indicators (KPIs). Metrics in this field include <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/121026/Keeping-an-Eye-on-Your-Utility-Usage-in-Your-Commercial-Real-Estate" title="energy use, water use" target="_self">energy use, water use</a>, the amount of waste sent to landfills, the amount of carbon emitted to the atmosphere and other air quality measures. Most of these KPIs need to be expressed in units per square foot or meter.</p> <p>Traditional benchmarks for KPIs like cost per square foot or earnings per square foot are hard enough to set, but at least nobody expects them to be zero or infinity. The KPIs for measuring sustainability are expected to trend ever downward, and some companies like Google seriously talk about them being zero.</p> <p>&nbsp;<a href="http://www.slideshare.net/coydavidson/cre3-corporate-real-estate-benchmarking-white-paper">A 2010 white paper by CoreNet Global </a>reports that about one-third of the 140 companies they sampled were collecting environmental KPIs. Most of them (81 percent) benchmarked against other units of their own organization, while 60 percent benchmark against competitors as well. The CoreNet Global white paper concludes that setting a real estate benchmark &ldquo;is a critical step toward achieving departmental objectives."</p>Jordan SlaterThu, 22 Mar 2012 15:26:00 GMTf1397696-738c-4295-afcd-943feb885714:131023http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/130217/Lease-Administration-as-Support-for-Asset-Accounting#Comments0Lease Administration as Support for Asset Accountinghttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/130217/Lease-Administration-as-Support-for-Asset-Accounting<div> <p><img id="img-1332171086536" src="http://info.reoptimizer.com/Portals/121314/images/Lease Administration1.jpg" border="0" alt="Lease Administration" width="301" height="200" class="alignLeft" style="height: 200px; width: 301px; float: left;" />Efficient, centralized lease administration within your company is a major factor in the health of corporate accounting, not only in departmental expense, but in the influence lease information, right or wrong, can have on corporate decision making.&nbsp; Availability of accurate and timely data for presentation to decision makers will avoid costly errors of failing to renew or terminate a lease; or fill a property vacancy.&nbsp; An effective <a href="http://www.reoptimizer.com/solutions/reoptimizer-commercial-real-estate-software-web-app/" title="lease administration program" target="_self">lease administration program</a> is essential to effective corporate decision making and financial health.</p> <p>Lease administration is a segment of corporate accounting that requires constant updating.&nbsp; The management and administration of multiple properties and leases is a challenge requiring administrators to <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91145/Save-a-Million-on-Your-Next-Tenant-Lease-pt-3" title="be pro-active in order to stay abreast of the volume of information related to leases and sub leases." target="_self">be pro-active in order to stay abreast of the volume of information related to leases and sub leases.</a>&nbsp; Your development and maintenance of centralized information through the use of appropriate software provides an interactive, integrated lease administration lessens the risk of incorrect data. A single incorrect data point, e.g. a wrong lease date, rental rate, assessments, special clauses can have disastrous consequences.</p> <p>The long-term reward of an effective lease administration program is improved ROI.&nbsp; The immediate advantages include:</p> <ul> <li>Knowledge of your negotiation leverage</li> <li>Avoid incorrect lease charges</li> <li>Ready identification of underused properties for improved utilization or disposition actions.</li> <li>Timely/profitable adjustment of portfolio size</li> <li>Recognition of profitable acquisitions opportunities.</li> </ul> <p>Your real estate department and corporate activities that are simplified Include:</p> <ul> <li>Ability to track critical dates</li> <li>Desktop audits</li> <li>Production management reports</li> <li>Readily create lease abstracts</li> <li>CAM reconciliation - overcharge</li> <li>Perform due diligence for new acquisitions, or disposal of current properties</li> <li>SOX &amp; FAS13 compliance</li> <li>Strategic planning.</li> <li>Able to perform data migration, integration, Excel, custom presentations.</li> </ul> <p>Whether your lease responsibilities include a few or many properties, you will find it rewarding to review your current administration practices to assure that your real estate department employs appropriate software to maximize hands-on functioning that maintain the essential data required for designing a winning <a href="http://www.reoptimizer.com/solutions/strategic-commercial-real-estate/" title="real estate strategy" target="_self">real estate strategy</a>, while addressing the current needs of the corporation.</p> </div>Jordan SlaterMon, 19 Mar 2012 15:24:00 GMTf1397696-738c-4295-afcd-943feb885714:130217http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/129805/How-to-Keep-Your-Occupancy-Cost-Low-in-Your-Warehouse#Comments0How to Keep Your Occupancy Cost Low in Your Warehousehttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/129805/How-to-Keep-Your-Occupancy-Cost-Low-in-Your-Warehouse<p><img id="img-1331911230182" src="http://info.reoptimizer.com/Portals/121314/images/Occupancy Cost in Warehouses.jpg" border="0" alt="Occupancy Cost in Warehouses" width="186" height="248" class="alignRight" style="height: 249px; width: 186px; float: right;" />The basis of occupancy costs for a warehouse operation is largely set at the signing of the lease for the property.&nbsp; With a properly negotiated lease, <a href="http://www.reoptimizer.com/features/occupancy-cost-analysis/" title="occupancy costs" target="_self">occupancy costs</a> remain steady through the term of the lease with allowances for changes in utility rates, insurance, and, sometimes rent escalations.</p> <p>&nbsp;The major factors affecting occupancy costs, and their impact on total operating expenses, are:</p> <ul> <li>Location</li> <li>Layout and build out</li> <li>Lease Terms</li> </ul> <h2>Location</h2> <p><a href="http://www.reoptimizer.com/features/reatlas/" title="Location affects your expenses in several ways" target="_self">Location affects your expenses in several ways</a>.&nbsp; Of course, different markets behave differently at different times in the CRE industry.&nbsp; But even within the same market or submarket, prime locations &ndash; the ones that are most easily accessible, have the best highway signage, etc. &ndash; come at a premium.</p> <p>Something to always keep in mind, however, is not to only get caught up in the best price, or the best deal.&nbsp; Another factor to your operating costs is your location relative to your customers, vendors, and employees.&nbsp; Sure, you might be paying low rents, but the time and fuel spent on getting to your customers or traveling between your own locations could hurt and potentially outweigh those savings.</p> <h2>Layout, Build Out</h2> <p>Maintain control design and cost of build out. &nbsp;Assure that the design accommodates volume (cubic feet of space) usage for efficient racking, picking and packing.&nbsp; How many loading docks will you need? &nbsp;What is the best positioning for those docks?&nbsp; Those answers could affect the efficiency and revenue generated by a warehouse. So if you are facing relatively high occupancy costs, greater efficiency could help to alleviate some of those costs.</p> <h2>The Lease</h2> <p>Your lease defines the major components of occupancy cost.&nbsp; The two main types of lease are Industrial gross (IG) which includes the items 1 through 4 described below, and triple net (NNN) which covers only the base rent.</p> <ol> <li>Base rent ($ per square foot (outside dimensions) per year (psf/yr)),</li> <li>Common area maintained (CAM),</li> <li><a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/121026/Keeping-an-Eye-on-Your-Utility-Usage-in-Your-Commercial-Real-Estate" title="Utilities." target="_self">Utilities.</a>&nbsp; There may be extra charges for utilities especially A/C outside of normal business hours.</li> <li>Property insurance and property taxes,</li> <li>General liability insurance. (Renter&rsquo;s expense required by owner)</li> </ol> <p><a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91064/5-Steps-to-Negotiating-Your-Commercial-Real-Estate-Lease" title="Click here for some great lease negotiation tips." target="_self">Click here for some great lease negotiation tips.</a></p>Jordan SlaterFri, 16 Mar 2012 14:11:00 GMTf1397696-738c-4295-afcd-943feb885714:129805http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/129351/Backing-Up-Your-Corporate-Real-Estate-pt-3#Comments0Backing Up Your Corporate Real Estate pt. 3http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/129351/Backing-Up-Your-Corporate-Real-Estate-pt-3<p><img id="img-1331736259901" src="http://info.reoptimizer.com/Portals/121314/images/commercial real estate data.jpg" border="0" alt="Commercial Real Estate Data" width="257" height="193" class="alignRight" style="height: 193px; width: 258px; float: right;" />Part 3 of "Backing Up Your Corporate Real Estate"&nbsp; Please click the links below for parts 1 and 2.</p> <ul> <li><a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/129009/Backing-Up-Your-Corporate-Real-Estate-pt-1" title="Backing Up Your Corporate Real Estate pt 1" target="_self">Backing Up Your Corporate Real Estate pt 1</a></li> <li><a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/129273/Backing-Up-Your-Corporate-Real-Estate-pt-2" title="Backing Up Your Corporate REal Estate pt 2" target="_self">Backing Up Your Corporate REal Estate pt 2</a></li> </ul> <h2>Multiple Server Locations</h2> <p>Beyond having multiple layers of backups, businesses that handle sensitive data for other companies or have hundreds, if not thousands, of employees need to have full-time, redundant servers. The servers must be geographically dispersed. As an example, our software, REoptimizer is designed to securely optimize the real estate portfolios for large corporate clients, so it is imperative that we employ the highest-level protocol. REoptimizer has 3 separate servers that are geographically dispersed by thousands of miles. Within a minute we can switch our clients over to any one of the other servers.</p> <p>The big advantage for clients is that their commercial real estate data is safely secured on multiple servers with bank level encryption.&nbsp; Any one of our CFO, CEO or Director of Real Estate clients can securely see all there is to <a href="Here%20are%20some%20suggestions%20for%20back%20up%20programs:%20Windows:%20Acronis%20True%20Image%20This%20flexible%20and%20powerful%20program%20can%20actually%20create%20full,%20live%20disk%20images%20of%20your%20PC%20so%20that%20when%20the%20time%20comes%20to%20restore%20a%20backup,%20you%27re%20not%20just%20restoring%20files%E2%80%94you%27re%20restoring%20an%20exact%20copy%20of%20your%20PC%20as%20it%20was.%20You%20can%20do%20full%20backups%20or%20incremental%20%28just%20what%E2%80%99s%20changed%20since%20your%20last%20backup%29.%20%20The%20incremental%20backups%20save%20substantial%20time%20in%20backing%20up.%20You%20can%20include%20or%20exclude%20files%20or%20folders%20from%20your%20backup%20%E2%80%9Csets%E2%80%9D.%20%20It%20offers%20encryption,%20which%20is%20really%20a%20must%20if%20you%E2%80%99re%20dealing%20with%20sensitive%20files.%20It%E2%80%99s%20even%20free%20to%20try%20and%20well%20worth%20its%20price%20of%20$50%20for%20your%20individual%20PC,%20if%20you%20decide%20to%20buy%20it.%20%20They%20do%20offer%20server%20versions%20too.%20Mac:%20Time%20Machine%20%20It%20will%20automatically%20backup%20your%20entire%20computer,%20or%20network%20of%20computers,%20by%20default,%20once%20an%20hour.%20All%20you%20have%20to%20do%20is%20point%20the%20software%20to%20an%20external%20backup%20drive.%20All%20that%E2%80%99s%20left%20is%20an%20exceptional%20backup%20scheme%20that%20you%20can%20set%20and%20forget.%20Not%20only%20is%20this%20software%20exceedingly%20impressive,%20what%27s%20even%20more%20impressive%20is%20that%20it%20is%20built-in%20to%20the%20operating%20system%20and%20costs%20you%20nothing.%20Just%20buy%20an%20external%20hard%20drive%20and%20your%20set.%20Multiple%20Server%20Locations%20Beyond%20having%20multiple%20layers%20of%20backups,%20businesses%20that%20handle%20sensitive%20data%20for%20other%20companies%20or%20have%20hundreds,%20if%20not%20thousands,%20of%20employees%20need%20to%20have%20full-time,%20redundant%20servers.%20The%20servers%20must%20be%20geographically%20dispersed.%20As%20an%20example,%20our%20software,%20REoptimizer%20is%20designed%20to%20securely%20optimize%20the%20real%20estate%20portfolios%20for%20large%20corporate%20clients,%20so%20it%20is%20imperative%20that%20we%20employ%20the%20highest-level%20protocol.%20REoptimizer%20has%203%20separate%20servers%20that%20are%20geographically%20dispersed%20by%20thousands%20of%20miles.%20Within%20a%20minute%20we%20can%20switch%20our%20clients%20over%20to%20any%20one%20of%20the%20other%20servers.%20The%20big%20advantage%20for%20clients%20is%20that%20their%20corporate%20real%20estate%20data%20is%20safely%20secured%20on%20multiple%20servers%20with%20bank%20level%20encryption.%20%20Any%20one%20of%20our%20CFO,%20CEO%20or%20Director%20of%20Real%20Estate%20clients%20can%20securely%20see%20all%20there%20is%20to%20see%20about%20their%20real%20estate%20portfolios%20from%20their%20computers,%20iPads%20or%20iPhones%20%28still%20with%20128%20bit%20encryption%29.%20%20This%20offers%20them%20power,%20mobility%20and%20security.%20It%20can%20be%20expensive%20to%20use%20third-party%20providers%20like%20Rackspace%20to%20provide%20this%20level%20of%20service,%20but%20to%20our%20enterprise%20level%20clients,%20it%E2%80%99s%20worth%20having%20the%20highest%20level%20of%20security%20and%20availability.%20In%20conclusion,%20there%27s%20no%20excuse%20with%20today%27s%20modern%20technology%20to%20have%20multiple%20layers%20of%20backups%20and%20perhaps%20even%20remote%20servers." title="see about their commercial real estate portfolios from their computers, iPads or iPhones" target="_self">see about their commercial real estate portfolios from their computers, iPads or iPhones</a> (still with 128 bit encryption).&nbsp; This offers them power, mobility and security.</p> <p>It can be expensive to use third-party providers like <a href="http://www.rackspace.com/">Rackspace</a> to provide this level of service, but to our enterprise level clients, it&rsquo;s worth having the highest level of security and availability.</p> <p>In conclusion, there's no excuse with today's modern technology to have multiple layers of backups and perhaps even remote servers.</p>Jordan SlaterWed, 14 Mar 2012 14:42:00 GMTf1397696-738c-4295-afcd-943feb885714:129351http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/129273/Backing-Up-Your-Corporate-Real-Estate-pt-2#Comments0Backing Up Your Corporate Real Estate pt. 2http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/129273/Backing-Up-Your-Corporate-Real-Estate-pt-2<p><a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/129009/Backing-Up-Your-Corporate-Real-Estate-pt-1" title="Click here if you missed Backing Up Your Corporate Real Estate pt 1" target="_self"><img id="img-1331654782449" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate Data.jpg" border="0" alt="Commercial Real Estate Data" class="alignLeft" style="float: left;" />Click here if you missed Backing Up Your Corporate Real Estate pt 1</a>.&nbsp; For those checking in for part 2, here are some suggestions for back up programs:</p> <h2>Windows: Acronis True Image</h2> <p>This flexible and powerful program can actually create full, live disk images of your PC so that when the time comes to restore a backup, you're not just restoring files&mdash;you're restoring an exact copy of your PC as it was.</p> <p>You can do full backups or incremental (just what&rsquo;s changed since your last backup).&nbsp; The incremental backups save substantial time in backing up.</p> <p>You can include or exclude files or folders from your backup &ldquo;sets&rdquo;.&nbsp; It offers encryption, which is really a must if you&rsquo;re dealing with sensitive files.</p> <p>It&rsquo;s even free to try and well worth its price of $50 for your individual PC, if you decide to buy it.&nbsp; They do offer server versions too.</p> <h2>Mac: Time Machine</h2> <p>&nbsp;It will automatically backup your entire computer, or network of computers, by default, once an hour. All you have to do is point the software to an external backup drive. All that&rsquo;s left is an exceptional backup scheme that you can set and forget. Not only is this software exceedingly impressive, what's even more impressive is that it is built-in to the operating system and costs you nothing. Just buy an external hard drive and your set.</p> <p>&nbsp;</p> <p><a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/129351/Backing-Up-Your-Corporate-Real-Estate-pt-3" title="Here is part 3 to Backing Up Your Corporate Real Estate" target="_self">Here is part 3 to Backing Up Your Corporate Real Estate</a></p>Jordan SlaterTue, 13 Mar 2012 15:22:00 GMTf1397696-738c-4295-afcd-943feb885714:129273http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/129009/Backing-Up-Your-Corporate-Real-Estate-pt-1#Comments0Backing Up Your Corporate Real Estate pt. 1http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/129009/Backing-Up-Your-Corporate-Real-Estate-pt-1<p><img id="img-1331562538613" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate13.jpg" border="0" alt="Corporate Real Estate" width="232" height="309" class="alignRight" style="height: 309px; width: 232px; float: right;" />If you are working for a large enterprise, all your files are probably stored on a secure server that your company is continuously backing up &ndash; right?&nbsp; Let&rsquo;s hope so.</p> <p>That said if your company allows you to store files locally, like on a &ldquo;C&rdquo; drive on your laptop or desktop, then in all probability, those files are not backed up on a regular basis.</p> <p>Perhaps you work for a small to midsized business and your files are stored in this hybrid situation with some on a local server on some on your computing devices.</p> <p>Regardless, there are some key questions that you may not have asked yourself:</p> <ul> <li>How do you back up your data?</li> <li>How long will it take you to restore the data?</li> <li>Is our data stored on multiple, geographically dispersed servers?</li> <li>How is our data secured (128 bit encryption)?</li> </ul> <p>If you knew the answers to all those questions and were satisfied with them, stop. Pat yourself on the back and <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/125468/Assessing-Your-Corporate-Real-Estate-Portfolio" title="take a look at how you are assessing your safely secured commercial real estate data." target="_self">take a look at how you are assessing your safely secured commercial real estate data.</a>&nbsp; Otherwise, you might just want to spend a minute finishing this article for tips that can save you days, weeks or months&hellip;</p> <h2>Backups, Backups, Backups</h2> <p>You need multiple backups--both off-site, Internet-based backups as well as portable, external drive backups that you maintain locally. Secure, fast and reliable Internet-based backup services are relatively inexpensive insurance for any business to have. Additionally, with the relatively high capacity and exceedingly low price (1 TB for about $150) external drives give you the ability to securely back up your server files on a drive that fits in your pocket.</p> <p>The advantage of the external backup is that you&rsquo;re up and running immediately from an alternative location. By simply enabling 128-bit password encryption on your backup software you maintain the confidentiality and security of any sensitive data. So even if the backup drive got into the hands of a competitor it would be just a paperweight to them.</p> <p>The big advantage of the Internet-based backup services is that your data is backed up to a secure computer far, far away from where you are.&nbsp; Depending on the amount of data, you should be able to pull down a server's worth in about a day. To retrieve the data all you need is a broadband connection and your password.&nbsp;&nbsp; Even if it's running on a brand-new computer you're back in business within 24 hours.</p> <p>Having both backup strategies gives one &ldquo;sleep at night&rdquo; confidence. That said, it does require having the systems set up well in advance of any catastrophe as well as having the software in place; software that has been well tested and implemented. It requires a strict adherence to discipline backup procedures.</p> <p>All this might seem to be common sense, yet ask yourself how many people employed these simple strategies on their home computers, that nowadays, contain their entire financial lives as well as cherished photos and videos?</p> <p>Check back tomorrow for suggestions on the best back-up technology as well as more tips on how to keep your company prepared for the worst!</p>Jordan SlaterMon, 12 Mar 2012 15:04:00 GMTf1397696-738c-4295-afcd-943feb885714:129009http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/128729/Advantages-of-Accessing-Your-Corporate-Real-Estate-Portfolio-on-Mobile-Devices#Comments0Advantages of Accessing Your Corporate Real Estate Portfolio on Mobile Deviceshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/128729/Advantages-of-Accessing-Your-Corporate-Real-Estate-Portfolio-on-Mobile-Devices<p><img id="img-1331310511125" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate12.jpg" border="0" alt="Corporate Real Estate" width="323" height="215" class="alignLeft" style="height: 214px; width: 323px; float: left;" />Mobile devices have become increasingly popular in corporate America. The reason why management likes mobile devices is that they increase economy, efficiency and overall productivity while allowing employees to provide better customer service. And naturally, employees like mobile devices because they increase flexibility and convenience. Here are some advantages to having access to your corporate real estate portfolio via your mobile device.</p> <h2>Economy</h2> <p>Having access to the information whenever you need it can save time and money. Technology that allows an employee to complete a task faster and easier is economical. We all know the old adage of "time is money" in the corporate space, so any technology that saves time also saves money at some capacity.</p> <h2>Efficiency</h2> <p>Having access to the information whenever needed makes you more efficient in your efforts. You are able to make better use of their time when out of the office and should you need information quickly, being able to <a href="http://www.reoptimizer.com/media/user-testimonials/reoptimizer-saves-time/" title="access your corporate real estate portfolio via your smartphone or tablet" target="_self">access your corporate real estate portfolio via your smartphone or tablet</a> is much quicker than calling having your corporate real estate team try to pull up that information on the fly.</p> <h2>Productivity</h2> <p>Having access to data whenever needed makes the employee more productive. When more work gets done in less time productivity increases. With <a href="http://www.reoptimizer.com/solutions/reoptimizer-commercial-real-estate-software-web-app/" title="direct access to information remotely" target="_self">direct access to information remotely</a>, more work can get done, and you do not have to wait for the information.</p> <h2>Better Customer Service</h2> <p>Imagine your clients or bosses calling you with questions about a particular property.&nbsp; The last thing you want to tell them is &ldquo;I don&rsquo;t know&rdquo; or &ldquo;let me get back to you on that.&rdquo;&nbsp; Immediate access to information facilitates better collaboration and more effective communication.</p> <h2>Flexibility</h2> <p>Having this type of access to information allows you to be flexible with your schedule and daily routine. You can be working while travelling to meetings, out on sales calls, working from a client's site or from home. Many businesses have flexible work schedules and allow employees to telecommute and/or work from home. Having this type of flexibility provides better work/life balance and higher employee morale.</p> <h2>Convenience</h2> <p>With mobile access to the information needed employees can work around other non-work commitments. You can work waiting at the doctor&rsquo;s office, or for your child to finish a music lesson or a practice.</p> <p>The advantages of having access to your corporate real estate portfolio on your mobile device will empower you and provide for peak performance.</p> <br />Jordan SlaterFri, 09 Mar 2012 16:10:00 GMTf1397696-738c-4295-afcd-943feb885714:128729http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/128339/Revenue-Driving-Management-Techniques-for-Corporate-Tenants#Comments0Revenue-Driving Management Techniques for Corporate Tenantshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/128339/Revenue-Driving-Management-Techniques-for-Corporate-Tenants<p><img id="img-1331225966704" src="http://info.reoptimizer.com/Portals/121314/images/Real Estate Management2.jpg" border="0" alt="Real Estate Management" width="275" height="206" class="alignLeft" style="height: 206px; width: 275px; float: left;" />In this era of today&rsquo;s corporate real estate management, operational excellence is critical in defining operational corporate tenant processes. Revenue-driving real estate management best practices become consistent, and often unvarying ways to get the job done. These ideas can mean many things to many corporate tenants with the various activities and limited processes in perspective such as accounting, fiscal reporting, resource management, and variance analysis that fall under the overall management of the company.</p> <p>Consider a revenue-driving management excellence framework offering a process through which you can achieve real estate management superiority by connecting effective property management strategy to success. Real estate management processes, like <a href="http://www.reoptimizer.com/features/reatlas-commercial-real-estate-map/" title="location selection" target="_self">location selection</a>, among other certain aspects, are fundamental to site performance, especially in retail and industrial spaces. And your real estate management techniques will drive excellence when you recognize that, with a feedback system (from employees, customers, vendors, and utilities providers) you will be able to determine where circumstances are less than desirable, and how to move accordingly.</p> <h2>Key Metrics</h2> <p>Corporate strategies prevail and perish based on how well the corporate real estate management team execute. It takes more than just the oversight of certain processes. Revenue-driving real estate management means that corporate tenants maintain a competitive edge by monitoring both <a href="http://www.reoptimizer.com/features/occupancy-cost-analysis/" title="in-house expenses" target="_self">in-house expenses</a> and <a href="http://www.reoptimizer.com/features/real-estate-benchmark/" title="current market rates" target="_self">current market rates</a>.</p> <p>The key strategy is to adopt these &ldquo;best practice&rdquo; metrics as part of an overall look at where improvements can be made.&nbsp; Find how sites can more <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/121026/Keeping-an-Eye-on-Your-Utility-Usage-in-Your-Commercial-Real-Estate" title="effectively manage utilities" target="_self">effectively manage utilities</a>, keep a better grip on budget analysis, and implement a system that limits complexity with more globally applicable solutions. The bottom-line, revenue-driven corporate real estate management processes should not be viewed in isolation. Corporate tenants should be able to apply a methodical approach to management activities to accommodate both professional and operational effectiveness.&nbsp; With these goals in mind, per site costs are sure to decrease, leading to broader savings on your corporate real estate portfolio &ndash; a portfolio that will at the same time generate more revenue in its optimal locations and <a href="http://www.reoptimizer.com/solutions/strategic-commercial-real-estate/" title="more effective strategies" target="_self">more effective strategies</a>.</p> <br />Jordan SlaterThu, 08 Mar 2012 15:43:00 GMTf1397696-738c-4295-afcd-943feb885714:128339http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/128338/Corporate-Real-Estate-Portfolio-Management-Techniques-to-Save-You-Time#Comments0Corporate Real Estate Portfolio Management Techniques to Save You Timehttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/128338/Corporate-Real-Estate-Portfolio-Management-Techniques-to-Save-You-Time<div style="font-size: 16px; font-family: Arial; color: #000000; text-align: left;"> <p><img id="img-1331142012695" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate11.jpg" border="0" alt="Corporate Real Estate" width="299" height="197" class="alignRight" style="height: 197px; width: 300px; float: right;" />Managing a corporate real estate portfolio can be extremely time-consuming due to the amount of data that needs to be tracked including <a href="http://www.reoptimizer.com/features/occupancy-cost-analysis/" title="expenses" target="_self">expenses</a>, <a href="http://www.reoptimizer.com/features/benchmarking/">competing market rents</a>, and keeping on top of important dates regarding renewals and options, to name a few. The larger the portfolio, the bigger the challenge. Here are a few tips to help you save time.</p> <h2>Consolidate.</h2> <p>The recent worldwide economic crisis has forced staff reductions in many industries. While the loss of jobs is unfortunate, it is often the only way for an organization to keep its head above water. Another &nbsp;area of potential savings in both time and money after layoffs take place is in reducing the physical footprint of a company&rsquo;s corporate real estate. Take an honest look at where efficiencies might be increased by closing locations that have too many empty seats and bringing operations together.</p> <p>Consolidation does not, however, have to be in terms of your team, or even your portfolio.&nbsp; Regardless of your financial situation, you should consider keeping all of your corporate real estate documents in one location (or at least copies of such documents).&nbsp; That includes all reports and other files associated with any real estate expenses.</p> <h2>Use the cloud.</h2> <p>Rather than maintain mountains of paper files on-site and scores of excel spreadsheets and other documents on desktop systems accessible to few, <a href="Real-Estate-Optimization-Blog/bid/90949/Cloud-Computing-The-Killer-App-For-Corporate-Real-Estate">leverage the power of remote computing</a> to save time and increase access to the data needed to manage CRE. Cloud computing has been around long enough to prove it is sufficiently secure for even large corporations to trust their data with. Smaller operations could simply use free services, such as Google Documents or Microsoft&rsquo;s Skydrive, to upload scanned leases and other files, while larger corporations might choose VPN solutions for even greater security.</p> <h2>Invest in portfolio management software.</h2> <p>One of the most important time savers in managing corporate real estate is to use portfolio management software. A robust solution is one that will not only allow tracking of current real estate expenses, but also provide <a href="http://www.reoptimizer.com/features/strategic-commercial-real-estate-optimization/">real-time intelligence on market rents</a> which can be used to re-evaluate and even renegotiate current leases. Look for a platform that will work on mobile devices or tablets as well, in order to have access twenty four hours per day even when away from a computer.</p> <p>&nbsp;</p> <p><a href="http://www.reoptimizer.com/media/user-testimonials/reoptimizer-saves-time/">Click here to check out how others have saved time using portfolio management software.</a></p> <p>&nbsp;</p> </div>Jordan SlaterWed, 07 Mar 2012 17:25:00 GMTf1397696-738c-4295-afcd-943feb885714:128338http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/127599/5-Essential-Software-Apps-for-Corporate-Real-Estate-Tenants#Comments05 Essential Software Apps for Corporate Real Estate Tenantshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/127599/5-Essential-Software-Apps-for-Corporate-Real-Estate-Tenants<p><img id="img-1330961543427" src="http://info.reoptimizer.com/Portals/121314/images/mobile apps for real estate management.jpg" border="0" alt="Corporate Real Estate" width="246" height="193" class="alignRight" style="height: 193px; width: 246px; float: right;" />Desktop applications are an invaluable tools in corporate real estate since you can't always be in front of your computer. It's important to be able to access and use your information on the go. Smartphone apps allow you to do this when you are away from the office. Here are 5 top apps:</p> <h2>Loopnet</h2> <p>Loopnet provides corporate real estate data and info for all U.S. properties on the free Loopnet iPhone and iPad app. Subscription is of course required, but its a great resource for all corporate real estate execs.</p> <h2>REAL ESTATE 114</h2> <p>View property prices, floor plan layouts and trends with the location-based services.</p> <h2>My Measures &amp; Dimensions</h2> <p>An application for storing and sharing dimensions. A great tool for all real estate directors, engineers, carpenters, architects, and corporate managers.</p> <h2>SignMyPad</h2> <p>An easy PDF reader and annotation app. Eliminates document printing and allows you to sign and fax documents. SignMyPad loads PDFs straight from email or Dropbox; lets use add text, date and insert your signature. Email it right back out from the app. This is a perfect app for anyone in corporate real estate.</p> <h2>LandlordApp</h2> <p>All the data stored in the app is exportable to excel, making it easy to do reporting. LandlordApp allow you to:</p> <ul> <li>Track Rent Payments</li> <li>Edit past and future Rents</li> <li>Enter Corporate Real Estate Expenses and Repairs</li> <li>Track Bills Paid</li> <li>Track and illustrate Cash Flow for Each Property</li> <li>Track Miles Driven</li> <li>Maintain Lease and Mortgage Information</li> </ul> <p>Mobile Apps and tools can save your company money and save yourself time and effort. Be sure to keep an eye on what's out there, in order to stay ahead of the game.</p>Jordan SlaterMon, 05 Mar 2012 15:22:00 GMTf1397696-738c-4295-afcd-943feb885714:127599http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/127077/Occupancy-Cost-Factors-for-Office-Space#Comments0Occupancy Cost Factors for Office Spacehttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/127077/Occupancy-Cost-Factors-for-Office-Space<p><img id="img-1330705009319" src="http://info.reoptimizer.com/Portals/121314/images/Occupancy Cost.jpg" border="0" alt="Occupancy Cost" width="317" height="210" class="alignLeft" style="height: 210px; width: 317px; float: left;" />It's not uncommon for business owners to make mistakes when calculating their occupancy costs. After all, it's usually just the base rent rate that's advertised. But if you want your business to run smoothly and profitably, you need to know all of the factors that contribute to <a href="http://www.reoptimizer.com/features/occupancy-cost-analysis/" title="occupancy costs" target="_self">occupancy costs</a> so you can plan for the expenses. These costs are not hidden, but they're often buried in the lease contract you feel you don't have time to thoroughly read. Read it, though, and pay close attention to the following factors so you don't leave any line items out of your office space budget. Some of these factors don't have anything to do with your lease, but you still need to be aware of them.&nbsp;</p> <h2>Common Area Maintenance (CAM)</h2> <p>Although the property manager arranges for common area maintenance, the tenants pay for it. That means the owner adds up all the costs for garbage collection, landscaping, snow removal, etc., and divides the costs among the tenants. These costs may vary from season to season, so budget year-round and you'll never get caught short.</p> <h2>Property Insurance and Property Taxes</h2> <p>These items are lumped together because they're often treated the same way. Property insurance and property taxes are usually considered "pass-thru" expenses, meaning the property owner passes these expenses through to the tenants. These costs are split among the tenants on a pro-rata basis, usually based on the square footage occupied by each tenant.</p> <h2>General Liability Insurance</h2> <p>Most property owners will not rent space to companies without general liability insurance.</p> <h2>"Add-on" Expenses</h2> <p>"Add-on" expenses are not paid to the property owner, but they contribute to your occupancy costs. These expenses include furniture rental, janitorial services, plant services, pest control, HVAC maintenance, utilities (if they're not included in your lease), parking, and extra charges such as after-hours air conditioning. Check your lease carefully to find out which of these costs are included in your base rent and which you must plan for.</p> <p>By carefully considering these occupancy cost factors for your office space, you'll be able to keep your company's finances under control and <a href="http://info.reoptimizer.com/ebitda-white-papers-from-reoptimizer/" title="improve profitability" target="_self">improve profitability</a>.</p>Jordan SlaterFri, 02 Mar 2012 15:40:00 GMTf1397696-738c-4295-afcd-943feb885714:127077http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/126906/Am-I-Paying-Over-Market-Prices-on-My-Corporate-Real-Estate-Portfolio#Comments0Am I Paying Over-Market Prices on My Corporate Real Estate Portfolio?http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/126906/Am-I-Paying-Over-Market-Prices-on-My-Corporate-Real-Estate-Portfolio<p><img id="img-1330620741876" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate10.jpg" border="0" alt="Corporate Real Estate" width="285" height="214" class="alignLeft" style="height: 214px; width: 286px; float: left;" />With the economy still recovering, and real estate markets still shaking themselves out, knowing the condition of your portfolio can be tricky. With corporate real estate, having a clear picture of your property&rsquo;s worth can be critical to making sure that your business will turn a profit.</p> <p>How much value you should expect from the market, and what price should you be paying for your properties, can be difficult questions to answer. <a href="http://www.reoptimizer.com/features/real-estate-benchmark/" title="Having the right benchmarking tools can help" target="_self">Having the right benchmarking tools can help</a>, and so can knowing the best factors to watch.</p> <p>Modeling the behavior of actors in the market requires a clear picture of both corporate and consumer behavior. Since a property&rsquo;s worth is often closely linked to the income it generates (especially in retail locations), your own cash flow forms the backbone of its valuation. Weighed against that is the <a href="http://www.reoptimizer.com/features/cost-analysis/">cost of leasing the property</a>, or the amount you give up in property taxes. In either case, your awareness of the local market&rsquo;s strength and mood will help you evaluate both sides of the ledger.</p> <p>Because both economic activity and real estate prices have declined sharply over the last few years, and may not yet have turned around in every market, historical valuations and lease agreements may have left you with costs that fall well above the current market&rsquo;s price.</p> <p>It can be easy to lose track of your portfolio&rsquo;s strength. Every property&rsquo;s value is a mix of building metrics and market behavior. That can be difficult to organize without <a href="http://www.reoptimizer.com/company/about-reoptimizer/" title="a dedicated system to manage it" target="_self">a dedicated system to manage it</a>, but having a clear picture of that value can make all the difference.</p> <br />Jordan SlaterThu, 01 Mar 2012 16:00:00 GMTf1397696-738c-4295-afcd-943feb885714:126906http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/126730/Strategic-Planning-For-Your-Next-Corporate-Real-Estate-Relocation-Project#Comments0Strategic Planning For Your Next Corporate Real Estate Relocation Projecthttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/126730/Strategic-Planning-For-Your-Next-Corporate-Real-Estate-Relocation-Project<p><img id="img-1330533346904" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate9.jpg" border="0" alt="Corporate Real Estate" width="334" height="223" class="alignLeft" style="height: 223px; width: 334px; float: left;" />The last few years, more than any time in recent history, have been all about cutting costs, reducing expenses and maximizing efficiency. Many components will help you and your business achieve these goals, such as maximizing productivity, having excellent teams in place and good strategic planning. In most cases all these are all handled well, the only reoccurring exception is <a href="http://www.reoptimizer.com/solutions/strategic-commercial-real-estate/" title="proper corporate real estate relocation strategy" target="_self">proper corporate real estate relocation strategy</a>, which is far too often overlooked or forgotten.</p> <p>The location of your business are of great importance, no matter if it's a retail, warehouse, or office location. In most cases they will decide who your clients, vendors, future business partners, and employees will be. Further, corporate real estate is often a company's 2nd or 3rd largest expense. &nbsp;This is why&nbsp;optimization is the keyword, when it comes to corporate real estate. Taking current information into account, along with adequate statistics and inspecting future plans, in most cases can lead to hundred of thousands if not millions saved long term.</p> <p>Naturally, there are a great deal of factors that should go into your decision making.&nbsp; Among other things are, will you be keeping your current employees on board?&nbsp; <a href="http://www.reoptimizer.com/features/reatlas-commercial-real-estate-map/" title="Where, relative to major streets and highways do you want your property located?" target="_self">Where, relative to major streets and highways do you want your property located?</a>&nbsp; Where, relative to your customers, vendors, and employees do you wish to be located?&nbsp; Considering the potentially hundreds of factors involved with any one decission, you may want to consider <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91000/Digitizing-Commercial-Real-Estate" title="digitizing parts of the process to help with organization" target="_self">digitizing parts of the process to help with organization</a>.</p> <p>It may seem like a hassle to use up time and resources into strategically planning your next relocation, however it can trigger success in the long run. Be sure to contact professionals for assistance, who can inspect every decisive factor and suggest locations that are most likely to suit all your needs.</p>Jordan SlaterWed, 29 Feb 2012 16:04:00 GMTf1397696-738c-4295-afcd-943feb885714:126730http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/126564/Key-Dates-in-Any-Commercial-Real-Estate-Lease#Comments0Key Dates in Any Commercial Real Estate Leasehttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/126564/Key-Dates-in-Any-Commercial-Real-Estate-Lease<p><img id="img-1330451168043" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate10.jpg" border="0" alt="Commercial Real Estate" width="202" height="303" class="alignRight" style="height: 303px; width: 202px; float: right;" />Many people think that the only dates that matter in a commercial real estate lease are the start and end date. However, both start and end dates are actually quite complicated, and rates can subsequently change during their lives.&nbsp; <a href="http://www.reoptimizer.com/features/key-dates-and-events/" title="Monitoring key dates as they approach is absolutely essential" target="_self">Monitoring key dates as they approach is absolutely essential</a>.</p> <h2>Lease Commencement</h2> <p>Lease commencement is an amorphous thing. Does a lease start when a tenant moves in, when they start paying rent, when construction starts on tenant improvements, or when a certificate of occupancy is issued? Depending on the lease, the answer could be any of these. Typically speaking, the "rent commencement date" is the date on which rent needs to start being paid. The "effective date" is the date that is the "official" start of the lease for the purpose of calculating remaining term and any other dates. The "move-in" or "occupancy date" is the date that the tenant can physically occupy the space, although it usually has little other impact on the lease.</p> <h2>During the Lease Term</h2> <p>The key dates during the <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/99567/Top-5-Corporate-Real-Estate-Lease-Clauses-You-Didn-t-Consider" title="lease terms" target="_self">lease terms</a> are the CAM reconciliation dates and the anniversary dates for escalations. In many commercial real estate leases the tenant pays for their share of the Common Area Maintenance based on an annual budget. Once a year, often on January 1, the CAM contributions are compared to the actual expenditures and the tenant either sends or receives a conciliation check. For leases with periodic automatic rent increases, the increase dates, which are usually tied to the lease's effective date, are important to track.</p> <h2>At Lease End</h2> <p>While the lease's ending or "termination" date is usually clearly marked and easily understood, option dates require additional attention. Many commercial real estate lease agreements give tenants options to renew their lease at pre-negotiated terms. These options typically require them to notify the landlord of their intent to exercise the option in writing. The notification is frequently due three or six months before the lease's termination date. Options are extremely valuable for tenants who are in a building where rents have significantly increased.</p> <p><a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91145/Save-a-Million-on-Your-Next-Tenant-Lease-pt-3" title="The difference between missing an option or any other key date could potentially be millions of dollars" target="_self">The difference between missing an option or any other key date could potentially be millions of dollars</a>.&nbsp; Be sure to keep an eye on them and get a head start whenever you can.</p> <br />Jordan SlaterTue, 28 Feb 2012 17:33:00 GMTf1397696-738c-4295-afcd-943feb885714:126564http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/126358/Making-Your-Corporate-Real-Estate-Portfolio-A-Bit-Greener#Comments0Making Your Corporate Real Estate Portfolio A Bit Greenerhttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/126358/Making-Your-Corporate-Real-Estate-Portfolio-A-Bit-Greener<p><img id="img-1330365964317" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate8.jpg" border="0" alt="Corporate Real Estate" width="294" height="198" class="alignLeft" style="height: 198px; width: 295px; float: left;" />Corporate real estate tenants are always looking for <a href="http://info.reoptimizer.com/start-cutting-your-commercial-real-estate-expenses-today-0/" title="ways to cut costs" target="_self">ways to cut costs</a>. One significant way to do this is to engage in an integrated platform which includes reduced energy consumption through improved systems performance and responsible usage policies. The reward for increased social responsibility is the financial benefit as a result of taking steps to creating the greenest business environment possible.&nbsp;</p> <p>Commercial real estate tenants may contribute to having a more green real estate portfolio by developing a business efficiency plan that incorporates operational processes, energy use, vendor partnerships and financial aspects together. This can create continual building and corporate real estate portfolio improvements. <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/121026/Keeping-an-Eye-on-Your-Utility-Usage-in-Your-Commercial-Real-Estate" title="Corporate real estate tenants may look for ways to more effectively manage their utilities" target="_self">Corporate real estate tenants may look for ways to more effectively manage their utilities</a> by identifying, categorizing and implementing green projects that can result in savings across their entire real estate portfolios.</p> <p>Collaborate with landlords to find ways to reduce your environmental impact that is associated with real estate operations. Participate in learning about sustainable asset management and become aware of the many practical guidelines on energy reduction and measurement. Create policies on energy and building resource usage. Provide new guidance using checklists and examples to employees concerning new strategies to better serve your goals.</p> <p>Consider designing a corporate real estate campaign, through using professional tools like Energy Star and utility reports to track behavior changes. Define successful actions and identify the traceable metrics. Find the best holistic and integrated approach to allow for the highest level of efficiency, transparency and simplicity. Monitor and document development strategies that will more likely produce desirable outcomes. Measure progress at each development stage for the new energy efficiency and building resource program.</p> <p>Finally, another way to ensure that tenants may accomplish their goals in making their corporate real estate environments greener is to engage a consulting firm specializing in developing a sustainability plan using core strategies. In this way, you may more easily achieve your green-focused objectives. A professional firm may conduct a diagnostic review, to help identify opportunities and support the implementation of green policies, while guiding your firm toward long-term improvement processes that provide the desired results.</p>Jordan SlaterMon, 27 Feb 2012 17:41:00 GMTf1397696-738c-4295-afcd-943feb885714:126358http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/122137/Using-Property-Management-Software-to-Track-Real-Estate-Expenses#Comments0Using Property Management Software to Track Real Estate Expenseshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/122137/Using-Property-Management-Software-to-Track-Real-Estate-Expenses<p><img id="img-1330095602221" src="http://info.reoptimizer.com/Portals/121314/images/Property Management Software1.jpg" border="0" alt="Property Management Software" width="235" height="156" class="alignLeft" style="height: 156px; width: 235px; float: left;" />When you have several properties, a lot of time is spent on each one to track their associated expenses. There may have been times when an expense has been added to the wrong property, making the tracking errand an immediate nightmare. Now, there is software that is dedicated to organizing numerous properties and keeping the expenses with the correct one - <a href="http://www.reoptimizer.com/solutions/overview/" title="property management software" target="_self">property management software</a>.</p> <p>You may have different types of property, such as&nbsp;office, warehouse, retail, etc. Each of these will have similar and unique sets of expenses. In an office location, for instance, CAM and cleaning expenses may add to your occupancy costs. <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/125725/Warehouse-Space-Occupancy-Cost-Factors" title="In a warehouse, on the other hand, those same factors may not be as much of an issue" target="_self">In a warehouse, on the other hand, those same factors may not be as much of an issue</a> as say, the electric expenses associated with refrigeration or keeping your products frozen.</p> <p><a href="http://www.reoptimizer.com/features/occupancy-cost-analysis/" title="Each type of expense for each type of property can be easily tracked" target="_self">Each type of expense for each type of property can be easily tracked</a> using good property management software. It is important to also keep in mind, that because many of these additional expenses are variable costs, you don't want to just factor them into your rental rates and call it a day. Tracking those variable expenses and adjusting for the future could potentially pay huge dividends.</p> <p>Property management software would make all of this tracking so much easier. Information can be entered in its own category and can all be appropriately adjusted by your property manager.</p>Jordan SlaterFri, 24 Feb 2012 16:39:00 GMTf1397696-738c-4295-afcd-943feb885714:122137http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/125725/Warehouse-Space-Occupancy-Cost-Factors#Comments0Warehouse Space Occupancy Cost Factorshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/125725/Warehouse-Space-Occupancy-Cost-Factors<p><img id="img-1330021408298" src="http://info.reoptimizer.com/Portals/121314/images/Occupancy Costs of Warehouse.jpg" border="0" alt="Occupancy Costs of Warehouse" width="272" height="204" class="alignRight" style="height: 204px; width: 272px; float: right;" />Managing occupancy costs can be a challenge for some corporate tenants. However, determining an effective strategy for minimizing these costs can have a huge impact on the bottom line. These are not predetermined only by market rental values, or whether there is simply enough space for the number of employees. Instead, begin by taking a look at the three main cost factors: Location, Layout and Lease.</p> <h2>Location</h2> <p>No one can deny the huge <a href="http://www.reoptimizer.com/features/reatlas/" title="importance of finding a location which is both cost effective and suitable for the needs of your particular operation" target="_self">importance of finding a location which is both cost effective and suitable for the needs of your particular operation</a>. Additionally, consider the fact that your location may also influence the type and cost of labor you are able to find. Obviously, the landlord will be looking to charge as high a rent as the market will bear.</p> <h2>Layout</h2> <p>The next major contributor to your occupancy costs is the efficiency of your warehouse space, and what it will cost to build it out. Think about how to effectively use not only the actual floor space, but also the overhead areas. <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/119409/Warehouse-Square-Footage-Requirements-for-Your-Commercial-Real-Estate" title="Think about how to use racking and multi-level order picking concepts in your space" target="_self">Think about how to use racking and multi-level order picking concepts in your space</a>. If you are looking at a new warehouse space, then it is vitally important to maintain control over the design and construction process costs.</p> <h2>Lease</h2> <p>The goal of every lease should be to structure a deal which will compliment your objectives. With the higher vacancy rates of today, many landlords and commercial warehouse owners are more willing than ever before to be flexible with their terms. You need to actually <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91064/5-Steps-to-Negotiating-Your-Commercial-Real-Estate-Lease" title="determine an effective negotiation strategy" target="_self">determine an effective negotiation strategy</a> beforehand. Great deals are usually not just found; they take effective planning, work and negotiation.</p> <p>By keeping these factors in mind, it is not only possible to control, but also reduce your warehouse occupancy costs. Moreover, this can be achieved with minimal interruption to your business. You will be amazed at how these three simple ideas will improve your bottom line once they are properly implemented with a committed strategy.</p>Jordan SlaterThu, 23 Feb 2012 18:06:00 GMTf1397696-738c-4295-afcd-943feb885714:125725http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/125708/The-Digital-World-of-Corporate-Real-Estate#Comments0The Digital World of Corporate Real Estatehttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/125708/The-Digital-World-of-Corporate-Real-Estate<p><img id="img-1329928144511" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate.gif" border="0" alt="Corporate Real Estate" width="282" height="195" class="alignRight" style="height: 195px; width: 282px; float: right;" />An understanding of the digital world of corporate real estate is essential to taking advantage of all opportunities that are afforded to you. Many real estate agents are making use of various forms of technology for all of the steps in the corporate tenancy process.&nbsp;</p> <p>Many owners are putting their commercial properties online. Some may use a listing service like MLS, while others create their own websites to show off the properties. You can quickly and easily find out a great deal of information on a particular property by looking through all of the listings. Some agents make virtual tours and extensive photographs available online, although that varies between various companies.&nbsp;</p> <p>Much of the paperwork involved in corporate real estate is also <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91000/Digitizing-Commercial-Real-Estate" title="translated to a digital form" target="_self">translated to a digital form</a>. This makes it much easier to keep track of all of the paperwork, what still may need completion or any other requirements colleagues may need from you. Many <a href="http://www.reoptimizer.com" title="commercial real estate software systems" target="_self">commercial real estate software systems</a> and lease admin systems streamline processes so fewer calls between parties are necessary and work is done faster.&nbsp;</p> <p>Once you have the address of a property, <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/124682/Mapping-Your-Corporate-Real-Estate" title="you can check out the general location with mapping services" target="_self">you can check out the general location with mapping services</a> (e.g. Google Maps or <a href="http://www.reoptimizer.com/features/reatlas" title="integrated mapping in your commercial real estate software" target="_self">integrated mapping in your commercial real estate software</a>). With these technologies, you can get a sense of the neighborhoods and accessibility for the location without having to actually take the time to go and visit yourself. This allows you to cut out entirely unsuitable locations right off the bat.</p> <p>Corporate real estate greatly benefits from the use of digital technologies, allowing you to make much more efficient use of your time when looking for properties. It might take some time to adjust to all of the tools available to you, but you'll reap the benefits when you do.</p>Jordan SlaterWed, 22 Feb 2012 16:10:00 GMTf1397696-738c-4295-afcd-943feb885714:125708http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/125468/Assessing-Your-Corporate-Real-Estate-Portfolio#Comments0Assessing Your Corporate Real Estate Portfoliohttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/125468/Assessing-Your-Corporate-Real-Estate-Portfolio<p><img id="img-1329841001106" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate7.jpg" border="0" alt="Corporate Real Estate" width="309" height="205" class="alignRight" style="height: 205px; width: 310px; float: right;" />After employee compensation, corporate real estate and building expenses usually account for a businesses next largest budgetary expense. However, many firms overlook these costs and do not consider them as key aspects of their strategic corporate decision making process. The lack of attention to this can prevent companies from realizing better operations efficiency and the full potential of substantial cost savings on their overall budgets.&nbsp;</p> <p>Every organization needs a complete understanding of the full cost and extent of all of their leased corporate real estate, amenities and services. It is only through that comprehension that companies may build this knowledge into a viable and complete budgetary strategy and plan.</p> <p>1. The first step in assessing the corporate real estate portfolio is determining <a href="http://www.reoptimizer.com/features/cost-analysis/" title="all costs associated with leasing real estate properties" target="_self">all costs associated with leasing real estate properties</a>, such as rent, management, operations and workplace usage. For example, every expense associated with leasing the premises should be considered, such as <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/121026/Keeping-an-Eye-on-Your-Utility-Usage-in-Your-Commercial-Real-Estate" title="utility costs" target="_self">utility costs</a>.</p> <p>2. Design a <a href="http://www.reoptimizer.com/features/strategic-commercial-real-estate-optimization/" title="comprehensive corporate real estate strategy" target="_self">comprehensive corporate real estate strategy</a>. Examine all of your company&rsquo;s real estate leases. Search for ways to reduce costs on everything from utility expenses to more efficient allocation of space.</p> <p>3. Combine real estate interests. Take the time to streamline and standardize the use of all real estate. Consider closing offices that are not producing adequate results and combining operations. Use technology processes across the corporation to create more efficient operations. If all operations are necessary, than consolidation may not be the answer.&nbsp; More often than people realize, companies try to do too much with too little space.&nbsp; Perhaps dividing your space to allow for more for efficient movement may improve productivity in the long run. <br /> <br /> 4. Plan the real estate portfolio. Schedule and actively review regular evaluations that make it possible to accurately assess how your corporate real estate portfolio compares to business goals and objectives.</p> <p>5. Initiate Continual Real Estate Assessment. Always consider real estate leases as a major aspect when budgets, strategies, branding, integration and other financial planning is being discussed. This will allow a corporate strategy to develop that can contribute to effective cost savings initiatives immediately, rather than waiting for circumstances to necessitate reviews.</p> <p>Much of the time, corporations may view real estate tenancies as somewhat of an unavoidable loss leader in difficult economic times.&nbsp; However, through regular careful assessment and alignment of your commercial real estate portfolio, losses may be easily avoided.</p> <p>&nbsp;</p> <p>For more information on how to effectively manage your corporate real estate portfolio and improve your EBITDA, check out this white paper:</p> <p><a href="http://info.reoptimizer.com/ebitda-white-papers-from-reoptimizer/" title="Improve EBITDA by Cutting Your RE Costs" target="_self">Improve EBITDA by Cutting Your RE Costs</a></p> <p><a href="http://info.reoptimizer.com/ebitda-white-papers-from-reoptimizer/" title="Improve EBITDA by Cutting Your RE Costs" target="_self"><img id="img-1329840529453" src="http://info.reoptimizer.com/Portals/121314/images/Cut Your Commercial Real Estate Costs1.jpg" border="0" alt="Cut Your Commercial Real Estate Costs" width="216" height="279" style="height: 279px; width: 216px;" /></a></p>Jordan SlaterTue, 21 Feb 2012 16:00:00 GMTf1397696-738c-4295-afcd-943feb885714:125468http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/125309/5-Real-Estate-Management-Time-Savers-for-Retail-Properties#Comments05 Real Estate Management Time Savers for Retail Propertieshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/125309/5-Real-Estate-Management-Time-Savers-for-Retail-Properties<p><img id="img-1329756033208" src="http://info.reoptimizer.com/Portals/121314/images/Real Estate Management1.jpg" border="0" alt="Real Estate Management" width="292" height="194" class="alignRight" style="height: 194px; width: 293px; float: right;" />Commercial real estate tenants have to maintain good standing with property owners. This may be difficult for some due to a lack of time. Wouldn&rsquo;t it be great to implement certain techniques to make your life as a tenant easier? Of course it would. There are many tips you can follow to better handle your duties as a property leaser.</p> <h2>Stay Organized.</h2> <p>The first and maybe most obvious tip is to get organized. In your real estate management duties, you are likely in contact with your landlords several times a week. Keep all your files and lease agreements in order to save time when you have or receive question. A good piece of advice would be to <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91000/Digitizing-Commercial-Real-Estate" title="transfer all your papers into a computerized system" target="_self">transfer all your papers into a computerized system</a>. By doing this, you will enhance efficiency as you won&rsquo;t need to hastily sift through files.</p> <h2>Know Your Rights.</h2> <p>The next aspect would be to know your rights as a tenant. Stay current on all legal rights granted to you by state, local, and federal laws. Nothing wastes more time than being uninformed about certain issues.&nbsp; And if you can <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91164/Save-a-Million-on-Your-Next-Tenant-Lease-pt-4" title="keep an edge on your landlord" target="_self">keep an edge on your landlord</a>, it can only help.</p> <h2>Maintain Your Relationships.</h2> <p>The third tip to consider is to be polite. Being able to socialize well is a must have when it comes to dealing with real estate management. Tenants who are courteous and respectful will find it much easier than those who are not. It is much easier to work within your leases when your relationship with your landlord is healthy.</p> <h2>Beware of Your Own Responsibilities.</h2> <p>Understand that you are responsible for the premises &ndash; even if that means keeping up with individual store managers. Take pictures before you move in and make sure everything is documented.</p> <h2>Stay Up to Date.</h2> <p>Finally, it is imperative that you <a href="http://www.reoptimizer.com/features/key-dates-and-events/" title="stay up to date on your lease" target="_self">stay up to date on your lease</a>. Pay on time &ndash; this goes hand-in-hand with maintaining that relationship.&nbsp; You will also want to keep an eye on any important dates.&nbsp; Real estate management is more than just managing within your leases.&nbsp; You should know (or at least have an idea of) when your leases expire, whether or not you will want to renew your lease or consider other alternatives.</p> <br />Jordan SlaterMon, 20 Feb 2012 16:18:00 GMTf1397696-738c-4295-afcd-943feb885714:125309http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/124682/Mapping-Your-Corporate-Real-Estate#Comments0Mapping Your Corporate Real Estatehttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/124682/Mapping-Your-Corporate-Real-Estate<p><img id="img-1329492810470" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate Mapping.jpg" border="0" alt="Corporate Real Estate Mapping" width="272" height="182" class="alignRight" style="height: 182px; width: 273px; float: right;" />Mapping is as important to business owners and other tenants renting commercial property as it is to real estate agents or property managers.&nbsp; When making corporate real estate leasing decisions it is helpful to automate parts of property appraisal and assessment processes.&nbsp; Keep track of research, edit documentation as necessary and record updates.</p> <p>Commercial real estate software can help determine local market strength, local concentrations of customer base, and examine appropriate exposure for storefronts.&nbsp;&nbsp;<a href="http://www.reoptimizer.com/solutions/reoptimizer-commercial-real-estate-software-web-app/" title="Mapping your commercial real estate comps" target="_self">Mapping your commercial real estate comps</a> also helps in finding which locations are the most accessible for trucks coming in and out or your employees coming into work every day.</p> <p>Identify other potential sites and areas for opportunities with aggressive search and visualization features. The mapping process is efficient and user friendly from a decision-making standpoint when <a href="http://www.reoptimizer.com/features/strategic-commercial-real-estate-optimization/" title="choosing between similar commercial real estate comps" target="_self">choosing between similar commercial real estate comps</a>.</p> <p>Using <a href="http://www.reoptimizer.com/solutions/reoptimizer-commercial-real-estate-software-web-app/" title="web-based apps" target="_self">web-based apps</a> on mobile devices delivers visuals in real time as well. Analyze your market, manage, and supervise. Use software designed specifically to make your job easier.&nbsp;</p> <p>Scroll through commercial real estate software applications to discover geospatial data and use these tools, in your collaborative. Accelerate decision-making and find more investment opportunities while being an effective property manager meeting the responsibilities of your building maintenance activities.</p> <p>Employing commercial real estate software makes work life more organized and brings simple ways to search, analyze, share and manage within a single system.&nbsp; Corporate real estate can be complicated enough, why not make things a little easier?</p>Jordan SlaterFri, 17 Feb 2012 14:47:00 GMTf1397696-738c-4295-afcd-943feb885714:124682http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/124527/Choosing-the-Best-Commercial-Real-Estate-Comps#Comments0Choosing the Best Commercial Real Estate Compshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/124527/Choosing-the-Best-Commercial-Real-Estate-Comps<h2><img id="img-1329409829040" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate Comps1.jpg" border="0" alt="Commercial Real Estate Comps" width="272" height="204" class="alignRight" style="height: 204px; width: 272px; float: right;" /></h2> <h2>Keep your Information Current</h2> <p>Once you verify your facts, you can select your commercial real estate comps. Use an address as close as possible to your prospective sites for accuracy when comparing neighborhood demographics, flood planes, etc.&nbsp; Various district lines and land developments can change often so stay up to date.</p> <h2>Prices per square foot</h2> <p>Pricing by the square foot is time-honored. This method of commercial real estate comps valuation doesn't exactly account for choice location.&nbsp; While rent is obviously an important factor, it is certainly <a href="http://www.reoptimizer.com/features/occupancy-cost-analysis/" title="not the only influence on your PSF" target="_self">not the only influence on your PSF</a>.&nbsp; <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/121026/Keeping-an-Eye-on-Your-Utility-Usage-in-Your-Commercial-Real-Estate" title="Don't forget about your utility usage" target="_self">Don't forget about your utility usage</a>, taxes, CAM, etc.</p> <h2>Quantitative vs. Qualitative Data</h2> <p>You have the numbers and you've compared them, but now come the more unique characteristics. The quantitative data may be difficult to qualify relative to your list of commercial real estate comps. &nbsp;To <a href="http://www.reoptimizer.com/features/benchmarking/" title="compare apples to apples" target="_self">compare apples to apples</a>, consider developing a standard for the features you are looking for to weigh against your list.</p> <p>Consider these factors for your fair market determination:</p> <p>a) Highway Accessibility <br /> b) General Space Condition<br /> c) Customer Proximity<br /> d) Amenities<br /> e) Parking Ratios</p> <p><a href="http://www.reoptimizer.com/features/reatlas-commercial-real-estate-map/" title="Is your space close to restaurants, schools, an airport, or day care?" target="_self">Is your space close to restaurants, schools, an airport, or day care?</a> How does it stand against the condition of other buildings in the area, or other units in the building? Is it noisy and busy, or quiet and calm?</p> <br />Jordan SlaterThu, 16 Feb 2012 16:25:00 GMTf1397696-738c-4295-afcd-943feb885714:124527http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/124366/Lease-Negotiation-Tips-for-Corporate-Real-Estate-Tenants#Comments0Lease Negotiation Tips for Corporate Real Estate Tenantshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/124366/Lease-Negotiation-Tips-for-Corporate-Real-Estate-Tenants<p><img id="img-1329329975876" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate Lease Negotiation1.jpg" border="0" alt="Corporate Real Estate Lease Negotiation" width="204" height="223" class="alignLeft" style="height: 223px; width: 204px; float: left;" />One important skill corporate real estate tenants need to have is to be able to negotiate effectively. This can save you time, money and ensure you receive the best space for your business. Here are some tips to help you negotiate effectively.</p> <p>The first tip is to <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91145/Save-a-Million-on-Your-Next-Tenant-Lease-pt-3" title="set aside enough time to negotiate" target="_self">set aside enough time to negotiate</a>. A good window to leave is about 18 months before your lease is up. <a href="http://www.reoptimizer.com/features/real-estate-benchmark/" title="This provides you many opportunities to research other places." target="_self">This provides you many opportunities to research other places.</a></p> <p><a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91164/Save-a-Million-on-Your-Next-Tenant-Lease-pt-4" title="The next point is to not tip your hand to your property owner" target="_self">The next point is to not tip your hand to your property owner</a>. Let them know you are satisfied with the space; however, this isn&rsquo;t the only space that will work for you. Some proprietors may throw in concessions to sweeten the deal if they know you might move.</p> <p>It&rsquo;s also important to have back-up plans just in case negotiations fall through. Have at least several different proposals from different real estate companies just in case you do not agree with the new leasing terms.</p> <p>Another good tip might be to hire a broker to help you with negotiating. If real estate is not your area of expertise you may want to save yourself some time and <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/101236/How-to-Choose-the-Right-Corporate-Real-Estate-Broker-pt-1" title="find someone who has extensive experience in negotiating lease terms for corporate real estate tenants." target="_self">find someone who has extensive experience in negotiating lease terms for corporate real estate tenants.</a></p> <p>Lastly, you&rsquo;ll want to do your research on your current landlord. Just because you may have had a good history with them doesn&rsquo;t mean other tenants have. Ask around and gauge how other tenants&rsquo; experience has been, particularly in the lease negotiation process. This could provide you with an idea how the landlord does business and apprise you of any trouble you might run into.</p>Jordan SlaterWed, 15 Feb 2012 17:41:00 GMTf1397696-738c-4295-afcd-943feb885714:124366http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/124149/Maximizing-Competition-for-Your-Corporate-Real-Estate-Tenancy#Comments0Maximizing Competition for Your Corporate Real Estate Tenancyhttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/124149/Maximizing-Competition-for-Your-Corporate-Real-Estate-Tenancy<p><img id="img-1329237160265" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate Competition.jpg" border="0" alt="Corporate Real Estate Competition" width="193" height="266" class="alignLeft" style="height: 267px; width: 193px; float: left;" />As a corporate real estate tenant, your property owner values your tenancy and, therefore, wants to keep you in the building. At the same time, you must do what is best for your company by creating a market for your tenancy. The basic goal is to drive your real estate costs down by <a href="http://www.reoptimizer.com/features/benchmarking/" title="creating competition between potential landlords" target="_self">creating competition between potential landlords</a>, allowing you to choose whichever landlord gives you the best deal.</p> <p>The main reason why creating competition in corporate real estate is important is the price. If you pay your rent on time every month, your landlord knows that you are a good tenant to have. The landlord also knows that not every tenant will provide the same benefits, which forces the property owner to make a decision. Once you make it known to your current landlord that you are exploring other tenancy options, it puts the pressure on the landlord to match any offers that you find. Once your landlord knows that you are not guaranteed to renew, the landlord must do everything possible to keep your business.</p> <p>If you are offered a lower price by a different landlord, you can <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91164/Save-a-Million-on-Your-Next-Tenant-Lease-pt-4" title="return to your current landlord with these numbers" target="_self">return to your current landlord with these numbers</a> to see if you are offered a better deal providing you with more leverage, since you will save money either way. Whether you have to move to another building to save this money or can do so in your current situation, you are in control of how much you pay in corporate real estate costs.&nbsp;</p> <p>By creating this competition, you also give yourself a chance of finding a better situation. Your current landlord might be unable to meet your needs, but you might find another landlord in a better location and at a lower price point. If your current landlord lowers the price substantially, you can return to the second landlord with these numbers to see if you can find an even better deal.&nbsp;</p> <p><a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91145/Save-a-Million-on-Your-Next-Tenant-Lease-pt-3" title="Start this process at least a year before your current corporate real estate deal expires" target="_self">Start this process at least a year before your current corporate real estate deal expires</a>, as this gives you time to leverage these negotiations properly.&nbsp;</p> <p>For more great ideas to keep your corporate real estate costs down, check out our new white paper: <a href="http://info.reoptimizer.com/start-cutting-your-commercial-real-estate-expenses-today-0/" title="10 Steps to Cutting Your CRE Expenses" target="_self">10 Steps to Cutting Your CRE Expenses</a></p> <p><a href="http://info.reoptimizer.com/start-cutting-your-commercial-real-estate-expenses-today-0/" target="_self"><img id="img-1329237307204" src="http://info.reoptimizer.com/Portals/121314/images/10 steps to cutting your cre expenses2.jpg" border="0" alt="Cutting Corporate Real Estate Expenses" width="165" height="214" style="height: 214px; width: 165px;" /></a></p> <br />Jordan SlaterTue, 14 Feb 2012 16:21:00 GMTf1397696-738c-4295-afcd-943feb885714:124149http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/123965/5-Key-Site-Drivers-for-Retail-Commercial-Real-Estate-Locations#Comments05 Key Site Drivers for Retail Commercial Real Estate Locationshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/123965/5-Key-Site-Drivers-for-Retail-Commercial-Real-Estate-Locations<p><img id="img-1329152394866" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate Retail.jpg" border="0" alt="Commercial Real Estate Retail" width="313" height="209" class="alignRight" style="height: 209px; width: 313px; float: right;" />Commercial real estate includes offices, industrial factories, warehouses, packing centers, storefronts and more. Knowing what drives demand for retail property is very important for investors. Targeting this real estate will help evaluate the prospects of a market ,which is key to growing and expanding the value of any investment.&nbsp; Demand for retail property and store space within a market relies on local consumer habits and retail purchases.</p> <p>Retail space requirements vary considerably. Products can have vastly differing spacial and logistical needs. To perceive true demand for retail space in any market-- just think of it as the sum of retail space demands according to product groups.</p> <p>This perspective is used for transitioning from an ambiguous concept of aggregate demand for retail property into market specific smaller scale locations and areas.<br /> Demand for retail property counts on volume of sales by product line. It also factors the square feet per dollar of sales required by retailers in each product line. Sales quantity by product group depends both on market size and household structure among other things.</p> <p>Five key site drivers for retail commercial real estate locations include:<br /> 1) Area population and household sizes&nbsp;<br /> 2) General population demographics (age, gender, income, etc) <br /> 3) Location &amp; access <br /> 4) Local economy and local credit and taxation conditions&nbsp;<br /> 5) Local crime indices</p> <p>Understanding the patterns and paths of influence on any area&rsquo;s retail sales is necessary for retail property. &nbsp;Volume and types of retail purchases across market offerings rely heavily on total population size and consistent spending patterns. Spending patterns demonstrate&nbsp;exactly&nbsp;how populations distribute purchases across different product lines.&nbsp; Carefully consider the amount of sales per square foot for your selling space at your prospective locations.</p>Jordan SlaterMon, 13 Feb 2012 16:53:00 GMTf1397696-738c-4295-afcd-943feb885714:123965http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/123383/What-Factors-Are-Attributed-to-My-Occupancy-Costs#Comments0What Factors Are Attributed to My Occupancy Costs?http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/123383/What-Factors-Are-Attributed-to-My-Occupancy-Costs<p><img id="img-1328883690219" src="http://info.reoptimizer.com/Portals/121314/images/Occupancy Costs1.jpg" border="0" alt="Occupancy Costs" width="288" height="287" class="alignLeft" style="height: 287px; width: 288px; float: left;" />When considering the ins and outs of corporate real estate, it&rsquo;s vital to determine your occupancy costs when evaluating your business&rsquo;s financial standing. If you&rsquo;re thinking of relocating or opening a new location, you don&rsquo;t want to exceed your projected revenue or leave your company with cash flow problems, which is why there are a few factors attributed to occupancy costs that you should consider when making that all-important decision.</p> <h2>Consider your expenditure</h2> <p>The most common culprits soaking up your company&rsquo;s expenditure are; <a href="http://www.reoptimizer.com/features/occupancy-cost-analysis/" title="rent or mortgage payments, taxes, insurance and other expenses" target="_self">rent or mortgage payments, taxes, insurance and other expenses</a> which may apply in some areas, along with equipment installation, light fittings and supplies. Depending on the location, what expenses are more substantial may vary.</p> <h2>Variable Costs</h2> <p>Your costs can fluctuate from month to month based on activity, <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/121026/Keeping-an-Eye-on-Your-Utility-Usage-in-Your-Commercial-Real-Estate" title="with things such as utilities" target="_self">with things such as utilities</a> and other periodic expenses. Seasonal changes in the weather may also cause some fluctuation in utility and other expenses (e.g. snow removal).</p> <h2>Occupancy Cost Ratio</h2> <p>Once you&rsquo;ve added up the average costs your company expects to spend on a given location, you can then find out your occupancy cost radio. An occupancy cost ratio can prove a useful resource for helping companies calculate their business expenses when it comes to occupancy costs.</p> <p>To find out yours, take your total estimated costs as mentioned above, and divide that number by sales. The higher your ratio, the more indicative this can be of possible cash flow problems for the company in the future, since money brought in by sales is almost as high as the expense to keep up with your location expenditure. A lower ratio means your company has more money flowing in for other expenses therefore more financially viable, and more likely to grow over time.</p> <p>A good way to keep an eye on your occupancy costs is with regular internal financial reports.</p> <p>&nbsp;</p> <p><a href="http://info.reoptimizer.com/start-cutting-your-commercial-real-estate-expenses-today-0/" title="Free white paper: 10 Steps to Cutting Your CRE ExpensesLearn how to further reduce your occupancy costs today!" target="_self">Free white paper: 10 Steps to Cutting Your CRE Expenses</a></p> <p><a href="http://info.reoptimizer.com/start-cutting-your-commercial-real-estate-expenses-today-0/" title="Free white paper: 10 Steps to Cutting Your CRE ExpensesLearn how to further reduce your occupancy costs today!" target="_self">Learn how to further reduce your occupancy costs today!</a></p> <p><a href="http://info.reoptimizer.com/start-cutting-your-commercial-real-estate-expenses-today-0/" style="boarder: solid 1px #000;" target="_self"><img id="img-1328885204373" src="http://info.reoptimizer.com/Portals/121314/images/10 Steps to Cutting Your CRE Expenses2.jpg" alt="10 Steps to Cutting Your CRE Expenses" width="140" height="181" /></a></p>Jordan SlaterFri, 10 Feb 2012 17:22:00 GMTf1397696-738c-4295-afcd-943feb885714:123383http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/122924/Using-Property-Management-Software-to-Improve-Logistics#Comments0Using Property Management Software to Improve Logisticshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/122924/Using-Property-Management-Software-to-Improve-Logistics<h2><img id="img-1328808203427" src="http://info.reoptimizer.com/Portals/121314/images/Property Management Software.jpg" border="0" alt="Property Management Software" width="267" height="177" class="alignLeft" style="height: 177px; width: 267px; float: left;" />Location</h2> <p>You want to lease/own facilities in an area beneficial to both you and your team. You also want your team members to be close to any resources and technology they may need. Property management software can help match your rental needs with businesses destinations, budget requirements and local resources you or your employees may need.&nbsp; <a href="http://www.reoptimizer.com/features/reatlas-commercial-real-estate-map/" title="Don't forget to also keep in mind where your clients and customers are relative to your sites." target="_self">Don't forget to also keep in mind where your clients and customers are relative to your sites.</a>&nbsp; Certain locations may be good for rents, but could come back to bite you when it comes to shipping customers or traveling to your clients.</p> <h2>Equipment</h2> <p>Being able to efficiently balance your inventory could have a huge impact on your expenses. Whether it&rsquo;s managing and tracking your companies products or knowing which properties can best accommodate you and your bottom line, property management software will streamline your business travel planning.</p> <h2>Maintenance</h2> <p>Upkeep and turnover of property is important to keep your team in the best suited accommodations as possible. You need to know that when a problem arises within the rental unit that it is dealt with by the property management and has no impact on your company's team.</p> <p>Orchestrating the logistical aspects of your rental needs is a challenging and important job. You thrive on streamlining your process and building strong long lasting professional relationships. It is an important part of your job and it's important to your company. <a href="http://www.reoptimizer.com/features/key-dates-and-events/" title="Let property management software replace hours of tedious scheduling and coordinating" target="_self">Let property management software replace hours of tedious scheduling and coordinating</a> so you can get to wants most important, your clients.</p>Jordan SlaterThu, 09 Feb 2012 17:16:00 GMTf1397696-738c-4295-afcd-943feb885714:122924http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/122922/3-Ways-to-Reduce-Your-Occupancy-Costs#Comments03 Ways to Reduce Your Occupancy Costshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/122922/3-Ways-to-Reduce-Your-Occupancy-Costs<p><img id="img-1328653717227" src="http://info.reoptimizer.com/Portals/121314/images/Occupancy Costs.jpg" border="0" alt="Occupancy Costs" width="289" height="217" class="alignRight" style="height: 217px; width: 290px; float: right;" />To get through these tough economic times, your business needs to be agile, ready to adapt, and looking to save money however it can. Chances are, one of your biggest capital expenditures are your occupancy costs. Yet, these can be easy to reduce with a little quick thinking.</p> <p>In general, your first step is to go over your lease with a fine-toothed comb.&nbsp; Any places where your landlord is not keeping up their end of the deal could result in savings for you.</p> <h2>Get Detailed About Common Area Maintenance (CAM) Costs</h2> <p><a href="http://www.reoptimizer.com/features/occupancy-cost-analysis/" title="CAM fees can be one of the biggest money sinks in your occupancy costs" target="_self">CAM fees can be one of the biggest money sinks in your occupancy costs</a>, and it's also an area where landlords will look to soak their tenants if they can get away with it. Ask your landlord for a detailed breakdown of how they're calculating your fees, and make sure it matches exactly against the terms of your lease.</p> <p>One thing to look for, especially, is whether the costs are being divided according to leased space, or available-to-lease space. If your landlord is trying to charge you a portion of the maintenance costs on space not being leased rather than paying for it themselves, you should do whatever you can to change that situation.</p> <h2>Look Into Subleasing</h2> <p>If your business is paying for unused space, turn it into an opportunity for cash flow. Obviously, this depends on the terms of your lease, but if it's permitted, this can be an excellent way to both reduce your overhead, and actually turn a bit of profit on the side. If you optimize the use of your floor space, you might even be able to create free space for this purpose.</p> <h2>Go Green</h2> <p>Transforming your building into a more eco-friendly environment is actually cheaper than it sounds.&nbsp; While many get hung up on the initial costs of implementing new policies and procedures, down the road, companies can realize great benefits, both through tax incentives as well as lower utility usage.&nbsp; And <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/121026/Keeping-an-Eye-on-Your-Utility-Usage-in-Your-Commercial-Real-Estate" title="while you are looking at your utility usage" target="_self">while you are looking at your utility usage</a>, things like turning all of your lights out at the close of business are great ways to cut your occupancy costs right away.</p>Jordan SlaterWed, 08 Feb 2012 15:21:00 GMTf1397696-738c-4295-afcd-943feb885714:122922http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/122627/Smartphone-Tablet-Apps-for-Real-Estate-Management#Comments0Smartphone/Tablet Apps for Real Estate Managementhttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/122627/Smartphone-Tablet-Apps-for-Real-Estate-Management<p><img id="img-1328631592527" src="http://info.reoptimizer.com/Portals/121314/images/Mobile Apps for Real Estate Management.jpg" border="0" alt="Mobile Apps for Real Estate Management" width="323" height="254" class="alignLeft" style="height: 254px; width: 324px; float: left;" />Managing real estate involves juggling a lot of balls, often while on the move. While this used to require reliance on other people to do the things you needed to get done, smartphone and tablet apps for real estate management now let your portable devices shoulder some of the burden.</p> <p>AppFolio is a product from Citrix, whose GoToMeeting and GoToMyPC are well-received in the business community. Their software is web-based, while apps for iPhone, iPad and Android make accessing important information on the go easy. They also provide training for an unlimited number of users, as well as software support. If you run a larger property management company, AppFolio can provide a single solution that can be used by the entire company.</p> <p>For do-it-yourself property management, <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/110506/Commercial-Real-Estate-Software-vs-Microsoft-Excel" title="spreadsheets" target="_self">spreadsheets</a> still have their adherents. For smartphone and tablet access to this type of management system, remote access programs such as Splashtop Remote Desktop allow you to directly control a desktop computer through your smartphone or tablet. File storage apps like <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/90949/Cloud-Computing-The-Killer-App-For-Corporate-Real-Estate" title="Dropbox allow you to store files on the cloud" target="_self">Dropbox allow you to store files on the cloud</a>, making them accessible to you anywhere, and Quickoffice allows you to manipulate those files at any location.</p> <p>In addition to the apps for actively managing real estate, informative apps such as Trulia and Zillow can be great additions to the mobile real estate manager, allowing you to track recent sales, property taxes, histories and even other nearby properties.</p>Jordan SlaterTue, 07 Feb 2012 16:51:00 GMTf1397696-738c-4295-afcd-943feb885714:122627http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/122626/Benchmarking-Your-Commercial-Real-Estate-to-Current-Market-Conditions#Comments0Benchmarking Your Commercial Real Estate to Current Market Conditionshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/122626/Benchmarking-Your-Commercial-Real-Estate-to-Current-Market-Conditions<p><img id="img-1328547037721" src="http://info.reoptimizer.com/Portals/121314/images/Benchmarking Commercial Real Estate.jpg" border="0" alt="Benchmarking Commercial Real Estate" width="277" height="276" class="alignRight" style="height: 276px; width: 277px; float: right;" />Commercial real estate does not exist in a vacuum. Wise property manager and corporate real estate executives know that measuring their real estate portfolio's performance against the market as a whole can bring important insights.</p> <p>Is 75 cents a square foot for janitorial services a reasonable price? Should rent go up one dollar per year? Is it reasonable to pay a pro-rata share of the installation cost of a new roof for a 100,000 square foot building that you will be moving out of in three years? Are you sure?&nbsp;</p> <p>Going through a process of comparing your leases to those that are prevalent in your market can make you sure of the answers to all of the above questions and more. While many executives benchmark within their portfolios, comparing a 40,000 square foot distribution space in suburban Des Moines to one in Clearwater, Florida ends up offering little value since market conditions are so different.</p> <p><a href="http://www.reoptimizer.com/features/real-estate-benchmark/" title="Benchmarking within a market is challenging" target="_self">Benchmarking within a market is challenging</a> since owners typically hold <a href="http://www.reoptimizer.com/features/cost-analysis/" title="information about the operating costs of their buildings" target="_self">information about the operating costs of their buildings</a> very closely. Companies with strong brokerage relationships can lean on brokers and advisers to use their market knowledge for benchmarking. Alternately, software packages that have benchmarking tools built-in. These tools compare properties to existing market norms to help you understand where you sit. This saves you a great deal of research time and helps you make informed decisions about your commercial real estate portfolio.</p> <p>Most business leaders strive to know as much about their business, their market and their competition as possible. <a href="http://info.reoptimizer.com/ebitda-white-papers-from-reoptimizer/" title="This knowledge helps them control costs and drive EBITDA upwards." target="_self">This knowledge helps them control costs and drive EBITDA upwards.</a> Whether you collect benchmarking information yourself, use the brokerage community to help you, or let a software package's intelligence generate comparisons, you can gain the same level of knowledge about your commercial real estate. Given the large sums that your company likely spends on its real estate, the savings that it can realize as a result of this process are potentially quite large.</p> <br />Jordan SlaterMon, 06 Feb 2012 16:48:00 GMTf1397696-738c-4295-afcd-943feb885714:122626http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/122309/5-Mistakes-to-Avoid-in-Real-Estate-Management#Comments05 Mistakes to Avoid in Real Estate Managementhttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/122309/5-Mistakes-to-Avoid-in-Real-Estate-Management<h2><img id="img-1328281655722" src="http://info.reoptimizer.com/Portals/121314/images/Real Estate Management.jpg" border="0" alt="Real Estate Management" width="293" height="194" class="alignRight" style="height: 194px; width: 293px; float: right;" />1. Failure to research the market</h2> <p>It is critical to understand the property and the general market as a whole. Focusing solely on the property is a huge mistake. <a href="http://www.reoptimizer.com/features/real-estate-benchmark/" title="Failing to understand market conditions will ultimately cause you to be ignorant of where your property stands against the market.&nbsp;" target="_self">Failing to understand market conditions will ultimately cause you to be ignorant of where your property stands against the market.&nbsp;</a> Is your rent per sq. ft. too high? How much should you be paying? In what kind of market is your property located? Perhaps that particular area is not conducive to your intentions for your new property.</p> <h2>2. Failure to execute proper due diligence.</h2> <p>Understand everything that will be required to make the property ready for occupancy. Look at the structure, codes and architectural standards. What about licenses, insurance, taxes and other legal ramifications that could affect your certificate of occupancy? Finally, hire professionals to do the assessments and the improvements needed to bring the property up to spec.</p> <h2>3. Failure to do proper calculations</h2> <p>There is a simple calculation for all businesses; gross revenue minus <a href="http://www.reoptimizer.com/features/cost-analysis/" title="operating expenses" target="_self">operating expenses</a>. You should nail down operating expenses prior to making the investment. Where many investors fail is over-estimating revenue. It&rsquo;s easy to dream 100% occupancy, but is that practical if you will not be absorbing all of the leased space? What is the average occupancy of similar properties in the area?</p> <h2>4. Failure to keep a conservative debt ratio</h2> <p>Over-leveraging your property can be a fatal mistake. Unless you have huge cash reserves, you could end up sinking into a hole you will never recover from. It&rsquo;s like a poker game. It doesn&rsquo;t matter how good a player you are, if you can&rsquo;t stand to lose a few hands and still cover the pot, you will be out of the game quickly.</p> <h2>5. Failure to have a plan on how to get out</h2> <p>If a problem arises, how do you get out without losing your shirt? You need a solid executable plan on how to get out if everything goes awry. To where will you move, should your building be unfit for your business? How much will it cost to get out of your current situation, and how much will it cost to move into your new building?&nbsp; Real estate management is more than just keeping an eye on your leases.&nbsp; You should be prepared to answer all of these questions before ever stepping foot into any of your properties.</p> <br />Jordan SlaterFri, 03 Feb 2012 16:49:00 GMTf1397696-738c-4295-afcd-943feb885714:122309http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/122140/Assessing-Your-Commercial-Real-Estate-Portfolio#Comments0Assessing Your Commercial Real Estate Portfoliohttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/122140/Assessing-Your-Commercial-Real-Estate-Portfolio<p><img id="img-1328201181070" src="http://info.reoptimizer.com/Portals/121314/images/Assessing Your Commercial Real Estate Portfolio.jpg" border="0" alt="Assessing Your Commercial Real Estate Portfolio" width="260" height="165" class="alignLeft" style="height: 165px; width: 261px; float: left;" />For many companies, their commercial real estate represents one of their largest expenditures. While businesses have spent decades optimizing their labor forces to minimize costs, and manufacturers constantly find ways to make products with similar quality and functionality at lower cost by changing parts lists and manufacturing processes, many companies look at their real estate as a sunk cost. By carefully assessing your commercial real estate portfolio, you can avoid falling into this trap.</p> <p>Assessing your portfolio starts with determining which sites you are using properly and which you are not. Identifying sites which are largely empty, and likely to remain as such, are prime candidates for cost cutting. You can then decide which sites should be closed and which should be moved to smaller spaces when their leases expire or when their landlords will allow an early termination of the lease.</p> <p><a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91194/Combat-Commercial-Real-Estate-Market-Turmoil-Pt-1" title="After you have trimmed the fat from your overall commercial real estate portfolio" target="_self">After you have trimmed the fat from your overall commercial real estate portfolio</a>, focus on each site's operations. Assess what you are spending on operating costs to find room for savings whether through vendor renegotiations or having landlords adjust CAMs. <a href="http://www.reoptimizer.com/features/real-estate-benchmark/" title="Comparing each site to every other one helps you establish both a per-site and per-square-foot benchmark." target="_self">Comparing each site to every other one helps you establish both a per-site and per-square-foot benchmark.</a> Note: Remember to compensate for regional differences in pricing.</p> <p>Once you have optimized each site's operating expenses, focus on the rent that you are paying. It is usually relatively easy to find comparable space at comparable or lower pricing today. <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91064/5-Steps-to-Negotiating-Your-Commercial-Real-Estate-Lease" title="This creates an excellent negotiating opportunity" target="_self">This creates an excellent negotiating opportunity</a> for the tenant who either wants to get a rent reduction from their landlord or to move to new space. In today's market, you may even be able to renegotiate your lease downwards even if it has a number of years remaining by offering to extend your lease term.</p> <p>Optimizing your commercial real estate portfolio is an extremely profitable activity, even though it is a lot of work. While brokers and corporate real estate advisors can help many companies, others choose to do their optimization in house. Thanks to <a href="http://www.reoptimizer.com" title="commercial real estate software" target="_self">commercial real estate software</a> that is now available, this task is becoming much easier than in the past.</p>Jordan SlaterThu, 02 Feb 2012 16:52:00 GMTf1397696-738c-4295-afcd-943feb885714:122140http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/121547/5-Quick-Cost-Saving-Ideas-for-Corporate-Real-Estate-Tenants#Comments05 Quick Cost Saving Ideas for Corporate Real Estate Tenantshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/121547/5-Quick-Cost-Saving-Ideas-for-Corporate-Real-Estate-Tenants<p><img id="img-1328109692120" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate Cost Saving.jpg" border="0" alt="Corporate Real Estate Cost Saving" width="297" height="197" class="alignRight" style="height: 197px; width: 297px; float: right;" />Corporate real estate groups carefully track the acquisition, planning and management of properties for companies. While often compared to facility managers, corporate real estate is more concerned with leases and tenant relations. Since they deal mostly with office and retail properties, they know a thing or two about corporate cost saving. Here are some tips you can follow to decrease your company's expenses:</p> <h2>Downsize your space.</h2> <p>Take a look at your lease and see if you have the option to decrease your office's square footage. Why pay for space that's, well, just taking up space? If you cannot renegotiate the lease, perhaps you can sublease the surplus space and make the area earn its keep.</p> <h2>Finance what you can.</h2> <p>For example, buying office furniture outright can take a big bite out of your corporate budget. Instead, look into renting or financing the furniture you need. This may free up some of your cash, but be pay close attention to those interest rates.</p> <h2>Stay up-to-date.</h2> <p><a href="http://www.reoptimizer.com/features/critical-date-management/" title="Start&nbsp;researching leasing costs months before your lease is up" target="_self">Start&nbsp;researching leasing costs months before your lease is up</a> Knowing what other landlords charge for the same amount of space will give you negotiating power during contract discussions. As an existing tenant, your landlord might be willing to lower the lease cost to retain your business.</p> <h2>Monitor utility costs.</h2> <p>Ok, who left all the lights on over the weekend? <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/121026/Keeping-an-Eye-on-Your-Utility-Usage-in-Your-Commercial-Real-Estate" title="Overlooking that one simple action on a regular basis can potentially raise your utility costs by 15-20 percent." target="_self">Overlooking that one simple action on a regular basis can potentially raise your utility costs by 15-20 percent.</a> Turn off the lights, and any other non-essential utilities, when the office is closed.</p> <h2>Review vendor contracts.</h2> <p>Take the time to look over any contracts you have with suppliers, cleaning crews, maintenance agreements and other expenses. Trimming these down to just the essentials should free up some add to the business's cash supplies.<br /> With some smart planning and an experienced corporate real estate counselor your company's growth won't become a pain in your cash.</p>Jordan SlaterWed, 01 Feb 2012 18:54:00 GMTf1397696-738c-4295-afcd-943feb885714:121547http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/121546/5-Great-Smartphone-Apps-for-Commercial-Real-Estate-Professionals#Comments05 Great Smartphone Apps for Commercial Real Estate Professionalshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/121546/5-Great-Smartphone-Apps-for-Commercial-Real-Estate-Professionals<p><img id="img-1328027491205" src="http://info.reoptimizer.com/Portals/121314/images/commercial real estate software3.jpg" border="0" alt="Smartphone apps for corporate real estate" width="351" height="276" class="alignRight" style="height: 276px; width: 351px; float: right;" />The real estate market now more then ever is an industry on the go. For most real estate agents the traditional office has all but passed away. The following 5 smart phone apps are must have's for any commercial real estate professional.</p> <h2><a href="http://www.apple.com/apps/keynote/" title="Keynote" target="_self">Keynote</a></h2> <p>Without a doubt presentation is key for any real estate agent. Keynote is Apple's answer to PowerPoint and offers you the same great features in the palm of your hand. Your ability to land those great sales all comes down to presentation and Keynote equips you with professional presentations on the go.</p> <h2><a href="http://www.evernote.com/" title="Evernote" target="_self">Evernote</a></h2> <p>Better than a notepad Evernote enables you with the ability to track thoughts, ideas, and conversations with clientele and instantly share them to your PC or other electronic devices. This portable notepad has great sharing features and will be the perfect tool to help you never forget important details on homes or clients.</p> <h2><a href="http://www.zillow.com/" title="Zillow" target="_self">Zillow</a></h2> <p>This innovative little app puts any market, anywhere right in the palm of your hand. As you drive through new neighborhoods or your most familiar stomping grounds this app offers you estimates, sale prices, open houses and so much more. The best part? It is completely free!</p> <h2><a href="https://market.android.com/details?id=com.strastar.bds114&amp;hl=en" title="Real Estate 114" target="_self">Real Estate 114</a></h2> <p>Apartment info can always be a little more difficult to get your hands on. Rest assured Real Estate 114 to the rescue. This great app provides you with available apartments in your area,price trends for the &nbsp;location and even floor plans for the apartments. Once again, completely free!</p> <h2><a href="http://itunes.apple.com/us/app/my-measures-dimensions/id325962257?mt=8" title="My Measure and Dimensions" target="_self">My Measure and Dimensions</a></h2> <p>Forgot how tall those ceilings were? No problem. This great tool is amazing for storing and sharing dimensions of your how to provide clients, assistants and home buyers accurate dimensions for listings and inquiries. A most useful tool indeed if you have any home flippers in your client base.</p> <p>Rest assured there are so many more apps out there but if you can get a hold of these five tools you will have a comprehensive utility belt of tools. With these great gadgets you will always be prepared to deliver no matter what is needed!</p> <br />Jordan SlaterTue, 31 Jan 2012 16:30:00 GMTf1397696-738c-4295-afcd-943feb885714:121546http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/121025/Getting-a-Head-Start-on-Your-Next-Corporate-Real-Estate-Project#Comments0Getting a Head Start on Your Next Corporate Real Estate Projecthttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/121025/Getting-a-Head-Start-on-Your-Next-Corporate-Real-Estate-Project<p style="color: #000000; text-align: left;"><img id="img-1327941511470" src="http://info.reoptimizer.com/Portals/121314/images/Head%20Start%20on%20Corporate%20Real%20Estate%20Project.jpg" border="0" alt="Head Start on Corporate Real Estate Project" width="294" height="194" class="alignLeft" style="height: 194px; width: 294px; float: left;" />The real estate market has experienced a number of peaks and valleys due to changes in the national economy. The changing trends have forced investors and developers to alter the paths they follow when developing new corporate real estate projects and determining their company's investment strategy.</p> <p>The best way to develop new projects is to plan ahead and do all your research before green lighting any project. The following steps map out the best way to get a head start on your next corporate real estate project.</p> <h2>Financial Research</h2> <p><a href="http://www.reoptimizer.com/features/benchmarking/" title="Examine the current market trends and compare that data with historical information." target="_self">Examine the current market trends and compare that data with historical information.</a> Use this data to forecast the needs of the real estate market you are interested in financing.&nbsp;</p> <h2>Land</h2> <p>Investigate the land options available for your project. The cost and location of existing structures and appropriately zoned property should be evaluated. Land in preferred locations can be evaluated if the cost of zoning changes is not prohibitive.&nbsp;</p> <h2>Financing</h2> <p>Any corporate real estate project will require funding. This funding can come from investors, rolling revenue or financing. Meetings with investors and loan application pre-approval processes should be held to determine the financing versatility.</p> <h2>Project Team</h2> <p>Review portfolios and gather recommendations about individuals that you want to work on your project. Consider such aspects as quality of work, schedule availability and cost comparison. The project team can consist of multiple individuals to include architects, engineers, contractors and furniture dealers.</p> <h2>Versatility</h2> <p>Review all regulations for new construction and existing construction. Determine ways to build or retrofit structures in order to shift space requirements for potential tenants. Fire protection and security systems should interface seamlessly and be developed to meet and exceed standards to cut costs of future remodels.</p> <p>All of the steps listed above can be part of the corporate real estate project planning phase or implementation phase. Regardless of when you choose to investigate and streamline your project, you must continuously record details about your project that will help build a long-term sustainable picture of the project scope and financial implications.</p>Jordan SlaterMon, 30 Jan 2012 16:37:00 GMTf1397696-738c-4295-afcd-943feb885714:121025http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/121026/Keeping-an-Eye-on-Your-Utility-Usage-in-Your-Commercial-Real-Estate#Comments0Keeping an Eye on Your Utility Usage in Your Commercial Real Estatehttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/121026/Keeping-an-Eye-on-Your-Utility-Usage-in-Your-Commercial-Real-Estate<p><img id="img-1327676219884" src="http://info.reoptimizer.com/Portals/121314/images/Utility Usage in Commercial Real Estate.jpg" border="0" alt="Utility Usage in Commercial Real Estate" width="203" height="315" class="alignLeft" style="height: 315px; width: 204px; float: left;" />Rising fuel costs coupled with increasing energy demands add up to utility costs that need to be monitored and controlled. Commercial real estate is particularly sensitive to utility costs, as the energy needs of tenants must be met, while controlling costs.</p> <h2>Submetering</h2> <p>One efficient way to monitor and control utility usage, while keeping owner expenses to a minimum, is submetering in multi-tenant commercial real estate properties. By having a system that allows the owner or property management firm to measure utility charges, based on a tenant's usage, costs can be passed to the tenant in an informed and accurate manner.<br /> These systems typically have water, gas and electric meters set up for each individual commercial real estate unit. While some utility companies are willing to individually meter tenant spaces, many do not. The landlord implements a metering system coming from the main meter from the utility company. Each individual unit gets its own submeter. Based on the usage in each unit, the tenant pays the actual usage to the landlord, who then pays the bill from the utility company.&nbsp; <a href="http://www.reoptimizer.com/features/occupancy-cost-analysis/" title="Be sure to keep an eye on your usage, and ultimately, your expenses." target="_self">Be sure to keep an eye on your usage, and ultimately, your expenses.<br /></a></p> <h2>Utility Audit</h2> <p>Utility companies make mistakes and overcharge customers frequently. Incorrect estimated billing is a major contributor. Some errors go back a number of years. Using a utility monitoring company helps recover past overcharges and avoid them in the future.<br /> Utility monitoring companies review electric, gas, water and other fuel accounts to analyze usage and cost patterns. The company keeps an eye on charges on an ongoing basis to ensure accuracy. They make sure actual usage and rate classes for billing are correct. They compare rates and services and recommend the most cost-saving and efficient levels of service. They have the experience to quickly and easily spot mistakes and fix them. They monitor equipment from the utility companies and the landlord and quickly alert the proper party to any problems needing repair.</p> <p>Keeping an eye on utility usage in commercial real estate is worth the investment to reap continuing savings both in the short and long term.</p> <br />Jordan SlaterFri, 27 Jan 2012 17:58:00 GMTf1397696-738c-4295-afcd-943feb885714:121026http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/120777/3-Essential-Tools-to-Keep-Up-With-Your-Corporate-Real-Estate-Leases#Comments03 Essential Tools to Keep Up With Your Corporate Real Estate Leaseshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/120777/3-Essential-Tools-to-Keep-Up-With-Your-Corporate-Real-Estate-Leases<p>Investing in corporate real estate can be a rewarding experience that brings an exciting return on investment year after year. If you are unable to organize and keep up with your leases, however, it can quickly become burdensome and expensive. Without organization, your return on investment may not reach its potential because your expenses will be higher than they should be.</p> <p>In order to avoid losing potential profits and valuable time, it is worth investing in certain tools to help you organize and keep track of everything. Here are three:</p> <h2>1. &nbsp;Commercial Real Estate Software</h2> <p><a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/103572/Commercial-Real-Estate-Software-Considerations" title="Specifically designed commercial real estate software" target="_self">Specifically designed commercial real estate software</a> can help you monitor your expenses, keep up with which leases are maturing, and generate reports on which leases are profitable and which are not. It takes virtually every aspect of managing real estate and streamlines it into one easy-to-use program that saves you time and shows you <a href="http://info.reoptimizer.com/start-cutting-your-commercial-real-estate-expenses-today-0/" title="where you can cut costs" target="_self">where you can cut costs</a>.</p> <h2>2. &nbsp;Corporate Real Estate Apps</h2> <p>While software is an invaluable tool for the savvy investor or real estate director, you can't always be in front of your computer. With busy, on-the-go lifestyles, it is important to be able to access your information at a moment's notice, no matter where you are. Smartphone apps allow you to do this. <a href="http://www.reoptimizer.com/solutions/reoptimizer-commercial-real-estate-software-web-app/" title="Web-based apps are even better" target="_self">Web-based apps are even better</a> because they display all of your information in real time, so you always know exactly what is going on with your real estate.</p> <h2>3. &nbsp;Optimization Tools</h2> <p>For any business venture to succeed, it must have a market and be competitive in that market. This is as true of real estate as of any other item. Tools that show you how to optimize the cost effectiveness of your leases, market to the right kinds of tenants, and displays real time market conditions are simply essential tools to have.</p> <p>Corporate real estate is one of a company's largest expenses. It only makes sense to invest in tools that can help reduce those costs and keep leases competitive. Organize your leases by getting all your information in one place and you'll see efficiency increase.</p> <p><img id="img-1327584542163" 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s6I6XmnXj6J498Oao0CXNtcM8NzZa34flUxK7s8bLrgWRdpUqRuGK7csqQ+tKKlFudOcbKSb0tPa+ukf1MMTFuk3Z6NPZ2103+Z/L9+zN8XfiF+zh4K8Oa/4Bu7mPxJ+yT8T9T+HWqaNPPPHbeJPhz4JvpLHw5o+vGMtJNY+Jfghr/he+vXZHltptWXU7dmu9PtLkeriaSqULNO9NuLe9ktE7dWvdlrbS7Zy05WnZvSeq2tzb/Lqrb7H9WHiXwz+z/8Atj/Dj4P/AB11bwN4Q+Jvg6Owlv30/wAXaLpmsTaZ4a8UQ21p4ts3MqXD6T4j8F6tY2l/dz6fKb2E6BrWj2Mxi1maST5nE4HDYuLw+Mw1HERjLnpxr0oVFGok0pQ50+WUotxUo2bule1zuo16tCXNSqTpNrlk4SlG8d7OzV1ezs7ryPqT4afC/wCH/wAHfCGn+Avhj4U0nwZ4Q0qW9nsdC0aJ47WG41G7lvb24d5pJri4nuLmaSSSa5nml27IlcQxRRoqNCjh6caNClCjShflp04qEFd3dlFJXbbbe7bbd2aznOpJzqSlOb3lJtt2VldvstDva1JCgAoAKACgAoAKACgDx39oL4pWfwU+CfxO+KV5PbW//CG+ENX1Owa8ZEtZdcaA2fh61uGcqiw3mu3OnWsjMcKkzMQQMG4R55xj3aT9Ov4Ck7Js/nV/4Ji+HPE3jv4QL46lgubjxB+0V8UfFPj3R1vWkkvovCJntPBngmS+nZWdLebwp4RsvE9y3MUR1i+vGAknnLem5KMXJ6Ja9Ntlb10t5uxyO8pcq16Wuvm7eV/wfY/pl8G+FdP8FeGtJ8NaaAYNNtljknKBJLy7fMl3ezAZ/e3Vw0krAlhGrLEp2RoB5c5OcnJ7t7dl0XyOqMVFJLovx6s6epKCgAoAKACgAoAKACgAoAKACgAoAKACgAoAKACgAoAKACgAoAKACgAoAKACgAoA/Pr/AIKP/t1/D79hf4CX/inWvEmi2fxY+Ick/gT4E+Eb26tm1HxF4+1aEWttrR0p5Vubnwt4J+1ReIvFd4qCBbS3ttGim/tnXdGtLzSlBzml0vq7XVu3z/K76Eydl5vb/Mxf2CPhfpn7L37LWl+JPibrdt4f1PxZa23jbxbrPim/jtJrWG6sY5LCPV729dHl1J7Znu73zGaea9upvlaUtnau3UqKnBX5bqy76X8klZLXRO5ieL/E/wD4KrfsT6r4hPge/wBF+JPxDsYbiS1l8WeEPBdtqWkabKrlGngurvV9Pv5rfOWL2lncbwFIt3JWtaVCvDWDi+8fecfvtZO3X5EycUtWl62/It6F8af2bfGn2eL4SfEjRtSvr4A2/hrxBb3nhLxRHI+MW8ekeIrbTLi+kQkITp63SMwyrHNdKU0lzxcXs1uvk+qBST2lfppb72v+B17DdY0ya8ndb9XUqTmKRSu0Y6bWAJ+uOeooK16W+f8AX9bdT8rv+Cg09x8CYvhd+0FoKTWmj+CPjN8EfHvxDks45JprzTPhJ4zvdQssW8OHzpnhXxv8SNXlulz5MOnMsilGDxc2JtGMKj+GM0p/4JXi/PS/9K5VOzbS0bul095e8r372/E/q90bVrHXtI0rXNLuYLzTdZ06y1XT7u2mjuLa6sdQtoru0uLeeItFPDNBNHJFLGxSRGV0JUg1wtWbXZ2Nj+R3/gtF+0Nc/tKfth+B/wBkbwjrdw/w0/Z+gGtfE+KwvZ103WfiPrUdlf6hZ38UEhtb8+D/AA8ukaJYvKDNpWu+IPFtm6pJC9fm/HOexwOHqxjJfuIuEVraeKqL3V2fs4690+Zabn0GTYCVecW01zvmcu1KLs30+J6aPW6Pn7R1sNO1rRVgjhgSHUbCztkRURY0niSzWNNoXaNgEahcAghRnOK/IeA8xqYfjzhyrKcn7bM3hpy5m1L6/hquFal0d5Vo2Xe3VI+vznCxqZDmcIxS9nhFVWi0WHrRraefut/N9GxLOzsND+Pvj3w5d/Zjo/xj+HmgeKRp7SREXPinwdJfeC/F1xdRMwYzaz4OvPh5aWK7S9zbeEtWdGeOwlEH9o3jzuDa9+PNyt6tL3ZadrW/E/GrPl5ldcrtfXRvVfrtbp3P05/4JSfH6b4S+KfEP7N/jq+LeEda14adoNxfS5g0/wAQ3EMEOg3mJGEa2XjHR2stL1JgGVNcstPVRFENQlPiYug0218UPvlHdP1S1+/yOyMuZJ9/wavf+vQ/Zbx7+1P8Lvghr9v8P/iBJ4isdWt9Nt7zT7qDSVu7DUNGkkmgsLmK9a8iaaeOO3NtfAxKUvYZuqMjN8DxBxnlnDuMhhMdhM0nKrQhiKdXC4SnWoTjOU4SjGft6b54ThJSg4JpOL1Uk37uX5RiMwoOtRrYWKjN0pQrVZU5qSUWny8klZqSaaetpdU0sW2/bo/Z4usbfE1/ETjifTVQjPqBdNjHevC/4irwwvipZvH/ABZf/lWf4X+47/8AVjMelTBy9K8tu+tNaG5F+2V8AJV3L4umx6jS72X9IElJ/AGq/wCIqcK2vL+1or/sVYmXz/dqenmJcM5k9pYNvs8XTi//ACflX469C3F+2H+zvK20/EK0hfOCk+m6tGwP+0DYnH40LxX4LbtLG42m+08qzFP8MPIp8KZ1a6oUZLo44vDNPzX7xaGrF+1Z+z7L934l6Kv+/b6onbPew/P0rWPipwO982rQ/wAeVZst/NYFr+u5H+q+d9MHF+mJwv61kaUP7S3wLuMeR8R9Elz02Q6mf/bD3raPidwPLbO/vy3Nl998Av69GQ+Gs7jvgrbb4nCddv8Al+akfx8+D8uNnjrSSD0Ji1BB27vZKO45raPiNwXLbO6a/wAWCzKP/pWDRm+H83W+E/8ALjCv8q5cT42/Cl+V8caKR7vcL+e63GPx6VsvEDg5/wDM9wy/xUsVH/0rDoh5Fmq/5g5fKpQf5VWOHxt+Eu4I3xB8MRseiy6jHCf/ACLsqlx9wZ14jyyPlOs4P7pxix/2DnDV1l2Jku8YKf8A6S2fld/wVE8Qal8ffAFn8BfhubnxF4X17SbjUfFms+HZjc2NzqWvPeeFdC0x76yaT/RvDWlS+KvGGuW7IXj1C28DxxK89/ElVV8RODMFg8XjVn+W4udDD1KlPCYbFU6mJxMoxco0aNJSvKdWXLCP2U25ScYxk1MMgzerXo0JYHE0VUnGLq1aU4UqabSc5yasoxV5Pq1pG7dn9DfsL+AvA/wp8AaYl5f6NoL+HND0rwL4W0vVbuw0u9tNE0TTrO3u9R/s+4khktDqV1GLaIeVGTBYzTQF7O/jZuqlxtwzVwuEjiOJuH/rDw9GWKtm2BjD6y6cXWjHmrr3Y1HJR8rJbHO8ox8a1Zwy/G8jqTVLmwtbm9kpPkb9zdxtff1PvpPF/hOT7nijw6/+5remt/K5NaR4r4Wl8PEmQP0zjLn/AO7APLcxW+Axq9cLX/8AlZOPEvhxvu+INEP01WwP8p60XEvDkvh4gyR+ma4B/lXJ/s/HrfBYtf8ActW/+QJB4g0Fvu63pB+mpWZ/lNWiz/IZfDneUS9Mywb/ACrC+o43/oDxX/hPW/8AkD4D/a5/an8Q/DjxP4e8FfDfUtNN2dM/tjxDfIiagwkvp2g0nTIZIp1WCRIbee8uk+d5Y73TyrIFdZPzPj/jGtQqYXA5FmvsYqk8Vi8ZgKmHrOXNKUKWHjW5a0I8qjOpVUUpPmpLmSTjL6DJcpU1VrYzDOT5vZU6NeNSFnZOU+T3W91GN7rSVk3Yitfjd8T7bwppV1qOuINWuNLW9vJEt1Kid7vTwpVZnlKIIbl4zGG285I3Dcf5tznxM41p166w3FGbU6SclTtWpxdozpxveNKK1vLpqn936Dl/DGUVvZ+2wFFybtKMVJKzpVpbXezhFp3vdLu0amp/G/x/FN4f8vXTH9rubZJxHb2+2VJGgDhg0bDBDNggcZOOcY8ev4n8ce0w3/GV50uaSU1HGzinto4xaT69rnRh+FcldPGc2X05csJuLlduLipW5JXTVrLu3oz1f4X/ABa8QalrGi2PiLUFvLTV8WIZ4II2jvJdy2ciyRpGxMs6pbMrFgfO3Y3KDX6h4U+JufVuJ8uy3Pc4xeZYHOEsAljq3tpUMZUTeCq05zSnGVWuo4acVK1RV1KcZSp03H5viThnAUcHjK+Bw/sa2FbrNQcnGVKLXtYuLbSUYN1E0lbkfRs+ra/r0/MAoAKACgAoAKACgAoAKACgAoAKACgAoAKACgAoAKAIbi4t7O3nu7ueG1tbWGW4ubm4lSC3t7eBGlmnnmlZY4YYY1aSWWRlSNFZ3YKCQAfyj/8ABUP/AIOTvAvwg1DXP2fv+Ce9tonxx+M5kudD1n41PGNc+EvgTUH32jxeC7a1dk+J/iazmJeK+SRfAllcJbyC48Xo17plv0U6Desv/Adb99X00T0Tv6bGcp7pff8A5f5nwB+z/wDH7/gvlZfsyfEn4va749+KXxL8JRWmreLUGpx6SfiXoizWst3LqHh5ZtHtry88NWZPnS+GYL23axtUDaEtskDWc/WqMLawi36L7u3z83845ntzO/a58XfCT9k3/got+2hrXhL9uPxfGfjXqPhzxHZahBrPxV8aajrE8Evg3XP7QvfAzwz2+pHwsbPUraWxu9MvmtDY3BYXFvxVRjFWSUYrdJd+v3W189XZoR7x+0P/AMFhPHXx28d6n4F/aYhtfBniTwXdLovh34JeCb3UdT0iQw74ZNZuTbRfZdUkuHi8tLsGZJY1HkpFAFQcU8wweEi5y5pRcpRc4xcoKpqmpT0V03Za27GscNWqu0UlpdptJtPay39djxO1/aV8XatIBofgbVbLThxGBBFYJ5fb5ZCrg7SOHUNjqB1rqw+O+spOnTqqGjTlCcE1v7vNZS2vdXXm2c9TDqldSlBvrZqTuu+v4aav5Hp3hr45NJKkHiTTNSsEdlDvc24u7bqOXkgaVY8HncyKF6kjANd8ZL7Skn33V3d7K+l9Xfra+5zuNldbu/VRa/K/fdt2v3P0e+Dn7YfxA8CWNobfUj8TfAiiJLnwrrmqy3V7p9ooG4+EfEUpu7zRZ4oxti025F/oTAbDpsEjfao3KlGSbi7Pddn5W6fLz3e7jVlF2l7y89/x/VXPH/28/wBtrxZ8ePgp8UPCf7NP7Pfir4ifB7w4ml+HP2g/j/438PXifDb4Tap4hjhT/hCVtdGmvbvxD4vtIrsQ+Kf7KvFsNCsriO2uNRtF1/TdatvPrpyjOldRcotOT5XZaJtJtrS/xNNLRpPddkJJOMt1o0lpdb67b9vv7P8AUv8A4Jwf8FANM+EP/BG66+I3xc+Ivgvxz8T/ANkvwrrHw31Pwnpt7fRatZ6rY3suhfA3wDr41Mx3l9carDN4f0GHxDpc2q6bd6XaXNzBq+q3ukaxcDwKuIeEw1edafPPDqW8eRybb9jFq0YtvSN4qzs3uml2Rh7WpBQjyxqWe99F8b3bXV2ld6+aP5+fgbLrd/beKvjF461O51rxx8WPE2q+Ltc1fUGVry/udWv77VL7UZXKg+bq+qXt7qEpU7XV4MKAgr+bONMwnjMwjhFKU40ZOpWd1riKjlz3atrGNrp3UW9D9GyXDKnh51WkpTi4Qs3/AA4uLVrvq/m1uT+Nvit9j8YeFLWCYRwQeINMvJ8NgFbNzMC3POxwHBPAKhuMcefw7Q+qZxlWYNa4TM8vxEbrb2OKpVObXbSDu9FZnVjZurgcXQjqq2ExNPr73PTlC263vb8Vc+j5fg18WvjD+0lf6R4C0O5vruSHwtaaNrsMU8k+lWy6ZazNDbSoCLdItWudRuwVZVEtxK+dzMT/AFdntTHrGKnhFKMuWnOnUi2mrLddrSUvJ+Z+U4FUPYt1bNXkpRdrN6d99HH0XyPrf4s/CPxp+z58TdH03x2bUeIYtG0Ox1++05gLW9g1S3j1DRdTRkA8t7PUJrzTp1TakN3PcrEzRRRO3t051K+EoVq3L7ZRVOvypcrqR0lJW0Sk1zKOtuZJNpXOL3YVZwg3yOXNTu9eXs9ru2mqabWq1PZP21v2iPBnxh/Z0+FeuavfTj49fDHW38PatutJZIfE3gnUbWCB9dutQyEW7m1GHSpWgJlYX8fiG4ENvbXVqx/MvELK8LisLQlOCeIw0p1qMXF3eHqLlrxbsrJShCok3ooOyu7n0eQYqtQqVVCTVKrGMZ2e1SOsLWXZyTate6100/KBfi9qEAIQQAeyoefTp7e/v0r8gWWYay/c0/nCH46N9fXfqfU/W6yelWor7e9PpvZ3W91tZdNSjd/GzWoEeazupbW4iG8GCV0R9vJV0VgpyBwQARjuDUSyigouVOKpyj7z5VZNatK3bz+9l08bUclCq+eEna89XG/Z7rfVa/for2lftKa/dIiXcplK8He4bPr94nr/AD5561MctoVI+/ThJ21bjF+u6t638+xdSpOjJunOcbvo2l5/122Z1Ef7SOrWq5hRQ/ZvlBzz1KsMevQ+lc1fLcNTV40aabet4R3u9NIp9r7fOxpSq1qvxVptdVzS66at/O/z+fb6F8ffEuoRpPd6pfRxt92C2uGhXb6MysGx7Ag4HX051lSqRUptxj0jFKN07btK6v3T183e+k8TGnJQpwi5JXlKp7/3LZvu/wDLX0PT/jNcZVmkupOmRPcyTg45/wCWzSEfgRwTWLybDRbvDmvvduX/AKVfddhf2hXasppWerhFR66W5Urve3d99jrIvjNMyfLJcWzfwvbTywuv+1hHCnB5wVxwB6ZwnlGGe0FB/wA0G1Z2dmraemjuXHMK17ynzx7TSkndel1skrP9Sax/aF1qC7k0y+vJb2E42POzMxRuBkMWBIAwc8ce+a5Y5fD2kqNWMakUrpzim7a6PfXz+fWx0Sqc1ONei5UpfaUZNJdbbrT0tuuxLqfxpv7VftNpeXEaFvniMsu1SehQ7uB7ZIGO1c+IyOhD34U493Fq+3Z7r01tprbR9GHzGrP3Kj5nbSfWXTVLr0vp10M6L9o3WojhdRu1x6XEgwfb5x/M8euK5P7Mhe6pq1uiWl1rbTp0fz63XU693t9+v+Wmuy/yLSftKa6SFXVLws3H/HzIMYOP+en8sn0xmpeVwk+VQve17pdXpey/XzK+scqu9Fvtv26O/wB71a2eh0Vr8etbdVe5127jBBO2O4kZse7O+Bz14PT0rdcPUmrzUVfZKOvnq0td+/fsc081cdKcLvvJ2V/NLT8V52LY/aFukkhtob7Ubu5uJY4IIheTtJLNM4jjjRI5E3PJI6qoGSWIolw/gYK7pc1k9/8A7VJPS197XZms0xk3aMoxWuyWnzlfpu3/AJX93+HGlTeNfHWn/bZtTJtnTVb9ruBxBKtnscwCaRcjOw+QrMzGOErzg14ucV6OWZZV9jz03yypUacocsbzlaSTsrtczk937179DrwkamJxMZVFTqpNOpUjNSl7q0b18ktFboj7y8WXeLW3hU7FktRCCONvmaloyAAdAAPTgY4xjn8XzXFO3LezkuXR6tupTu79dno+ul2fX5dD3pTtaMZuVtfs0a7v/wANbR7M+ftA/aJ+Gc/jnxD8OU8X6Nc+NbW9ufI0GS9hkvRNpsIvRaxxs+XurO0kguWto8zQQYl2KoYrp/q7xPS4fnxVLJ8e8hlW9nHM5UJvCqSkoU5Oo1yqn7Rxpwqu1N1Gqak5uKbq47LZ5jQyqOLoLG+yXtMPCaVW01eouVNc0pQvOcfi5W5Nct2fUPh/V5l0fTL62laKaFY7qCQElopopDJE6n+8jorZwMlRjAqMqzGtQ+rYmhUlSxGHlSr0akdJQq0pRqUpxfRxnGMk+jSvfpnjMPTnXrUqkVKMnOnUTWjhP3Zxt1XK7b3Sf3fp54a1mLxF4f0bXItoXVNNtLxkQ5WKWaFWnhzk8wT+ZC3JwyEZr/TXhzOKXEGQ5TnVHlUMywGHxUoRd1SrVKa+sUb3etCuqlGWr96D1Z/O2YYSWBx2Kwcrt4evUpJveUIyfs5+k4cs15SRt17RxhQAUAFABQAUAFABQAUAFABQAUAFABQAUAFABQB+F3/Be7wj8bfF/wCzH8NNL+HfiG/tfhRq3xcsvC/7RXg+yu73SYPG3gPxHoepL4fsNZ13SzDqmm6MvjLTtJ0p44LyKzv9W8QaPa6ra39gZoK6cKoyqqLsm17rfRrfqt18/ldPOq7RvZu2tkfm/wD8EqP+CWn/AAT80DRtZ+OVz4yufFviTwPLay+MPAvxJtdJtfEHw5vpTLLa+bBHi11bQdQe0vE0LxTBb28GpNY6hZT29jrGlatplj2yUqc/ZuD5tWpaOLXfm37dOyuYqSkrx/4Kfa21/wANnqjs/wDgof8A8Fq/h78H9I1D4J/sx6dp+q6v5M+jG70tIpLO2Yo9qI4ktSfPkBwAoGwcZz0Nbb/5Dtrd+i67bPXr5+fzP5kNR/bq/bF+EfgDXfh/8M/i9f8Awnl+ML6ja/FTQtHmQR6x4VneKLQ/FNhpkXOkeOdBtLiXwdq2qacLY6l4Ti8EW88P2rQr6/vPNxNZucqdDlnVUJK10km09HLeLdmra3t6J7U4K3PO6jddG721enVW+W/qv6hv+CS//BFj4J698KvCn7SX7Rei6h4013x3pWl32haNq1xcW97q+iWUMVvZat4p1dGj1uW1vBBnTtJsbzT4jaoLq5nura7hto+Ong6eHmqlXlr4uyvOcU6WH00p4am7xjyrR1GpTlfeK0NZVZVE4xbhRu/di2nU1u5VJJ+9e+yfKl0uf0U+Hf2U/wBmPwpYR6b4f/Z8+DOm2kaCPCfDbwjNcSqoCg3V7daTPe3j4ABku7iaRv4nNdTq1H/y8n/4E0vuTsjNRitorXyPMfiX/wAE9v2M/itZXFr4k/Z++H2mXE6OF1bwRo0PgHV4JWBxcJeeD/7G+0TKTuAv4ryBz/roZFypqOIrRd1Uk9b+8+b/ANKv+HyE6cHvFfJWt56dT8Z/2ov+CHHxB0XQvEepfsZ/FSeS+1OwvrS38J+Pbmx03XtOku4pIobjSPFlrBZaHqclu0i+Umsadok9kkX2qLVL26VIH6445yi4z9yTsvaQvt9q63Tte0ld3fS1zCWHs04+8lvCXltZ7LXdaK33H5tfs7+MfGv/AATY+JPin9mD9pPwnNrX7OHiXW7vSfHfhf4h2EniTRfhxqev3mm+HL3452nhIw3OieJtO1vSrO8/08y3Fhqmny3GvaZI9rLrulPrUpwqQjUpO+l4taNJOzUrrRN3Vn1V11SSk0+WStK/XbvZPro12t91/mr/AIKH/sIW/wCzPrVn4/8Ag9q3jTx/+yf8VZLO2+FHxDWKzsPDF9qKX8+uyeDri90d4bPVdEdr66uvhf4puNA0/TvEksNxb6PdXulm01Gfw81wH9o4WoqSUMXSg5QlKekpJNqnJa3hN6305W7xaauduErqjUXNd0pNKdt0r2covo0vv2szhk8daVP4a0n+wJkOlxWcEFpGoEZhjghkhFvLECDDNAU8uaFxvjkVlYA4x/LGMy7FUcwxFPG05U8TGvN1ozTum3N3V1rF6OMtU4vR9T9Sw9elLDQlRlGVJ0o8jTVrLkXbRrW66N9LHx38T/Ft1bauNRUu6QSqzbSSQjRzKxUA5yMbuB2OOa9Snhv3XupppwcbXunZva/lp528r5Rqa97qWj9Y/wCav3Z/Ql4M+MHxo8IeAD4y/Z/8R6N4c8aeNvBnhuddS1ix+1obN7Ca/gbTrpUkk02+I1adorpI5opsRxXEShY7m3/rZQeOw2ExcLc1XDUqrTStKNWnGol2VnJtX01aZ+RX9hVrUZLSNWUW92nCTg9NLqy/PS5478J9R8ceOvCPiO5+MfxHv/H/AMTfFWp3uq+LTquqG813wnJe21vaWGg3dtNJJd6VPp6WX2k20sMItr6e5jgWSOJZpOqhTXsHBtNyvzJWfK2krdrq1/XYyqTftE0trJXT1trquz16q6t3PCPFfjCXXpNX8I6sxTV9KtLzQtchU7HEtvLLbNdRKxZlhvI5or2ykIyIpYXHJ4+B4tpNrCSkrtfWKU766fu2vl8T32d13Pdytq1VLqqclounNe/nqj4H8QfFqLwxql1omt4t9RsZDFMC2xJthKefAHb5oZWVjGwJ6FSSwNflE8F7OpOF9FJ2UkrpX0336LfU+mUuaKnbo72W7691e/8AWxylz8ePDwB8y6RRgkjzlz+AySfYdeK0WF0d2mnpr6efz2/yEnK+kW2n0f47f1tvoYOn/GnSfOZo59sbOSu+QD5WJ6jIAxx+HPOK5VgKib5Vo9t9e3f+up2zrQaipPVLVa6Wsr3/AKffey7G1+MejO6+bd/JkFsSKxAyM7eTkYz9envXPWy+s94tptbdLLyu/u/HY0o4ikrpNXts9Plppv2016Ht3h/4z+F5IYli1KHCIgx5qBhwAAykqQfXgfSk8HNJKMeiStq9trfrt95yyqPnblu3+Le6f5L17Hq2mfFXQJNmNSiHQ8yJ0x67u/8AnNclTDTV7xduujtu/XVdla2+mxcZxd+1rWXXXd69b7+Z21l8SdEkUFb+LtnEifn97n0HYdvbmlh329O3prb591o7mqnHa/z+en/D/lsRXHjzSG1eBo9QhY7E3gSKSCGI7MTkjpn249fOq0ZKtGyd329Xt2tdteVj0KMr4aab2enW/ez8lrr+R0t/400uSzkBv4FG3IzIOWyMDGfr2Gfata1CTg7p69/JPTf7tdPMxoSaqq3XTTTrvpbVd7fI4k+LrDJxeRdTj5we/B96810X/Jt12/r5nrc8e9jkNf8AiDJYax4SsrbUIbW31vWW0u9v2RJ000Xtu1lp+oXMTZ8zT7HV7zT7zVYkaCaXTLe7jt7m2nZJk+u4My3LMfmc8NmtB1cPXo/VoNValOVHEVpxdKtGVOUfevT9mubmh+8fNFpaeNneJxNDCxqYSpyVKc/azvGMlOlBNTg1JPT3lN2s/dVmj1K38aTJLLofiCxvPDPi7SPOsPEvhjVYpba+0XWtOmNnq1gVmWNpoYbtBJa3Hlr9q0+5sbsIEuVp8R5A8ix1XDwnKthua9GrNJVOWSvGNTl93mcU1zwSjO0mlF3iuPAY5Y6jGo0o1Gm5xTbV00m431Su/hesbpXe79j+ClsPEvjL+03KyWfhm3F+7Z3J/aE5aLTUbGQGVluLxCTnfZjrzj5PErljZJPmdkn+K0+7br11PSjJJO/V2t5W/wCH89rn7NfAPw7NZ+FbzxJdptudZvI4bUsvzfYIIZlHJHKyyuJEbI6sDX5Lxpi/aVqeEi7woPmlbb2krr5NJteWmp9TkdFRjOpazqQtH0TUrdN7X1/RnqnjWSUQwBAS4Fsqf7zanpz54wOfLx+GeTzX5LmkXKpT6Lmi2t9Odfql66an1OAdqdZ9eWro1tajUX43b8vRn8yvwcsPFOuftG+H54bGUeJj8XtW1HxHMt5oi6hDPp3iI3Hiea9RtMGsMkdvDeJMklwhuLUrFDIkEkWP9Dc+xWQYHwHxzcsMsqnwHPB4WMpU+SpjcVlX1fBU4WsniJZjUpOLS541V7SycW1+GYClj6/HeHilUeLjn0K1ZpSbjRpYp1K0pLW1NYeMr3dnD3esT+o7wlG48N2cZzvjSWIgkna0NxNEc5HQFcdvev8APTLKUvZRTTSSsum2luqtdX8reR+5YyaWKnLSzakrdeaKkr/nb87n3T+zhrzXnhvUdBnkLSaVc211aKzZIs7+wtXlSNf7kN8k8jkcb7sdzX9s/R7z14rIcy4frT5qmVYqGMwik/8AmDzCClVhBXb5aOMhVqTdlaWLine93+Qce4L2WPw+NhG0cTTqUqrVv4uHqzjGUmus6Lgo33VJ20SPo2v6FPggoAKACgAoAKACgAoAKACgAoAKACgAoAKACgAoA4z4ieAfDPxS8DeKvh34ysRqPhjxjol9oWr22VWYW17EUW6s5mST7LqVhOIr/S75FM1hqNta3sBWaCNg4ycZKS0cWmvl/Womk009mfx//tdfs5eNf2ePGfi7wxq95q+mGfS7/Qp/FWgNPpreJfBetny9M8VWgik2T2l21nbf21pU0txBZa3pj20ksk+mJdV9BSqQxNJd1o7bwlbb0fbbrY8+UZUZuy06ro1/S+Xo7H823xWudD+AV3f2OlR33j/4janLPHa6nLbvPcPI7HabGA+Y8Iyys8oZuoIfbgn4/NM1qQxFXA0f3LptKrXno0px5vcX+F72vrve57mCwcatONeo/davGK12e7+7b79dq/7BP7Bn7SX7aX7SHh/XdV8OeI9QMN9LJp+m29nePBb29xItnc3t9fOgstO0myiuy+o6hdyx2cEIxNIzskbb4XByjRpyVSdO1SjWq1p/FNQnGpyRT39oopNrVp6X2M8RiIuThGMWlGcIxXRyTjzt/wB2+mm6d0m0f6rXgXwlpvgHwT4P8C6NGsWkeDPC+geFdLjRQipp/h7SrTSbNQgwFAt7SPgV0tttt7ttv1epzrRJdkdVSGFABQB+XH/BU/8AZq+E3xP/AGfPG/xi8XappfgPxL8JPDUeu33jl9Hh1K68Q+BdB1E6rq3wz1GBbixudUTxPHc6jpHhSD7Yj6d4m19HtMR6lqENy3jVgaVatN2oxjCVXvyQmpSjDVe/OLlCKuruaTYvY+2nCMV792oduaSsm/JO0n5RPwa/Y4/ae+FvgTwjqX7JX7ST2vxK/YA/aFml0Lw3rerTNer+zx4w8Qz+VFptzd3QM2ieA7zUpVu9Lvyttd+AvEcQnKW6PeRr6PNSxNKnjMHUjUpzSlCUXpJPenNbxad4uMrOE04ytZM5vehOVKonGpBtNS3bXVd1bW/2lqtLnwF+29+xD8UP2HPi/c+DZLm58ZeBPF8N34h+E/ja3j3WnxW8J2oeVrMzRA2a/GHwtp8sJ1rS4JDH460jytY08HVFH9pfE8V8MUc8oLG4WChmOHUrpKzrxSbdKfXmWrhLo7pK7afuZTmksFN0ajbw9R66v93J2XOtdFoub5N7afnnqsEfiPMtqy3EFxHbyRSKC6OrSSrkd84lG5SAykFWAIOPx2svq6lGUXGVOylG1mnFtO910b2/p/aUH7RpxldS59Vs9IvR99NGtOnQ/dr4A6lDe/Bj4dKJdzaR4T0fQbpnDJ5dxoNhDpkocuF6C1Vy/wB1gwZWIINf0pwnj6WYcO5TiKVSM1DB0cNVa+zWwsFQqxlfaSlTbfR3TWjR+Z5xQlh8yxlOcWuavUqRv1hVk6kWvK0rfI7WSHwt4sW1vpLIXMkKltJ1p9PvdPvbdZ9rC40PWngtbuBLpQrJc6bdIl7A3yPPbynf775Ja/dKzi/K0rK/lZ6+Z52q9O1/zXT8H9xzOm/sh+PfjLrPxZ+JXh6bwTox+Hfge3udR1zxN4ts9IHjuAW+oXul6RZeHrOzuNTj8avJoraObqa2sfCFyktleDWtNkuZtD0r5XiHBqvOhKrVVKjGMpTk4qSlJWScVdLn5b892rJRcb3aj6mX13SjNQhzzk0opPVLqndP3W7OOm9031Pvb9gz9mn/AIJv/tAaxr/wl8d/CH4efHvxkvhO0+JWh+PPG/hm1OvT+HLmTSrDUtAt721lhurOz0y51bTNSs9INzcXEFxqmvTvKVjbZ8zhsDl1avWoV8LRr1aeqqyhraL5XHmTbsm1KOu7k1bQ9WpicXThCpCrOnGX2Iy2bV02rJa7bLVbX1f0n8a/+Cb/APwQk+E8gh+OXw0/Zn+El3cRedDY+KPjf4g+Gep3MTfMHsdMj+J+gahcBgMp9itpDgEqMZr0FkOWyty4GPW3LKsvXWM0YvMsXs8Q3fo403+cWfIEX/BPf/g2w+IGpCx8OfEb4O6JqN5IEtrXT/20fHmkGeVztSOwh8XfFa4guGZiBHFbLLvbAVWzgy+HsA9sNUj/AIa1Z2XXectO4LM8Ts6lN7aulT6efKk2e4j/AINvP+CYPifT7bVvCt18c7TStRhS50/UvCnxxfVtOuraQZinsrzVNG8Q21zAwOY5UkmRgAQxHXGXD2Xt7V4tX09q3b5SjL+ty1mOI7Un/wBw1/7a195yGof8GwP7CE5aTS/jP+2JokgyY1t/iJ8Jb23Q9tyan8Dbu5dR6C8RjgfP1zjLhrAP7eIWv81J/K7o3+9lrNMQvs0muqtU1+XtLfgfOH7Q3/Bvx+yN+zf8KvFvxb8QfthftJ6H4f8AC9gZbez1OH4Z63qWu6xPmHRvDWjQweG/DaXmsa5fGGxsoQ0MaM73VzJb2dvcXEOf+qmEqy5YVsQrvr7OXKu/wLRenktSnm9WKvKlSdvJq+m2/V/h95+d/wCz/wD8E9PAXx+MGjap+0N4l+A1j4M+Gnjjxj4q8ez+E0+ItlqP/CJW8HiK9fWdO/4Sjwd/Zq2fhqHxFfG/0+VYJE0aGzNks91Aw2zHg7LZYfDqjKWHlQjOFWsoKc6/PZ89X3o+9GSduXS0lGzUY2zw+b4iNSo5xjUVRpwg3aNK1/dimno1a97u6d3q7/APwZ/Z3+PHxb/ab8A/sx+C/FelS+L/AB00N/dX9xpd9O/gfw/ftC2nXfjG3ttSnitdZto7m3tvEmlafqGoWWg6r59mutX9vAb9/mqvBip18NQWJpqviVUqzh7K7oUKceZzqP2msm2qagk05txU3pf1VnSnTqTlSm6dJwhG00lUnJv3Ix5ErWTk23fl1ce37s6r/wAG5P7Wak/2Z+138ItWC52Lqngzxxoq9eMraXmvBM98b8dPmrOpwJVntjaMlp8VOcfv5XK+35+runn9GnthZp91OLf32j/w5wmof8G8X/BQK2z/AGP8df2W9SAzj+0vEnxc0dmPri2+E2tqpOOm7A/vd65J8AYv7GIwb9ZV46dtKEvuvb9N1xHQ60q/yVN97f8ALxd9fRLzPzw/a2/Yj/aD/YZ8SeCPC/7Q3in4U67rHxD0/UtS8K23wz8U+IfET21lpOp6Xp93d6vF4h8JeE7mxivrq+ji0lore5+1yWGpq5ga1USrCZBWyTMMHCvOjKWKxOGlD2M5y5VRrJPmc6dPlu5rk35uWS0s7ziMxp4/D1XSVRRo0qqk6iirucNLcspXsovmva11bc+8fiz8N4fi74OazeYW/jjSdHWDwT4qmkxdWNxaWnl6foWqXThpbrwxMf8ARfskjMdHWZ7vS/JDXlpfff51k9DPMHOlO0MUqclh67S1lrKFOr1lTc0n/NTleUdJThP5nBYyWBrxkryo869pTva8dFJx3tLl07S2fRxxf2WfBnjLwPoGmeCPGllGPH/iHxLJ/bw0y8s9ZsbOSS5SwsrK11nTLi703UIbWwgW6aW0uprb7Xd3aRyOBub+Z86rrAV8XTxEOSWBlUoza1h7Wk5QqLnjeLtUvC8W07H6VQoLFRpToTUo1ownBXXPyyjzJuNk17uuquuq7f0D2WiwaLoelaLbqEg0+2s7ZQmVDNAbZHdcYIWSSZnIOAd21sgkV+F5pOWKrVa8r81So53e9nOFk2u2isu21j6/BJUYxSt7kOXRaJ8tR32sk2urT+Zl+K7VlWK4ADpAlpMUI5Yx6jZsAGzgKeQ2QTyuCCOflsxwuvMlsoO1tWlN3Svpb5W6rS6PWwE1Lminbn9rBN7JypSTbVt+u9u9+nj2k/BnwL4XbV/Gdl4P0PTfF/iCdYtV16DTLSDV9Rt/MSQLPfxxiaaNlhjbLSMr+XGWLmNAs4jFZtiMpw+WYrH42rgMLUdTD4KpiKssNSlLRzpUW3ThJx05lHms7XSk760oYZZpUxVGjQVadK06sYRVSdlaMZzSUmr30bTduh9KaHaCO21CFV+WK+uCgA/huEivBg8/L/pJx6124LCKEZLa05Lva75lra+0l919LXXDXq3qUpv7VKHN1+H93t3XJ/wOp6/8HNcbw94u0ss2211J/wCybzLYAjvHe3gZ26BYbu1tpWZuAiMMjkj9X8JM7/sDjHLKk5OOGzGf9kYu75YKljHCnRnJv3bUsXSw1Sb2UIT23PmeK8H9eyzEKKvUw8frVJat81P35pafapVKkYrduS0PvKv7oPxgKACgAoAKACgAoAKACgAoAKACgAoAKACgAoAKACgD50/aW/Zq8DftMeBJ/CfiqNbHVrSK8bw14ngtop73Rbq7hEU8Mkb7De6Pf7IRqemNLEtx5FvcQy297a2tzDtQrzoT5o6p6Si3pJefmuj6a9G0RUpqpHlenZ9vy07q6P5rfBv/AAQX+MfiH9ojUZviNJ4R8PfDPSXR7f4h2uoad4hutZsGujm18OaAkkOspqT28cSyjxDb6LYW6qs5ku5VW0nyxeEy3FYuGYVKcqtdU4Q9lJWpOVNtwnUg7xlKKfKpXloorl0TTo1cVSoyw0anLTcua63s1ZqLvona9rLr0dn+92u/Bqf9if8AZK+KcX7EPwd8N+MPjB4f8D6hqPhDRvFd5cQ3Pj7xfZ2xSzv/ABnrGl2q6vrcOnCS41VPDOkf2Wuoi3k8P+H30CTU47y315nWnGM5qEdl0hBdEkrqKei5nor3k7JsVlCLcYuTt6yf36vyXyR/PH+xh/wcdfHLw9rbfC3/AIKF/AS3u9S0e5TTNR+KXwc09vDniKynjZYpJvFPwt13UpdG1QyM5u5tV8JeJdAt0so0/s3wvqbypK+08JJNpWTXRvT5PV/fv3sTGomk913X9d99j+qb4FftB/Bz9pbwHZfEn4I+PdE8e+E7xxBLd6XLJFf6RqHlRzyaP4h0W9jttY8PazBFLFJNpes2VleLDLDcLE9tPDNJyyjKDtJNP+tns/kaJp7M9lqRhQB/Op/wXq/aIitvBfg/9mDRtUEA1ZY/il8UBBPtI0LSJbq28F6BeKjMrxahrEGo+Iru0nWOWGXQfDl2m6K6BPxPFuZRp+wy2nL36lq9aKdnypuNGD/xSUptdOSD6o9bLcO5c9dx91XhB2b1snJq1tlZJ67yVtD+UDwD401DwqdWiaxj8QeE/ErXEPibwhelZLPVNPniUSvaRysLe31eKAgW8zmOG62C1upIh9mvrD5/IOKcRkmPlTq81bL8TJLEULtuDSS9tRTslUUdJpaVUkn7yi16mPymnjcKpRSp4mlFOnUX2ruV4TaV3F2unf3Xqt2j90f2Ov2hfhN+0J8I9N/4J5ftgeI5tf8AhB49eGD9kP8AaD1C7CeK/hT45st0Xh34da1r18Vn0bxR4ZvNsfgXVLqS2kuoIrnwnqqL+6ht/wBlVSlXpUsdgqirUK0VJSg9Jwa1Ttqpx7P3lZ3V00/jXGpTnOlVi4VabtKL0fk13T3unba10z8wP2lf2X/iB+yx8a/GXw9+J2kR2vijQkk1fVb/AE21e28O/EXwZNd+VY/HPwRCyrFHaXLxrF8U/DcG5vC+sSNr8Crplxqcdh+acdcMSxmGqZtlcOauoSliaEFZ1VrLnjGKsp3VpbXbd37zcfqMgzWNGrTw2Jlak5L2dRv4NHHlb/l1VuyVk1ZJ/ZHwKaHU/hbqPhtGi85Y9Qt1Ut8jW+rWZjhdioY7Gm89WKggKAwB3c+h4Q5jDFcPY3LpO2Jy/H1XOm9JKhjIRnRk07NXq08TBrp7Pe7suXjDDulmVLEJXp4ihBqS2c6Takr9fcdN31vzeR9CQzx3drHJ5Tos8SsYZl2SRblG6KVQcxyxHKSIDlJFZc5XNfrd722s9Nfyt37o+ROT8azyt4YnMWp31hbPcWNtfSWE8kUl/Z3N9FYtbOIjtlilnmguAhypaFCp5Brxs7w1PFYHlm7ezq053Td7c3s5K/VOM7td7X6M68FVlSrpxt70Jxd/JOSfreOnXVnxD8MPjp458P8AiD4lfBP9mHxhqPgn4yaRruo+Fbvxbo+sWvhzU/C3gTxdr9pbSWl943n07VbX4c29xb38ujw+LLiBb7wxYwPrWkW9zc6bbQy+DSjSwlSN6LcK1WFKNRR5lC9Fcrm9LQ54OHNr784JrVtejPmrRbU0pU4Sm4ttOS5nzcq1TdpJpaaRlazWu74D/wCCS/7b/wAa7nxzrfh3ToPEP9uanFp+hfEzQzqvhzTr6zvdV1mHxf4l0vx341vtN1Lx3eXun2enPoviXxLr3iKa4bXptWtLTQr+0spdPwp43G4xZlQrYCpg44bFLD4apV9nU+u4dTcZV6NObSivZxUoqraElOMYyeso06NGl9WnGsqzqUnUqRjzR9jU5VywnJJ3vJtNR1VndWsn6D8Sv+CIX7aOheL/AAb4p079n7TJ/D/2y60j4g6b8OvF2kGzvfBNjfabrVpqs0Nh8T9R8aXHxN1r+yX0O/1fwhoOl6dBb6vdSWdvbQi6ttS82tRxygoxw/LOjWrPD1aVHDKM6UabjhniXhqtCvGUpt+1p0IShF8k1UfJddcJ0G23Vdp06anCc6z99yXtlTU4VIOKjrCVRqTs042lZeAxfGb9sX/gmz8Utd8UfCafXvgp4U0Oz8N+I9a+G3j7xeZdKubq/uPEcWteCvH/AIO1rwn8NPCfxQvbaz0PT7mbWPD/AIa8G/FPSbHV9R1PTNY18W8bx92XYypCDjmkKmE9pVhToRxNZ17zqQ50o1m6k6c7wmnTqYqvD3Uoz1sYYijGUr4VqvyxlKo6cPZtRhJJylCPKpRs0+ZU6b1bafT+0P8A4J0ft3+Bf+ChH7Omk/Gfwtpw8M+JtL1KTwf8T/AzXiX7eEvHFhYWN/dRWF4NkmpeGtZsNQs9Z8Nas8UT3WnXf2W5SLU9P1G3g9acOR2TUk0nGS2aexyJ36Wadmn3P5tP+C5H7Z2v/FL9u34f/sf+BdTmn8IfA5NDXxNpdnO7WutfFzx/p9rqtzcXiQt5N2vhLwdqGiaZY+YrS6VqOp+L4SUNxIideFh7rl1k7L0Tt+Lv+BnN626L/h7nhnjrXNF+F/wl8T6xe3MqWHh3R4rvU5IHlC39vHfWTahp940EsMp0fWYkbS9bCOfO0a5u0ZZo9sB56mKhPEwopr2UHJzk7csnCLk23/LHlTV3rZtqzVnGnJRc7Wk9Ele9nZWts2729dFqfoB/wbffsyavrtl8Yf29fiVYzy+Jfifr+oeGvAE2qR+bdQaVE5k1nU7eeWOKdHKXI0v7RH5ltqdrcNLuE9sa8jBTli62LzGaaWIn7DC3VuXCYeUoprRW9rVu5LvSUk7SO3ERVKNLDK16Ueeq11rVEnrrryQsovtK26P6r3dI1Z3ZURFZ3d2CqiKCWZmJAVVAJZiQAASTivROY/Lz9pD/AIK5fsh/AnxCnw08LeOtH+OfxqvHuLa3+Hvwv1rT9d0/QLqHKM/xD8b2D3/h3wbBBMUiudNaXVfF+XWS18K3MAmnh2p0Jz6csf5mvyW7/LzJc4pb39P6/wCD5H8pv7etp8cP2pv2qvhn8a/FWrXPiE6/qOg+Hr/T9MtGt/DfgfwfoOsy+ILXQdDsGkuHstEtvO1F5ZLu6vNQvry+vb+/vLi7u5JTOMy7DV1QqziufCT9vCX2nKCbSb6rms7baWW46WIqU/aRjK0asXTmulnpp08uvnqfdViCqxgcYVR+Wf6jsayg7KPf/K/bpo/8xSV10/r/AIZLyVz3r9mTw1/bvxZ8XatNEJNN8Lroxhk2hkfW9bGlXUqMeQs8X2ma6B4b7xPXn+VPGKvDCZxjsDRsnjcRhq8rNXtVpYerXfW/NWnPm/vX36fp3CNJ1cNh8RNv9zTrws77x9rGG7v8MY2tpZdj9O7vllUnHzMAegwt1pw689efxr8Mrp80Vur/APt9Pp0Wjv8A1b7Si7KWl1pdf9uVtvvV30S271vEkCtaMCM/8S6Vhx3hvtMY++PmPPpknvXFjKClF21/d823apT7p/zO23yOjAycakWrW9rbXe0qVVfjb71pZ6hqFuk/hu3fBbZHA+ev3V2Njvj+VY1sOnhoyaVrRlfXqrei+fl11NMPUccbNPrKdvzW3T9H6G3o/mNbymEJ5k9lpM53sVVfNg+zzOMK+5kjtyyJjbI6KjOgLOvTRheE+Sy5o0p69LwipbJ3fuNpbNqza3XPiLKcea9qdTEU9ErvkqOUdLrRuaTd7pNtJ2SehpcjR7gHffGBsfOH3LPqLK+4Bfnzg5UdRnjHG1BulrFyi6esZxb5lKMqr5lJWalezTVrNXVrEV/faulyya5o6ONnTopqzvda3tJWs+vX9C/A+vjxP4T0LW96vNeafD9sK4AW/gH2e/XaPugXcUxQEDKFWxgiv794OzyPEfDGTZwpKVXFYKmsVZr3cbQvh8bGy2SxNKryppPlcXZXPw/N8E8vzLF4SzUaVaTpXvrRn+8ou73fs5RT/vJrodXX0x5wUAFABQAUAFABQAUAFABQAUAFABQAUAFABQAUAFABQAUAfhb/AMFK/wDgkP4a/aZ1C7+MnwV03TNC+KoiubjxF4ftprTQl8XzkyXB1DR7+eB9Lt9fup2Zr/TNaFro2t3Eragur+HtVk1G+1juoYmNlSr3cUrQqLWUF/LJfah26x1tdOywnTablTtdu8ovaT6tdpemj6q+/wDPx8Gtd/az/wCCc/xnufE3gu11uy1jR5oLLx54C1TSdW0yTxDoME7uNL8efD68eG9u9PmUTy6TruhTaibAzf2joeuW7zGV+qdGNSF041IvacNWn36281d+ZnGqk7O8JLdS0/Hr+Hkf2L/sc/trfCP9szwCviTwNeronjXRYLaL4hfCzWbqFfF/gfVJEQN9qsmEFzf+HryUsdE8SRWcFpqUQ8qaGw1SC+0uz8upTlTdmtL6S6P/AIPkdKkn69j6i8WeKNE8EeF/EfjLxLepp3h7wpoeq+I9cv5PuWek6LYz6jqFyRkbvJtbeVwgO52ARcswFc9arChSq1qsuWnRpzqVJPpCEXKT+ST9TSMXOUYR1lOSjFbayaS16as/zz/27Pj54j+N3xd8afEHxAbi21n4n+KrzWhp1xM8jaH4StGFh4b8PRsxJ+zaXpNvpukxMuEuEsJnYb5WJ/Bp4uvmOb4nMMQpx9rVk6cJXfs4SbjSprv7OlGMLrdruffqjToYGNClKM4wppOUdVKS96cvWUrt9k+x8i6JH+4jTPzB2HbODCm3Hb+Hn155yK56z/ex06yWt7P3V+Ks9uiXbSoO9KVraqN1Z/zO9vR6emi2N6yvLjw7HqROmy694U1tIh4x8KwO0d1ciFz5Hibw3KpH2DxfovlxzWVzEVkvFght3cSwWxH1XC3Fk8kxCwuJbqZdiJRjUg5X9jOWntad7JWS7pNpKSStKPlZplEcdR9rStDE07uMrWco2T5JJJ31vpd76atp/u98Efid4X/4KT/Bbwt+x/8AHjx3p+mftQ+ANHm8V/sPftS3jQpJ8TLPTbM2x8CeMLm6V3uPFsNvGmjeOfDs/nHxFpyNqD2VxfWN7bal+081KdOOIoSjWwuIgpXjZxlGWjlbWzSfLUg7btPW9vibShOUJpwqU3yzjqmpd15PeL7H58fCDWvFHwg+MOr/AAS+I+h3vgLxXoOv6l4Q1nwrfRyiLw14mhjupofDsUsizSS+CvED2j3/AMOtbYyiO3iuPC91cy3On6TdeIflcv4dp5TxZSzfA13hsNmFDEYfFYeFlQxNSaVSgqmjtUhOHNGceWdXR86lGvHE+ricwli8pnhK0VVqUJ06lGo379OMfdny6q8XFtNO6jrprB0/uS9m0/U5oLGfUbvT74xvL9ht9Ul02+ubWEos/wAlvMk01srvEjXtm25MokV4gYq36I5Rbts27uLfXa++vqvRN6Hzdna9tO+66f1Z99tTYt/s0f2WL7LayW9rJaNBbT2tvdWi/Y5YpbYPaXUU1rNFDJFGwhmhkibYA0bLkGakYVISpzjzQkmnF/C100fayau9LLsOMpQkpRdpRenl/XUyNJ8Xx/EG68QeIvEM2nQarpviLWdD1+CGy03SdM03WNAuJdHkkstHs7e3sbaKaxt7e4024ltpLy40i4sTPPMpGfjYqlB1JVpXnTqVKbUmo+zs2rU4JKME42fuxW9r6HtvnagoJcsoxkuVXck19qTbcmn599Fdn9G37Ff7en7Ov7T/AIL0Hw14W+IHgnRvjB4XsYvDHjb4NT3th4a8U6Hr/h5f7J1FvDvhK8ktbnVfCFxNafa9A1bw3FqeirpdzZ2jXcV5FPaw7YVYh4WhLEuEqzpxVSpSfNSqTXuurB2TjGrb2kYSSlBS5JaxZNX2aqzjT5lBSfLGatOKeqjJXabj8LabTtzLRo++q2IPw9/4Ls+If2Lh+x54z8N/tFyeDtb+KTw6bdfBbwpaXukv8XW8TNqUMQvfDVpHfW2vab4ebTpdStvEetzRy6BY2N08tza6jqB07T7rKrhIYuMIzp06jpVYV6PtYylThXp39nUcYyg5crbTipLmi5RejZUK0qLcoSlHmi6c+RpSlTlbnjdp2urNO2jSZ+Q3/BsN490T4X/EX4vfBK/1Z7L/AIXH4Q0XVPBOjXdwZEbUPgik6TWluzLGsmr6t4Z8eatqLiOKNrrTPBF5cSAJZRqvoV4+5B3u46OystbdLvlV9ld77sxg9X566vX/AIL1Ph74teBdQh/4Kmft6/EDxjDJFq3g74+fFCw020vQwniHi/XbnWfBupxiTJ+zt8MNR0i5sGAA8jVrOWE7UWuWeJeGwdebeqlyU3f/AJ+817dbxUJRXm0U6ftKtOKWjXNJf4Lb+TvFq3Ym+LlvffEv4d+L/A2kWMWs6nrenRLYaPK0J/tO50+/tNTSwhSc+TJdXQsmgsopCqzXbwRl03eYvzdHEe1rRgrS5vd5ZfDUUtHTltpVTdN31SlfV6HoOCjFtpqyUuZauNmmpJ2tePxdNtWfoTr/AMTP23vgJ/wT3+FHiL9m/wCI3xT+C3hnwj4ctbS78B3nw7+Hxh0zTljke9TTr7XfhxNr0aR3jTyi6bVJLhwxd5ywDD7Glh8NGnTjTpKEIwgoQXMuSKStHlb0aWjur3u3rdnmSqSlOTlK8pScpPS8ne7d7a3+62myPwY+KP7V37X/AO0kr6B8Svjv8cPinDqG+P8A4Q+/8ZeKdT0Kd3yHWDwVYXKaCHfISQW+jqWULGwKqqjeMIR+GKT2v6W+d+q/PUltvds94/ZS/Yt8XWviHTfiB8YvEMfwg8I2E8N0NGEMOqfEnXlQrI1pYeFUureLQWZdqy3PjPUPD+xJPMtLbUHjaCpqVqVJN1KkIaaKUkm9+m7v0shJOWkVfps2uvyfnr3P1d1XWfB+qanEfDFlHomi6fbJY6bY3OrHVtQlRCWkv9Wv2jtre61S7O0TvZWNhZRRxxRW1nCftEtz5NfMYVb06bXLs22k5O66a2XW13381tGhJe84u9r26L/N/K622sc347+I3hX4W+E7/wAY+Kb6OGwslWKys4njbUNc1SYN9g0TR7ctuu9T1GZfKghQERp5tzO0VpbzzR8FbG08NSnVqNWhFyS5leTWqir7X6yekU23pdm1OlOpJRSd31s9F1fy7LVn6Y/sk+BtY8KfCfwzqfim3S28YePru38b+JIE3EWV1rslxqFtpUUjgSSWmlWUEVtZ+YodIFVSMqK/iPjjOJZ5xHjcW5OUPrPsoW25Yyqt2WtknGySb0ij9nyPCLA5ZCmlZqlKctr+8qUVd21tzN97tvff6zu9/nQHd8h80FMZ+YXmnkMG4PA3KQcgjaV2kNu+Pq3vH56W/vQ/4Z/p19Wk04T01vHW+nwVE7rzdmn63vdWsawN8BB4H9lanjjgFRaS56dP3ZP+IFRiUnF6f8uqn4OnLy00+X51hXacbO37+h36qpHR/PZf8OkZD+GTkceQQPbbJn3A6fn6c1m1fBa/8+1+D/pGidsw8/a7dbNW/W3b1Rc0CRvJQ+mlWIJI5wtxqQH6AY9hx6VeHSUU9EvY0dvJ1fL+ncjFfHJL/n/WsvVUu/mXLNyEuJBwQsrZP+xJfcnrkjIOPf0NKHwzlukpt2emjq7et97dthT3prvy2XfSlt934H1N+zp4iSSw1LwtLJ++gaXVrJCcsYRLDaagFBOQkUslg4CgjdcuSQT839MeAeeqeGzbhurP36M3m2Di3dulOVPC45RTd1CnV+pzSSs5YipJ2bd/zzjjAtVcPmMUuWSjharX83LKrRba3coqsnd3SpxWvT6ar+iz4AKACgAoAKACgAoAKACgAoAKACgAoAKACgAoAKACgAoAKACgDxf4z/s9/B79oHQl0L4reCNJ8SrbRzLpGtGNrHxR4clnUhrnw54msWg1nR5S+2SSO0u0tbsxpHfW11BuibSnVqUneEnHur6O3dbP5kyhGatJJ/mvR7o/C/8AaR/Yh+Lf7M13pfxC8Da34+8ceAPA9xLqHgn4t/De5h0P9pD9ny3USS3ELXUNrNo3jj4ZSwBm8UeCPEmm3vwx12A3pvND+GVxPL4suO6NWnidJctOq9LPSlUb0019yW1lrfRXbOdxnS2vOC67zj66apd1ql5I+dv2xf8Agph8Y/Ev7Kdt8LviNoGk3mleL/Emh6Rrf7T/AMLGvrD4d+LtAsYp9Vh8I+O/Bl403iH4F/FTXNQs9LudW8I6zqGr+E9d02y1q48E+JNe8NzebD8fxhhMwlllSjhKVSVOpOLxTpt+1hQh7zSileUHJR5pxbXImpK0m162VVqKxEJ1JR5kn7NTS5HOWivr8Vm7J2fM1bVI/md+IPiw+LvFn9qmZpYfPFpYl2DFbC2lBthnoS6SmViOskjnoRX5GqToRgndtSlFt7t81021a9lZWstNz7SnJThUSUdYJ2jsnKLTVntrF6XN3QHDOEK9J1AI442XCA/oAe3Tp34sS/fi+0vzUr/fbe1+5pSV4NdHFv53g7/K9/8AgHoVlEC0fu5OTz9yVOOn+36+vavLrS632v5aX0/yR1U1o/v/APJb9/LT8dmjRa1bwVMuqWs+r2Hhi61ez8SXF/4dlmt/EXwx8aaa8c+m/FXwbLbkT2lxYTRxyeI7S0KNd2sIvVV3hkRv0HgfjSOXVoZPmc28FiZWoVJtv6vUbUVq+july7OKsveUYz+fzvJXiYPGYVJV6Ubzil/Fg9eV2W6Sun0b7ax+tP25v2zfhR8Xv2X4/wBoP4peJvD3gb/gob+zQ/g3wfp95okKy+Hv2z/Aeu3UEXhvW7F7GOWOLWtENqviHxE10wXQbeynmt3aWTwwmkftFWEVFQUlKlVcZUpRtJQn8dOpTd/hulNOPwtO258VBu7umuW6nGWj092UZLpfZq3VHyXqH7bP7NX7YnwQ8ReF9XMHh/4n+H9Dn8ZeHfCfjNLay1GDxx4U0+bVdNbw5qQmK3UOqzwTaDNc2EqXM+l6reWk9uPtElueuq1Uws1OSc4wc725WpxV+Za+vW9m76GME4VY8sXyylZpO902lZrtqunQ9H/Yy/bc+H/jG18ReAfFvjDQtI1XwXoMfixZNT1e2t7ay8MWqJbaz513dzrFb22iz/ZrqUTSqILbU9qqlragLhgK7UPZycmo/BKafvd0m90radLXs9NLxNO8nJJXd7xTWm1tl2877vTc+NP2mP8AgpHpfi/xj478PfssX7eH7nXIo9P174g6pZRzjXr7TLWPTLfX/BWhX8Cw6TeyWUKWMmv6tHf3F/Zw2U1ro+j3lpHqNzhicDgq9eVZwcpe65fFyT5b2copq9tru11ZO6NaNatTpqHNZK/L1cU0rpN7a3fW3fV3/Lb4eftPfEj4T+MtRXx6B8T9I1nUEvPEGn+OZZdevp7wTM7axo+u6i82t6Jqc7ORfz6RqWnS6nEscdxcRXVtp1/YKrh2oNUZewlF+5ypciava9NcsZRdtV7qkla63TjUtK9SPtIvdN2b9JatPs7O3Z7H7F6f+1l4N+IHw3g1b4ZftlfEn4SavaxQw638G/iF8XviZo+gXNs8RRrjwpraXcmi2SRtGTP4e17VNUW2juI4rXxTqphkLY4eWJjJwxVKlK97VaTbtvb2kHGF20m1KCS5ny8ijH2krqKlZSpSktfhl+Li1e1u0ntZ8zb5V8yNrGja3Lfa3Z+ItJ8WLLeXP27xHp+rx67b315C3+lyS6t5krXE8bgrO87+YG3F+MGu5dd1daatb7bvbu32V33w2PR/gl+054y/Z1+LHw6+Mnwx1DTpfFPwy8XaR4v0i2e532t+dMmK6jo18bSZZzpPiPR5tR8O65FC6SXOjarfWyuhlDqS96LjJqz6JrTpbrtutPnfcWjT7H7Vf8FAv2rv2X/2jP2iPBPxn+A+q6jY/Er4vfALwjrX7Q/wxvtF1C01f4Z+MvBd/N4d0KHxtqL2kenS+LtR0DV7Hwy9rbzlxoHgrwxqTQQwa7Yeb8pn850sE5RTlCnXiqko6xi3GSSk1ond7bxbSeso39PAxjOrrZSlTbSdk3Zxd112V0+qWlrM/Nrxh8Vb3w/Kbm3uHikiYujqxV1KksCCCCCCBjGOnr1+Qp4qU7craaad02red76a/Nd0eo6aWjSd7+f9Wv8Alroc1df8FAPHo0mXwvrmrp4g0Fk8mTSdfji1awkRUEWyS1vRLDIuwBSrow24U8cD16Ob5pTioxxEpJKy50ptLT+a70/pHPPBYaWvIk3vytx132Tto79PzTfHWH7Zk+kxvb+GbHwx4QglYGSPwt4d0PQFY7iQznS7O2YsDyGbJBwQc5pVc1zepo8RKKenue5f/wABSfT1COCw0dXTT66tyd0rXs3b022duhTvf2qdS1YtJeeK7wysDlpryRiCeeMyHHPXBFcM6mLmnKc5yl1cpN37bu7ve3Vmyp01oopW7fcfSv7Jfwm/aO/bS8R+JNM+DviJtL8G/D7S38T/ABf+Lev6head8PvhR4Tt7e7v7jVfE2rwRXEkt++n6dqN3pfh3Sob3XNVisLy5gs006x1LULJUcNjMVdRk6cIJzrVZScadKFrtykuqSbUUr2TdtG1UqlGi7zXM5PlpwSXNUlorJdVe2u2270NP9hv4M+Kv2hf2n/BU3j7xDr3jDwx4Y8QHXrGDWzcGHT/AA9puoxPYyTabLe6haWeqakRZS6hAl1cI3lz2yTTQQI1fnfGXEqyzKsUqE25V28LTqzlapOVVyhfd8sYxvZRuoNrVt3PpMryp4qvGU0kqUHWlGPwxUFe26vJtWu7aH9hsSpFeWUMcSRRQXltBHEigJHFDaasI40XoqIpCqoAACgDgV/NU5OVVSk2/wB4r31bfJWbe+t76t9ep95FKNGSXWm9PJ1KC+7Rq3ZdTRvWAe3PJ+aRgP8At5teO/PA+vT6TW1ce19Olk5r8NN++nRhS2n/AFqoy6dd/Xd+tjVT+4TPU6fqgOT2NoD78cYwQOnbrUYhe6/+vNbf/Drbft82isN8aT0/f4fp155XXT1fXUrWz48Lvk5PlSfXJkAAB/X/AOtmsr/7H0XuPpp8Xpt9/lfrtJf7fe2vtF89Pw7fK5f0PC2objA03Txz2ytxP19f33T3xxmroaQu1tSpqz8ouX/t2t/QyxLvUa6+1rNWfaUY9dtY7/MsQybdPvHwAfIuWB9QbZZV/MyseBSj/Cq63fLPfbWEXbr1k9fN6A9a9Ja6SgrW2tPlf3WW/wDw/WeBvETeFPHvgzURJ5VpcavqGn6gWOEOnaksdrO0hyMrATDdrzjzbdCc4xX13AeePhvjDIMwdTlw08XVweOb0j9Sx3LQrynrrGhzxxKX89CL6Hn5vglmWTZph+Vyq08PRrULLX22HcpxUfOp71PzU2tG0fo9X96H4aFABQAUAFABQAUAFABQAUAFABQAUAFABQAUAFABQAUAFABQAUAVr29tNOs7vUNQuYLOwsLW4vb27uZFhtrW0tYnnubm4lchIoIIY3llkchUjVmYgAmplKMIynJqMYxcpSbsoxirttvRJJNt9ENJtpJXbaSS3beiXzP4L/2rP2xr3wr+0r8RPH3gfwTotj8OPih4g8QW0vwzj0HSLXw7rHw8hlitvs2veE76wm8NeIrfxNFbR6x4o8O6/p13pGpa/eXV6r2F8sWoxfC5dx/XnisSsXRdfLfbWw8bKGJoUb8sHCeileKVSpTqJtSk4xqRjZL28TkEFRpyoVeSvyL2jT56UptczU4q7jq2oyjbS3uyZ8q6/wDs6/Df9oHTbn4h/sd3sOleKYZGvfEn7M2varIlw9/OfNltfgxrOt3EmoNqE7A/2f8ACfxlfXuuXqwiPwH44+I9zdxaVp/q5jkGWcQ0Hjsmr0qdf4pwUeSEptX5cRSXvUKsrL97FOnJpvW7mY4XMsVl1T6vjac502rJt3lypvWlUelSKu7xdpRvbS1j5l0O7khvrvTru1vdM1XStQfTda0XVbWfTtX0XU7W4ktr3TdX027SK80+/tJxLDc2tzDHJHLG6kZXn8ozXB4nA13RxVGdGrGS92StdapSi7WnF3upxbUls0fV4OrTr0/aUpxnFxkrx6P3dGlqmrWtbe+1j1zTXG5GPTcTnoP9fbDHP6+5znrn5+u7r73b5x1/G33no09bbLb/ANJlp/kfJ/8AwUG8Q/EPRfhT4RXwVql/pOi6j4iuLHxhPpc89tdTW0unH+ybS6uLVkkXSbmZb1LyF3FvcXX2CGYMWjR/tfDjD5Zic7xKxlOlVxdHCqrgIVoxlFSjViq9SEZXUq1NOm4NJzhD2kklZteHxJPFUsFTdCVSNGVXkxM4Np+9FulGTWsYSamnqk2oxd9EfjvLPqsttDJq17c3ohbchnkkkCMwIBBdmCqgyFVcAEsTkmv3zkV05atd9bRVrryvpe2j+Sv8Dd2t06+fr6dOxwPjjWrjTtGee0kVJ5JVS3nCq01u7EnzbeQgvDMoHyyRlWGSQaa0lbdPfTR+75dNdg77rs10f9fieZ+C9Yls9T85yZhcwtbzvIzNKkbssjNGxJIIaMb16OuQMEKaJvls13+Svvp29LW17jSvfvbTzf6t6+rPfrJRFd2mo283lyRFZUmjY/Opww5B+YNwf5UN310SsrJtWXrtZNXtbdb2WgiPxhqdneSHVNZvEtlRQBIwDzy7R92CEMGlkbnBLJHnG6ReoT1Xn03262Vtvx0fzDwnxD4mlvIWh01JrOyGQHllLXc46BpHUKkK4OVhgRQoOJZJyqyURs3bZaX63a7uz0/DVW1G1bzevT8r219bW37M/e7/AIKKf8E9v2if+Cef7CX7JPxF1OHStc+Enx88GfCbUYviP4RS4s4dG8WfEX4e3fxU1r4beM7Z0We08RW+of2q2i6uZ57TxToOk3U1tOJLS/0TQfBwSzT+2MdSxNSNbLq6qYjCSSalQlCdOmsM5XtFODc7NSjNxlKLjecDtrSwcsHQlRjKGKpuNKtHRqompS9tFdWpLl0acU0pX91n4wfDnxB4l8RXV1aWWsy2k9paieG4mu54Myl9iQR3KEtDMV3ywS5Xy3jBDoSHT3pwtp3bVna3mv8Ag6rv58CbfRdGn9zunZP+n1P0n+Hn/BQLxB4J+D+v/BrXfgb8MdU8YT2tvpH/AAvPwot74V+M0mknVYb7V9O8U6tour2+i+NUvYre3ht7nXNNk1HTPs1sdNu7dbe1it+HE0va4OvhKMacOehKjThJJ0VeLjFONpaJW0SVrK6006KU+StCrJzajNTlKPxvVSb33d9bvXW/U9K8cfHzw98ZfEHiLUvgj4b8Q6b4H0/QfDmqan4Y+ImpRnxP4O13Wf7Ui1bQdO8SWGnCLxn4YsLjTPN0DW9T0bQ9eewvYLDWzqWo2NzrWp/C5hl1DAypVVRr4T2rlzUr08RSjOHLzKnNTjL2Urp03OXP8ScFy3fu4euqycVUhVcd3aVNtO/K+Vx0a1UkrxTXMp2aivl/VL7ULud3MEsTbm3KZ7MqCCchW+1hyoPTciMRyVGcVxxrU19qLv2VS/o/ct8lfW+vfq9k+z++L0vqldp79/mjHN1dp975T/00mj28Z6GKSZge4Gz8fW/bx6Jt9kpX/wDJlFP79ri9k9b6erXpq483Xy76b2+v/wBhb9jH40f8FA/2h/Cf7Pnwija3n1RjrHjfxnPazz+H/ht4BsLm2i8QeNPEM8bxu9vYrdQWek6bFLZXWveIL7StCtZ4Z9QWeHbD0q2LrRo0/dvrKW/JBO0py6K17KN3zSsk022s606WGpyqT1tpGPWUtlBKyve127LlV29Uk/7lP24/h58Gv+CZ/wDwTT8NfsXfs7WKeG2+MV43gnVNal8geL/GtjFZWN98XviN4u1CCOH+2Ne8VQRaL4V1eR4xaWWkeJ7XRtJtrDRtK0yxtOviTEUMqyf6pTl7OWLboqTfvygkniKjfVyjy05dlUSVklbhy2NbG476xKHtFQ9/l+zFu6pRiulmnJf4G9z5D/4Jx/BCD4d+DR8RLlVa98canBb2EjRhZI9G0i6iVR3OLi5kkuEdCBJBKgI4yf5F8Qsy9vmWCwVOopUaDU5JPetOSTvZ291KKa3TXnr+v8PUX9SxladNwqzjKEU7/ByPl0tpe7d+q06n65ONupQcnnUIH/O21dSP/HR09/x+MkrVY6/8vIvdW1hWWut7q3bud0WnSnfZUpLXbSpQ6/Pr+G5YvGIkh9nYj/wJt8ilUV5Rvs3deXvfPy+d9O6paqXe3y0i0vV+V11ZPqz/AOjD/sG6oR+NvGg9sjcKjEaQ6P8AdVnb1jGPl87a6/fWGu5pf9P8O1/4FLT8L/O3mUmkKeFV55ZAOD1zKPT157Vg9MFHpeKT0vZN3v21/HU2gr5g23qpv0en3fdr+CNfTT5djODx5aWkfp/q9MsemcfxM3vyea3grU5O/SP3KlT/AOD+fUwqvmqRdm2+d9d5Vqr8/K/pr3Hx5OmzZ4BtZFOeoColt078Qj65HFTGL9k2r7NflBJv0gk7+nQba9tH/Gmu2zm/xk7em5X1FxJceHsdr6dW5/69930yCT9CDmnUjeWG005p27XtB+mt9e9zXD3UMXdte5B9drya/Lp2XZH6SfDrXf8AhIfBuhX7vvuUsobK+JOWN5ZxpBK75J+acKlzjJ+WZa/vDgPOv7e4VyjGznz4mGGhg8a27y+t4OKoVZz396soxxH+GsvQ/Ds6wn1LM8XRirU3VlVpJKyVKq3KKS7Qu4f9unbV9eeUFABQAUAFABQAUAFABQAUAFABQAUAFACZA6kD8aBXS3aXzDcvqPzoFzR7/mJvX1/Q0C54+Ym8eh/T/GgPaLsxPM9v1/8ArUCdTsvv/wAv+CBkPYD8ef8ACgXO+yE3t7UC55f0tv687n5xf8FLvjn/AMK0+CQ+H2l3v2fxJ8YJb3w/KY32zWfguyiik8WXR2nKjUUubHw/tkUJPa6tqLxsZLUivhOPs9jlOVRwsJqOIzKUqKs9Y4aFniJbr41KFHW141JtO8T3sgwFTG4qVVpunhoqT7OpK6pq1rO1pSfZxj3R/DX+0frSeIfiVLdxkGws0k07TFHKG1tXCNKuMLm5lMk24Abo2QNkrX5fganNQhJfFLmlLvd8u+99GvJNaH1cqfJzpKyi4+r+L+l/wx8p3Wpa34Q16PW/C2rX+h6pFLGsd7p8nlO0JXe9tcxMr299ZSskZnsbyG4s7gKolgfAx7OEzHF4GrGvhK86FWMt4Sauraxkr+9FpK8ZJprdNaKJ4OjioOnXgpwlFtKS1Tu7OLtpu7NarufXl/8AtG/Db41QaTpX7WthfeDPHGn29tpvhT9rTwBpialq+mwQpFb6fo/xm8PXVxE/jfwbaiO3jhGsaqus6FDGn9g+ONI0i0j8JXn3NLPMo4koxwGe4eFKva1LFU/d5ZvTng1eVOTdnLlTpTa96lCKTPnpZfjctm8Rl9Sc4fbovVtLRxa+2mrrW1RWdpSbKXjXwb4v+EsmjT+Nl0XUPB3iVDP4C+MHgrU21/4PfEqyBtZhceFPF/kwRW2qRQvFLqvg/wAQxaR4u0D7Rbxavo9s8sZf4fiLg/MMrviMNGWYYCa5oYnDwc5QhdNe2hDm5VZfxIuVOVviWkV7uW5zhsVanVaw2IjpKnUfKpPlkvclK13d25XaS7Hhn7Qvx9+C/wAOPhzNH8SRb+LLHxLBdWFp4N017W+v9ejjgK3DhxPHHptnZSyWzy6zJNC1hdNayWRm1EWsLeNw/kGe5nmlCplLnhK2CqQryx9RSpww28VtFupKa5kqKi1UipRnanzs68wzDA4XDVY4u1aFeDprDxtKVVpxdt0opf8APxtcjacfesfgbdfFjw9Lf6hBYaRcLoF3PKdJjvL6DUL+xt5CSlnfX1raWcV5cWynyzdR6fafacCU21u7GJf6Ww/1qGHpxxsqdTEQjFV6lKnKlTqTS1nGlOVWVOE3rye0qcjvHmasz81q+ylUk6ClGlJt04zmpzjFvSMpqMFJrbm5Y37XPEPHGuW9+sdrZlzAkskr7gygO2AI1VgGCxqMZYDLEnGBXRTV3fsrr8dvN2tf8zJ3S23suvl08rpv00ZzXh43st2VtLae5+zwSXVyIEMjRWkO1ZpSACVQF0UseNzqvVhW04xSbb009G99Oy+b7euak3ZW6/clvfz+78T0628VtptmSim9wMWQZv3MYIJYS4+ZjG5O2IbflIXcoHPM7xdtr32enpr5ffZ6u1lqknrf17pd/wDPt2OQurm+1u4ae+naaRiSqk/IgJHyog+VVGMAAdPU8lc3Ld6t9W9X2+XTyuvkXbZ6JJ632673etnpey30HpppkH2eQEGRWWMnIG7Hyn3+b24z+RzpWl0ur9NL2dlb8Pncm19Hbbune9tNXbXf5vufuN/wUK/4LR/Ej9tf/gmP+x7+w54v8DeENHHwJ1T4bXOpeM9F1DVpPEniO6+Bnwp8RfBvRpPEOnXs9xZW0/iKx8VXHiS+lsjDFLfQxmC2t4QYh42WTzWed5tRxdPDxwGGdKeBq0qFaFStDE3qRU6k8RUp1HRjGVKq4UqS9pZpKLs+rE08JDBYWrSnUliK3tI16cpwlGnKm1F2jGnGUVNtTgpTk1FNPXU/Cnwvd6xoh+22U0kZIDMCGKPjsy8A4HHY8g8ACvfrtN22d9Lemt+/3dPI46UbrXb/AD2t2212dzpbTVopJDcPdiG5MhkkeSXy5BIW3NJvJGTuJO9Wznng1ySjLff0vfr8/vv01Nmulnaz2/FXvfXTTq976n60/B7wgPh/+z54o+IGtyE6v40vtC0C0+0ALOy6Fpl7qd0sfCtIDJ4otLSZ/m3T2DBmLrIT8tntb2mFSdmqmLUKbbt7tGD9pJd0246ruelgKdq6sn7tJylbvOStdd0k9PmrJHhE13PM7vhzuZm7nk846H1r5e0VvJbaaq9/NfgrPy3Z7iv2dtnpZW7p6Pbfvu9jMluXBwwx0HOeCe5z+vv1HerSjZ6+bt0trs1tvurtEu6adne736rZWtt208rdD/Tr/wCCGX/BPLSv2D/2NPC1/wCJdHjh/aA/aA0zw/8AE/4y6jd2awavoa6lpi3ng34XMzIJ4LT4faPqMsOpWjvIjeNNV8W3kUrWlxZRW/2OWYRYXDxcl++rKNSq3urr3ad+0E7Nbczk1oz5vH4j29dqL/d0rwgujs/el/28/wAEvM/Pj/gol41u/wBp/wDbPk8E6HK9z4d+Gk9r8JtAVD51udYt9Tln8c60IVLoJF1ua40uaRGP2jT/AA1YSEBhtr8q43zqEsbiXzJ4fLaU6SV1aVWF5Vnu0pOpaku/s09D6LJsI40aTt+8xE1LbZP4Fff4fe025n6n3XZ+GNO8FaH4R8M6XAlrYaA0OmwRRKqoix2eju2AgVeZDIQcZI6+/wDJWaV54jGSxE371XF1Jt6qym6U/Lv10u3pqfr+XRUMNOmumGprz9320N1u9O9/Xc9QYuuoxF+d2oW5Uf7ONRQdfaQ8gd+tU7+1jfT95G3mrV16bv176mEeX2LSSs6Tu/Nug2n6We7LV4f3kGDgmSYn0wLm0/8Ar/40TVpR66vXvqtSab0nZdFt5Qn+ZNrT/wCje/8AZWpEH222mT9MZHfpzUYhtxs9P3VW6d9bul/wfTpbRFYZvmS6qvR87q9X9UrWffpYo3Df8UpEQcfJETntmQn/ACD26isaiX1ONnd8sfu77f180dFNf7e7rVSl8rLp8/60014nK6deEd5MHgHhbW3X09FAAP8AKtbfuqjT1v8A+2rr0em3oYPWrT9E7a9ZyfTXdv1S6l9ONPmX1Z0H0e/lQD8vbBPFaxX7pro5W/8AK0lv9129u9iN6sH2SbXW6pXfTRX77a9d6N0hjufDoPPm38sg9lcWmeeOgz9OTT5LSwtvtOUn6NQ0t53/ABub05XhjbactOEe+zqJeu+zv210Psf4D62IZbzw5K2Bd2MerWik4AltfItbxRnq8sc1q4AAOy2c4wOP6U8Fc29jWzLIakvdxFKOZ4ZN2SrUfZ4fFRSe86lKeGnZaqNCb1S0/NOLsLzRpY2K1p1ZYao7auNTmqUnfooyjUXXWotr6/S1f0IfChQAUAFABQAUAFABQAUAFAEW9vYf5980GPPL/g2/pfgJub1/lQLml3ev9fL5CZPqfzNArvuxKACgAoAKACgAoAKACgD+Yv8A4KefFS+1n48ePfDuoXLWkWiQ6L8PtAkMYuk0uyutKgv7m8WFri1V5p9S1bULvKyxP+9t4ndkgU1/PPH2LrYziHG0ZtqnhI0sJRWj5aaoxrSaW3NOpVqSbtezjFtqJ+gZDRjQwWHqx1nUcq8/OSm0lpqkoxitn172Pxc8Sfshnx/Nbalp3xIg06dFYLHd+HZngk3bcZFvqczL0GMykE+hr57B454WCpypuoorlTcuWVntfS3Tsvzv6tR+0cmkknv15d+jt3vdpdb6Hj/iv9gH4tTgSaH4j8F6yI3U/v7650x3VF2/LG8F2wc9Qp6E4JAya9COaUW9YzjeWqVmvS6tvr6+buEJKG8Xs1tbe+m60Vl+PY861L9kf4+aK0n2nwHcavZ5RZW0ua31CBoQ2ZMpIYTIjKOU8ti4JBU8irnjaNXWFSMZJqyb5JKzd3d2s9Fs1bfoEJRimnbVS6X1fe199ddE/nrzHhvxl8SP2NfDHxX8O6n8D/Hvxf8A2fPjBokdh8Rv2cTZarL4Yn8S6Vqltqmg+LvD4XS9YPgjWYWF/Y/8JZ4Zt7PXdGW9kn067MbzWF1+i8GcT1qVV4HGzjOjNJUalWrGCjJ6NynN8lrP309Zxs7Nw1+ezrLqFWKxNBqE4/xFFc0mrN25VaTato9k+tpafhR8dfGVjq/jT4geMdS8G2/w6svFviDX9a0j4bx3Gu3+neD9D1DUbq80X4eeH7jxXc3uv3+ieErG5g8P6dLql3dXkkNr9svJPNnkav1ug6E1fDypSTd26Lg4t926el9/0Pjpqonaop3X83NdL/t7b7vkfA+lR3VpczLNG0ccwMi8EAMrFhjPXhiB349BXbV5ZQunfVX2vqkte2ltrfczODtLVNWVu6029L3ej180S6s+9A5PzFwC2OvB5x+HX+lZUktlr5fju9fXp2eulze76d+ml1p3/wA3b19//Ze1vw9pfi3UrbXoYZINZso9NZpwpVYXk3PGN3AErFS/PJiQ4+UVdV25U9Ur9b+V9VfTbZJNX0M421fffS39b3v2e5c+PnwruPhprh1vRka98Ga87TwPH80dnLIS5iJXKoQD8mCAwBFOKU1yS33i99Oi11bWj1119bp3g7x26rt5rt/XlbxWyuEPlyxkMjYZSP1B9xjn0IPWuecWrxej/pr5G8ZX2e/n92922tdNrt3sdduS6thImPOiww45IHUdu/b2rKPWL69+/pv5/IJLqum9nrr100SaW/3orav4G1fUIrLxFBZyR6XdXESTySAoGnZlWVoUIy6HKymUDy2UuFZjGQOeGdZfDFRy94iEsY1OLhFqXJKKbUKkleMJvaMHed0rxSkm/oo8F8RVskr8RLLa9LKKKpz+s1oul9YhNqLq4WnNe0rUad71K0V7FK9pylGUV1msaLbaTpccYVQ+wZ4HXaPTHTtweSenSuicueV9+359dktTwErWX3+b/rz+/pg/Dfwg3jHx/wCHdEEJmt59RiuL6MKW3WFm32q6RhgjE8URtlyD+8mRQCSAcsXiFQoVal9VG0X/AHpPlja2t03f0TexpTg6lSMdbX122Su2/u7+vVH68fH7WU08eE/hZYMos/h9pEVpqyxEGOfxdqLPqPiKVwDtc2t/cTWUTtybe1t1woUKPz/NsT7TERox+DCU/Y7t3qtueIlvuqrcL6pxpxfa3u4Cio05VX8VWXMtLWgrKC+cEm/8TR80XGY43kdyqopdizFVVVGck5wABnkAAc5FeUrtpLdtK1uuy0/X5o79Er9k38t3uUfCMlxPeaNfzyukgvDq8LMXLwwJdNeWUfKu4Kxi3jHH7stgBVUCtcYoxdWlBJKMFSlZJJyUFCpLTTWfNrq2ra31IottRnK/vSck/tKLblFatdLaLTrZbL9vP2bP+Chn/BQHXPiJ4Q8D+Ff2pPi9LDqepQi+gvPEkviFbTRrMG71a6WHWre+aP7Pp0Fw0Z3Rq03loxzJk/BYvJ8sy+jUr4fDfU/Zr3Xgq9fBy5m7RX+zVaXVq7W2/Q9mFarWko1ZKrzda9ONRW3fxxn+Po/L+hT9irwTLr3xB1XxxrSz3M2jxTTi7vd0s91repSGW4unnly8l0is0k0jsWkF47sSxJr844pzaX1dYVTk6uJblU5m3J007tyb1lzSu7t3uru+p6+BwajJ1rJwp2inG1uZ7WSdlZbpaa7bI/RrxYBvXHUavAR6/Pp1qDj2zGOefwr8rxid4vtiFa3b2VLV/NH1uAtytdHh23fyq1dvvdup1124N5Z4wMXNtnnknfOM55x1J7d66qj/AHkLfzQT9f3i2+/+mcdPWlNf9O5u99V/D1evkn6/Mdeth4M5P7yYdf8Ap5s/0/T9KVT4ob7y+7mVv6dvJatjpbS16Lb/AAzf9eYur3MTD7MHHnro2pTFMHIiaOMIxPC/M8LrgEtlScdDUYlxacG/e9hVlv8AZfLre1nrF+dld7mmGjL3Z2936zRim2rOS5rqy1Vubt89yszb/CikDO1AcZxjbLgn8M/TFYz97Bx16dv7yS667pdDWOmOu/5n6axT+9L7jVgcNpt0exZGH/A7K1f9dwrRK9Ko+l3bv8EWn6bGLVq1Pp89dJzXbpbzNNXAtHG7BadFGcEfNqbr/NuPbI9q3ulDa7542S019tfV69+r/wCDkr+0/wAMHbXTShftq9b227vYqX9wpu/DQDA4dsn3EdpnA9snPpjp622nUwl3zWvt2aha7729NdPXejG1PHN3u3G3pzVNX2v026Ht/grWW0PxBoup5KrZQq9xjOWs5HhivEwO7W/mADnDYODjFfovCOZvJs8yzMlJqOFq03XUb3lhqjVLFQ00fNQlPl0a5nFu9kfLZnhli8HicO9ZVZOMLrapGLdJ6vbn5W3o2k1s9Pu9WDKGUhlYBlYHIIIyCCOCCOQR1Ff2cmpJSi04ySaad001dNPqmtUz8l2bT0abTXVNaNPzT0YtMAoAKACgAoAKACgAoAKAGbB6n9P8KDP2a7sPLHYn+f8AhQHIu9vVf8Ff1oNKHtz+n+fzoJcWu33/AOdhpBHWglq2jEoAKACgAoAKACgAoA/ke/4Kl206ftRfFBI3EefF3gqUMUWRV+0eF/DEvKOCrEic5BHGcjnFfzrxnG3E+a9P3tF3t/Ng6D9Otr73tf4T9CyWS/s3DXV7QqbaP+LNbp9NOnTy1+X/AAFbXnlx7prIqNuN1qyntn5op4gMgclcevHNfIyg+bRw17x1+9TW3T8Ox66qQ2cat+3OvPpKMu/zdvJHucFvdCMENA/GcJPcRdPQSG6UHI4BUjt2IpKE7Nrlev8ANNdv5udKy6Pr12Dnp7PmS84Qbu9ens27aX1X4kzPeqQWjuPl5Bha3nUYx1wLOQ4/2Qx4ol7RW0lbRXjyzVtldfu297d9XoOKpfzRS683PB6p2s/3i6bNr80SvqsjxmF7iNQR9y7kntxnkcx3SPE3pgOy84z1qfa205oxez5nKm9ErfHF7X3Ttv02ao215ZSXeEY1F98GvyT79L5V54f8L69aPaa/4Q8M69bSf6xL3QNC1SCbIYZcNbb3ypIyeSCeeTnelisRTtKFWvCS+1SqvReTjOL100t67a5To023fkSbd41Iyi99/ei15a3XzPAPFn7GH7HXjtJf+Et/Zl+EN1cOWP2628C2Gk6ixYMMjUbC2S7QnLH5JVGSWxkmvVocT5/hb+xznM6ai0lCWIrzp79ITcoW73/I5amW4Opa+Gwzu1e0aXMn5ONpJ9dXdeuj+WfGP/BGz/gnf42y0Xwx8TeCbmYnzJ/B/wASfEkARjuw8ema1c6jpkRUthVSzVMBQwNe5hvEjiugknmGHxCX2MThcPJ6f3qcadR/ORyVeH8vldqhVp+cJzs+zSbnHrpt6Hzbrf8Awb8/svi6kufh98ePjn4RuWJkjPiKx8FeL7C3kByvlJpWkeGr4xKcfLLeSynBzNyMe3S8Wc8XKsTlmV4hJaSo/WsM2uzcq2Ijd91BLbTvxvhnB2bp168b7qap1N+y5abf33XXuat7/wAEVvEF54PvvBqftI+CfHenT27xWz+KPA2teDbu0fYViZpIda8VIzxkjM0aRhsbhCo+WvXw3i7R0+tZDiqdr+9hcbSxG19VGrRwuvk3bVq99uSpwxO79njIO99KlGUF6XhOr+XyPzL8Y/8ABAb9uzwnf6ifBT/Bz4m6MZZJbAeGPiXb6dflAxMcckPjTSfClskrx7Q+Lxow4GJSoL17lPxX4WrqLxEc0wMlpJ4jAOcbd74OrinZPy6nGuG8xg2ofVqydnHkrcrvp/z9hS316206q54Jb/8ABM79ubwDrLP43/Zf+Jk9rYRySlPDWnWPj+3uZkdVVQ/gXUPEsc8SjfJtj3rIFUbSpIrlzzxB4erZfy5TnmFeIr1I0pOUp4WpRpSjNzlFYmFGUZtxjDmSvHmbTUkmvvPDnhnCVeI4VuJ6NKjgMFQliqVLFzorDYvGRqUoUKNZucqdSlFTqV5UpvlqeyjCalCUk2aj8NPG+gG68O/EHwF408HW2oKYEfxR4U1zQDYXoO23mKatp9qU8qUhJF4yhdcDgD4fCY+jHEwxOFxVGpLnjUU6VaFRqcXzKV4Sbequ+rvbqf1zOpl2d4CvgHVwuJo1qE6EqVOpSqRlSnBwcEoSenK7JLZbJHx58RUvtN1K50e/jMN3YyPbzoeAXjJXeh4ykmN8ZBwyMCOOK/csuxsMfg6GLptfvI+/Fa8lWOlSHymna+8bS2aP4U4pyDEcM59mGT11L/Za8vq9SSa9thKj58NWWlm5UnHmtdRqKcL3iz6G/Y30/TtC1vX/AImaykTQeG7cNp0UwUi7vLN4L2K1VHGJReas2i2zIMbojdIx2hq8biHGSpPDUKesub289rJRbUXJdlaTatrdaao4cBh+eFSbuk0qUe+tua3ntZ9LPsz1HUb651bUbzUr6Vp7u8uJ7u6ldizSXN3IZ5iWYliAWG3J4yR2r4uUpNt63bbbd3fXzW8m+uvVs9yNkrR2SSX+X5ff5HH+JN00NtpURIk1e5W0Yqfmjs8NLfSnHIC2scqK3QSPHzkgHowsknKvJK1CLqWezqJpUkr73qOLt2UuxNXVKC3m1F7/AA7zd1t7qdu7st2eseEfCWlapot8+pJJayXM8cejajb7hPphsRJH50SghZLeeaR4bqHG51tUKMSpRvpsoyqGIwFWtXXvYmdqU2ruMKd0p66tTm58y1UlCLTva3k43GSp4iFOlrGlH343Vm5WfLv0ilZ9HJ30un+w3/BLT4N6lZN8Qvip4tt4mmimi8BeELtMPFfWoW01fxDq1tuGfLmJ0SwgmiACyRavalgRJEv5fxpJZfiqWXXSmo/WKtmmuVuUaOvVStOdnqlytrZv38s5sRS9vG/K5civvdJOWj0urxXrdq+y/rS+Cng6LwZ4S8LW3lCK+1KzvNU1FsAO0tz9lcRueC3kq3loxz+7VcdDj+ds9xv1zNJSi26dOM6UOzUXH1679E9T7rA0HQwNSLVpSnTm+lrqWjtpey8tuqud14rcCSIDqdUtSe54tFB6Y5wV/MZ56/N4q7lG1n++Ss9naELpfer+emx7OA+CXlQn06e0nbX1v+J0k7sb+FT0+22u09wM3Z6++wk9/fIrplrUjdWtOKXnpVd/w3OWFvZTavrTntvd+y0/S+/VdCxfsDLb9AN0nt/y8234/wAHJPrg9cUVLtw6rq7W+1/mra3+/UKS92fXTbXW0ZX791/w+82phWSBsAubLUodw44eydiPVhlMgHIHUYJJM10mlpZqlWVtVvC+t7aXW70v5iw8rOS3Sq0ZWff2lnbtu/Xp1vn2jh/CkwznCyDk4IAdSMD8Rzj196wSbwbfl37Ntv8Ay3du2p0PTHK3VrT5NN28zTsGB0qck8FLRh9TpVh7dB+H09NYXdCTa+zF27t0ofhZ6a/eZ1dKyS/mml3/AI1VfJ9n38i28220HPW7gH1J1YgZ+nGRz/PD5uWDb/5+R3/6/K19f8/LzhL3tL3dOffb6vf8np93Ywr+5SK98O8k7kmwdxwH8qJgAvY5ZckYJwM52jGDqpVMPrf3Jd9+W63037LXrd2Oyir0sVr9uCat5tXvb+63a7XZbnpsHiHTrO5sLW7v7W3utTsJ4dOtpp44572ZPJaSO2jdg8zIjLuCA7d6AkM6g/eZLh8ZjIYivh8NiK9DBUI1cXWpUZVKeGpTkoxnXlCLjSjKV0nNq/K2tE7fOYmdKlKnTqVIQnVxHLSjJxjKcormagnbmaW/Le11fVpP9GvDLvJ4d0KR23s+kacxY8ls2kRBJ5ySMEnJyeSTX9ncPSnPIclnNtzlleAbbvd3wtKzberbVm29W9XqfkWOSWNxaWiWJrKy2VqktEblewcoUAFABQAUAFABQAUAFABQAUAFAf199vy/zDAPUZoJaT7u7dr6a26aaL5b67kZT0/L/wCv/n60EOFttfK2v/B63XQjoICgAoAKACgAoA/lJ/4Kt2q237UXxGkxGVm1P4ZXJEjGNMyeEPB6Hc6qxUblOWKnnsRX89cdLk4nzN6arBy7L/cMNe+j00b0T117n3+RO+XYdXasqy0V27Vqmydr+ifzPjzwXeIsaALYLgjGLyWU491S2DHPU4OMY6Zr41zs237O99LzbfzUYvbbbTe7aZ7Sg971Hdafu4pP5udtNd0n5aHr8N8PLX/UcjPy214R05w2B+ePp1ApKb6ctnbaM2mvXTz6feHI1/N53nSX4Nvpu/my5FerngDJPSGYbzz18q5W3YjHZGduwBzT9pbS3l7rba03tNRfyVw5G/S32otL/wACg5pbdeXboXEuFkO3KSN3jlXyph2J8uUK+OMZAIPPNUpRlp7sn1i1yy87xlra732uyHFxV7OKX2otyjv/ADRbV/Vp7DWt7JyS9igJ6sqAEZ75UD17Hr71LpUutJX8kndrb3t+nTX9aVSqrJVm0tLNu1l83p+mtxBa2wwUmvYOcYS6uFH0C7yCPQY7dO9T7OGqjOpHs1Unb87LX+t0V7Wpd3hSn604eXkne3n8+jkFtISQmoSMM8C5ign6cY3PEHwR1+foM570vZydrVW/KcYS1+au76re93f0XtF1oJNdYSnDpd2Sk19y+SbGG2uQQfJsbj/ah86ykPPJJQzLnryFB5+lZulNbwpys7XTdNrTycr3vr2++2iq039utDylyVoq97fFyNaa3vr0fQctzPa8PHdW6cfeA1CAZ77k8u4GT1+TGOnPFF5RvzKpHfp7WC73atO/bfz8jkhUV4ypyfk/YTb/AO3rw08nrZbEtvdMZS8EsU4P3o7eXbKvfJtZzuHfggHtk9QRnJttOM9PhjKzXrF3tr5p/kKcIpWlGUOt5xuvRThdPTXS/wB22zFqzIpWS5mgZThVczQY4yBkHbjnGVOM/UUSVKf8SMX5VIK/b7Ss/loiUqsJfu5Sa6unO+/o7203fy870HiO7VH3XFq8eCu2VreZXUjDK6zRMSGBweeQfQkHL6vhHq6VBPo48qutHe6t/SLdTFKyVSvq+0nZ91rol5s8Z+InwS/Z9+K9vKfiL8Fvg94wnlUq13rvgPwtqd+CQQGju7vS7ieOVckpKhWSM4ZGU816eCzbG5Yv9hzDFYRJ3dOhja9ODule8IVIxeiSd01old2SMcTQljZRli4SxUoxUIyrw9rONNOTjGMppuMIuUmkrJSlJ6Ntr5E8Uf8ABM39kXVrGODQPBy+C0WeW6jtvDOqXGnWNvcSl8yR6bZi2tnw8jHbP5iKCAirgY9d8Y5rJudfEU8U5JRnKs3KbjG1lzau2ivay0s76W5YZVRi+SNOrTSb5VGMVFSd7tq3VN/K588a/wD8EjfAs26Xw18UtYtWkLtHbXlpZyRxliSFeUm4lfaSBuxGSAeMjNdVHjCfuqrh6bb0/d1Gl8lda7bK2uthTy1q/LKaat8cOi72/wA9rs+f/Ef/AAR9+JsOpyanoPxH8Oat5NjJa2dnc6dcweWZZRJNM10bmNTJKsUEe0WwCBZCJWEm1fUpcX4V0vZSoVIXnGc5qSbkoxcYxUbaKN5O6lrdXV0r88svqKXM5RdotRVmtb3b12vaK8rX6q3KeIf2Efjv4DszCmg2uqaRYwBBcWt9HJMgjHzyyrEkkYjkwZXZpsxMzBmZTuX9FwHiJw06NLDv61QjTpwpJVKcHFcqUV7yqJyb3doJt6pNvT5vEZHmDqTqr2VRylKfuylfV3SScGtNleX5Xf8AQD+y7+z5p/g3w18O/h7Zz/N4W0SC/wBfniMbQahqtun9p6/dqoVS8V/rM1xIodmdbVwpZvKzX88ca5x9aq5xnMqlRSxFSp9Xg5fBSt7LDU3fWPJQjGOjtza6t2PvcjpOn9TwPJTcI8kZtK0nKUrzlv1m3LVX5e+5+xFpeKkuhxoAix2V1GFHREQWgUDk4UYAOcYHHpX437fmqU3dtuM7u+7bi3va7vfTq7n1bhaniNGkqlNK+tl+8VlpZqyvtoZ3iS68y7skByX1ZE6jk/ZdNORxxjzAM5xz171jiZ89Smk7t1fxUaSWltd/0aOzBRSp1ZWWlBted51+ivfbXva90js5Zlm1C32/8s7u3jPplIdVdvT+6Mn3rvb5qkbaWnFNecY1m+n+Xr34Ipxoz6/upOzs7XlQSWy87/NdVZ944MkJz3HT3uGz3H9wZ49qVT4l6/nKf+S+4dLSM/ml6tR0fzf3Nd7FrUn2pa8/8sr5uvpp046fj255+lVW6f4Kv/ptk0G7z1t+8or1Tqx6bbLR6P1ujIsCV8M3hLsQyOFQhAEIIBZWADnflQQzMBtG0DLCuaF/qcm3fR2WmmrWuieu3XZW6nVO316mrWad2+6ktL66W7JK99b201tPbbpEwOOIbQe3Gk2P9T7cZ79dIK2Hn/hhfo/4NN22fp+O5jVa9vHTeU9f+5ipt+fbbclmfbaKp/5/rXn3/tYd/wAz+HbFTU1pr/GtfTEPT7vz02CLvUbS/wCXM7K2lvq7S++yT+Ry2oeat74YRiW3TyPnnhQloccjsASe38jwOEueiutn+llvby79fTtpOLpYxqysoxt53nrs1ppt8n33JvADeJfGXgPxNLqBgt/DlhLPLZmN3e4kiltLq3EL+YEhDyri7Lo/mwxxqu0qCP2fgniiWTZHxDkscEq08+o0KSxUqnL9XhCFalWU4KEnVcqeIfsrTgqdTmk+ZPlPic3y1YvG4HGe2cFga85eyS1qOU4zg1Lm9y0qaU7qXNHTRq5+snhXH/CMeHMEEf2DpHI5Bzp9vyPY9RX9YZAuXIslj2ynLk/VYOin+J+ZY7/fcZ/2FYj/ANPTN6vWOUKACgAoAKACgAoAKACgAoAKACgAoAKAGsoP19f8aCJRvstd+1/n1f5a33RCRjg0GQUAFABQAUAfywf8FbY1i/aZ8WsRgXP/AAqx/qX0jw7aj648ofgPavwDj1W4mxj11pYNr54WlD9D7zIdcvpafC67+6c2/TQ+KPBsCbEAPccjGeO36/WvjOVN7fn8uvTseuqjt0f9LX/PuexJDEI0JdVKujbmAI29HXG5cbkJUMCdrYYq23aU4R0dkuV3u9dOqevVX16Oz8m1N3ejaaaST2fR7O9mr7aq6ur3Uxit5lYKUZR6Ycc554z747Dim4xktk15WEpyjve/ndPa39fPuQPZyKNqtujHPluFmi45/wBXKGC/8BKmodLonp2klJeejWmmmlvU0jUXazfVNxe38yt173/F2YqzrwEC9f8AUz3cAx0+6szJkE9AvfGM1nySWuy7KU466u9lJr10XoXzR7p/4o0pu2rXvOKltrvt5EizXQI5nUAZwLmOX6DFxavnpyAwPqaHzrbn101kntuveh+T0Bqm91Hdacjiuu3JNfivkPW8kU5cZH/Te26ntiW2dsA9ybf1xxS5mtGlvu4dPOUJO1tfs/pccIvZv/tydvujUSbsunNr37W471TwI2Jxy1rKtyqc/wAUZEdwPcCE9u9NSW6T06wanay1uvdmv/Ab76ITg19qPkqi9nJ9rP3oWXfmstdbXtbiu1Y7I545G/55Odkw9MxyBXXHuPbsKakpaKSb3cb2l1veLtLv97t1IlC2soyin9paxfdKSundb26dur5o7WcAXFuuezFRuB9QwwQe+Qcj9amcISVpQV+krNS+/f8ATQcKlWDfs6ml7tXun6rb/hvkRraEAm31G7jA6I8guE74Gy4EgA9gR69aj2TXw1ai20bUl6Wknp3tv3NPa3fv0acrXbcU4N6K+sHH5b6/Nki2123/AC+WxIP3jZwFjz14woPY4UDt3pOnU39pB72vSje9utmvLXq76dz21Lb2c7aaqrJLb0vs9L3fXzJUtr4nH2+FRj+Cztx9fvK3/wCvHvS9nU61Ir0pxv8Aj8hOrStf2Mn25qs7O/bb7/z0Jfsl9z/xMgcEdbS0x+OIgRn2PWn7Op0q2v8A9O4fdsr9e3oCrUnb9w3e97VJ9umv+VvmMa21EA8abcDHPmWrRs3/AAJJMA++zr2NQ4VVqlRn3vBp9eqfp0bLjUotPWvB9o1FKK+TS0tfRN2+WkBSZc79JAxgl7S8YMO+VR419+r44/LNxkt6Ft23TqNPTbS2nlrZb7WNE4uyjib9P3lLR9ryTe3Vnhfxa1lrPTGhifUrcS3elxtFc24lRvN1WzQqZYy+1WVipLMBgnPGcXRd6sYp1Fv7s1fXlb3TdvW7WnpYnGThKTVCTSvzU5uP3xer07LdW6H0/wDArxNFpmp+IdSvptlrp3grXtQupW5McFpZSTTSDJ4KxI56jIyAeOPneJ6FfGYPDYLCxlUxONxuHweHpRdnUrYioqVKmm2knOpOKTeivc6crqU6OJ9vVkoUqEJVqk2r8tOnac3s9opt/wBJ/UXwk+NGj/FZJNS0eyvtNXSZbzTJ7TUDD56ny9OuIpj9mlmiAlSYoVWRissMgBdAjv8AO8e8FZr4e5tgctzPE4XGSxuXQxlKvhHV9kr1alKtQarU6clOlUpP3lFQqU5053UpShD0clzjDZ7gMVicPTqUlSxipThVUeZrk54y9xyVpRltdtSUk725pel3N99p1vSIScs+qzSDnjiaxthnHYLZyY9CDxxXxsKvtK1D/r45K9tffS+btHfZpXsz6GlFwwuIaW1BJvXT3Kk1rbV3qJ6+aerPTrOUSahFjn/TJHPv5dnP1Hp/pH+RXt05c1WL11lJ+VvZ7u/X3tf8zy53VBtq9oRXT+daP/wXr/mXbo/vIR0w8XHX70t33742VtU+PzSj+Kqf5EU3aM/Jyf3Kj/X3E+qzDykCsD5djqjHB6MloEIJHcM+COoyc0q70dntSrvpuopfhd/qGHV5PS161DyunNv53tv59rIz0cReFCTyXH575MceuMe3ufXDVYL1X4N27du33nR8WP3fuvZ2eiXT7rdeny1YDs0u5UHjKRjHXMdhbQn3zujOR9eK2S/c1FtfT7oRjp93d+pjK8q0PJc3/gVWc/VaNaddNi7MoNshJ4a9sioPPD6iHI/Hd16YJ7DmnC8F2cqbXleaf63Wz6aWFGXv2V01TqL15aTV97a22t95l31oPt/hjLZxKG+oZ7ZSAACeBkcdcY68UvYpVcPone/3O2n4t6X67XsbUaj9jjLK2iv0s0p6p+b7rTds9n8O2o/4lgYcmxZT65MMRI6H8B1z79PuMoopSpK28LO992o9+19Vbt2ufPYqbXtn2qp6vZKUtdLfhvfstf0I8ORiLw9oMQAAi0bS4wAMABLGBQABwAMYAHQV/Z+Tx5cpyuP8uXYKP3Yakj8lxj5sXin3xNd/fVkzZr0TmCgAoAKACgAoAKACgAoAKACgAoAKACgAoE/63f4f1cay5Ge4/X2/woIlHS63W9u1l6279NPS5DQZhQAUAFAH8qf/AAWPlW2/aT1XdK3z6Z8K7kwxOY5XXzLK3YqwOQ2IiVbjaRnsc/gXiFZcSVtdXhsHLl6v93y6d9unbo7n6Dw3Fyy6LUftYiPM1dLVvXy11S1Z+f3g7V7UqoM2sLjGVE6HnOAN+/f+Z5r4SU433rfKSs7ed16dD3FSm9o4d672l/lb7z16HVLMr+601p2IH7y9maV84z0PmY/77HPYdsXUpt+7SlN7XqNt3vfrzdfNaadTaNKp1rqCt8NKPKl9yiu/TcsLqcYO6TS4o/SS2d7eVR0OHQZPHYEZI5PovaJP3qKi11heLSt0t167h7Jte7iHKy+GolNfO7a7W0Zq22sIcCO+28f6rUouRjstzCV/OTzGPU9eNY1k9qn/AG7VVn/4HHT77vuYzoS3dK/96jLR9H7kk7X30slt6asepysuRFZSg4IaK/RgfwaFcd+5xnrmtPaS/lhL/DUTXrqkzB04q9pVF096k0/R2k/mWFv5D1si/r5FxbSHr2BdM8dvXNP2kv8An235RlF/qg9nH/n6o9uaM46teSdrrqPF/aNhZ1ktW6D7TE0S5PYS8xE+mHz6UOcHbnTg/wC+nH/yb4ba9JbgoVN42qJXfuvm++OkvPbzfQla0glw6lX5DIwIIUjoVZe/TkH3pSpRlqrPqv0s/Tb+mCqyjpqtLNd/VWX47Eb28oXbuEq/3LlROg9MF8uuMDG2QEflUSpz2vzLtJKa8rbNW9beRoqkb3Ss31g3Tb7qy0afXTXr5CyzwkACdBx/qZhLEfUfZ7pZFUc9EkXuM1HvRbaT135ZKS8vdmna2nwy13KfJLfkv/ei4yvf+em1d+couxYS/PRzbtnPEsNxan1OXT7THn1wAPbrS9o7XbitNnGdP06TTv5aenVOmnbl5l09yUKi27P2b26Pt8yZL5BjCWg6/wDL+w9Ou62X+v8ALDU+7p/Kp/8Aa/8AD+QOm+jqf+Cbd/77/rsTLfR5zttge5/tBR29DEP89KXPbX3NXt7Rab6/Clr8r/eHs33qW/68t/faV/u+4nW6zgC3kcHktb3NtNg/7vmq5z0GFJ9qPadoNrW/LKErbW05lLutF8hcjSfvxVrWU4Tj5aNRasrX7eZOLuHgNNJbN0xdxvCMnP8AG4EZ6dQxz36g0/aQ6txbX204X+bSX3N+QvZzadoqa0/hSU9PSL5lZrS6Xbda24y8kbASpIGG3dFJ27EMpOCP14znpVfEnZpq2jT6rzXy2JejV4tPezi+mtnder089T59+NJlfTtjRYJ1DRVDYyOdasF568c/0NFP+Km1bSbt/wBuSfX+r7BZcral0769+qtd3u9dj6B+COg2+r6h4g0m9Rns9Y8IanpF4isUZrXVVSwuFRx9xjFcSBWH3Tg4r5LijFYjA4XBY7CT9nicFmWExeHqWT9nXw9WNajOzunyVIRlbbTXQ9TKqVOvXqUaseanVoVqdSP80JQanG/nFvVNW7n1Z8MPhdoXwsRvDvh97+5hljl1G7vtTlhnv7u5uJkh3TPb29tAqRQ2sMMUcNvFGqoWKGVpHf4jjLjHPOOs5hm+dyoKvRwdHB4ehhKc6OFoYenOrUcaVOpVqzvUq1alSpOdScpSlZSUIwhH2cpyrBZLlrw2DU+SpiZVak6s1KdSbpwV5yUYKyilGKjFJJd3Jvv9PRpfFOh7snbE103bBkudRus854wwIPoBg8V89hVJ4miu0ea3ZtTl+uvXqe5VfLgcVbrLk+UVSglp0X5Hr2nyo2oQMhG0/ajkfxbbSxU8Z6lpCD/9c19FR/iR0srT0t/dpLotHa9kt+rPHndUJJtuypprreU6rstL9Fv6bXL1xITNCeMlrY4HQfPqGPf0/LrW89Zr1h67Vfl9/wChnD4J6aWn8nah+lx+tSFYSRgf8SzU8+xdrFCcf7XmHkjqfxqMT8Mv+vVT8ZUl+pWF1kuq9vR0bva0ar77O1r66pK/UpXj7fDllADlpmgXA6/vN7cevUcf/qOVVf7LTj1k4Jf03/V/u1ovmxlab2jzv0t59tNFZ+m5tM22xIBGJb25PuVe6lVNvqdgQdwB+Vb703p8VSdtNdZyS+fnrp0djFO9V3b92nC1tLWpxbu3srq79FbVlqSdVsbZic7pNPbHPJVBK2PxXntk4ok704a2tyX0VnZc2rtrtr1vv0YQV6lRvoqu/aUuX8U9La228qF1dL/aHh4McbDdOvsqsAv5GMYA9O3WtVVUatBXvZTd/T8be7/wXZGtON6GL0tdwSX3aaf4ut+i3R7VoVyom08bsbbeXH+yFjjGPrzg9s4A4r7jKq0eelbbl9NXbrtZfJHzmIj7lXS/vxvez0vJ3tt0+Vz9D9GGNH0oHtptiPytYhX9m5auXLsBHtgsKvuoQR+TYjXEV3/0+q/+lyNKu0xCgAoAKACgAoAKACgAoAKACgAoAKACgAoAKBbf0+/3df66ROMHPY/z/wA/1oMpKzf9f18hlBIUAFAH8qv/AAWighs/2l49Qdxl/Bnw6umj67kttWvYy2O4At+wPTrmvwTxEpxXE8al7N4LCad0pVVp93bWx+h8NSk8qnTS09pXSe2rUX23vb0XQ/P7wZeaRPtIMAJI4YBT249O/pxnmvjJKk9Wo3vo309NHb7vQ9JKtFW97ztrf0/r5HuNpNpsUYKmAcDkEE56Z/p/nhWora3Tay2+7+trA1We/M/Lbtr02+/p1Ln23T3ypeA+xAx344/Hr0xSvT2v63t+Se19Xu/NC5aq1Skn01/4JG9hp9yMqqAnnMbA499vJ496idGnJ3svvS9dH3t0V7PuXGvVhbVv1v8Ahfa2mxXOg2+RtlfJ7YBwQM4HIH0P/wBesXhYX3a39Vf/AIb/AIGxosZUXRP5sU6BH1Wcg5PO38PzBA79vak8JHdSemidv639FsUsbL7UU/JbNAbXVbMZguWmQD/VMfMQgdikgZQCOONpHrUunWp35Zcy/leqattZ3v20RSq4eo/fpqD6SjaLXndNf1e4yLU1hbE0E1hJkFpLM4iYnjMlrLuiPuQSx5AxUqpyv34ypPS7hflb63g7rXyuy3Sc1eE41o9FU0munu1I2f6aLyN231WSTAjls70YHCSG0uAP+uMu5XPrhkGeOK2hVk1o6dTsk/Zz8rxldX76o5pUUviVSk721j7SN/KcbafKX6l8ajCP9fBcW/8AtSwMydv+WkJljA9yw4OT7U6kftxnDq+aOmn96PMtL91fpoyFTl9mUJrTSM0n10tLll3vZde5Ms+nzAbbiBue0qEj04JyOvcY6/Wi9OT92cb9lKL38r3Xp6W7Dkqsd6clpu4tfq10fUsrHbno0ZHsyn8QM9Bjn6gZocIdGu6vbfz836dO6JUpO91stLp/d8/JfIsrBA3ICkeoAPP/ANf/ADmk6a20t5201t02fd6a6X2Dnknrpq9dfzXW972Qh0+J+qg+mRz6jB//AFfhUSpRenLFPyWzv1stdttdNty/bST+KS6b39b6/f8AhdMQW1xEAsU0qj+7uLx47fJJvT8AvT8KzdOV24TlFdr8yflaWmvfe2haqKSfNGMm/tW5ZferO36r1ImjcMTJa2sp/wCeixm2m/7+REDPTkKOe3as5Ql1pwk7uzUXBvpvF779FotFqWpraNSpFO2kmqkN9rSW3z237vw74sqWtrUbL1A+seHUYC/kmiAbxBpq/Msq/dGTuAOSMjPenSuqsbqavGenO5K3s5WvfdbbfkOXLySs6ctP+fSg35XjfW2mu9u+h9o/s92C/wBvXTEAg6VEnth9Qsl/LvyMd/r81xZTc8tpLviqOnfXvrp6676dTryiX+1ya2VCs09Xe0JfL7rvz6H2tDp4Or3s2OILW3g7gYBkuCR/389APfg1+drCL2k3bRKKe3a7b17PZdumh9DKp+4pQS1lOcnvrtFL8Hbtdb2MfR7ct4pto+R5GlWyHpkFtO3sQfUPOck85/Gow9FLFKNk7UorTuoK6d0u/wCnkdtedsFJ7c9aUlfayqu1/lHyS26HfWKeRf26AdDqi4P/AFz0wjOfoPr+NenTXLUjHt7a7W117K3RbLS3kedVlzUKj0s/q702vet+j28+ujLdyw82Fjyf3OQCP4ZLpSRz6yj/ACK1mnzr1hf/AMqLr6k02+WSXTndvlR369Pz+Rr0n7jqf+QddA+++80oD09/p781niv4cv8ABL/0unf9CsHpOO1/bRT+VKsNvyDa+HoOzXNnuBByf9Xk+mME5/Kpq7YaNtHOn9ysyqLfNjJ9oVdP715JW+Vt79dNjQeQDT9NLfxfZZm9yWimY89MEk1bdqVN2/klrrrpK3+T/XfOOtatb/p5BddEnGyXpotfuK99O0dpAgJysiKOn/LCwmc/+izx6/XjGrLlpRjtr+VOb7X6eunqaU0nUlrsm9+sq0Ervy5r2+WxyuqX8qa3pVuCSbewvpmPsFu3UgehMWB16k1xyrtVoLqoSeutl71ld/lpd/I66Mf9lrS0XNWpwV1ur079OzenXXax7Louq7b2MtJhIrGcnJwB+9twD1PJAPvgEfX7DKcW/aR1s1FpffG+l7Lr/wAOzwMRRvTslq6kUnZdpa/e7N+nc/VDShjS9NB6iwswfwt4xX94YFcuCwce2Fw6+6lBH4tWd61b/r5N/fOXl/XkX66jMKACgAoAKACgAoAKACgAoAKACgAoAKACgAoAQjIIoIlazXq18lf5r77X8tIKDIKACgD+V7/gttAY/wBo7TJMDE/wk8G3HzAMv7vxL4uhyVbgjNuMg8HHPevwnxFp/wDGTYeTSaeXYXfb+PiY699tV10R+g8Mv/hJreWIrrSyd/ZUnv31Xn26H5r+E9PjcjEFvL833oJJLN+3Gz9/CT6ZCdPeviatG/2VtvBuD37NON/mlt5HqwxDS+OUdviSqLov7strK6T3Xy9ft9OQRqGt9UUAf8s5LOUY7EEEH06qD+Vcrw8b3tWWjvbkl10+fna/yZssRJ7Tot9n7SL2emun49GTmxtxyRrEZ/vPbLKB9RGhyOPUeoqPYQV9a683C6/Befff0RSrT6ug1fZT5X/5M35dBY4WUn7JqkJYdI5/MtZBnoCrbuc9QQuO/WhU5a8laDd9FJuEvS2t+76Pz0abqJ/xKEkr7q011vqrXXnd7dS2r68mNuZR2ZJ4mHPodwJ68Ej68kUmsUuiku6lB9Lbt99l96uyb4Vvez63jJW/B7f0hTd64gBkgnZQVfAXzBlG3Kf3ZJ4YA/UYPFJyxFrum2lbaz1umr8qfVL72ilHDPacVo1vy6NNbyivw/IuQeJJEYJdQkEdQQUf/vlsH8SCeCKccTZ2nG2r7rTpo+/TVf5zLCpq8JX+5ra+6f69+zNqPUdNv1Adkyf4ZAAfz/8Ar46HmtuanUVm4vyduq6X8uxi4VqequrdU7rTX0/ple70aCeGb7HIEnaNxES/7sSEHazFVZgoOMkKSMHAz0xqYaMoy5Hyyaajd6J20vZN776Nm1LFzhOPtFzQTXNo78t9bJtK/bVf5rFpuqQIjQXjK21S0aysY1bA3KqklGAPAJXJx6ZFQqNeMVy1GnZNxT0Ttqtbxtfb5FPEUJtqdJNXdnaza6PRXv310uBk1oSYltba5j2cySQRuSwbhTtCEjBPOM8YJqJLEKWtOnJW3cE9Vd20srWb+5lx+qtXjVnTle6ipu1mtbaPsvw2Hie8GN2k2J9T9kbp+EnX/wDX7VD9pu8PSb1v7j167X2Wmz6W3KUaVtMTVS1/5eL9Y+v+Y8XpUjzdHtxg8mJZICM+jKWIP5mk5uN+bDRW2sbxfXW6v562+ew/Z83wYqb6Wk4zXfZ2v5mjbatACAtxe2LEjiZ/tdsAOxDh3A7ceXx/FmhVqfSVSm+0n7SP43ktezWnVEyoTs+anSq725F7Kf3qy+/mXkdBFqFxsD+VDfRcZmsJAWGemYJGznHJAlJ9FrdTklfljUV/ipSv33i7NdPtaI5pUqd9JypSdrRrK1tP5orppa8UtC7Dqlg/yvKsMmTlLhTA2fYSBQcdMKSPqM0/a03o2ovT3ZXi0/SVv8r7EulWjZqPNHpyPmjZNdVe197vWx478VvIa1tHVkYNrfhoDYQ33vEmlKOQTnBIz04JwBzThZzVrO0Z2d9/3crapWt001te4k5JSvdW0d1Z3XVq2n3O2p9ofs97X114lwHlsIVA6fcu4Lgn8Fhbk9D39fmuJ03gaCbfvYqlbXa0Zy80tvmr6dD08pdsTVk02lQqNav7SUfubknp00a00+1g6j+3GBUlV2A4H3o7CPqPQEnOPfuK+GcY2rtOasmtHr8C7f5aHtK98MmpdHo9feqvR33/AOBr1Oc0pwPFepSEYMNnIVJ6fJDbgD8Fxj2P4DCjFxxVZrXlg993ay6K2i+47a+uBoJfbqQTu7u7lJ9d9d/VanT2c3m31pITyz6seeDjbp4Gcc8hT/KuqDvONlZP2/XV6wd++9n20fS5x1ElRqLssNt0f77/AIO/dLsWb1sNAMg8t7fdukGPTjeRk/n0pz+KO97X+d2tH8/+BoKj8Mr7632a+DXRff00E16XFqM8n7BNwOR/x+6Tz79xkkfnnOeJV4Pzi1f/ALiUrrr0/paGmD/iela+q/6dV9vPT+mR6jMol0CMkFlXzSm4ZxHDGwfbwcZXg8DII7Uqr9/Dq63lLpdWhdPXpdav5DoXcMU7P3pKN/OUrPW1ut/L8TQu2ItLKIZAW2wOxBjtXcD6DZ/hx1qon7OK/uS/CDf5rQzpP36kv+nn/pVRXu9+vz+60OpuMwg9BcXLAD0+zSwc5Jz/AK0Dt1NY1+Z8tlZc0m9tNGvyl/T0LpL4/wDBBXb0XvRn8vh/A4u7BuPFKhfurpcK9c8XM0cYwO3Fyfrk+9ebKEpYj/tyL0/vNfmpb6Jfn3wahgd9fbT++EZNXt25Om9l1MdvFfjEfHDTfBtjZgeEv+EOl1HVrj7Kzu1xM+orHN9sJKRRx3UGm2scC4dnnuDN5ivAI/2LI8jyH/iH2aZ7icVbiCGc4fAYDDquouNBRwtSpF4Zu9RVqNbE1ZVXFqP1anGDVqsZ/FYjG45Z9g8FCnbAPC1MRWm4XvP97GLjUtZckoU4KHMm/aSck7wa/eu2XZbW6f3IIl/75jUf0r+yaMeWjSj/AC0qcfuil+h+TSd5St/NL89Fv23/AE2Jq1EFABQAUAFABQAUAFABQAUAFABQAUAFABQAUAFAnrp9/wCPl3/rvCwwT780GLVn+K9P67DaBBQB/L9/wXDtol+OvhudiFeX4E+HpFP3SXi8b/EZM5weQEXnBxxwQK/FfEWCee4V21eV0Hf0xeNXpsluvLU+44bk1l9ZLpiql9P+nNH+t0flB4OubqFxtbd8xzjEgPTAJj2SD8LZs47HIr4Sone61+Ta8tvet1+F/K57UXBpJqzVtNV/6VpZf41Z+p7rZarKEAZd5CjcI23sDj+KIhZx3xujXpzg5rByae3a6Wrs/LSX3xSKdNb3SV9L6fdK/K+t7SfbXrprrEROHIVuMq+Vb0yQ2D+gx0pqpHTu+l9fxt/V+zF7KWltd9rfddLbZ99t0WReWs67ZljkX+7IqOMH/eB+o/DGaLwlo0n6pPTX1/pitUi3ytpvrFvz8/v0X4oils7GZAsIFqxdDvgZo22B1d1Cq6r+8QNGWxldxZcECs5UaclZe4207xbT0e2jtZpNXXe6d7Gka1SLvK09HZTit2nZ3abspNSVu1nctLZxDHk3V5CQONl07j8pfNUj6gZo9jFfDOcbafHzW07S5ltbt+d06zt70Kcv+3LP5ctv61Yrw3ZAVpLW+j6BL2IKx4PSaPcM4H/PIY5ORUypTtq6dVLV88bNu/WSurd3y92ONSnuuelLS/s5XXleLaa72uyhJZQ5y9leWp/v2bpdRZ9QhzKo4yBtXPp1Nc0qMNbU6kGt3TfPH7k27LXte1159Ea8krKpTnp9tOnJekvhv82r9+rVjaI/udVEZz8qXcc1oc88fNuHp04798VHI4O0a9nfaalC99tXfe2q+4tTjL4qEn/eg4z6+ST/ABu9UaSXmtQ5YCO8jx96F0m4HoAd/wBMJz9RVc2Iir2VRd46+fT3nf8AroRyYaV1zOD6Kacfld6dtb/ct7UfiRozsuLVkYAEg7lI/BuR+OBnp7tYpLSUGn934O7F9TbvyTjJdNU9/T+n+WhH4ktD1Vxk5Ofp1/H69utP61T7S6dPv69P8vlP1Sr5dv8Ag7/jqvwNODWLCf5d6jPVZAO/GD1/ljk/Sr9tSlpdN9Lpf10M3Qqxv7r07dOq2vv1X42uWXsbG7XcFQFud0ZGe/XGe2ciplQpVL6K9t1b8PN9/kOFerTdrvd3UttFtrbr59TOk0i5t3MtnMwI5BRij4HbjGfywfw55JYWpT96EmvR2fXT+m79uh1xxVOa5akFfzSkr91po7dn5DhqOpw5S5hjulzj/SIMkjn+Jdozz1IPXv2zdStHScFLXTnh+Vrdt2m+5ao0JWcJyh/gn+cXfvsrL7zw74qanaD+y86XHFIfEnhPa8Mm3a3/AAlOkHOzYM9+CcZ685q6M4SqP90ovkqtWvuqU+my+4U6VVU3au5KzXvro/O7XXTbvY+4v2b9bVvGUMZUoi6RcOCTyWLQxr07Ydsn6+hr5ziir/suGSTS9tpd9eSST/Ho/JHVllJr6y+ZX9nFb9FNNvpfb8LLSx9rJqf+i64wOWMupZPIOUjZFHXPCoO/bvXwKr+5VXeU/O2jSd3bReenWx7bh+9wumnLQt82m9lpdtpL/gGbomoLL4r1QZJUw3KnIIOFS3TnIBxhBg9wSRweDD1E8VWvomprXay5Vb0ut0t7nViINYHDtPXmpvdaN8zVvW777b6HbWcim+t9nQT6iB/umCwIPp94/j1rvgk6sLbP2y0X/XttK/y8k+1jhqfwJ335aHd6p1lu7d9evkWr1vmgOerSH8Dd2vY/iePX2q57w9ddu6/r5v1JpaRq2/4b93Ij12X/AEU5VlIspgMlTkfbtKwwwTwe2QDnOQOtY4pfu3/hW9tf3lLz26d99Ohpg0lU8vaJqys7+yxF101S7P8AUp6nBF/aOl3u0Gf+yriHfnO2OG1uJgEB4VmeQ7yMFgqZ+7znVhH2tKevN7Kcb9FGMJyWl+71fkl6a4epP2Nene1P6xCTXeUqkI67N6LTXS7tZnQX74ktYh6NH+DxtCB+O8DH07V0z3j53Wv973f1OSi9Kjvs+a/+FqXX0/z0uyC/Ilktox0aKZjjtuu7KLOfXy5HOMc4/GsqsVJxjbpL7nUhZXvva/8AwVc0pOylLV2lFetqdSTV9ey/rQxLSAN4lvWxkQx6VajIydqz2MhPbB227Z/P3rnpU1LEz0ensodNLSg9rbWi77HVUlbB0v7zrzafnCorW2d+ddNtD0nTYk+1zrgE3F9p9qT3AZo94z2wj578nPc19JgaadTl/nq0oK97Xbjq9t07P5W028itJ8sXr7tKrKzb1snb72k/8z9fFxgY4GOnp7fhX9+7H4YnzK/9f117rT5rQUFABQAUAFABQAUAFABQAUAFABQAUAFABQAUAFAn9/X5kbjgH8P8/wCe9BE+j/r/AD/rzI6DMKAP5i/+C6MQX4veCLjIDN8ELZASOv2fxl42kAIHJAM/T3456fjniJFPOMFLq8tgv/AcViWv/Sn/AFv9nw3K2Crro8S/xpU76vS9lpr+G/45+ENQl8weZDE+XxiORopc852x3EcStjnAWRj/ALJNfBVL31jfyT1673tqrPZ+W23uRir6SaS25leL1s9YuVvVpLvue82V7b3EYjJBdVDeTdR7ZBgD5gkqhh7MuB6HPNc7UJaPVr7M4tO17Le33q2mz0NPeiubVJ6c1N3T+cdOq00016l5QoXZunUbmYAyC4jJLFjlLkShRyQApXA4zzU+z/xJO+j95a3d7Tv5vRr7h+0beqg/O3I9NtYOOv8Aiv630a7VJGGt8+gSa1b8Whkkjz/2yHPQVDpv+78uaGvfRtfh+ZSqPZ8yvtrGovTWMXd373tuyUecv3TKe+IpYbkAf7ri1kI9huI7DNJxl59VvGaVn291tW9fRgpRbWsdL/EpQfbf34rvuvuJFvJY8ZmQEnhZxJaSEjHTzh5bZ5wVkIyeD3EttdY3d/ivBu976SVtuzt26sq0Xdcrt3jaau9/h1XzWv3XupqMqhTJFLhTuDbfMTOCMiSMsnIJHLcg571Tm1raS1erV112aVtNf+GsRyReiktdN167Oz6f1sXYtYib+JD143DIOSeckf5/Ag9otL8r3667dO3n+gnSl/w6fp2f4F5NSiY4PI7jOR7+v+PsaOa62T7bO1t90/ndidOS/Nbp+X9XHqljMSSkaOST5kOYHwckZeJlckDqdxBOcDHFZunBrZReusbxdt1rHXT/AIPe1c9VaXk1ZO0vfWnk07emjWnkycQygYjvDIvZLuJLlOM8ZHlyY7EszngfWplTl0mpLV2nFTS12+zJLbV3+bGqsb3cLP8AmpycHfv9pX9El+YxrRz/AKzTdPnHrbyNbOe/QoACB0/eegrN0u9GnK6+xLlenyVuttfPqaxrdq9WLSsudKUfnq/nePnpsV3tbIEeZHe6a3QNKomts+pkUuACfWReOuM1jKlT6qpSd1rJKUfvV1b/ALeT/A3jXrdHTrJNX5fdna/SLs3/AOAv5k8SalZ/vbWUXUAwd1u5kyM8ZjB3D32bh6mocK1L3oP2kbbwd9VfdW06bXt5lOdCtpNOnJq9pq1/ntpbZ2fka1p4kHC3CYboWXgjB5yDz17Y9RwKuOLTVpxtZ6337a6+dr9/MzngtLwknp1vf5bpvtt33tboYNWsZwMyJ64kA9PT+nTI7Hpaq0pL4lre17aa7ar5N369t+eVCtC9oytfpfv0f677ngPxsltBp9nLCITKmveF3jKld24eJtJKcA9SQMD04xTjGPNJx5U1RrNWS3VGo/wVvy6FQdTnjCTnZzhGV72SclffXVb6aNM9/wD2bPEsNv4l1TU9WuI7TT9E8J6jqt5cOG2QWtm9vNcTPgM22KFJH4VmIXABOBXx3ENHE4+GAwWGpSrYrE5hRw2GowS9pVr170qVKK2cqlScYpXtd9j3sKqOEhia0ny04UJTqyk9IU4PnlN76JJu66eR9b/Dr4oaB8SPDviTxF4amupNOj1HVbJ0vIDbXEdxFaRXDh4i7FPMhuoJkVmDhJVEipIGRfmeLOFc64MzKWUZ3TowxVXC08dSlh6qrUamHxMqkFKFRKF+WrSr0ppxVqlOVuaDjKXVlmaYPOKWGxOClOVOFRYeaqQ9nKFSm4NxcW2rOE4Ti02nGcVZNNLvvDt0ZPGN6pwAYpc9ACDbwqe3fGc+uOteDhH/ALTNPZxk3+F7/meviI8uAo91KCX3ydj1KyZRqMCjorX5xkYx9n03J/N+a9iC/eQXS9WzfpRW21lovLRa6HmVGnQm+7o/+lV9PlqW7uUM0GPbk9t1wz9+eBDn0rSS96Py0v3bX6P7iaaSjP0lZ97Qirf+TIh8QSf6NjPSBFH/AAO9sz/KH9D6VlivgWl21DfzqRt06OK8rabal4Je9d780vwpTvr1+ITVJP8ASrBcAY03UCOeh+wzL2HTn+g5pVlepC2iVOrtZfYavt93433Kw9/Z1NL/AO0Udb9VUX39/l5mteSA3dsOmHhPPp9qgXP/AI/j2z9a0qX5orSyaf8A5PFfr/kznpfwqnmpLy/hz9F07v5DZWzeWaE/8u4Gc9A0pkz6k5hHr9MnlSs5xj1svPRtu+v+F6mkGvZVH/f7b2SjtfvJ3tpp9+Rpl0p8SaswPS+toye37uK5C9xgfusg+341hQt9ZqeVSKu/7san+X4dDprpxwVBaXVKT185U72v5N26Homg3KyataRE5M3iK2VQTniKKBvUf3MH+fNfR5XLmxmGh0njqMVbrrC+3mtFb9DycTdUKjX2cJK7t/NOS3fk07W66+X7BIeCPQ/z/wAmv76PwuD3X9ev5f0h9Bp/W1v69AoAKACgAoAKACgAoAKACgAoAKACgAoAKACgAoARuh+n8uaCJL3bX1WvrbS/469iCgyCgD+Zv/gulpk+o/FX4WW1sypPqHwnvLKF5C6xeavivWRH5rIkjLGHulLlUdwpO1GOFP4/4itRzXLn1lgXFLrdYmo12W8lu16n2vDX+5Yp3tbEJt9UvZRvb+unXY/DjSZPE2gyFdW8L6lNCzENd6C0fiCBmBBzFp9kW11oyDkST6JbjAwdrELXwtWSa96LWmreluibb9y3T4313sme1GCT5oVVfWyfuv79H6O33npemeMtIvn+xW95ayXMShpdOkcx3tqQdpNxps5iv7CRSCpJihdGyCgK1hKlzK61j96Ta6Wd4y13i1p+DU5QbUk03pdJJvvr8Mlrf3l13OqtteaMDbcuidxMpuoc+gmUpPGOmTIrkepA5ycZRV1Jrqub3la/eNmtb/Em/wAi7wm9Vd9eR+zn1esHeL315XFXdzZg15pQP+PKfOMeTdqpO0cHbMkQH/fR/rSu/wCWElqtJavzfNy6337dB8kOjqRe9pQf/tjlve/y2NFNWiHMlpcR8cvGonQeuWgeUAepOB61Dla14TXd25l0u7xurerE6cr+5VhJtO6b5ZPurNRb6Jrz7l+DUoZ1IhuUfoCjMrH0wVbJHPGMA9fxacZWtJNO+mnTuvut0117icXBrmhJXd1ur6b32a9OvUsKI+qwiMnq1s7QNyScnyiuf+BAg4pezXble14NxvZ+Wj/G3cftHs5XT/nSl16JptdNE/mPDA4zczHIORNFbzj82iDn8WJ5GeRUuD6zvfRKUYy7+Sf3vf7iua1nyxV9uSUo9ddLtbeWmiZIEB4DWTk9B5Elqxx0y8MxH/kMfjUun/gbvfZwfy5ZP8v+BSmr2/eab6xqeV0pRWnk31JR5sZBCzpj+OFxexd+qMIrnHHOA3HfNQ4ySvaXyftI6fJT112XbUpSi07OD8pfu3byesbrq79+lr2ob6YA+Wy3GDg+Q+ZE46PbybZUPbbhsEYzk0JvWy5rfy6v5xdpL7hOMXo1y31XOrJ+kldP1urmnDq65CucMP4Xyj+2QwDfmPboRRzq9r2a1s9GvvJdLe1+u2q+TWll6s14b+NuDjBHPIIPY/n+A+op7+n9fmQ4Nap7dt/6/P8AAlFtbOzSQM1rKefMtmCZPq6YMT++5Cx9eazdKO8W4PvB2v6rZ/NFqtNLlmlUj/LUTbt5S0kvKzt5Dnt55P8AX29pqAxjzMfZrrA/2huXOOeJE56ACsZ0pPSVOFVa3a/dz1t523X83Z9LGsKsF/DnOi30fv07236P/wAleu7aIDY2mfmg1O0P+zGtzGO/WMSEj1+boO3fmlQp78lan3vHnivO8VJ29X+Z0RrVLaToVF35vZv58zS27LR236eAfF+G2gGlSrqKusfiXwo7QSxPDI4j8TaSWUBm64HTH8sVdCEYTb5+a1Ks+Vpp6UZ6bvf0toOdSc48rouLk0lJNSim2nul3eltb/j9GfAPQrHxvqXjPw1M0tpZa74B1fSJ7m3C+dCuoyWtqZ4Q2UMkPmeYiuCjMoVwQTn57NM0rZNjMnzfCU6cq+V5xhMfRp1U3TnUwsvbwhUSs3CUocsuWSlaT5X1O6GFWIwuKwlaUlHE4adCbjpKMZpwk4v+ZKV02mtLM+sPhD8OdP8Ahf4N1XwtZ3c2oEahqV3f6jNEsD311NbxW7yiBHlEKLb21vDHEZpmCxZeV2LMfluOOMcx47zurnOPo0cLKGGhgcLhcO5yp4fC0JVZwgp1HzVJSrVq1WpNqN51HyxhFKK68oyjD5JhsNhcPUnU5prEVatRJSqVqjgpO0VyxjGMIQiukYK7b1fqPhx/+KwuSDwbJcjkYJsrZmyO5zn8x1r5rCL/AGmWm8W362T3X4bW007e7iL/ANn0n1VRW82pz0/z+7Q9X09w9/G4OQsepscZ4G7Tox+sRx9D9K9mm/fj5Kpr5uUFtfW1vnZXPLq6UXHzorpbarJ69N0r6fmWriXdNAvY/ZG49GOpk/TkJ+laTV5RtppTu7aWXtb/AI26efUiOkJP/r4revsEn+f5dyDxBNhHH92Ox79Q1zL/APGx9cdetZYrpb/p1dWX80nqu+it2NcF083W06u0If8AyX3jdXKnUNPl3NtXTdSAj3AKxNrIwZl67kKDYeMB2HOeFWX72G/8Oqrbp+7e/wAuV2fTUrCt+xqrS/t6Lvq2ves9raO6vor6bG1eP/p0BJxkQrj/ALfLYgnPHGP58YrSd+aPovwqU7nPS/htbP3t13p1Lev5FG6uH+1REHDi1hKjnk7b/uMd1GenYVnLm9pzL+WFrelV9vJ3v0eprFL2Vr2vOV3tZXo6v72/vOY0662eJNWGef7QgYc/9O2osR7fMV/XntXFTny4iu76+0utenLVvvbvvZ2W3n111/smHelnRkvunRX3W/HyPRfCF95/ibQYhyH8TIAfVi8cJ4Pux5AIyM17+RT581y2H8+ZYdb73rwi1669PLR2PLxy5cJiXs1hNe+qcl96Tene5+1CdfqK/wBBj8Dhv6q3X+v+BcloNf8Ag9AoGFABQAUAFABQAUAFABQAUAFABQAUAFABQAUAFAmr6PT0vt57d9vz1IDwSPQmgwEoA/Az/gtb4dOuSfCA+E7F4viNDpXiIxa1qF5FJ4abw5HqGnsulX+hi1a/vb1r6S6ntb+w1fRP7PV2F1Fra3EMOnfIcUZLg81eHlWlUp4ilCpGFSDTj7NyT5ZU5RfM1K7i4yg1rdyVuX2cqxlTCqqlaVOTXNDVPms1dSTsrrRpqV7dD+cq/wDEvxm8JO48Z/COTWbSNiDqvgDV1v5ZF7yf2Dr0WlyRgAZ2w6zet2XJ4r4ivwjVScsJi6VT+5Vj7N+aTXMnqv5Y22emp7dPNKb/AIlOUX0aaaf32trp1KkHxo+FfiARaV4lvINDuBLhdD+JOiPoqpORtCQp4ltU0m4l6qrWN1dZH3XKkGvCxWSZjhXKVTBVHZWdWiudWV025UveS/xKLW1uj7qeMoz+Csl5Sly336Nq/Xyvsd3F4e0O8iS60XUtSsIplDxz6HrRurKWNsFBb2WsJrujW0AH3E03T7UBTsRlXao8iVOSbi21JNpxmr2fnbln119/W3ozpjU01jF3W8dPxWj9bf5Eh03xNbqBbajo2qJ/DHf297oMkajJBe7tf+ElivJWzhgumaZHkZG0NhYcOjjdabNPda+7K1vTne9u97VRXveSfnr+MWrW/wAPREg8Q6nYkJqHh3XLTA4ubKzGt277fvOZfC82qXNpEPveZqdpYfJ820YYLDpw7qLtbrT2v1do9dLNro/NxnK+/Mn0bUu26kr6v8fNGnp/jDS9VVzaX+n6pJAwWdILmC6mtzxhJHt3+02rr3WRQ6nIIGDUTou13FPTTmVn0taaaeuq+7yLhVs7aw1Wmyts04O8X0+7bQ6S215VI8u5nhwDlJx9rh56ASIUmRTzy+7HUg4rLkktm1/iXOl/28rSXq7vqaXhJaxg93eD5JX9JXjJ7WScbu/ob0OuTuAxhhuVA5a1uEckeojk8t/wAJyce9T+839nzJ/ahJNa9bPlena3kLkp7Ko4dLVIuNtbaNJr73Z9Foy+mu2vHnxT2/vNC6KvTncRtwPXODxipdSCdpJxe95Ra+eq89+moexndODjPquRqTf3N/L067GpBfW04Bt7hWP+y6nGfx457EZz+GaTTXuyv5p31+d76fLXvtLU4t8yfpJP+v026ouM4kKiWKOYD7rY2yKOeVdcOvrkEHuO1TKKa1ipNPdO0vW6s18n89NSMuW7jJxb3V7xfyaa+9PzuSqV4QXEyqBjy7lUuogPfzAJffmX0GRgVm4q3xNaNWqRU4+nSWm17lxm9W4Ju+8G4S18ou3/AJLvrtdE6K4yURTwObOcIT6ZtbjMQzgnCS57CpcJaWt3/dytffeM/Lpf8iudOyv/AODI7d1zwV3bzivki5FeSowXzFLHgRzA2kxx2VZT5cmM4ykmCRwDUc0lpo3ppK8JfdK19U+vz6lWT1s0u8bVI9ftR1Xo1dX1ffXh1Ro/9cHjPT96hUH6N90jryGI4GDxR7RJ2aa9VbTyvp29fLpLpJ7NS03jJP8Ap6bWvr3NqDUY2A+ZTnA+VgeD6de2D/LHWnzxdra9Xa2j/Dz9fO+keza8u116PW/n+G91oeCfG25jl061Xht2ueGyoODgjxBpp6/Uf/rqF9t9qNdXt3oz/Pa/Qummpwemk4Xt1tJaWVkvXXd7LQ+j/wBksEeL9UK4x/wjZBz1x9vsSegwAf079K+F4p/3Sh1/2lXtsv3VSy1eumrt3e99PpMK1eo27vk3ffmirX1266X1S7n3NZENY6m4xmSfUnJ65BeQDBB/u9OpwK+AUU1Lf7V9O9/W2y9T1Kl/a0Vd+6qMV8uVdVa/W2nRbhoGP+ErvTwCtmy5xwCtpbq3pjkHt6d81thY3xE+i5Gm9+iW17Xduml/kb4hpYGkldt1ItdtZTffT7vPqem6W4W5O3OBb3wXnGc3aZ+nOPXnAr1qaXO4t/DGbfe3O/8AgNrs1qebWbdNdE6lP0t7JLXa66PuWZJAbqJQeR5C88DCRs3v3mP0zVy+OOmuidrN/CttfPbdijpSlvrd9es2kl52ho/TVPar4ilG2bk/6vTeAe32m7yBn9eKyxW7029jfv8AFU/DpfuraddcF9n1r/8ApFK36/eP1eUm50og/wCstruP0/1to69cY/ixx/jSrp+0pP8AuVI6+cJWtfpqkm3+gYW3s6yttUpS+SqRf36GpdTZnspM5Dm3PUf89on559FJNaTesdN5Lbp78X+hhSXuVI6+6pdO0Ki8/wCbt5W70b2ZlurYp94wDH0WXyucc8eccY7nvzWNXSSWrfKl5Pdffr3S872Noe9TlfrKWnRXSl+PLp8+xxkEjR+KNTH96e2kAGejwvE3XsGuF9/UDHHnpNYmrvrOL++Mkrdb69Ntfn11fewVDuoTWnlOMlf05X3+9svfCn4iaBrHxw0v4a2v2x9f0XXbTUdQZrcJYpFPq2lqLdJ2kEklz5ep2lwAkJi8mX/XeYrxj9G4e4SzWjheGeKqsaUcqzDijDZXhk6kvrM6scXJ+2dL2ah9XlLDYmlGftHL2lGSdOMXCU/msxzXCynmOWxlKWKo5T9ZqWS9lGLow9zm5m/aRjUpSlFpLlmmpXUlH9+0+8Px/ka/uM/EluvVfmTUG3Xr38v68v8AgBQMKACgAoAKACgAoAKACgAoAKACgAoAKACgAoAKBPT+vNf5v9CJxzn1oMpKz02eq7f1/mMoJPxs/wCCp2l/avEHwhugpJTQ/F0fHfyr7RJMZ9/N98Z968jM4c7pOydoy39U9fLbz7Hdg27VF3aTvp0fXyPyCvNNcKRdabMiuOWhxdxYweu1UnJI5wLZuPfivLlT2vFrs7bX19FbsnffTQ67XvZp231s/u9dNzzzX/ht4M8URSWuqaLpOopIGEkE9pCzkMDnfBJGHHBP+sj5xnnBxDjOPwzfo9fkk3fts/LqGq8n37ejTs+z3PnPWf2OvA0M0t74IvvEPw8v3Z5DN4O1e80SKSQ87riyspI7C6UHBKXNnMjDhlPQ8tfC4bE6YnCUKz25pQXOlZ7Nq6vpezNadetTsoVJR17u1vPpbvppbQ4m6+Fv7R3g4H+xfGHhz4h2EYOLXxdoh0/VnRM4jj1jw29lEHZRjzrrRbxy2CcgEHw8Rwzlda7ozrYSdvhTU6ab11U/e0eiSktOr0O2GZ1otKajUSWr+GT7PTS/lZ/fc5q5+Kni/wAMkw/EL4Q+MdFC8Sar4XEHjTRkA+9LILVNO1yNMAttTRJmA6EtxXiYjhTHU7vD1qGKir2SbpVGv8Mrx3/v7vXy7KeZUJaSUoP05l96s/8AyU19P+Jnwo8eS29qNd8L6xqMeFh0nxDDbW+uWpYciHSfENvBq1o4bjzILaN1cfI4YKa8DEZZi8LrXwtajq7zUZRi3t8dP3Wv+3n52O+niIT0hVjLfS6fr7svl03t1OsHhuyDNJpup67pLkDEdvqjanauRyvmQeI4dbljh7NDpl1pilRhGib5xwuEntJS/wAUE398OR+jlzW7PY1U9k4qy7XX53SfmkvO4xNO8U2RJhuNC1pTlyzjUPDF6o6iOBEPiS0upm/hlub/AEiEucP5SAuM5U2k3Km31Tg02/VS9nvronLbS+xqql7JTcVfaSvG3/k35dXuQQ+Ob/TXli1ix8R6MYfmaW4sV1XT0TqZJ9W0KTV9NtIgP4r+9tGC/M6Lmseem24uryO9uWrem2+iXtOS9/7rknouzN3SbSlGlConrzU3fTvaKuvRpWej136rS/Fula3F9ptLrSdUjDFWuNPuYt6OMEqbi0kkG8d0ZlxjkDsSodXGLvqnZ05W12atfTzs76LdE+15W43qR2bjL95DtqnrHr07nT22uogCx3ssJI/1d7H5yZ9riIqQPrvI5z2rLklFu02uvLVjzb32nFq667PTqXeMldwhJN/FTly/fGXW+6Vv1OhttauGAzFb3YJ+9aXKE/8AfE3lMDjnA3fWk3NbwUlo04ST9HaXK7/lp30lwp7qcoa/8vINfO8bro+34GnHq9vkGaG5tvV5IXCg9syAGP8AEN05zUSlD7UZwf8Aei4r79uuuuy6B7OdrRcJrR2Uk3pr8N7rz7+pr2t7FcL+6uIp4yDlHKyD0wQSeeemKaipKycWpdN0192/yvvsJ3g1zQlDzV0/wtfbuacZVcbFlg4x/o0hCE9h5LBoRnj/AJZ8Z6c5rN07bc0Ldm7b9neP3K35lKd0r8stX8a9715k1Jtetn12Lsa7gCXtyQvIuLRd+cZIMsDxDgjG4J796zdJu79y73vCz/8AAoON7d2mWp2vZStrZxqXit1pGUX32XpZs8K+LsJKaWpSLafEHhv5obuUgY1/Tz80MyMMD0WTnp1pU4NSl7qS9nVXuybT/dTV2pXdk10b7vuP2i0d2mnH4qaT0a2lFpb9193X7A/ZVgSLxDrUg+9/wjYUD0zqFlkjHPT+Y57V8ZxXGMMLQe7eJt8/ZVP87Pr016epgZznOcWtORd31S1t6XtbTt0PsO0lVdHu8MAQmoEn+InbMDzkEbcZPtnjPNfnsV7jeut/w7Hvz97E01q/eppWtuuXfR+m+tti3oUiDxVfqcg/Z5ix9Qba2yBj0O/uOOldGGS+sVEu0tPJqPV7a7fO+hrXv9Rot6LmgldN396a19U9beq139EsJVF7MFG1VguyOnGbsZ5z7Aj3xmvTppc7e/uS0vu+eWi1vt5aehwVV+6j3c4f+mo9tev521JZJP8ATYvXcB7/AC29ofofv56deM9KLXnrbe3VfYp76+fk/LYSs6T03Vl0etSrptp59fuKniKXi4HpBpp9v+Pu74+gx6DOPes8SvidrfweveU/8rb9OtzbBbx7c1e+nTkpdO/lexLqcn7zQyTyXCnjPDRxqcD05qa1uago9Xb1bjr+Hy7Cw/w4pb2V2vSV7/nbUtT3H7vTX/6YRt7grbNJwOucqOf/AK1W/hpv0dvle3Xt0203V7RDSVdd5SSXk5cun3/f9xFeybJrVxkssU2P9orqFh+HRjgenGe1Kek4vy+589O3Xazd/wA0FJpxqRva0k+29Kr19YpdfPSyObQA+KLt/wDnpa6fLt9C9xZI3Q9iwHfueOtc0YXxc9N1CWv95w8trvpo/wADrlJrA0/KVWPldRqP57X/AOAdj8Afhr4Zf9oLT9W8PKl74z1fxBpl3rym+juLiw0HSLm0mnupLZCXsrVorW1E08q4upre3VWa4fEn61wfX4kzuvwnw7D2lfJ8kzyGYUqapqNOgvrbxNerXrcq51RjPEulFtzj7apCCbkkfI5zHL8JSzXMX7Oli8bl8aE3zNynJUlSjGELvl53CDnypJ8sW+XlP3aTr+H+Ff2Ifj8fiX9dCWg2CgAoAKACgAoAKACgAoAKACgAoAKACgAoAKACgAoAQgEYNBLXMvy6akJBB5oMmmnZn5df8FHdJ+3z/CebZu22njiLOM9JPCrf+z5/OuHGRTVPRP49/wDt3t0OjDtpStpquvk/6v8AdsflnceHyI1ymPlXORtwCvHVSCT7EdMmuHk/Lz0f3NW+7p8+m6vv56a337tOz8332OW1Dw3FOu2W3SZfR0jcZyTxkHkeuAQcEYxUOnfWyfmv6u9vu+aHzPva21+ZP52vvs106WOVuvCxjyYHuYOwXJmiwOwjmWVUXjIEJjIOcEHOcpUl2t6p6vv0V/l5u7ta09ldP5q79b2t6avzvvz8+i3qZJitrle7RlrdwPTY/mxsSBg5miGRnABwM5UU730/Fdd9PTsvQq+vnve/X87nO3mlWcoZL21aIEHIvbZTFzwf3uJLbqMHMxI64wQaydFr4b3vstHpe17f8C+6BST0ve3T/gbrz2PJ/GXwG+G3ji2ePXvCmi6mkoI8yWxtJzznlXeJypGeDGVI4IIODU/vErP3l151dW8nrv3v992NOzurr0/D8d/wPn3Uf2RJNEYz/DL4i+NvA7J80OmQarJqvh9MZ2ouga6mp6WqfwlYIbc7QQrLxXBiMtyzFXeIwNNSe9SkvZz9XKLUrb6Nu22tzop4vEU9I1W12l7y+6V0ttfXfc5O88P/ALTngrJudN8E/EvT4v8Alpbf2j4L1x0XqzyRrr+izTEdFSz06MsSMoM48Stwpg5tywmMqUXuoVkqkb2ei5fZyVtVq5ad+vbDNJrSpTUvODs/XW6b9LI4vUPjfa6bO8XjnwN488BTiPy5L3UdCk1jRBKpHzx6z4ak1VEiGD+/vbawG0BmVcHHzWO4UzWneVKnSxUGmr0Zrm6r4J8jeltFza7dWethc0wrSU5uk73SmnazdtJK6une17f57OleIPAXjtRqWmap4X8UXMJWP7XaXWn3+rWa7TgJe20h1fTnXkART2ssZyBtOa+Wq4PFYO6q0cRhZc2sJRqUuZ9+V2jLzumuu9j2Y16dZJRlTrRtdNOM0t1a6vbTz+579bp+kzRzE6d4g1yxByVt7q6XXrFWOMmVdZSfW5F9IovEVqoJwuFASlCVbROUJ7fHDllb1h7ON/Nwk357kVIUlFvls1/K367O/fXW1rbaHQpJ4ns3VCmh62qDJkgluNB1CYdkh0++/tHTAwPBa48UQKwwcKSQHJxvadF9LOHLP81CVvJRl1M0pW5o1Gr30lfS3XqtfkvxLsXjj+z9/wDa1rrPh8RMPMuNQt5xpkfOBv12zbUPDYB6hRqzEjPAwwBak9I1LT3UHJxl6clRKT37b7ifPa8oKUe6ipaa9Y6+dnb87dhpviex1OBLq2ntNRhflLq3khlRh1yl9YScjpjG717VE6D0bjrbdpqTf+KDT/DfsEaq1Sco/wB1O8bdfcqLtttvY6yy1nkLFc3ER4IRwt9F9AQYp1HbLF/XBNYuEovRySvs17RXWnS0l879fno1GWrjCXnF+zk/NrWD+Vt9Tq7TWZWGGihusDk2syiQZ4JeCfy3U9OF38jgmo5pK9481utN3+9S5WvRXF7OLV1OUL9JppeilG8fPVo8Z+K19BL/AGVEVmt5G8QeHAFnjeIk/wBt2LALuADZxxtJHHaqpzi5NWlFyp1ElKLi/wCHLutd+4+ScVe6kk4u8WpWV1u1fda6rTXV2Psj9lcOuu62zE4XQVx7/wCm2uBx744yPckV8RxTBvDUObX9+3r5U6n39bPX8LnrYBxcppbuKVtvtK1v60+5H1/p+6TRpIxy9xa3BHTJaVHAz1P3j+p6V8BGC9m9NXFtb9uv9bHt1JWxSu9I1IX7Wi1ru+g7RpwPFhdT8t3ZpLgnqJbCJyAfXcPXsOT0G1BWxMtLJx9d4p6a9111Omt/uEU38FRLW28ajj300Xz6I9FsrgfapGUYLwXZwfTfbN/Nz36n349Gn8cr30hL/wBKT/JrtY4Ki/dRS256b63u4tWv3sv1vcm87N8uTjDt+ZtdNPT06/r70aOp3d/TeNLd69t9Whf8utNbpJWfapW6933v1WyRn+Ibj/XehbTIcc/37+Y/+y/mOOuMcTrdJfbor5r2j/J7/j0N8ErJPsq0ujX/AC6j93/DvQm1W4AuNFXONjhiB3CImf5H14/GnXXv4fyd23psr69Nlb5akYdXp4p3u+VK2v8AM9N/T8tdLZWpeJ9Jtn03S1uje6x9kUrouk29zrOtuGtJEjddG0qG81IozsqmX7MIVLDe6rk13YbL8ZjOWOFwtatpa8YPki+XVSm7Qir23ktPQwlXo0Z1pVKkYJ1L2ur6VIvRbvS7VrrRadvSNC+GPxk8bPZzaV4Oi8I6e28jVfHl0sFxslngkSa28N6PJd3VzHiNS0N/q2h3KE7WiUggfTYbg/ETcJYzE0qCtd06SdarZyho37tODVmr3nv1sebLNacY1I0oSm3a0pPkSahNbat6Sb0S1R7b4b/ZD0mTVBqfxA8Ya94quzBAkulaYzeF/DKhGiYwix0yQalfWzFBug1nVdTRgvPoPpMBw3lmErc8MKq1W0f3uKaquys1y00lSVmlJNRunbVnFXzPEzoqm6rjDmm1CmuW7ldtuduZt3tZ6Wb01ufW/wAN/AXgrwdf6Xp3hLw9o+gw2uowSNDpWnwWahhOgYs0MSbnbGJPmLZJDjkV+j5Bha1PH5RVcHCjPMMPGnKKUIvkxFPmUVHl00a2SautWmj5rMKsJYbFw5rzWGm5Ju7V6cmnrfqkvLR6M+rUHJPtj8//ANVfux8NDf5f5ElBr59/6/q4UAFABQAUAFABQAUAFABQAUAFABQAUAFABQAUAFABQH9IQgHg0EtKX+fXR/8AD/5X2+B/24tHGpW/w2cruED+ME5XOPPTwyQO/Xye3Pp6Vy4lXUP+3u3Zd/w7PXoXSi4uXm46+Xvf8D/g6n5yXHhjMa/u+di/w56qOwGT6YI9s+nJy7trTTyu+3fr2d+rTuaX3bs1utGulmrNa6bXev5cte+Fl+Y+Up6/whvXjBGR759KTj6PS/R2tv8A8AadtU2la7d3089U93ffZdjlbvwqAWIjKEcfLlfoev8AnHrUOKWjVvTT8t0NSl1at5u61tZ6/dfyffTmLvww/OE34zyVKt7fMowe/Ufj6S4ef373fW6tf53LU+mz7dPuffXZry2Zzlz4eIyCmBg/eXHt1GVPpjg/galwf/Afbvfbp+T02HzX/wCArpvTo9eyvfvbdnLXfhK3JZ1t2ikPJkt98Eh92kg2lvcNkHnIIyKlwfWN+vff7ylJX0enm9fnfW3a3W+/Tn5/Dl3HkRT+aAOEu4VY9ztWWLyWBBGN0iynnkHqMnTi9lbv89/P8Sr6X33220V+79N9/Iw7nS50B8+wlAHHmWpW5TjPJXEc/phVhY54zkDOLoJ6br7mr2t2tfW/9Md9tfRPz8n3ON1Xwvo2rF457W1uWYFTHNCqTNnOcpIqTAEeoAJyOvFYOE43cZNad9F031+6z+7U2g9EnZ/c9PPVfd6XPnjxp+yh8J/F8rXd94UsLbUVJMWpWNullqMLnJDw31n9mvI3DZIdZyQQD2qZNzi41acK0XvGpFTTWujTvfzuaxlytODlTavZxbVn5NNPXX52PIbj9l74ieFZDP8ADv4t+JIoUJaPR/GKw+MtMKqfki83VPL1qGPgDbbashC52ndzXj4jIMlxV5Swaw076zw16Vm93yRXs+vWLb8jphmGMpaKr7aPaouZ9t3733S7au1znb3UP2gvBrZ8UfDTSPGVrFkPqXgTV5tOv2ReCyeHfEaPFI5A3BU8QqCxCqAAM+LiODIyvLBY6Mu1PEQUX6e0h5W2pPrd63OunnNlarRaT3cHdfdLXVKzXN3VjFh/aC8ELcG38RHxB8PtT5Q2/jfRr3w8obgEJq7CfQpOeB5WqtnBI7V81jeGc3w6k54OVaG3Nh0q0dU9XFWqed3Bbnq4fMsLU5Uq0Yu/wzTh17uy00tZ+h7JoUXgXxXYQaxa2+harLcIN2vaPNFDqMzdSR4i0K4tdVIbOTt1AB/lJBIGPJjhpUopcs6MtFKD5oWaWt4PS7847XNatacpyfNGcG7xvacbdOVu9l6P06HQw+HLi2KnR/FGsW204itdajt/E2nxKegXzH0rxFKy9FkuvFFyQoO5XchxMoTWr5ZLrzR5Zdrc0Hypf9w93dbERqJ6OPLfrF9evuu6120s9kbUc3jG0AMum6Xr8UfAfR9TS01GTH/LQ6X4iXT7C2QgcpH4pvZFYhRvAMlc1RJ6Spyi+6tNJa6Jx9/y/h+e9kawlb4Z6PTV2Xr1Xffqcv4s1u21GLSre6ttb0e+k1/QQlnrWmajp8VzJHq9m7Q2d5dwHTNQlRVLMulahefIN6s0eHMSSjGcoTTtCo7KV2k4NJtP30tesV2buax1krxTV0k+VO2q6xeu+nffvf7L/Z48RWWhXHi3VdTnW003SfC819fXLK7iG0tJoZ5n2RgySERxttSNWkkbCIjOwB+QzvDYnMZZdgcJSlXxWMxsMPh6UbJ1Kta9OnCLbSXNOSScmkldtpI9TDunho4jEVZKFKlRlUnLooQtKba8lslq3sm2fTXwx+IGh+OvDv8AbPh+4ln09NQvrBTPEYJka1mIUPC53R74WjmQMA4SRd6o25V+Zz7hvM+F8yqZTmsKUcTTp0qydKoqtKpSrR5oTpzSu1fmg7xi4zhJW0Tfbhcww2aUY4zBuTpTbjaUHCcakHaUZRu7PaS1d4yi+p02nXBi8R6N2/0ZYW7Etbtd2Z9MfLAvUd8dq8Okmq9K2/ItfRWe611jsk3ZeZ7U3zYLEeVRyWmyk4zTt58234WZ6NZ3hN0xOATBdcZxjd9gx/Xn0H4V6EF7zel7TWvW8k0n5HBLWmvKcNlfZTT/ABta3r2azbnxZo1lrTae94brVT+8j0XSoLrWdclUxwxAxaNpMF7qbpmEgyLamIH77qOa7cLl+MxtW2Fwtas725oQbgto+9N2hH4d3LdadjGvWo0qS56kI6LRtJu/NJWV7v490tbnZ6b8M/jN4+lSTSPBQ8J6TPeQSjWfH10lpceUluqJLbeGtJe8vLlW3ySGDUdT0G5X5VaNWZgv0VDg7E1ZKWNxNLDx51L2VKLr1XaCjyt3hThK7fvKU1b0bfIs3pUoNUacqkvYyinJuEU3UcnJaNyXLZPRXd9kj6B0b9kXT7y6tL34j+NPEHiiWNGH9i6M58KeGYmZf3ii20uX+1r2F1BR7fWNY1OF0LKUwxB+nw3DuV4WUZLDfWakdqmMftba3uqVo0k7u1+W6XVnlyzDEShOKq+zjJ+9Gm+VvXrJ3enr69D6i8I/DjwV4HsoLDwl4Y0XQbYYYppum2tmS5XBkZoolLu/V2yGY9ScV7saTso2tFJJQilGKVrJWSUbfJ+pwOd223ru27336N676aM9CWIkocAcEDueXRumOMbcdeO3TjaNDbz179b+S1s79+nW+ftd/wA79k0r/J6os20Ye4kA6AqpHIwQrc569R9cGuqjh3zt2Sd1a+vTXvqv8rdTKc7Qjrq7vp3W79H6G/4cslg1e0lDZMt0rYwBtH2jfjgc59evHJJ5r7LJ6lSti8ooSjGMMPiqcotJ3k1UUk3e6uldad27vS3j45RhRxk05OVSm07va8GntbRvy6adj3BBx9T/AJ/rX60fKQWjff8AL/g/oPoNF/X/AAAoAKACgAoAKACgAoAKACgAoAKACgAoAKACgAoAKACgAoA+VP2o9L/tLTvCB2hvJutZXpnHmw6cffg+Vz9KwrrSL7X/AE/y/EuG79P1R8T3HhdTGuY8Hy1AG0AE7R3xj1HWuflWj206qyt+vklfd6C1u7ba/dfqn0/D8TmLzwlnJ2Z5I5AI/Ig9PpyBzScLW9U+99W15bt/d8w5nf1ettO/b1OUvPCZGf3ZAPXAH8iCMHHOCMnpU8qu9N9Ldrf8MvT02NG/PRa/ra1/Vrou+nLXfhUktmMDk9gpyf8AeGCT7MPp2qXHroujs9Ftfs+r0v8APZN7ap7X3fMlfzWqd/v79+auvCnXMf4FNpHbHI9/fP06S4tP5LXZX7ef9XtZju1r001W2nRW+W+7VttubuvCKjOIiDz90benX7oH69z7Gly62S367X+enXTv0dnoVGTdtb+vTvZWtbqr23S3Rg3PhJiD8uQAeHQMO/cjIHqc/rxUOC79b66/J31a6blc9ui0WrTtre1tPzt0tZs5268IsM5hz15jGOO4IIPI9d3Poe8uHZLXe2j1+dvyfoWprq9NfiV123Vu9vvObvPBUc4ZZII5gcjZNEuRnsAykEjscfQ+kOK6/dJa79N1b5lXb1d1vrHVfNav5P8ADpy1z4BVSTEbi2IOQqEyQjIIx5cyyIAevyBCDyGBrOVKPWNr9bW63ZSqSXVO9uuv3Prvpf16MwZ/Bl/ETiKG4Hqm+3fHXO1vORyQOfnjHfC8isnQV1Z33+L/ADVn623sU6l1reN9Ho7detv1MO78M8lbi3kgBGCLmEhCOhzIvmQYzjO6QZHPIziJUNVo+u2tu21n+dns+oKVtL6/O9lp926XrfscB4h+E2g67BJHf6LY30EqlXD20M0TgjkbSrRtnPOQevTnFZ2qQb5Zuy6avR9Ney1S/wAmy1JOyaW/bRX+Wn4+dtz5n8RfsQfDu7uJNV8NW2qeBdZky/8Aavgu/vvDN2WOSGkl0iW2jnAPJWWKRT90gjilUo0MTG2JwtGtG324Rk12tzJu63T0avdPu1VqU5P2c5Qtp7ra20/4HmtzgLr4IftJeBST4U+Jdl41sYiTHpvxD0Bby52DJ8tNc8PyaTqRcgBfOvo75urMrNyPExPDGU4i8oRq4Sb19yd4N3vflmpr5R5bWOunmWIhZS5aiX8ys381bXzdygnxZ+KXg5/K+I/wU8SrDH8sms/D6+tvF9jhchppdOu49E1e2jIBcRQwahKB8oMhGT87i+DMVG8sLiKGIj0jNOlN31src6v0u3FbbHfSzWi7KpCcNej5o+r0T89tLHd6H8c/hf4zjXSNM8XafYa1cSW8Eeg+Ixc+F9ba4eaNVhXSdei069ncOwQi2hnG8gKxJGfkcyyXMMLCXtsHXhZP34wc6aSa19pBTilZN6yTtrZXPWwuLw86kZQqxkt3G9pNdrOzu3Zd7n1D8LvCj6/aeNPCmozva23ibw0+nxX1ttlaCX7XazRSqjFBIsciRu0JZBMgeMOudw+OrZhXyDMcnzSnTp1quBx8MTTpzb9nV9nF3pyktYqUG0pLWN7q7Vj2/YUcxwuLw/PKEatFwm425oc7XLJX0fK1dp+j0Z7v4Bj8HfB+yTwBa6zJqmpxbL5tOsLa51nxLql5eAGe5h8PaJFqGqtGzIscSx2siQwpEks7MGlby88xWdcc55ic3ngZylV9jRpU6MJfVsNQowUaVFVqlo3V5TnKcryqTnJRimoK8JSweTZfh8NCtG0XUlOU2nUqTlNuU3CPR6RioqyilG7aufQPhD4Z/HDx/qWm6joHw/fwjpaTTumtfEe6GnSyRT3Mk8VxaeGdJe+1G4jVZSz2+p6h4duwSIyiMSVvC8EYj2lOeMxdKgle9GhF16uspO0pe5Tg7NK8XVV9bW1fTLPKX1erSo05TdRQXNJqEU4xhFtL3pT+Bfy6fh9deEv2QLaeWO9+JXjvX/FEpjzJonh95PB/hpS3l74xBpc7a1ewOqIsltq+ualA4HzRndx9Zg+G8rwsrwwrxFRJP2mM/e3fdU0o0lrZ/A9Vvvfxq+YYmpHldTkimny0rR6Nay1k/tW1Sd9kfV/gz4ZeBPAdsLLwl4T0LQLcMWK6Zp1ras8hOWlkeOJWeZgRukY73PLEmvdjQkvcikoq6UIJKKV9Ukko/N3PPlVVruTbe7lK72te+7+Vtm9DvmhHTGAJEI46koR1xxkA859OOtafVZPVq1pLffZdNk9/u1va6lVlayd/db6vZ/o3t87l5o8PHweFY+nRS3THPqeR+tdH1R3Tsnbpa3R38redr6+jMlUbUulmlq99n/m+/pqaKx/OgwBjaRx6FecdP5enUCumOE2Vr6Lpft9yt038luZKpdO7te/XXZ/57Wtdadi7HH84wM/Kg5xkZD59Dxx+NdEMLZ7bb3/4K03/AB6kOpHlvfVuTXXa1tL6vrdeS1sT2kf7yQgcNI2Tg84xj9G456Dg4Ga6aOGs27bt7ff0e+vS33XIq1XaKTW0fuXS99fx9TqdBi/4mdiDj/WDp3wQfz/OvoMmopZjg3barF+at1s/+C9Tz8ZK+Hr33lG19bdvy1v/AJnrlfpx86tLJJaab6/l10fr94UDCgAoAKACgAoAKACgAoAKACgAoAKACgAoAKACgAoAKACgDxb40WAvtM0YFd3l3l12z9+CP+e31rOpsvmNb/1/wb+f46HzNN4awi7VIGxTjB9B2Ix2x+vXrlbp/wANt2Vvu/Lo297pN99npddP6/C3PXXhsDIMeOvKr9c8YwT1/wD1mk1rf/hvmn6LbVvtYHrd/g9dLv521S82/LTAuvDQIJ8oEeoGT3zkYyMenOQOtLl2vtrey9Laffts27WF27+enp/Whzd34WR8nywevb+fHXg8fSk6af4beb9fu9L6sWq8v6v/AME5u68JDJwnBPI2gg8n+EjH6e59KlwfyWvrpf8Arz9GO762dvv69Vbrrvv8zn7jwmRn92QB2A4PfGGBHfsR+HFRy9Gvv11u77+d/wAR3T001/m73f2lZ/n9xh3HhPOcxDGOPlKN/Ig9u/UVLile6Vkt/wDht+2rvdedx7PfTve9n+DtZWXpdPqYk/hDn/VYPYMuDz6dc/QH6e8tW07detm7PbfrZPpcabXRO2zXS77flt2Ma48Gh+DDk8k/Jk9xjJx7+1S43W1++l/+H9V/lcTejTd159Xsm21e+u21tO7x5vBPJ2xsvtjI9uCD+OB9Sam3qtvPzW90u6sUp7XS29N9r211362u/NrNl8Ds2cwqx5yQu085AyQDgjjtjPU81PJvs799PxX6JLXskilNdLprpdPq1ZJ26931WrKMngMNkGErjJ+ZNyn6EDOB0zjn09IcfJr11X3rbft8y+ulvVXUrvybs35LfyujKn+FtrMWf7GI3YcSwAxufrJFsOOf4s9TnpUuN+l+m3rs/v2BSa6u61d9H6K9159320K6/CeYDETiRR92O6gEgAJ+6JYRE+ewL+acZyD0qXTWttNfLS2/nb52Hz91bZqytda622tbp93kf8Kh8zi40sspwN9sFnU4/iKssUgHcKqOQeCeM1PI/Jrz/wCGfp17+jUl30W9739et/uXnYmH7PGg6qfLmggctgeXNCEk/CKVVkHfOFHPGan2V/JtP8d7tdfVPunvZuSXmra21/G9v6W/Tm9e/YA+D/jKIr4l0GyuASCW+xwSSISw+ZGlico4/haMrtOCCCKxqUk01Nc0Xo4ySkmtL6PTZ9U1v8qhNqScHKMt007Ndut+u+2vqdn8MP8Agnb8FvCuptcW+qfEO4sfJYS6TJ471220zyiyM0At7G5tXFowAElq88lrIqqkkDqBt+VzHhzJa04Tll2FlUjJyh+6ThGTv7ypOLp8z78t99bPX16GZ46MKkVXqcslaVpNOUdfd5171tNua3k0fe3w++DXw38AW32fwR4S8PaBbMyux0rTLK3aaUgbppZYY1aWZ+C8zEyOclmYkk8VTJoQbg7wUbJQceXl00XL7r67W27WKWMnKMZXTercr3v5813frrf9Wew2tkFmiBboGYDr1Zzwe2Rg5yfYZrleUpTTUYvztbq9U2t3v599To+tS5JPmaeitd6aR3VtXun91zobe3CsRx909+MZ9R9AOp47Yxill1n8P5X/ABT/AK9DN172vJuz6y8le3n+flc0okww45J5PXsvODgY9Dxz61awNn8P3L00fl3v3Qvaq2tunXTr5+vT9W53iyec8vHgd+Q/IHI6Due1V9T1fuvp0W+1rbbfPbQqNZ20t8Muum/n527q/TqXjCS6AADCNzjHJUrjuB1GePbmtPquqTV9Oi6eae/3fMhVdN7Xad1ZWtrb1Xb7zQSE7wT2ye/oTz0J6evbitlhXe1m/XTva1t72M+dWeu7u+//AAd7/l1LscZLkgZ+70ABP3T19tx/yONY4Z30X5b6W0Vt77PpfaxLqR01ve343t+X6q5Zso/vHB5aQ9PUxnPOBjjjn8OcnalhnLp3+9W3tZ/dfVdkKpVtZeS6eve3b5O/y6nQo/8AiZWXAGC/Gc42qcfoOx7nsTXtZVhuTG4aXWMpO9v7rtvtfv8A8A4sVUvSqa72S1/Bfd53v5nplfbnjr+r2v8AP8X/AJBQMKACgAoAKACgAoAKACgAoAKACgAoAKACgAoAKACgAoAKAOH8c2gu7KzUjOy5c4/3omH9KTV1/X9fdr2a3A8hk0X5RhRwo7H09xz79j1461nyO39duv8AwLvsnfQMmfRA2QUH5c9fp69+vXIyKGk7X0f3LS3e1nbS3ez0T1DCuPDo5Krzz0H1x+pH+c4Ti+nzXVaa30S/pd0O79fVei/JLzMK58Og5zED1OduD37jr+fXoakL7W0/L5r+tLfPFn8Og5wuOv3h+RBAx1A4NLv6f5/5h+Pp97/roY83hsHIMe3juvHfucjnp6+voSye6331fl/kvuC22zv01v8Ap/VzJn8LqekeRz2P+B/Tr271Dgui0+Wt3d7vz69ne+gvUyZvCo5xHxjkEZBHrgjGevT/APXLpvvta19bu6+7dpO/rpazvt/T++3+f5GXL4VAz+6xj23AfgRnnPGD9Kjls9n1d9fu8933s79WF9vnd7Oz311v16FCTwoCf9Up9NuQeOuQcY7ZyT19qTTtbT01Wife/VPXT9B3t1a/Lfunqt9l6blVvCa94yvbmM4/Pp+vGeo6VFtVeyu7WStp8na7bXf7k0NSavtbsml91n+Ov5jR4THURhh7Aeg55z/j+fK5e1/y/F277W89Nh8yW/N/l6Xe9t21rfpewv8AwiUIPMYDcHIXB/E4w345qeWzsrd9NvX8N+lvIfNutHtbW6t1V+vz21bdkTL4ahTpGrAdcpjrjoQBjuOR+BpNa69O61+/TbtYftOlnbra9unR+fexaTRUi6RYzjsHGPrgMMdBx16+6cF00/Ffc9B817ap/h/n5ad33ZY/sqKRdkkUbrjGGQMMf7rL6dff61LitdFf5x8tE7pr0a/zrRa3fq07LzbWz0fS36P/ALGig8swiWJTJEDEHfySGIVh5bF0XI5+RVPHXpWco6NNNX7979+v9dCoPVbPrfrtte+33/qdr4f0/JuVUDLRp1xh1WRWKnPXcAVIPBBIJAJI50oUq9GpUjzQjUUmlG9kk9UnZXTtK190tzWTlKnOMZNOUbK7dt/vWl/T8D0Gytyibs9SWIJHQAZ6dsAn8ua5sdOnisROrGDjFpKLaXM4xVk5dLt/dorlUYunBQlJN7uzvZt7Jdr6+XZKxo26P5+OoSMDj12jPGfXPbtjvXn+xvLbZdV5JaOz21/M6nNKC95Jt383rt1sra2vayNqFeXIBIx6E8l35znpx+ZPen7H8klbrq+unf0/SZSvb3tfX+6v+Dt+T10oky44IOT9eQvX0x25Pr7UewV72X4/5X/EPaaaW231emv9a9U/lbMeSM9TImcDPRTxz9T07n2GR0IvXTfbVXSVle3/AAeu5SqaXvupdLLdafhrtpuaUcOZec8KB25zIv0GM+v09RVewV9tbJWa13v6+e/lsSqnu3u9327N/hvbX7jQSAliMHAx+OQfbvx+nParVFXVtPu3V18uvd+pHtFZa738+vVeTT731toXYoQHORzz04P3U7e+T/8AWNXGjrorvz+XZdLf8OrEuo+VWXbz6y8v6+RZtIOMYP3m/H7n68c9h35rSFHyWqfyenz7bNfdcKk23utl69dOv9baHSaJDi/tWx083t/0zc9Tz6fhn6j0sDSaxFJ22cn5fBLq9+//AA2uFaV6c+usdO2q/wA/no32fe19EcIUAFABQAUAFABQAUAFABQAUAFABQAUAFABQAUAFABQAUAFAGNrcInt4lIztmz0z/A/+f60AcfJp646d+uP5H/D0osu22wGfNpan+H1wcc/jx0/+v0xmk1dNdwM2XShz8vGCRxx7/gf6/SjVW128rt9v+H+fcDMl0hTn5ccZ6fX/OfwOaGk91f+vvAzJtERsnYOenH+fX6Z9KlwXTTT8vze2mnfUDJm0LHRPrxx+R/H9c8dYcWv+G+X6r5vvewZsmhrzmMqfVR/nr6mpG3tre23l/XzKMmhLz8q+hyAP6YP4jpR/Wv9f5hb8r/16fPVFGTQlwQ0eOvUY69Oeh9ulTyp39U9ddv6a/Dawig+gIcnywevb9eB355OD9KTgmvNdXq+35af0x3a9V+Hl/wCk+hKOdpHTjGMnnkj9O9Q6fXd9e2m3bXz+XqX76+v9f1996cmjAZyoPOOmD+gHbuQc8cCk4Ptpa76ffqr6aNPftZNhftpda2v/m76en+dN9KAzgHv1wwPJ65wx/Oot+bfk77ppNX+flvqH3fr+GhVbTR/dX8CUPHsRj8Ae/NJ262V7p9L201d72291Wd9H1Ku0ld6vvZ3V+9727q3chOm45wRx1PfnpkcevU1PLt19He+uy00tu7+dluyfxS7Pv2TV/lb8xBp4xkqCDzwAScdemPfHf61LXzWq/4ddL9E9R8zi20+vbdr7rX121W3mNewAWLG4Ymj4IPZvQjA9eP1pNXXW3X/AIf5/l3NFLZWbdr7a2vuklb/AIfS7Oq0KxAeYhQflXnHPXrjkdD+fpxWFWCaSXe+99tlr59enzNIya06O39fcdbHbDywB2UDIGOvHBwP5/rxXK6PuvRJ21u389Pv/wAjXm997b3679u3yv8Aey1bW/76UjuGA456j16ZHPGB6ZrJUfflo9211s7/ANb+WqLcvdjbyfrZXVunffZrXU14YOSDx8o/Vn9D0659u1NUHd9NFfRvW7769F89RNvq3q/Pfz+75W6GjFAQ+MDP97B7hD/TPtzT9g7vtd6d+l7ab316d/Jc2m9lo77LW6/4f1RfEGWHHVx2HXHfnP8An0odG0vmlv5LTtf5W0XyfNp5We/rfS+i9dtL3NGKBvNPHACYGMcZzz1JB46/15v2Gtu9tfPbTTtpt+YuZct+mrb/AA0/rXTfS2mkB3fljpxw2Pb9Qa0VDV6fhfv3+7fWwuaNr6a9eq+X/Af6l2ODDdOpHr3C+vuD1/D3tUXu11a7Ppr/AFdaK+iJc1b+vP8ArXWzWhatoAM59T07/d9c9cf/AK+K0hR9dG9WvTrorefT5ilPs+i2+e/nt0u+ptaPb+VdxHABzKSeOT5bgnjnBJ4B5AGMCvRpcjqUeVW9nBpu1m24u/rZp6929znfNabbvzNO1+l9NO3VLpqdfXaZhQAUAFABQAUAFABQAUAFABQAUAFABQAUAFABQAUAFABQAUAVrtN8YH+2D29GHf60AZLW49OnqP8AHNAFdrUHt9f/ANYz+WaAKz2YPbn88fhz6UAU5LAH+EHtjv75xn+negCk+nL6dPpjn3/+tQBTfThzlc59v89OKAKUmmof4R3ycY/X+o60mk3dpf1+YGfJpSkfdx/nnj8sjpUuC6f1/wAD8QM+TSsZKjr7cc+2On8vcVPI/wCv6/pdnoBnyaZjqmMA/dBB/HnGR/n0qWmt116bfL+vkH9bev8AX/DIz5NMHp2wcjB56cjj27/4ICjJpgH8GOeTjIOfcdffI9+B1GrB/X9XKMml+i5/Dt6cZ7/5FJxT3/r9f8+uysFF9K7bfocZ/oKnkX52/G3fa9v0ApyaZgnauByMj07Z7c/r+FT7N2VtNO217ev9Id++ull5en9fc7MgbTcc7fxA2k/XAwe/Ue9Q4NLVc1vxf9O17b+YJ/PffVbfh6p/LQgl04kR8AnzY8EqVPBz1Bx9Ogz2qXHyWm112vo7W8vLfQE/v+/bXy7a72102t0Oi2Oxpj3KgHgevqRz781lOK0v31ttptb5b6376lxl3f39vuvf1fXyOjiswI8Y4K89Dnnk+3PHv+VZ+zVle/8AXy8/y9TVy1b21va//Bv1t0303LNvafvJD3OfrjdjrgD8OvalGnbmuna+m39dOvn8qlK8YpdN/J2X9edtzTitfRR90YI47twcg4NUoLs39/6EX212b2/rTVeWpoxWx3cgdfx5C+3t0yPrT9mu3nbXb9U+m93p2Hd7X0/4f/g+vyNBLbleM/MPbGAPXHpwQPT3FP2d2tEnfTS2q80vXr38gu7W8mn+P9XXyNCO3+fOD/DnOPb1789T17D0rks3sl3tZdd9telr9dOt03ZK+2v9f8Bav8r0dvk9OvtweG9Mjr7fjxVKCvrr/wADpp2fn306iuu+1/v0v5Lpuy7Hb/MMj0/+v1z/APW7jsaUOy2s++tvTbrp17WsK9u+m/8ATtp2tv02ZahtwCeBwT+uOvHt2OfenGHRd0nt69fJPy7JNhKVrb/579/TXsn3sa1jHtmU+gf9QfzOP0/Ct6ULTTf97RbPTe/zemhMm7W2vbs7/wBdO+vy2q6jMKACgAoAKACgAoAKACgAoAKACgAoAKACgAoAKACgAoAKACgBkgyvTPP9Dz7fWgCvsX3oAYYs+h/Q/wCfqaAImi9R09RkfgaAImgB7A9cf/Xz/SgCBrcenr1GPyyCP5UAVntRzwPfI4/r/Mc0AVnsweQvXpjBx+HP86AKj2Q5wPzGMnvk9+/fmgCo9l325x3x09gPy5oApPZDuvT27+5P+ee9HrqBRk05SOnY84/xGSR2qXFPyYFCTTSOg7HjHp0+vPt2qeRrVa2a07/hb+r6bAZ8mnDn5O2SQMHp7Ae3/wCvmpafWNraaX7/ADv/AFuBSfTgM8MM5Pr+efpnA6frS021W99tH5Ly8/wAqNYY6AcjuMen4HPfjjPFJrs1v56r8P8Ah+jD+v6/4BXfTwBgoR36ZHHof6/UYoas9d/8wK02m/KhC/8ALRO3vSaurf1+o07efzt/X4GtpdiQ0uQOi8Y46nr/APr+vesJRatf1XVad9v68rhtqu6t8vn6X0+7rtx2XycKScAf/X9vb9O+ISV9FtpbTRP5X1S697aa2tyXN5ei/Hfp6NbaaliCyy7nHBJGRkHOc98ZoUVrvr0f9fdfbyY3JJLfX5X0679+972NGK056H7oAz9W9P8A6/uRVWdtEr6b67aK9r7Pbf73oud6dNWtbva2/Xq/PT1L6WgBBI4+mPTv07fn07U1F3fnfvv1v23Svprv0slJ2e3zb6t/O/p83ta8tt8ynGfmB9+g9f8AIwe3FNRlt+fT1t18t9ew09Hr0fbTolovLur30XUtx2/zHjHIxj2PBOOnv2+valDv5bX799vl6Xt1JO607NN7Lppd7+m7/O6kGO2Pzx0Prz37f1q1BL+vX5E82i7r/NdEvK+v/ALKQ89OMD+v5+3r3qg5nbz11/y7dmvSxPHFgngHn+p6jp9BzQl0S3BttLW/yt626vzff1LtugWQHvhunT/9daRi07u39df68yS9WgBQAUAFABQAUAFABQAUAFABQAUAFABQAUAFABQAUAFABQAUAFACFQewoAjZQMY75oAZQAhUHqBQBEygY989aAIyintj6f5xQBCyrkjH+PT1oAidFxnHt/P8f1oArvGmCcf5/n+tAFV404+Uc5/z+tAFWSFPTrnP6UAVDEh6j+X5dM0AVJIkI6dePw7/AJ0AUpYI+fl/h9vf2pWXZfl+QFJ7eLA+Xv7f4VEorX0b9LW29f8AhrAVWhQMeDx/+v0rMCCWCMgHb/Ev48/5/n1qkk436ptX9E3+f4BsX9PhTc5x6enbJ9PWoaT3/rv94GssSAcDHJ/Q/wD1qzik47dUvxX46tX7FN699F+K62t3Joo03E46kd/Uk/5zmrUEr9b+n6JDb92Pz/DRF5IkyeO39c/TvTSS2SJvtotP+Av0LaIvXHIP+FMV/wCv6/rbsi2qLu+jAfov8qB9Eu6v6Wb2LSou7p1I/wA//roC+lv6/r+n0LAUDoPx/wA/0rXkj5iJwoB6dAPz5/wpqKdm9bpO3T7vK+l72QEiqCfx/Pgn+lPROySV03+K/wAwLEYAPA7H+lD3Xrb8GwJqYBQAUAFABQAUAFABQAUAFAH/2Q==" alt="" width="292" height="219" /></p>Jordan SlaterThu, 26 Jan 2012 16:50:00 GMTf1397696-738c-4295-afcd-943feb885714:120777http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/120610/Am-I-Utilizing-My-Corporate-Real-Estate-Space-Properly#Comments0Am I Utilizing My Corporate Real Estate Space Properly?http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/120610/Am-I-Utilizing-My-Corporate-Real-Estate-Space-Properly<p><img id="img-1327510911675" src="http://info.reoptimizer.com/Portals/121314/images/commercial real estate efficiency.jpg" border="0" alt="Corporate Real Estate" width="280" height="279" class="alignLeft" style="height: 279px; width: 280px; float: left;" />The economy is still struggling and every company is in cost-cutting mode. Companies do not pay close attention to an important cost item that can help free up cash &ndash; Corporate real estate. As a corporate tenant, it is your duty to manage your office space methodically and efficiently and cut down on real estate costs. Here&rsquo;s what you must ensure:<br /> <br /> 1. Your planned space usage must reconcile with the actual usage. Underutilization wastes money and inefficient utilization dampens employee morale and kills productivity. For example, meeting rooms that are planned without taking into account the maximum attendance, meeting times, departmental usage, and other intra-organizational factors may not be utilized as envisaged.&nbsp;<br /> <br /> 2. To stay competitive, <a href="http://www.reoptimizer.com/features/benchmarking/" title="you must benchmark your corporate real estate costs with the current market prices" target="_self">you must benchmark your corporate real estate costs with the current market prices</a>. You must stay current with market intelligence so that you can choose the lowest-cost space that meets your requirements.<br /> <br /> 3. Space cost calculations must factor in even the lowest denominator. How much does each seat cost? How many square feet should be allocated per employee? How should the site be utilized? What is the return generated by the sales department as a percentage of the space cost? The idea is to kill all waste. If you have not yet rented space, you must benchmark these metrics with other office space before making a decision.<br /> <br /> 4. Market dynamics keep changing all the time and therefore it is important that you must track your real estate expenses and stay ahead of projected office space costs.<br /> <br /> So, if you are planning to become a corporate tenant or have already leased corporate real estate, <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/109945/Choosing-Commercial-Real-Estate-Software-for-Corporate-Tenants" title="it may be wise to invest in software that will help you optimally utilize office space" target="_self">it may be wise to invest in software that will help you optimally utilize office space</a> and check if you have made the right decision. Such tools provide you with market intelligence and help you efficiently use space. You can also benchmark the actual tenancy performance with the lease metrics on a monthly, quarterly and annual basis.&nbsp;<br /> <br /> Wasted or inefficiently utilized space can choke profits. It&rsquo;s best to work with technology that can help you effectively utilize your office space and fulfill lease metrics.</p> <p>&nbsp;</p> <br />Jordan SlaterWed, 25 Jan 2012 17:00:00 GMTf1397696-738c-4295-afcd-943feb885714:120610http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/119811/Establishing-Clear-Key-Site-Drivers-for-Your-Commercial-Real-Estate#Comments0Establishing Clear Key Site Drivers for Your Commercial Real Estatehttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/119811/Establishing-Clear-Key-Site-Drivers-for-Your-Commercial-Real-Estate<p><img id="img-1327337252877" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate Site Drivers.jpg" border="0" alt="Commercial Real Estate Site Drivers" width="331" height="204" class="alignRight" style="height: 204px; width: 331px; float: right;" />When considering locations for your property, ask yourself: What good is a low price in the wrong building? The first step you should take when considering property is to determine the key elements that the property must hold for a successful business venture. You&rsquo;ll want to create a list, made in conjunction with the project stakeholders, to define what the key site drivers are. Be specific. What exactly is essential to your location&rsquo;s success? &nbsp;<a href="http://www.reoptimizer.com/features/real-estate-benchmark/" title="Then match the market to your needs, not your needs to the market." target="_self">Then match the market to your needs, not your needs to the market.</a></p> <p>As with most things in life, you will often find it difficult to find exactly what you are looking for, and particularly difficult if working in a more modest price range.&nbsp; This is why you will want to keep in mind how important each of these drivers are.&nbsp; Think of your commercial real estate as a new car.&nbsp; While some features may be great, others are absolute must haves.&nbsp; Perhaps you will want to stay local to keep as much of your staff on board as possible.&nbsp; Location may be more important to you than say, covered parking.&nbsp; Or if you are looking to make a bigger splash in the neighborhood, major highway signage may be another factor in your decisions.&nbsp; Whatever, your drivers are, remember the weight each one of them holds.&nbsp; The most important features of your potential new building may reside only in your current location, or just down the street.&nbsp; Make sure <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/101312/How-to-Choose-the-Right-Corporate-Real-Estate-Broker-pt-2" title="you and your broker are fully aware of all of these key site drivers when looking at your commercial real estate comps." target="_self">you and your broker are fully aware of all of these key site drivers when looking at your commercial real estate comps.</a></p>Jordan SlaterMon, 23 Jan 2012 16:41:00 GMTf1397696-738c-4295-afcd-943feb885714:119811http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/119409/Warehouse-Square-Footage-Requirements-for-Your-Commercial-Real-Estate#Comments0Warehouse Square Footage Requirements for Your Commercial Real Estatehttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/119409/Warehouse-Square-Footage-Requirements-for-Your-Commercial-Real-Estate<p>When deciding on the size warehouse you want to buy, lease, or build, there are several factors to keep in mind.&nbsp; More often than not, among the least important of which, to many executives&rsquo; surprise, is the number of employees you will have on site.&nbsp; Typically, your inventory and means of storage will require much more space than your people.</p> <h2>Pallets</h2> <p>If you are using pallets to store and ship your goods, you will need to consider three things as a factor of required storage space.&nbsp; What is the size of your pallets?&nbsp; Typical pallet sizes are 48&rdquo; x 40&rdquo; but can vary greatly.&nbsp; Next, and this is fairly obvious, how many pallets will you need to store at any given time?&nbsp; Your commercial real estate space needs to be able to accommodate the height of your inventory, not just your average, day-to-day stock.&nbsp; Finally, how many pallets high can you stack your inventory?&nbsp; Several things go into determining this factor.&nbsp; One, of course, is the inventory itself.&nbsp; If your products simply can&rsquo;t handle the added weight, you will need a great deal more space for your products.&nbsp; Another issue is the required climate for your commercial real estate facilities.&nbsp; If your products require a particularly cool environment, having a huge warehouse with high ceilings may cost a great deal more to cool than it&rsquo;s worth.&nbsp; Third, don&rsquo;t forget to consider how high you can actually reach.&nbsp; If your machinery can&rsquo;t get to those top pallets, or even put them up there in the first place, you will never get your spacing right.</p> <h2>Dock Doors</h2> <p>You will need to know how many dock doors you need for your operation to run smoothly.&nbsp; Efficiency here is key.&nbsp; Keep in mind how many trucks will be coming in and out of your facility, and how long each truck will be staying there.&nbsp; This coming and going often takes several hours at least.&nbsp; Where is best for your doors to be located?&nbsp; All on one wall?&nbsp; Opposite walls?&nbsp; If your dock doors are all on one wall, and you have a good amount of doors, there is a good chance that your required square footage will be determined solely by the number of doors you need.&nbsp; Don&rsquo;t forget you&rsquo;re paying by the square foot.&nbsp; Efficiency is so important when making these decisions.</p> <h2>Equipment</h2> How will you be moving your inventory around within your facilities?&nbsp; The large machines you might be using need a lot of space to maneuver between storage space and receiving and shipping docks.&nbsp; Complex conveyor belt systems also need a great deal of room.Jordan SlaterFri, 20 Jan 2012 17:41:00 GMTf1397696-738c-4295-afcd-943feb885714:119409http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/119162/Why-You-Should-Use-Commercial-Real-Estate-Software-for-Lease-Documentation-and-Negotiation#Comments0Why You Should Use Commercial Real Estate Software for Lease Documentation and Negotiationhttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/119162/Why-You-Should-Use-Commercial-Real-Estate-Software-for-Lease-Documentation-and-Negotiation<p><img id="img-1326986042799" src="http://info.reoptimizer.com/Portals/121314/images/Lease Negotiation in Commercial Real Estate Software.jpg" border="0" alt="Lease Negotiation in Commercial Real Estate Software" width="305" height="203" class="alignRight" style="height: 203px; width: 306px; float: right;" />Leases are long, complicated documents with a number of different terms. Even with a good abstract, figuring out which lease structure will best help your property meet its return target is an arduous task. Commercial real estate software can help simplify the process, and let you compare apples to apples with minimal effort and time, letting you get on to your next project.<br /> <br /> Which lease is better? $18.00 a square foot net with three percent annual increases for five years, or $19.00 net with one percent increases? When should you give a generous tenant improvement, and when should you just give a month of free rent to get a tenant in? <a href="http://www.reoptimizer.com/features/tactical-commercial-real-estate-optimization/" title="Today's commercial real estate software can help calculate these variables" target="_self">Today's commercial real estate software can help calculate these variables</a> for you and give you an answer quickly.<br /> <br /> <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91000/Digitizing-Commercial-Real-Estate" title="Computerizing your real estate" target="_self">Computerizing your real estate</a> can do more than help with financial decisions. &nbsp;You can get a report comparing your site with others, ensuring that every space you occupy is optimized in multiple areas. If one is not, you will know which one to eliminate when its lease rolls over. A good commercial real estate software program can even make you a more effective negotiator by tracking the differing offers between landlord and tenant as a lease goes through negotiations.<br /> <br /> You can also use your software throughout your occupancy or ownership. At any point in time, you can get an indication of how much life, and cost you have left on your lease or, if you are an owner, how much cash flow you still stand to receive before the lease rolls. Having your lease documented in a commercial real estate software program saves you from having to read it or its abstract. All of its terms are available to you at any time in an extremely usable format. Furthermore, having the information handy can make it easier for you to negotiate when the lease rolls over for renewal.<br /> <br /> <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/110506/Commercial-Real-Estate-Software-vs-Microsoft-Excel" title="Today's real estate software goes well beyond simple mapping and spreadsheets" target="_self">Today's real estate software goes well beyond simple mapping and spreadsheets</a>. It embeds the intelligence that you need to make good decisions about your company's real estate and positively impact your bottom line.</p> <p>&nbsp;</p> <br />Jordan SlaterThu, 19 Jan 2012 15:08:00 GMTf1397696-738c-4295-afcd-943feb885714:119162http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/117643/Top-10-Myths-of-Commercial-Real-Estate-Software-Part-2#Comments0Top 10 Myths of Commercial Real Estate Software Part 2http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/117643/Top-10-Myths-of-Commercial-Real-Estate-Software-Part-2<p><img src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate Software Myths.jpg" border="0" alt="Commercial Real Estate Software Myths" class="alignRight" style="float: right;" />Part 2 of "Top 10 Myths of Commercial Real Estate Software."&nbsp; <a href="info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/117598/Top-10-Myths-of-Commercial-Real-Estate-Software-Part-1" title="Here is Top 10 Myths of Commercial Real Esate Software Part 1." target="_self">Here is Top 10 Myths of Commercial Real Esate Software Part 1.</a></p> <h2>6. I don&rsquo;t need it yet.</h2> <p>Don&rsquo;t wait until it is too late!&nbsp; Commercial real estate software can do a lot more than you think; the good ones can, anyway.&nbsp; And aside from some of the daily uses of commercial real estate described here, it is not at all a bad idea to get an early start on your next lease.&nbsp; <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91145/Save-a-Million-on-Your-Next-Tenant-Lease-pt-3" title="After all, it is one of our keys to Save a Million on Your Next Tenant Lease." target="_self">After all, it is one of our keys to Save a Million on Your Next Tenant Lease.</a></p> <h2>7. My employees will spend all their time poking their noses into other people&rsquo;s business.</h2> <p>The access provisions you set for each team member can control that. &nbsp;And it gives you better control over them than you have now.&nbsp; Don&rsquo;t forget one of the best things of commercial real estate software is the improved collaboration brought to your corporate real estate team.&nbsp; Keeping your focus is definitely important, but don&rsquo;t underestimate the ideas that stem from paying attention to what goes on outside of your own office.&nbsp; <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/111641/Improving-Collaboration-in-the-Corporate-Real-Estate-Department" title="Here's few more ways to improve collaboration in your corporate real estate team." target="_self">Here's few more ways to improve collaboration in your corporate real estate team.</a></p> <h2>8. I&rsquo;ll never be able to keep track of what everyone is doing.</h2> <p>Good commercial real estate software allows management of timelines for everyone on a lease project team, with full information to everyone about who is doing what on which schedule.&nbsp; You should <a href="http://www.reoptimizer.com/features/critical-date-management/" title="look for an integrated calendar for key dates and team schedules." target="_self">look for an integrated calendar for key dates and team schedules.</a> &nbsp;And some commercial real estate software even track lease negotiation developments.</p> <h2>9. I can keep track of my staff better.</h2> <p>Yes, but more importantly, they can keep track of what each other are doing and bring concerns to your and each other's attention more easily and more clearly.&nbsp; Commercial real estate software is not necessarily a tool for managing staff, so much as it is for your sites, comps, leases, abstracts, and contacts. Think of it more as a tool for support.</p> <h2>10. This means we can have fewer meetings.</h2> <p>Yes and no.&nbsp; While collaboration is greatly improved, and information shared more readily, meetings are more important than ever when you have this kind of asset behind you. What commercial real estate software will do is make your meetings more productive.</p>Jordan SlaterWed, 18 Jan 2012 16:31:00 GMTf1397696-738c-4295-afcd-943feb885714:117643http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/117598/Top-10-Myths-of-Commercial-Real-Estate-Software-Part-1#Comments0Top 10 Myths of Commercial Real Estate Software Part 1http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/117598/Top-10-Myths-of-Commercial-Real-Estate-Software-Part-1<h2><img id="img-1326725209793" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate Software9.jpg" border="0" alt="Commercial Real Estate Software" width="286" height="265" class="alignLeft" style="height: 265px; width: 287px; float: left;" />1. It costs too much.</h2> <p>Commercial real estate software is about maximizing profit and minimizing wasted resources and time. <a href="http://www.reoptimizer.com/media/user-testimonials/reoptimizer-saves-money/" title="Consider the cost to you if you don&rsquo;t have it." target="_self">Consider the cost to you if you don&rsquo;t have it.</a> You may not realize it, but the (overwhelming) chances are you&rsquo;re spending a lot more without a good commercial real estate software system.</p> <h2>2. I already get this information from my spreadsheet programs.</h2> <p><a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/110506/Commercial-Real-Estate-Software-vs-Microsoft-Excel" title="With the Microsoft Excel's of the world" target="_self">With the Microsoft Excel's of the world</a>, you can&rsquo;t get this depth of information in your own spreadsheets unless you employ a large, specialized team of people to feed and analyze it.&nbsp; Specially designed commercial real estate software does more than provide numbers; it benchmarks your sites and comps to current market conditions.</p> <h2>3. I don&rsquo;t trust having the information I depend on in a cloud computing service.</h2> <p>Aside from the fact that it&rsquo;s 2012, and technology is changing/improving more rapidly than ever, cloud-based commercial real estate software is just as safe as any other software that ventures outside of your in-house network, and quite often more safe than some of these programs. Cloud services are reliable, they have much greater security than most companies are willing to buy and they are backed by huge redundant systems.&nbsp; Additionally, think of the time saved, money saved, and convenience provided by cloud storage.</p> <h2>4. I already know what I need for my job.</h2> <p>There is no doubt that you are doing a great job as a commercial real estate professional.&nbsp; But nobody knows all the information provided by modern commercial real estate software services without performing very extensive and ongoing market research.&nbsp; When <a href="http://www.reoptimizer.com/company/about-reoptimizer/" title="you have a program and a team behind that program performing much, if not all of that research" target="_self">you have a program and a team behind that program performing much, if not all of that research</a>, you have more time to make the proper decisions that will best affect your company&rsquo;s business moving forward into the 5, 10, or 20-plus years of your next lease.</p> <h2>5. I don&rsquo;t want to be chained to a computer desk.</h2> <p><a href="http://www.reoptimizer.com/media/user-testimonials/reoptimizer-promotes-logistics/" title="Good commercial real estate software runs on a number of platforms." target="_self">Good commercial real estate software runs on a number of platforms.</a>&nbsp; These include your desktop/laptop, tablet, and your smartphone.&nbsp; And what makes all of this possible is that cloud storage we talked about.</p> <br />Jordan SlaterTue, 17 Jan 2012 16:47:00 GMTf1397696-738c-4295-afcd-943feb885714:117598http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/116659/The-Corporate-Tenant-s-Top-5-Commercial-Real-Estate-Deal-Breakers#Comments0The Corporate Tenant's Top 5 Commercial Real Estate Deal Breakershttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/116659/The-Corporate-Tenant-s-Top-5-Commercial-Real-Estate-Deal-Breakers<h2><img id="img-1326472607563" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate Deal Breaker.jpg" border="0" alt="Commercial Real Estate Deal Breaker" width="306" height="204" class="alignRight" style="height: 204px; width: 306px; float: right;" />1.&nbsp; Fees</h2> <p>Although this should never be the case, high broker fees can hurt a deal as either party may feel like they are paying nonsensical fees. &nbsp;Being up front from the beginning about any costs is essential so that neither party is blind-sided.&nbsp; It is of the utmost importance as a tenant to remember, though, that your broker, if he/she is <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/101236/How-to-Choose-the-Right-Corporate-Real-Estate-Broker-pt-1" title="doing the job correctly, will be saving you time and considerably more money" target="_self">doing the job correctly, will be saving you time and considerably more money</a> he/she is charging you.</p> <h2>2.&nbsp; Time lines</h2> <p>As we have said in the past, keeping time on your side is crucial.&nbsp; Dragging your feet on a deal could lead to the nightmare of nightmares - not getting the deal done.&nbsp; Being sensitive to returning phone calls or emails and answering any commercial real estate questions can set the clients mind at ease. Avoid the frustration and continue to move forward.&nbsp; <a href="http://www.reoptimizer.com/features/critical-date-management/" title="The calendar tool of your commercial real estate software could be a great tool to help you stay on track." target="_self">The calendar tool of your commercial real estate software could be a great tool to help you stay on track.</a></p> <h2>3.&nbsp; Reneging</h2> <p>Finding the right space and being sensitive to the tenant's needs is crucial. &nbsp;A huge deal breaker is over promising and under delivering. &nbsp;When speaking to a potential corporate tenant, be honest, stick to the facts. &nbsp;Give only promises you know you can (and intend to) keep.</p> <h2>&nbsp;4.&nbsp; Customer Service</h2> <p>In commercial Real Estate treating a tenant or potential tenant with respect and outstanding customer service are vital to retaining them as a client.&nbsp; Who wants to make a deal with someone who treats them less than savory or brushes off their concerns?&nbsp; Maintain your relationships, and don't forget that Golden Rule.</p> <h2>5.&nbsp; Rental History</h2> <p>Breaking leases, destroying property, or being a bad neighbor can hurt you in commercial real estate lease negotiations.&nbsp; A bad credit rating or not having the money to put down can also be a reason a deal does not go through.&nbsp; As a tenant, stick to your commitments, and as a landlord, do the same.</p> <br style="margin: 0.1pt 0in;" />Jordan SlaterFri, 13 Jan 2012 16:22:00 GMTf1397696-738c-4295-afcd-943feb885714:116659http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/116646/Maximizing-Competition-for-Your-Commercial-Real-Estate-Tenancy#Comments0Maximizing Competition for Your Commercial Real Estate Tenancyhttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/116646/Maximizing-Competition-for-Your-Commercial-Real-Estate-Tenancy<p><img id="img-1326380978288" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate9.jpg" border="0" alt="Commercial Real Estate" width="304" height="304" class="alignRight" style="height: 304px; width: 304px; float: right;" />Your tenancy is valuable to a landlord and maximizing competition for yours is essential in driving down your occupancy costs. Regardless of the condition of the commercial real estate market, there are three main things you can do to boost your leverage when negotiating with a landlord.</p> <h2>Increase Commercial Real Estate Options</h2> <p>It pays to shop around among different properties to find several good deals. <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91164/Save-a-Million-on-Your-Next-Tenant-Lease-pt-4" title="The key is to let landlords or landlord agents know that you are exhausting all options in the search for the best lease terms." target="_self">The key is to let landlords or landlord agents know that you are exhausting all options in the search for the best lease terms.</a> This works particularly well with renewals. The landlord already knows that you are a stable and reliable tenant. Be frank that you are researching options and do so. There may be a more optimal property available so it pays to research. If you can cast enough doubt that you are not a "lock" then the landlord may be more amenable to concessions and cost reductions.</p> <h2>Timing is Everything</h2> <p><a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91145/Save-a-Million-on-Your-Next-Tenant-Lease-pt-3" title="It is best to begin looking for a lease within a comfortable time range that won't put you in a crunch." target="_self">It is best to begin looking for a lease within a comfortable time range that won't put you in a crunch.</a> For example, it is not wise to approach a landlord regarding a renewal too close to the lease end date. The landlord will have the idea that you do not have enough time to negotiate a better deal and will hold firm. Approaching the landlord early on is better, as he gets the idea that you will have adequate time to look elsewhere if the renewal is not suitable. Negotiations involve other items aside from rent, like concessions or build outs.</p> <h2>Use a Broker</h2> <p><a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/101320/How-to-Choose-the-Right-Corporate-Real-Estate-Broker-pt-3" title="A good commercial real estate tenant representative" target="_self">A good commercial real estate tenant representative</a> maintains distance from the lease negotiations while being represented by a viable negotiator. By using a broker you will be able to explore many commercial real estate options that are currently available. Brokers typically have the knowledge and experience to obtain the best deal from a landlord. Let the broker cut through the fluff and deal with the negotiations.</p> <br />Jordan SlaterThu, 12 Jan 2012 14:22:00 GMTf1397696-738c-4295-afcd-943feb885714:116646http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/116389/5-Tips-to-Reduce-Commercial-Real-Estate-Occupancy-Costs#Comments05 Tips to Reduce Commercial Real Estate Occupancy Costshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/116389/5-Tips-to-Reduce-Commercial-Real-Estate-Occupancy-Costs<p><img id="img-1326212564301" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate Occupancy Costs.jpg" border="0" alt="Commercial Real Estate Occupancy Costs" width="244" height="150" class="alignLeft" style="height: 150px; width: 245px; float: left;" />Next to payroll, occupancy costs are usually a company's largest expense. <a href="http://info.reoptimizer.com/ebitda-white-papers-from-reoptimizer/" title="If you can reduce commercial real estate costs, you can almost guarantee a better bottom line for your business." target="_self">If you can reduce commercial real estate costs, you can almost guarantee a better bottom line for your business.</a> Look to these tips for finding ways to scale back your costs.</p> <h2>Cap maintenance, taxes, and insurance increases for common areas of the property.</h2> <p>Commercial real estate owners have been dealing with higher-than-normal vacancies the past few years as the economy has floundered, so now is a good time to discuss capping maintenance, tax, and insurance costs for common areas of the property. You could suggest that in your next lease, these costs (also called CAM) be increased only a certain amount each year. You can also specify that they don't rise above a certain dollar amount for any given payment period.</p> <h2>Optimize your space.</h2> <p>Take a close look at the space you're currently leasing. If your space has felt crowded, bring in a design expert to help you maximize the space before you look into leasing more square footage. If you need to separate one space from another, talk with your landlord about adding walls and doors.</p> <h2>Sublease.</h2> <p>If you're currently occupying too much real estate because of downsizing, relocation, or otherwise, consider subleasing to bring in a little extra income. Some small businesses just need a room or two, and the income you could earn from the sublease could make a big difference in offsetting expenses.</p> <h2>Renew your lease early to make adjustments in the lease terms.</h2> <p>If you signed your lease when the economy was stronger, you may need to adjust the terms of your lease to make them more workable in today's climate. Your landlord may be willing to make concessions to keep your business, knowing the vacancy rate is higher than normal.&nbsp; <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91064/5-Steps-to-Negotiating-Your-Commercial-Real-Estate-Lease" title="Consider these steps to commercial real estate lease negotiation." target="_self">Consider these steps to commercial real estate lease negotiation.</a></p> <h2>Consider changing locations.</h2> <p>If your current location doesn't work well for your particular business or if it is too expensive, search for new, more appropriate digs.&nbsp; <a href="http://www.reoptimizer.com/company/about-reoptimizer/" title="A good commercial real estate software may be what you need to get started." target="_self">A good commercial real estate software may be what you need to get started.</a></p> <br />Jordan SlaterWed, 11 Jan 2012 16:05:00 GMTf1397696-738c-4295-afcd-943feb885714:116389http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/116925/Commercial-Real-Estate-Software-Do-s-and-Don-ts#Comments0Commercial Real Estate Software Do's and Don'tshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/116925/Commercial-Real-Estate-Software-Do-s-and-Don-ts<p><img src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate Software8.jpg" border="0" alt="Commercial Real Estate Software" class="alignRight" style="float: right;" />Commercial real estate software tools can make your life much easier by allowing your real estate operation to run smoothly. Tools are available that can help you with prospecting, marketing, tracking, managing commercial real estate listings, and contact management among other vital functions. Real estate professionals have unique needs and complex business relationships involving realtors, owners, prospective buyers, investors, and contractors. You need a way to simplify your operations with an effective set of software tools to help you do your job more efficiently.</p> <h2>Commercial Real Estate Software Do's</h2> <ul> <li>Find software tools that are easy to use:&nbsp; As busy as you are, you do not have time to learn excessively complex commercial real estate software systems. Find software tools that are easy to learn and operate. Keep it simple and efficient.</li> </ul> <ul> <li>Look for functionality:&nbsp; The more functions a commercial real estate software package performs for you, the more value you get for your money. Look for software that lives up to its promise and offers features for property management, lease administration, expense analysis, and contact management tools. Frankly, your software should include a great deal more, but those are some tools just to get you started. You will save money by only purchasing one set of software that performs all of these functions for you.</li> </ul> <ul> <li>Shop around for the best deal: There are a number of real estate software packages on the market. Several are comparable in service, so you should shop around for the best price and value for your money. Something to consider in these comparisons is the amount of many to be saved against your initial investment.</li> </ul> <h2>Commercial Real Estate Software Don&rsquo;ts</h2> <ul> <li>Don't buy the first software package you look at:&nbsp; Don't make the mistake of buying the first software package you consider on a whim. Take some time to evaluate the needs of your office. What is the size of your client base? Will the software easily integrate with your existing systems such as accounting? Take some time to consider what functions you need the software to perform for you; then you will have a better idea when you go to make a purchase.</li> </ul> <ul> <li>Don't take the sales person's word: Every sales person will insist that their software package is the best on the market. Insist on a demonstration of how well their software performs.</li> </ul> <br />Jordan SlaterTue, 10 Jan 2012 16:26:00 GMTf1397696-738c-4295-afcd-943feb885714:116925http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/116387/3-Ways-to-Empower-Your-Corporate-Real-Estate-Team#Comments03 Ways to Empower Your Corporate Real Estate Teamhttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/116387/3-Ways-to-Empower-Your-Corporate-Real-Estate-Team<p><img id="img-1326131775398" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate Team.jpg" border="0" alt="Corporate Real Estate Team" width="232" height="309" class="alignRight" style="height: 309px; width: 232px; float: right;" />There are many ways to empower your corporate real estate team. Some of the best ideas to try involve taking simple steps:</p> <h2>Establish Best Business Practices</h2> <p>Your first step is to determine what actually works in your business and what does not. Once this has been identified, you can then focus on defining a set of policies and procedures to be followed. You should stay focused on practical solutions. Remember also, that training your team on how to do this as well will be a big part of their own empowerment. Once they feel like they have had some ownership in this process, you will begin to see results soar. You may even find that they have some excellent ideas that you had not thought of.</p> <h2>Implement Team-Wide Accountability</h2> <p>This is a huge secret to unlocking the power and potential of your corporate real estate team. You need to establish methods to measure and track employee performance and then take timely action. The employees should be made a part of this process as well. Once they clearly know and understand what is to be expected of them, it is easy to evaluate the performance of your entire team. Taking action implies feedback more than punishment or trying to correct problems or issues. Seeing this step more as implementing feedback procedures will help foster a successful undertaking. And an important part of this step, is to make sure your corporate real estate team has all the tools they need. This is, ultimately, one of the most positive steps you can implement for your business.</p> <h2>Get Out Of The Way!</h2> <p>You have most likely recruited and trained your corporate real estate team. Obviously, you are quite proud of them and convinced they can do a successful job. Simply get out of their way! Once you have implemented processes and policies and instituted accountability and feedback procedures, allow them to focus on the details. After all, they can probably even take care of most details best by themselves.</p> <br />Jordan SlaterMon, 09 Jan 2012 17:55:00 GMTf1397696-738c-4295-afcd-943feb885714:116387http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/116388/Using-Commercial-Real-Estate-Software-for-Day-to-Day-Activities#Comments0Using Commercial Real Estate Software for Day-to-Day Activitieshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/116388/Using-Commercial-Real-Estate-Software-for-Day-to-Day-Activities<p><img id="img-1325866629772" src="http://info.reoptimizer.com/Portals/121314/images/real estate software-resized-170.jpg" border="0" alt="Commercial Real Estate Software" width="304" height="206" class="alignLeft" style="height: 205px; width: 304px; float: left;" />As a commercial real estate professional, you already know that the commercial real estate industry can be a much more challenging niche than its residential counterpart. The processes of commercial real estate management involve participating in comparative market analysis of data, property management and financial information. &nbsp;Besides as complex as the market is with changes in FASB laws and market trends, every corporate real estate executive needs efficient commercial real estate software to deliver results.</p> <h2>Intuitive Design and Ease-Of-Use</h2> <p>Using <a href="http://www.reoptimizer.com" title="commercial real estate software" target="_self">commercial real estate software</a> for day-to-day activities offers results in confidence throughout every stage of commercial real estate transactions. What commercial real estate software does is it incorporates new levels of insight and simplicity in areas of daily bookkeeping, financial reports, work orders and preventive maintenance records. It also tracks assets embedded with key performance indicators and customizable alerts systems that give you effective CRE management control.</p> <p>The commercial real estate software is popular among those who find the software very user friendly, well organized, and very efficient. Everything you need with the commercial real estate software for day-to-day activities in CRE management is at your fingertips. When you need help with the software, customer service or technical support should be nothing short of outstanding. The features that CRE professionals use most are the activity tracking, accessing contact information on any computer, tablet, or smartphone at anytime, delivering instant reports to clients at any time from anywhere and the ease of tracking and following up with colleagues.</p> <h2>Use It to Believe</h2> <p>Find out for yourself that commercial real estate software delivers a new level of simplicity, convenience and power that professionals have never seen before in technology solution. It can be said without exaggeration, that some of these products a have been developed by <a href="http://www.reoptimizer.com/company/our-story/" title="http://www.reoptimizer.com/company/our-story/" target="_self">some of the sharpest minds in the industry</a>.&nbsp; Check out how some software users have used these products to <a href="http://www.reoptimizer.com/media/user-testimonials/reoptimizer-saves-time/" title="save time" target="_self">save time</a>, <a href="http://www.reoptimizer.com/media/user-testimonials/reoptimizer-saves-money/" title="save money" target="_self">save money</a>, and <a href="http://www.reoptimizer.com/media/user-testimonials/reoptimizer-promotes-logistics/" title="improve logistics" target="_self">improve logistics</a>.</p>Jordan SlaterFri, 06 Jan 2012 16:11:00 GMTf1397696-738c-4295-afcd-943feb885714:116388http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/116088/3-Ways-to-Improve-Due-Diligence-in-Corporate-Real-Estate#Comments03 Ways to Improve Due-Diligence in Corporate Real Estatehttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/116088/3-Ways-to-Improve-Due-Diligence-in-Corporate-Real-Estate<p><img id="img-1325773828692" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate Due-Diligence.jpg" border="0" alt="Corporate Real Estate Due Diligence" width="324" height="218" class="alignRight" style="height: 218px; width: 324px; float: right;" />Whether leasing, buying or selling corporate real estate, due diligence is a necessary evil. While ensuring due diligence is time-consuming, arduous and expensive, it can also save you from making an even more expensive and long-lasting mistake with your company's property. Here are a few tips to make the process quicker, cost less and lead to better results.</p> <h2>1. Online Due Diligence</h2> <p>In the past, corporate real estate due diligence was a matter of shuffling boxes of paper from place to place. Paper documents can be hard to read, especially when copied and faxed, and arduous to send from place to place. <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91000/Digitizing-Commercial-Real-Estate" title="Corporate real estate done through a secure website eliminates copying, sending and shuffling paper, saving a great deal of time and money." target="_self">Corporate real estate done through a secure website eliminates copying, sending and shuffling paper, saving a great deal of time and money.</a> It also leads to easier to read documents which can be more easily retained by both parties after the transaction. <a href="http://www.reoptimizer.com/company/about-reoptimizer/" title="One option to explore for this could be a secure, web-based commercial real estate software system." target="_self">One option to explore for this could be a secure, web-based commercial real estate software system.</a></p> <h2>2. Use the Right Advisors for the Right Things</h2> <p>Because due diligence for&nbsp;corporate real estate&nbsp;is such a complicated process, you will want to work with a team of advisors to help you complete it. Ensure that you assign the right tasks to the right people. For example, while an attorney can advise you on legal points, <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/101320/How-to-Choose-the-Right-Corporate-Real-Estate-Broker-pt-3" title="your broker could be a much better source to help you device real estate strategy" target="_self">your broker could be a much better source to help you device real estate strategy</a>. As another example, the construction expert who helps you determine the structural soundness of a building is not as qualified as an HVAC contractor to assess the building's climate control systems. Using the right people will help you make better decisions, faster.</p> <h2>3. Get It Done</h2> <p>Finally, <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91145/Save-a-Million-on-Your-Next-Tenant-Lease-pt-3" title="get started as quickly as possible" target="_self">get started as quickly as possible</a>. Although many corporate real estate transactions allow weeks or even months for it, the time will go faster than you expect. If you get off to a prompt start, you will have enough time for unforeseen circumstances. This will not only make the due diligence run better, but should also strengthen your negotiating position since you will not need to ask the other party for any extensions.</p>Jordan SlaterThu, 05 Jan 2012 16:18:00 GMTf1397696-738c-4295-afcd-943feb885714:116088http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/115791/5-Technologies-Every-Corporate-Real-Estate-Executive-Needs-in-2012#Comments05 Technologies Every Corporate Real Estate Executive Needs in 2012http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/115791/5-Technologies-Every-Corporate-Real-Estate-Executive-Needs-in-2012<p>Corporate real estate has <img id="img-1325687327042" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate Software7.jpg" border="0" alt="Commercial Real Estate Software" width="331" height="240" class="alignLeft" style="height: 240px; width: 331px; float: left;" />tools that can help you manage and streamline processes and complex tasks. Here are five technology tools that are helpful for CRE.</p> <h2>Cloud Computing</h2> <p><a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/90949/Cloud-Computing-The-Killer-App-For-Corporate-Real-Estate" title="Cloud computing takes data and stores it on the web in one secure central location." target="_self">Cloud computing takes data and stores it on the web in one secure central location.</a> This means your data can be accessed anywhere on any device. A central depository for corporate real estate documents means that you can always access leases, renewals, floor plans and the like and store the paper copies in a secure area. Access to the documents remains available by accessing the cloud.</p> <h2>Project Management Software</h2> <p>Project management may be one of the most difficult and complex tasks in commercial real estate. Typically, your projects are multi-faceted with many aspects and phases to be tracked. Project management software is a solution that helps manage your projects without confusion and without multiple spreadsheets. Add projects to the aforementioned cloud and a match made in heaven is created.</p> <h2>Digital Portfolios</h2> <p>CRE leases are the mainstay of a real estate portfolio and <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91000/Digitizing-Commercial-Real-Estate" title="portability of these and other documents is crucial." target="_self">portability of these and other documents is crucial.</a> Lease management software helps organize all those files. Look for software that can convert the paper files into widely used formats like Word documents or PDF files.</p> <h2>Commercial Real Estate Software</h2> <p><a href="http://www.reoptimizer.com/company/about-reoptimizer/" title="Commercial real estate software" target="_self">Commercial real estate software</a> incorporates data and digital portfolios for a comprehensive solution. Daily bookkeeping, financial reports, escalations, maintenance records and asset tracking are just a few of the areas you can effectively manage using the technology tools available in CRE software.</p> <h2>Tablet/Smartphone</h2> <p>Proper and effective asset management is one of the backbones of CRE. And as an executive, potentially out of the office 5 days out of the week, portability is a must.&nbsp; Afterall, if you need to assess a site and take notes (in your commercial real estate software), what better way to do it than from your iPad, directly into the system, in real time?<br /> Corporate real estate, as we know, can be quite burdensome at times. A technology tool that automates and digitizes records and tasks can take the burden off of your shoulders. Your time can be better spent making decisions that increase profitability and optimize operations.&nbsp; And to further streamline the process, there are programs that encompass all of these tools available on your computer, smartphone, <em>and</em> tablet.</p> <br />Jordan SlaterWed, 04 Jan 2012 16:35:00 GMTf1397696-738c-4295-afcd-943feb885714:115791http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/115681/2012-Corporate-Real-Estate-New-Year-s-Resolutions#Comments02012 Corporate Real Estate New Year's Resolutionshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/115681/2012-Corporate-Real-Estate-New-Year-s-Resolutions<p>T<img id="img-1325614319253" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate New Year's Resolutions.jpg" border="0" alt="Corporate Real Estate New Year's Resolutions" width="304" height="237" class="alignRight" style="height: 237px; width: 305px; float: right;" />he beginning of 2012 is the best time for corporate real estate professionals to look back at 2011 and make resolutions for the year ahead. With 2011 behind us, we can review what did and did not work over the past twelve months and make resolutions to improve. Here are three ideas for New Year's resolutions that could improve your corporate real estate endeavors in 2012.</p> <h2>Establish Regular Interdepartmental Meetings</h2> <p>Communication really is key. To promote good lines of communication in your business, establish regular interdepartmental meetings throughout your organization. Schedule these meetings so that they are a commitment rather than a goal. Set an agenda with the purpose of ensuring that all departments are aware of each others' priorities and upcoming projects, and use the meetings as a forum for reminders of what your organization's key objectives are.</p> <h2>Carefully Analyze Costs and Expenses</h2> <p><a href="http://www.reoptimizer.com/solutions/tactical-commercial-real-estate/" title="Performing a thorough review of your organization's costs will help you identify areas to realize cost reductions" target="_self">Performing a thorough review of your organization's costs will help you identify areas to realize cost reductions</a> in the upcoming year. Areas for review include phone and internet services, any overages or hidden expenses involving your tenancy, and overtime and expense reports. Verify that the core and incidental services that you are paying for are in line with expectations and set budgets. If it appears that any of your costs can be reduced, schedule meetings to go over these items with key staff and service providers at your earliest opportunity.</p> <h2>Review Your Corporate Real Estate Software</h2> <p>Dedicated <a href="http://www.reoptimizer.com/company/about-reoptimizer/" title="corporate real estate software" target="_self">corporate real estate software</a> can make identifying budget overages and cost savings a lot easier on you and your business. Good real estate software is more than just an accounting tool. It should allow for both on- and off-site use so that all staff have reliable access to critical information, as well as integrate with other tools your business is using. Above all, your corporate real estate software should be easy to use, particularly for those employees who are using it on a regular basis and for top-level decision-makers. Review the software that you are using to ensure that it is able to move as quickly and integrate as seamlessly as your business.</p>Jordan SlaterTue, 03 Jan 2012 18:12:00 GMTf1397696-738c-4295-afcd-943feb885714:115681http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/115067/Best-Practices-for-Your-Corporate-Real-Estate-Department-in-2012#Comments0Best Practices for Your Corporate Real Estate Department in 2012http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/115067/Best-Practices-for-Your-Corporate-Real-Estate-Department-in-2012<p><img id="img-1325176464715" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate 2012.jpg" border="0" alt="Corporate Real Estate 2012" width="351" height="204" class="alignRight" style="height: 204px; width: 351px; float: right;" />When you&rsquo;re looking forward it&rsquo;s always a good idea to take a look in the rear view. For those in corporate real estate - brokers, property owners, and tenants - it is a good idea to reacquaint yourself with your properties as it's been in recent years to figure how it will be in 2012.<br /> As we are all aware, the economic tsunami of the past few years has receded somewhat. However just because things have turned around in some respects does not dictate immediate reversion.&nbsp;If you&rsquo;re a corporate real estate department head you need to be aware of what&rsquo;s going on in your division. The two best practices for your corporate real estate department in 2012 should feed off of this reflective attitude while getting back to fundamentals.</p> <h2>Know Yourself</h2> <p>As a corporate tenant taking roost in a property you need to know exactly how your property works for your needs. Are you in a space that sits with unused rooms or entire wings? Have you been meaning to expand your business but just have not had the resources? Does it look like you will be able to tend to those needs this year? <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/101320/How-to-Choose-the-Right-Corporate-Real-Estate-Broker-pt-3" title="You would be surprised at what you can do with a good tenant rep at the end of your lease." target="_self">You would be surprised at what you can do with a good tenant rep at the end of your lease.</a>&nbsp; If you're sitting in a quagmire of your own unrealized ideas, it's time to either, address these nagging issues and get to the task of getting things done, or it may be time to reassess your goals and see if you can't scale back your ambitions.</p> <h2>Know Your Costs</h2> <p>If your corporate real estate has huge swaths of space sitting unused but you're still getting a great deal, then maybe you don't need to go anywhere. Just because you move to a smaller space does not necessarily mean you're going to get any more value from it, but it could reduce expenses long term. <a href="http://www.reoptimizer.com/solutions/tactical-commercial-real-estate/" title="Know your costs" target="_self">Know your costs</a> and know the outlay that you have to put to get any kind of measurable payout before you make any changes.&nbsp; If you have a lease renewal coming up this year, renegotiating those terms will, in all likelihood, be on the agenda.&nbsp; This could lead to some big costs savings, especially with current market conditions.</p> <br />Jordan SlaterThu, 29 Dec 2011 16:31:00 GMTf1397696-738c-4295-afcd-943feb885714:115067http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/112366/5-Ways-to-Best-Utilize-Your-Commercial-Real-Estate-Software#Comments05 Ways to Best Utilize Your Commercial Real Estate Softwarehttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/112366/5-Ways-to-Best-Utilize-Your-Commercial-Real-Estate-Software<p>It is not particularly difficult to find utility in a good commercial real estate software.</p> <h2><img id="img-1324564937670" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate Software Utilization.jpg" border="0" alt="Commercial Real Estate Software Utilization" width="293" height="315" class="alignRight" style="height: 315px; width: 293px; float: right;" /></h2> <p>But in the never-ending quest to get the most for your money, the occasional tip doesn't hurt.&nbsp; Consider these five things to get the most out of your commercial real estate software.</p> <h2>Collective Intelligence</h2> <p>When using commercial real estate software you should have extensive market information at your fingertips. These systems allow users to have access to <a href="http://www.reoptimizer.com/company/our-story/" title="some of the sharpest minds in the business" target="_self">some of the sharpest minds in the business</a>. The collective consciousness helps shape trends and keeps you <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91164/Save-a-Million-on-Your-Next-Tenant-Lease-pt-4" title="one step ahead of prospective landlords." target="_self">one step ahead of prospective landlords.</a></p> <h2>Negotiate with More Information</h2> <p>When you&rsquo;re looking to strike a deal you need all the most current information at your fingertips. Having commercial real estate software allows you to see the market move in real time and point to what&rsquo;s happening as your deal joins its ranks.</p> <h2>Cut Your Expenses</h2> <p>Effective software allows time to be shaved every which way. When you are using a software suite which lets you <a href="http://www.reoptimizer.com/features/strategic-commercial-real-estate-optimization/" title="shed the paperwork, organize your day, and get more done faster" target="_self">shed the paperwork, organize your day, and get more done faster</a> that is obviously going to benefit you in increased productivity and all around cost-efficiency.</p> <h2>Save Time</h2> <p>Going right along with saved money, quality commercial real estate software will also save you a ton of time. Having your day streamlined and operating efficiently is a great boon because time is money.</p> <h2>Increase Collaboration</h2> <p>Another benefit of commercial real estate software is the ability to collaborate with others on the network. You could be on an in-network with professionals around the corner or around the world but being able to bounce ideas and strategies off each other can only help your bottom line.</p> <p>&nbsp;</p> <br />Jordan SlaterWed, 28 Dec 2011 13:12:00 GMTf1397696-738c-4295-afcd-943feb885714:112366http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/112567/5-Things-Commercial-Real-Estate-Software-Should-Offer#Comments05 Things Commercial Real Estate Software Should Offerhttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/112567/5-Things-Commercial-Real-Estate-Software-Should-Offer<p>Shopping for the right business <img id="img-1324568324270" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate Software Package.jpg" border="0" alt="Commercial Real Estate Software Package" width="304" height="284" class="alignRight" style="height: 285px; width: 304px; float: right;" />software is something that every business owner should take very seriously. When you&rsquo;re launching your business or upgrading your software you want to be sure you find software most applicable for your needs. Here are 5 things to look for when shopping for commercial real estate software.</p> <h2>Accessibility</h2> <p>Maybe the biggest thing to consider in your search for the right software is accessibility. That means having access to information outside of your networks and having software that can reach across networks and be both functional and integrated.</p> <h2>Usability</h2> <p>Your software has got to be easy to use. If you are using software with an inefficient operating system then you are going to run into problems. <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/111642/5-Ways-for-Your-Corporate-Real-Estate-Department-to-Save-Time" title="Your commercial real estate software has got to streamline operations and make a real dent in user time so that your team has more availability for other work." target="_self">Your commercial real estate software has got to streamline operations and make a real dent in user time so that your team has more availability for other work.</a></p> <h2>Information</h2> <p>Another thing which your commercial real estate software has to have is the ability to <a href="http://www.reoptimizer.com/features/tactical-commercial-real-estate-optimization/" title="accumulate unlimited information, and display it in an organized, coherent manner." target="_self">accumulate unlimited information, and display it in an organized, coherent manner.</a> Your software should be able to get you the most relevant and accurate information possible so that you can strike the best deals in real time.</p> <h2>Collaboration</h2> <p>Your commercial real estate software should have some kind of a collaborative vehicle so that your agents can work with each other, even when they are off site. Depending on the size of your group you may also wish your collaborative aspects to be able to reach out to other continents or to different companies in other markets. If you have contacts with other groups in different markets you can share potential leads, this can lend you a head up over other competition.</p> <h2>Value</h2> <p>You don&rsquo;t want to spend $10 for what someone else offers for $5. You should make sure that whichever corporate real estate software you wind up with is software that offers good overall value for your business.</p> <br />Jordan SlaterTue, 27 Dec 2011 16:04:00 GMTf1397696-738c-4295-afcd-943feb885714:112567http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/112554/3-Ways-the-Corporate-Real-Estate-Department-Can-Keep-the-C-Suite-in-the-Loop#Comments03 Ways the Corporate Real Estate Department Can Keep the C-Suite in the Loophttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/112554/3-Ways-the-Corporate-Real-Estate-Department-Can-Keep-the-C-Suite-in-the-Loop<p><img id="img-1324569865679" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate Department.jpg" border="0" alt="Corporate Real Estate Department" width="288" height="191" class="alignRight" style="height: 191px; width: 289px; float: right;" />When you manage a department outside of your company&rsquo;s product stream, your approach for the C-suite is like the chef who needs to spice up a dish without giving the diners heartburn.<br /> Corporate real estate decisions need to be presented as an ongoing process of education and opportunity, rather than a periodic annoyance with a bankruptcy filing lurking in the corner. Keep three things in mind to avoid being the department that makes people cringe when you come through the door.</p> <h2>1. Start early</h2> <p>With a typical business lease of five years in length, <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91145/Save-a-Million-on-Your-Next-Tenant-Lease-pt-3" title="begin the due diligence work up to two years before the lease comes to term." target="_self">begin the due diligence work up to two years before the lease comes to term.</a> You don&rsquo;t want to be still researching answers to corporate real estate questions when the contracts are on the table.<br /> You need to present your process as a narrowing stream of alternatives and decisions that lead to a beneficial conclusion. This means always having the answers in front of you, not at the next meeting.</p> <h2>2. Perform Thorough Analysis</h2> <p><a href="http://www.reoptimizer.com/solutions/strategic-commercial-real-estate/" title="Analyze your current business thoroughly, with an eye to seeing clearly what your needs will be in the new lease term" target="_self">Analyze your current business thoroughly, with an eye to seeing clearly what your needs will be in the new lease term</a>. This is where a good corporate real estate information system pays off, because you can present your top executives with management alternatives they might not have considered.<br /> The real estate management team is almost unique in a corporation because you have a viewpoint from outside the other production-driven departments. You can see the whole picture from a strategic distance, and you need to keep in mind how you can do more than just put a roof over their heads.</p> <h2>3. Maximize Competition</h2> <p><a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91164/Save-a-Million-on-Your-Next-Tenant-Lease-pt-4" title="Make the landlord work and sweat for you" target="_self">Make the landlord work and sweat for you</a>. An early start with a broad information package lets you compare a landlord&rsquo;s offer with others and make that landlord compete for your business. This is a time-consuming process that requires a lot of research, but it can be streamlined with the right software support and presented to the C-suite in a way that makes decisions easier.&nbsp; Let the C-suite know that you&rsquo;re working for them, not the landlords and the real estate brokers.</p>Jordan SlaterThu, 22 Dec 2011 15:42:00 GMTf1397696-738c-4295-afcd-943feb885714:112554http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/112143/5-Ways-You-Didn-t-Know-Commercial-Real-Estate-Software-Could-Help-You#Comments05 Ways You Didn't Know Commercial Real Estate Software Could Help Youhttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/112143/5-Ways-You-Didn-t-Know-Commercial-Real-Estate-Software-Could-Help-You<p><img id="img-1324478730296" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate Software Saves Money.jpg" border="0" alt="Commercial Real Estate Software Saves Money" width="316" height="237" class="alignRight" style="height: 237px; width: 316px; float: right;" />While the bottom line is often enough getting the deal signed, and minimizing costs, there are varying degrees of success, which are afforded those in the commercial real estate business. Here are 5 things you may not have known about commercial real estate software that can help you seal the deal effectively.</p> <h2>Software Negotiates Better Deal</h2> <p>Because of the vast reach of commercial real estate software, those who have it and use it are able to survey the market in real time and negotiate the best deal.&nbsp; Remember, <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91122/Save-a-Million-on-Your-Next-Tenant-Lease-pt-2" title="you always want to develop and leverage extreme market intelligence" target="_self">you always want to develop and leverage extreme market intelligence</a>, and the right software systems will help you to do just that.</p> <h2>Software Maximizes Competition</h2> <p>If you&rsquo;re using some kind of software you will have an exponentially better view into the local community of same-kind buildings. This knowledge will allow you the ability to drive up the competition for your building.</p> <h2>Cut Time</h2> <p><a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91164/Save-a-Million-on-Your-Next-Tenant-Lease-pt-4" title="We all know that time is money" target="_self">We all know that time is money</a>. When you&rsquo;re using an effective real estate software, <a href="http://www.reoptimizer.com/media/user-testimonials/reoptimizer-saves-time/" title="the time invested by you will be cut by upwards of 50%" target="_self">the time invested by you will be cut by upwards of 50%</a>. No longer do you need to spend hours trolling over the same old information which used to require such intense man-hours. Now your time can be better spent preening your building and readying it for occupancy.</p> <h2>One Screen</h2> <p>Quality commercial real estate software cuts back on all the clutter and allows you the ability to see everything you need on one screen. Streamlining your information into easy to understand displays. Your costs, your figures, your information all will be organized and ready for you to seal the deal rather than having to be entered manually. The back-up fact checks also allows for human errors to be all but eliminated in figuring the facts.</p> <h2>Cut Expense</h2> <p>Finally it's all about making the most profit. Having your expenses being cut is great reason for any real estate professional to keep up with the latest commercial real estate software available.</p> <p>Commercial real estate software helps all real estate professionals by maximizing profitability and minimizing wasted time. You can quantify costs, negotiate the best deal, and quite literally put the best market intelligence at your fingertips.</p>Jordan SlaterWed, 21 Dec 2011 21:51:00 GMTf1397696-738c-4295-afcd-943feb885714:112143http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/111642/5-Ways-for-Your-Corporate-Real-Estate-Department-to-Save-Time#Comments05 Ways for Your Corporate Real Estate Department to Save Timehttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/111642/5-Ways-for-Your-Corporate-Real-Estate-Department-to-Save-Time<p><img id="img-1324390936999" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate Software Saves Time.jpg" border="0" alt="Commercial Real Estate Software Saves Time" width="300" height="225" class="alignRight" style="height: 225px; width: 300px; float: right;" />For your corporate real estate department to save time in its everyday activities, the focus should be on efficiency and communication between team members and between other departments.</p> <h2>1.Communication.</h2> <p>The most important thing to think about is how to improve the transfer of information <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/111641/Improving-Collaboration-in-the-Corporate-Real-Estate-Department" title="both inside and outside the corporate real estate department" target="_self">both inside and outside the corporate real estate department</a>. Time savings will be earned by eliminating redundant work, that&nbsp;may already have been done by another team member. <a href="www.reoptimizer.com/media/videos/reoptimizer-saves-time/" title="These situations can be avoided by the utilization of a good commercial real estate software system" target="_self">These situations can be avoided by the utilization of a good commercial real estate software system</a>.</p> <h2>2. Role definitions.</h2> <p>Nothing wastes time more than idle workers who lack direction. The less focus there is in a team, the more people will wander off message and be unproductive. It is a good idea to assign secondary roles to team members so that if they are actually finished with their assignments, they can seamlessly start helping with other tasks instead of sitting around. Or, on the flip side, when employees are functioning in essentially the same role, they lose the time to work on other projects and activities. Redundancies hurt efficiency.</p> <h2>3. Anticipate future work needs.</h2> <p>The nature of the work in this department is that it involves many tasks that do not come up very often, but when they do, their completion is critical. Thinking ahead and preparing as much as possible for future by getting as much foundational work done as possible will both eliminate unproductive time in the short-run, but will decrease the stress of completing those tasks when they are due.</p> <h2>4. Listen to staff.</h2> <p>It is important for all corporate real estate department heads to encourage team members to give feedback. Fostering an environment that makes workers feel at ease with giving new suggestions and constructive criticism should help expose inefficiencies in a timely fashion.</p> <h2>5. Keep up with the industry.</h2> <p><a href="http://info.reoptimizer.com/ebitda-white-papers-from-reoptimizer/" title="Best practice articles are freely shared in trade journals and conferences" target="_self">Best practice articles are freely shared in trade journals and conferences</a>. Keeping up with how others are improving their corporate real estate departments will surely give insight into how things are going at home.<br /> Good management and an appetite for increasing efficiency will pay off just like it does in any business.</p> <br />Jordan SlaterTue, 20 Dec 2011 16:35:00 GMTf1397696-738c-4295-afcd-943feb885714:111642http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/111641/Improving-Collaboration-in-the-Corporate-Real-Estate-Department#Comments0Improving Collaboration in the Corporate Real Estate Departmenthttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/111641/Improving-Collaboration-in-the-Corporate-Real-Estate-Department<h2>1. Wikis<img id="img-1324304975650" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate Collaboration.jpg" border="0" alt="Corporate Real Estate Collaboration" width="330" height="219" class="alignLeft" style="height: 218px; width: 330px; float: left;" /></h2> <p>The implementation of an internal office wiki gives employees instant access to the latest company information and current practices. It allows for a quick and easy way to contribute their own ideas and thoughts to existing issues as well as offering the possibility to introduce new problems and solutions.&nbsp; Many <a href="http://www.reoptimizer.com/media/user-testimonials/reoptimizer-promotes-logistics/" title="commercial real estate software systems offer features that allow for such communications" target="_self">commercial real estate software systems offer features that allow for such communications</a>.</p> <h2>2. Regular meetings</h2> <p>While fancy computer systems really can make life easier when used correctly, we should never abandon the tried and true system of face-to-face discussions. As long as there is a stated reason for the meeting and the focus is kept on the task at hand, meetings are an invaluable way for corporate real estate employees to share their thoughts with each other. Staying on the same page is essential in leveraging your market intelligence when pursuing that new property or lease.&nbsp; If meeting in person is not always an option, there are several online solutions to this.&nbsp; Try <a href="http://www.gotomeeting.com/fec/" title="GoToMeeting" target="_self">GoToMeeting</a> or <a href="http://www.webex.com/" title="WebEx" target="_self">WebEx</a>.</p> <h2>3. Encourage feedback</h2> <p>Collaboration is a two-way street, where information traffic must flow in both directions. Traditional, top-down, "we tell you how it is"-type business models are not very conducive to the sharing of information. Corporate real estate department heads must make it known that they value employee input and are willing to work together with them to solve problems.</p> <h2>4. Define teams and roles</h2> <p>If we think of a professional sports team, or highly trained military unit, we immediately recognize that every team member has a well-defined role to play in order to achieve success. Each member is given specific responsibilities and expectations in order to contribute to the effort.&nbsp; It should be no different in a corporate real estate team. Each team member should be given ownership of his or her specific task so that all other team members know that in this or that specific case, we can always count on John or Sally as the expert on that topic. How can we collaborate if we don't know who to collaborate with?</p> <h2>5. Extra curricular activities.</h2> <p>Team building outside of the office is an integral part of improving the quality of collaboration within the office. The more team members know and respect each other on a personal level, the more they will trust each other on a professional level, and a quirk of office parties and excursions is that conversations will always revert to work.</p> <br />Jordan SlaterMon, 19 Dec 2011 17:12:00 GMTf1397696-738c-4295-afcd-943feb885714:111641http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/111189/5-Leasing-Tips-for-Commercial-Real-Estate-Tenants#Comments05 Leasing Tips for Commercial Real Estate Tenantshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/111189/5-Leasing-Tips-for-Commercial-Real-Estate-Tenants<h2><img id="img-1324036590794" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate8.jpg" border="0" alt="Commercial Real Estate" width="309" height="206" class="alignLeft" style="height: 206px; width: 309px; float: left;" /></h2> <p>Commercial real estate tenants, by definition, tend to be businesses. As such, they are used to signing various business contracts with suppliers and clients on a regular basis. Their lease should be approached no differently from any other contract, but too many businesses - particularly smaller and medium sized ones - fail to enter negotiations with landlords in as detailed a fashion as they should.</p> <h2>Talk to an expert.</h2> <p>Most decision makers have little or no experience with the intricacies of commercial real estate lease negotiation, while commercial landlords' business depends on such negotiations. To lessen the inherent imbalance in entering contracts of this nature, it is highly recommended that real estate lawyers and/or agents be hired to <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/101320/How-to-Choose-the-Right-Corporate-Real-Estate-Broker-pt-3" title="represent your best interest" target="_self">represent your best interest</a>.</p> <h2>Be prepared.</h2> <p>As with any negotiation, ideally a happy halfway point should be reached between each party's wants and expectations.</p> <p>The best way to get more of what you need is to know not only as much about your own needs and expectations as possible, but also about your counterparts' as well.</p> <h2>Use the template contract as nothing more than a starting point.</h2> <p>Landlords will most likely have a frequently used contract template for their clients. The obvious first step is to read the contract, but feel free to <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91064/5-Steps-to-Negotiating-Your-Commercial-Real-Estate-Lease" title="ask for amendments wherever you deem appropriate" target="_self">ask for amendments wherever you deem appropriate</a>. Never be afraid to ask for anything you want to include.</p> <h2>Maintenance and other fees.</h2> <p>When it comes to fees, many tenants are stuck in an "is it included or not" paradigm. When negotiating&nbsp; commercial real estate contracts, you should not be afraid to set contractual limits to these costs. If the landlord tells you that HVAC fees 'are usually around x-dollars/month", insist on including a clause that protects you if electric costs are unexpectedly higher than $X.</p> <h2>Non-compete tenant clauses.</h2> <p>Depending on the type of business a tenant is in, it may be wise to include a provision that prevents a landlord from leasing to a competitor within a given property. In some cases, as with Medical offices or other office buildings in a mall, it may be beneficial to have 'competitors' leasing in adjacent locations. Know what is best for you.</p> <br />Jordan SlaterFri, 16 Dec 2011 16:44:00 GMTf1397696-738c-4295-afcd-943feb885714:111189http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/110506/Commercial-Real-Estate-Software-vs-Microsoft-Excel#Comments0Commercial Real Estate Software vs. Microsoft Excelhttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/110506/Commercial-Real-Estate-Software-vs-Microsoft-Excel<p><img id="img-1323959689675" src="http://info.reoptimizer.com/Portals/121314/images/Microsoft Commercial Real Estate.jpg" border="0" alt="Microsoft Commercial Real Estate" width="301" height="200" class="alignLeft" style="height: 200px; width: 303px; float: left;" />Many commercial real estate firms continue to use outmoded programs such as ACT!, Excel, or Outlook. &nbsp;However, in order to <a href="http://www.reoptimizer.com/media/user-testimonials/reoptimizer-promotes-logistics/" title="streamline and organize inter-departmental office communications" target="_self">streamline and organize inter-departmental office communications</a>, so as to ensure unity within the office, so as to prevent overlap between departments, and so as to ensure maximum individual contribution to maximize overall efficiency and productivity, most offices would benefit from updated software.</p> <p>As compared to outmoded programs like Excel, which unnecessarily separate departments while requiring the use of dozens of cumbersome and inefficient spreadsheets, new, commercial real estate software systems promote unity and collaboration within the office. &nbsp;These networked systems are able to contain and organize far more information than previous systems. &nbsp;Additionally, commercial real estate software can be customized to accommodate company-specific data in one, centralized location. &nbsp;This data can then be networked into parent organizations, to make the information available to all employees. &nbsp;Networked systems thus enable a free-flow of information previously encumbered by such programs as Excel. Easy access to the centralized database arms employees with the maximum amount of relevant information to enable them to make the best decisions.</p> <p>New programs also offer several industry-specific features not available in programs such as Excel. &nbsp;First, new programs include several accounting systems designed especially for commercial real estate use. &nbsp;For example, such systems permit the <a href="http://www.reoptimizer.com/features/cost-analysis/" title="tracing of expenses" target="_self">tracing of expenses</a>, liabilities, and assets for each property. &nbsp;Second, commercial real estate software offers an integrated tenant-broker-landlord relationship management.. &nbsp;Third, new programs are designed to easily import and update property data, contacts, and leads. &nbsp;Fourth, new systems that include web-based platforms enable access to data from anywhere at any time, the ability to upload and share documents and files with clients using a secure cloud connection, real-time updates of selected listings, projects, and leads for secure viewing, <img id="img-1323959720934" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate Software5.jpg" border="0" alt="Commercial Real Estate Software" width="307" height="191" class="alignRight" style="height: 191px; width: 307px; float: right;" />24-hour access to site information, and partnerships with hosting services that ensure the safety and security of data. &nbsp;Moreover, such web-based systems almost always include comprehensive service and support agreements, as well as the possibility for automatic upgrade agreements.</p> <p>Many new programs and systems exist. &nbsp;At various levels, the new systems can be tailored to fit current and anticipated corporate tenant needs. &nbsp;Commercial real estate software is ready to adapt as the industry changes. &nbsp;Such features make software upgrades worth the cost and trouble of transferring from outmoded programs such as Excel.</p> <br />Jordan SlaterThu, 15 Dec 2011 16:41:00 GMTf1397696-738c-4295-afcd-943feb885714:110506http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/109945/Choosing-Commercial-Real-Estate-Software-for-Corporate-Tenants#Comments0Choosing Commercial Real Estate Software for Corporate Tenantshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/109945/Choosing-Commercial-Real-Estate-Software-for-Corporate-Tenants<p><img id="img-1323872675787" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate Software4.jpg" border="0" alt="Commercial Real Estate Software" width="304" height="228" class="alignLeft" style="height: 228px; width: 304px; float: left;" />Several varieties of new software systems are specifically tailored for commercial real estate use. &nbsp;Intended to streamline inter-departmental and inter-agent communication, most commercial real estate software systems offer a safe and secure centralized network from which employees can access information regarding expenses, property data, contacts, and leads, from anywhere at any time. &nbsp;Particularly beneficial to corporate clients, such systems boost productivity and maximize profits.</p> <p>Revolutionary new technology coincides with a transforming commercial real estate market. &nbsp;Rapidly-growing informational database needs, expanding on a global scale, make necessary new technology to address increasing needs for workplace organization and efficiency. Moreover, new systems not only seek to enable optimization and collaboration today. &nbsp;Emerging systems also look to facilitate future innovation.</p> <p>New systems are developing to specifically address corporate needs. &nbsp;For example, many new systems plan to include voice-activation and video conferencing by 2015. &nbsp;New systems also permit companies to reduce occupancy expenses by as much as 30 percent per year. &nbsp;Savings in occupancy, in turn, enable clients to continue investment in new and emerging technologies, as well as to attract and retain high-level digital and creative talent. &nbsp;Moreover, occupancy savings for corporate tenants are especially attractive because an increasingly important strategy in attracting new workers is offering employees flexible workplace options and attaining the most up-to-date technology. &nbsp;Further, companies currently report both offering a flexible workplace and possessing up-to-date technology as both more important than being located within a transit-oriented urban or suburban area and more important than providing enhanced on-site amenities for employees.</p> <p>In addition to ensuring the optimization of physical space, increased digitalization is beneficial for several reasons. <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91000/Digitizing-Commercial-Real-Estate" title="Increased digitalization" target="_self">Increased digitalization</a>, particularly in the form of <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/90949/Cloud-Computing-The-Killer-App-For-Corporate-Real-Estate" title="outsourcing to the cloud" target="_self">outsourcing to the cloud</a>, enables easy business-process updates and transformation and greater distribution of global workforce collaboration. Increased digitalization also maximizes work/life balance and workplace flexibility, reduces operational costs and wastes, supports environmental sustainability, and reduces disparity between generational work styles. &nbsp;Additionally, increased digitalization coincides with the increased use of social media platforms for marketing and maintaining a likeable public image.</p> <p>Thus, coinciding with urbanization trends, the want for workplace mobility and flexibility, <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/106699/How-to-Maximize-Commercial-Real-Estate-Utilization" title="the need to maximize space" target="_self">the need to maximize space</a>, various information, safety, and security needs, and the overarching need to maximize communication among employees and departments, so as to ensure maximum efficiency and productivity, a variety systems, including a variety of service, support, and upgrade agreements, are available to accommodated the specific needs of the corporate tenant.</p>Jordan SlaterWed, 14 Dec 2011 16:32:00 GMTf1397696-738c-4295-afcd-943feb885714:109945http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/106699/How-to-Maximize-Commercial-Real-Estate-Utilization#Comments0How to Maximize Commercial Real Estate Utilizationhttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/106699/How-to-Maximize-Commercial-Real-Estate-Utilization<h2><img id="img-1323794636188" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate Utilization.jpg" border="0" alt="Corporate Real Estate Utilization" width="338" height="221" class="alignRight" style="height: 221px; width: 338px; float: right;" />1. Floor Plan</h2> <p>In contrast to decorating a residential property, where style is often more of a&nbsp; driving force behind decisions than say, functionality, efficiency should be the top concern when setting up commercial spaces. Of course a level of decorum is important to maintain, but it should never get in the way of essential job functions.&nbsp; There are two main considerations:<br /> First, process efficiency is important. In other words, calculations should be made to determine which teams and physical resources should be close to which other teams and resources in order to minimize waste. For example, an apparently harmless decision to place a photocopier in a hidden corner of an office may translate into many aggregated hours of lost productivity. Or placing two offices that share a great deal of communication should be, if possible, in close proximity with each other to minimize this type of waste.<br /> Second, the importance of making necessary renovations cannot be overstated. Whether a company is moving in, or has been there for some time, having "perfect" offices in your commercial real estate is far more valuable in the long run than having to adapt to one's sub-optimal surroundings.</p> <h2>2. Does having many locations make sense?</h2> <p>Corporate real estate tenants should constantly revisit the question of their location(s). Having a number of offices may certainly add a bit of prestige to a firm, but the opening of satellite offices for prestige alone is a bad idea. Needing more space due to growth is enviable, but it may make more sense to move the entire operation to a larger venue instead of renting an additional smaller property to take care of the overflow.<br /> Conversely, in some other cases - particularly if a company serves many clients face to face - it may be wise to divide one larger office into a number of smaller locations in order to better serve customers' needs. Either way, the important thing is to ensure that corporate real estate holdings are serving the company's best interest, and not vice versa.</p> <h2>3. Understand your needs.</h2> <p>The only way to know if offices are serving a company well is for the company to have well defined needs. Future problems can be avoided by planning ahead and only becoming a tenant at a location that satisfies all current requirements, and has the potential to take care of future needs as well. Moving into a space that can only accommodate your current staff just before you plan a large wave of hiring is just as silly as moving into a large space before a strategic long-term downsizing.&nbsp;<br /> Needs should constantly be reassessed to ensure that a company's past corporate real estate decisions adequately fit the company's present and future plans. The fact that moving can involve a lot of work is independent of whether or not a current location is meeting a company's requirements.</p> <br />Jordan SlaterTue, 13 Dec 2011 16:36:00 GMTf1397696-738c-4295-afcd-943feb885714:106699http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/109946/How-to-Use-Commercial-Real-Estate-Software-for-Your-Next-Lease#Comments0How to Use Commercial Real Estate Software for Your Next Leasehttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/109946/How-to-Use-Commercial-Real-Estate-Software-for-Your-Next-Lease<p>Using <img id="img-1323880862454" src="http://info.reoptimizer.com/Portals/121314/images/commercial real estate software3.jpg" border="0" alt="Commercial Real Estate Software" width="367" height="288" class="alignRight" style="height: 288px; width: 367px; float: right;" />commercial real estate software can simplify your next lease, as well as ensure that you close on the deal.&nbsp; New programs offer a variety of features designed to streamline the leasing process.</p> <p>For example, new software links everyone associated with a deal in one record. Therefore, scheduling a meeting is as easy as locating the record, requesting the contact information of the people involved, and sending them an email.&nbsp; Second, you might want a list of phone contacts associated with the deal.&nbsp; Your new program can enable you to access that list with one click, and then request that the appropriate person in the office receive the list to start making calls.&nbsp; Third, the centralized record can permit you access to all documentation associated with a deal, including all notes and events, for easy distribution to necessary clients and employees.</p> <p>Using a comps list, you can query for potential sites, eliminate the ones you know won&rsquo;t work, and retain those found to be beneficial.&nbsp;&nbsp;Programs can also match contacts with properties based on a variety of criteria.&nbsp; They can elicit a list of possible matches, create a virtual tour of properties for delivery to a client, and plan a physical tour of the properties, providing the simplest route as well as nearby attractions suitable for client meetings or lunches.&nbsp;</p> <p>Commercial real estate software can also create a timeline for a particular deal.&nbsp; Programs permit you to set a starting date, link the timeline to the tenant, buyer, seller, agent, and property, and set a <a href="http://www.reoptimizer.com/features/critical-date-management/" title="schedule for the events" target="_self">schedule for the events</a>.&nbsp; Programs can then track<a href="http://www.reoptimizer.com/features/key-dates-and-events/" title="http://www.reoptimizer.com/features/key-dates-and-events/" target="_self"></a>, and display the status of the deal anytime you, or any other relevant agent, would like to view it.&nbsp; Moreover, as persons complete the tasks listed on the calendar, the program automatically updates the status of the events for viewing by relevant persons in the office.&nbsp;</p> <br />Jordan SlaterMon, 12 Dec 2011 16:36:00 GMTf1397696-738c-4295-afcd-943feb885714:109946http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/106413/How-to-Maximize-Your-Commercial-Real-Estate-Occupancy#Comments0How to Maximize Your Commercial Real Estate Occupancyhttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/106413/How-to-Maximize-Your-Commercial-Real-Estate-Occupancy<p>In retail <img id="img-1323448550287" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate7.jpg" border="0" alt="Commercial Real Estate" width="334" height="222" class="alignRight" style="height: 221px; width: 334px; float: right;" />terms, one of the biggest headaches in <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/105256/5-Tips-for-Smart-Commercial-Real-Estate-Investing" title="maximizing commercial real estate investment" target="_self">maximizing commercial real estate investment</a> revenues is like trying to prevent any inventory from idling on the warehouse shelves. If we have properties available for rent, the last thing we want is for them to be unoccupied. So how do we maximize our utilization? There are a number of things to consider:</p> <h2>1. Don't overcharge</h2> <p>Supply and demand are very basic market forces, but it's amazing to see how many commercial real estate investors fail to take them into consideration when setting rental rates. While you certainly don't want to undercharge and leave money on the table, there is an optimum rate that will result in the highest occupancy of your property.</p> <h2>2. Develop your brand</h2> <p>As a caveat to the point above, there is a way to increase prices without adversely impacting demand. By developing a great reputation on the property management side of your investments, this added value will increase the attractiveness of your properties. The Trump Organization does this very well.</p> <h2>3. Let them come to you</h2> <p>Start a waiting list. Many commercial real estate investors with full occupancy stop looking for tenants only to find themselves having to work hard when units become available. Wise investors will prepare for this by continuing to advertise and cultivating relationships with potential tenants.</p> <h2>4. Develop all your relationships</h2> <p>Making friends with potential clients is great, but do not overlook your existing partners. Keeping current tenants are happy is one of the most important things to keep your love affair alive. If they're happy, they're more likely to stay. Satisfied tenants are also more likely to recommend you to their partners.</p> <h2>5. Offer your existing partners deals on your unused inventory</h2> <p>You can keep your tenants happy and maximize your occupancy by offering the use of your unoccupied units to them at a discount for a given amount of time while you try to find permanent tenants with an lease continuation option. This also makes units attractive to prospective clients as they see a unit in use, and removes the appearance of desperation on your part, strengthening your negotiation position.</p> <h2>6. Look outside your property</h2> <p>Helping to make the community that it&rsquo;s in a more attractive place can increase demand for your property. If more tenants want to move to your area, then you're more likely to be able to rent your commercial real estate holdings to them, and at a higher rate. Try and have regular meetings with the other investors and property managers in your area to discuss how you might work together to make your area more attractive.</p> <h2>7. &nbsp;Warning: be careful of bad tenants</h2> <p>We have been talking thus far about maximizing occupancy, but it is important not to overlook the fact that you only want the best tenants. Having a delinquent tenant will cause more headaches than it is worth. Sometimes, it is wise to wait it out and keep an unoccupied property until the right fit comes along.</p> <p>&nbsp;</p> <br />Jordan SlaterFri, 09 Dec 2011 16:19:00 GMTf1397696-738c-4295-afcd-943feb885714:106413http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/106412/5-Ways-to-Add-Value-to-Your-Commercial-Real-Estate#Comments05 Ways to Add Value to Your Commercial Real Estatehttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/106412/5-Ways-to-Add-Value-to-Your-Commercial-Real-Estate<p>Commercial <img id="img-1323359458841" src="http://info.reoptimizer.com/Portals/121314/images/Add Value to Your Commercial Real Estate.gif" border="0" alt="Add Value to Your Commercial Real Estate" width="289" height="303" class="alignRight" style="height: 304px; width: 289px; float: right;" />real estate can be considered in the context of competition with other properties for tenants. In order to increase an investment's competitiveness, there are a number of things that can be done to your property.</p> <h2>1. Increase the property's versatility.</h2> <p>A property that can be used by businesses in different sectors and industries has many more potential tenants than commercial real estate that is specialized for just one. Owners who keep their properties open to renovation keep themselves open to more potential tenants, and keep themselves open to many more potential buyers, should they decide to sell.</p> <h2>2. Specialize your property.</h2> <p>Owners can opt to pursue a strategy that is exactly opposite to the one above. This is risky because it does decrease the number of potential buyers or renters, but by positioning a property as the absolute best location for a specific type of business - like a bakery, call center, or restaurant for instance - it ensures that you are far above any competition for that particular market niche.</p> <h2>3. Alter unit sizes.</h2> <p>There are two basic renovation strategies that can be taken, and both involve cutting. On the one hand, large properties can be 'cut' into smaller units where the sum of the revenue from those is more than the revenue from the original property. On the other hand, walls between a number of smaller units can be 'cut' to produce much larger units that can be offered to larger and more stable tenants. Either of these tactics may add considerable value to a property, but must be carefully considered before any decisions are made.</p> <h2>4. Provide services.</h2> <p>The best way to add value to your commercial real estate holdings is to add services in and around the property. Tenants need a number of services that can easily be made available to them on site. Coffee shops and cafeterias, parking, superior internet access, additional conference rooms, security and housekeeping are all services that make a particular location more attractive, so being able to provide them will certainly add value to a property. The great thing is that almost all of these services can be offered competition free, effectively increasing revenue from a property.</p> <h2>5. Be active in tenant and landlord associations in your area.</h2> <p>The best way to know how you can make your tenants happy is to find out what they and their peers are thinking. Being active in local commercial associations gives you really valuable information about the pulse of your market. Not only does it enable to find out where you may make improvements, but it can also identify your potential competitive advantages. If, for instance, one of the tenants of a nearby property is unhappy with a certain aspect of their location, you can easily identify them as a potential new tenant if you could provide what they are looking for.<br /> <br /> Commercial real estate holdings require constant analysis to maximize their value. Reacting to developments quickly is essential to keeping on top of the market.</p> <br />Jordan SlaterThu, 08 Dec 2011 16:28:00 GMTf1397696-738c-4295-afcd-943feb885714:106412http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/106411/5-Things-to-Keep-in-Mind-When-Moving-Your-Corporate-Headquarters#Comments05 Things to Keep in Mind When Moving Your Corporate Headquartershttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/106411/5-Things-to-Keep-in-Mind-When-Moving-Your-Corporate-Headquarters<p><img id="img-1322844872378" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate Relocation.jpg" border="0" alt="Corporate Real Estate Relocation" width="304" height="203" class="alignRight" style="height: 203px; width: 305px; float: right;" />Moving your headquarters from one corporate real estate location to another is a big task. It's easy to be overwhelmed, so making a list of all your responsibilities is important. Before you arrive at a new location, you should have looked into many potential options to <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91051/Commercial-Real-Estate-Mistakes-to-Avoid-Pt-1" title="ensure that your new office is exactly what you need" target="_self">ensure that your new office is exactly what you need</a>. Moves are easier than first time locations because new businesses often end up adapting as they grow and they don't realize their true needs for some time. Older companies have the experience to be more informed, but in either case the decision should not be taken lightly.&nbsp; The following points are sometimes overlooked.</p> <h2>1. Addresses</h2> <p>Corporate information must be updated everywhere. Companies develop relationships with a staggering number of partners, all of whom should be informed about relocations. Emails may be sufficient, but in official cases, representatives may need to make changes documentation changes for you. Trade associations and publications shouldn't be overlooked, and, naturally, a mail forwarding service should be set up to send any stray packages to your new corporate real estate location.</p> <h2>2. Old Equipment &amp; Furniture</h2> <p>You should be able to reuse the furniture from your old location, but if you plan to leave old equipment behind, arrangements should be made to deal with them.</p> <h2>3. Don't forget about your people</h2> <p>It is very easy to overlook staff when engaging in any corporate real estate move.<a href="http://www.reoptimizer.com/features/reatlas-commercial-real-estate-map/" title=" When moving between cities" target="_self"> When moving between cities</a>, the effects of the relocation are more obvious to managers, and arrangements to help workers are usually more evident, but even with moves within a city, care should be taken to introduce a new work environment to your people. Something as simple as having a community representative come in for an afternoon to talk about the new location can go a long way in easing anxiousness and dealing with uncertainty on your team. The more comfortable the people on your team are, the smoother your move will be.</p> <h2>4. Leave your options open</h2> <p><a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91122/Save-a-Million-on-Your-Next-Tenant-Lease-pt-2" title="You should always have your options open whether you are actively looking or not" target="_self">You should always have your options open whether you are actively looking or not</a>. Always having some potential new locations on file allows for a timelier move in the event that the need to relocate arises unexpectedly. Have a checklist of your needs will allow you to assess possibilities more easily.</p> <h2>5. Take any new laws into consideration</h2> <p>Depending on where you move, your new location may or may not have the same tax and labor laws as your old location. These should be researched thoroughly and appropriate changes to your policies must be made to conform to any new regulations. &nbsp;Since your legal team should be dealing with these issues, no moves should be made without first consulting with the legal team and considering their advice.<br /> Finally, the location of your headquarters may have an impact on other offices. This shouldn't be forgotten. Including opinions from location directors and managers as well as the more traditional senior decision makers will result in a more informed final location choice.</p> <br />Jordan SlaterWed, 07 Dec 2011 16:33:00 GMTf1397696-738c-4295-afcd-943feb885714:106411http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/105787/Using-Asset-Management-for-Your-Corporate-Real-Estate-Department#Comments0Using Asset Management for Your Corporate Real Estate Departmenthttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/105787/Using-Asset-Management-for-Your-Corporate-Real-Estate-Department<p style="font-size: 12pt; font-family: arial; color: #000000; text-align: left;">&nbsp;</p> <div align="left" style="font-size: 12pt; font-family: arial; color: #000000;"> <div style="font-size: 16px; font-family: arial; color: #000000;"> <div style="font-size: 16px; color: #000000;"> <div style="font-size: 16px; color: #000000;"> <div style="font-size: 16px; color: #000000;"><b><em><span style="font-size: 12pt; font-family: 'Times New Roman';">So how is asset management used in your corporate real estate departmen</span></em></b><span style="font-family: 'Times New Roman';"><img id="img-1322672239766" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate6.jpg" border="0" alt="Corporate Real Estate" width="294" height="293" class="alignRight" style="height: 294px; width: 294px; float: right;" /></span><b><em><span style="font-size: 12pt; font-family: 'Times New Roman';">t?</span></em></b><span style="font-family: 'Times New Roman';"></span> <p align=""><span style="font-size: 12pt; font-family: 'Times New Roman';">Simply this:&nbsp; <b><em>It&rsquo;s a strategy whereby property level specialists execute property level strategy.&nbsp; </em></b>They have the distinct<b><em> </em></b>accountability of enhancing the value of assets in their charge. In other words, they are experts in either local market basics or precise property types. </span></p> <p align=""><b><em><span style="font-size: 12pt; font-family: 'Times New Roman';">Some of the basic <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/103572/Commercial-Real-Estate-Software-Considerations" title="responsibilities of asset management" target="_self">responsibilities of asset management</a> firms include:</span></em></b></p> <ul> <li><span style="font-family: 'Times New Roman';">Being accountable for and upholding single properties or entire commercial real estate portfolios<br /></span></li> <li><span style="font-family: 'Times New Roman';">Maximizing the value and performance of a company&rsquo;s portfolio of assets owned or managed through dispositions, operations or acquisitions.<br /></span></li> <li><span style="font-family: 'Times New Roman';">Approving budgets<br /></span></li> <li><span style="font-family: 'Times New Roman';">Performing expense and property management<br /></span></li> </ul> <p align=""><span><span style="font-size: 12pt; line-height: 115%; background-color: white; font-family: 'Times New Roman';">It is a fact that whatever business you choose, making real estate decisions seems to be performed on a daily basis.&nbsp; If you are opening a business, it&rsquo;s whether to <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/99124/Buying-vs-Leasing-Your-Commercial-Real-Estate" title="buy or lease" target="_self">buy or lease</a>, build a new or buy an existing building, should the firm build more space or rent more space.&nbsp; There are companies actually including a corporate real estate department within their operation in order to effectively make these decisions and to more efficiently manage their assets in real estate.&nbsp;&nbsp; </span></span></p> <p style="margin: 0in 0in 12pt; line-height: 18pt;"><span><span style="background-color: white; font-family: 'Times New Roman';">Even if one&rsquo;s primary business has no relation to real estate, it does make up a large portion of the company&rsquo;s overall assets.&nbsp;&nbsp; &nbsp;&nbsp;</span></span></p> <p style="margin: 0in 0in 12pt; line-height: 18pt;"><span><span style="background-color: white; font-family: 'Times New Roman';">In a nutshell, purchasing real estate involves vast amounts of money.&nbsp; This makes any type of real estate a considerable asset.&nbsp; And for many people, managing just one or two properties is an easy accomplishment.&nbsp; But managing more than that may seem extremely mind-numbing and probably one of the biggest reasons people, as well as companies, turn to commercial real estate management.</span></span></p> </div> </div> </div> </div> </div> <p>&nbsp;</p>Jordan SlaterTue, 06 Dec 2011 16:37:00 GMTf1397696-738c-4295-afcd-943feb885714:105787http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/105785/How-to-Maximize-Efficiency-in-Your-Commercial-Real-Estate#Comments0How to Maximize Efficiency in Your Commercial Real Estatehttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/105785/How-to-Maximize-Efficiency-in-Your-Commercial-Real-Estate<div style="font-size: 12pt; font-family: arial; color: #000000; text-align: left;">Maximizing<img id="img-1322670853965" src="http://info.reoptimizer.com/Portals/121314/images/Commercial%20Real%20Estate%20Efficiency.jpg" border="0" alt="Commercial Real Estate Efficiency" width="134" height="134" class="alignLeft" style="height: 134px; width: 135px; float: left;" /> efficiency within your commercial real estate investments is predicated on information. You should be well informed about all aspects of your property in order to identify possible improvements. On the surface, <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/105256/5-Tips-for-Smart-Commercial-Real-Estate-Investing" title="commercial real estate investing" target="_self">commercial real estate investing</a> may seem straight-forward: buy a property and focus on generating income from renting it out, positioning yourself in a market in which the investment's value will increase.<br /><br />In reality, many investors fail to appreciate that their property must be treated as a living organism and must be taken care of carefully. Many investors are new to real estate and are used to putting their money into ventures that can be left to mature without any active input or consideration. But commercial real estate needs constant attention and must be treated more like a business than an investment. It's a wonderful thought to fantasize about sitting back to do nothing more than open payment deliveries at the end of each month, but for those checks to keep coming, and more importantly for them to be as large as possible relative to expenses, it is very important to keep an eye on all aspects of your investment.<br /><br />In the most general terms, you increase efficiency by making changes in the input/output balance. In our case, input refers to any expenses, and output refers to revenue. For the purposes of this article, we will disregard the mention of financing the ownership of a property, because while having to repay loans - if they have any - is certainly an expense to the owner, it is irrelevant to running the<img id="img-1322671340912" src="http://info.reoptimizer.com/Portals/121314/images/Maximize Efficiency In Commercial Real Estate.jpg" border="0" alt="Maximize Efficiency In Commercial Real Estate" width="238" height="168" class="alignRight" style="height: 168px; width: 239px; float: right;" /> property itself. What we want is to tip this input balance in our favor, and the two ways it can be done is by reducing costs, and increasing revenue. Of course, that sounds easy, but we obviously can't cut all our expenses while tripling rental fees, for instance. The commercial real estate investor should always be striving to find that sweet-spot where they can minimize expenses just enough that all requirements are being met - or better yet, exceeded - but nothing is being wasted. Similarly, on the income side, an optimum rental rate must be set that maximizes revenue, while at the same time being competitive.<br /><a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/103565/3-Keys-to-Qualifying-a-Commercial-Real-Estate-Prospect" title="The most important thing is knowledge" target="_self"><br />The most important thing is knowledge</a>. Know where every penny is going, and know why. Unfortunately, you can't get rid of costs, but you can do your best to reduce waste. You can't exactly raise rents arbitrarily, but it's much easier to do if you keep your eye on the market and see that similar properties are charging more than you are. Increase the HVAC efficiency of your property. Hiring a property consultant to evaluate where you can save on heating venting and air conditioning, will - by definition - increase your property's efficiency. Research and apply any grants or tax credits for which you may be eligible. In order to maximize its efficiency, commercial real estate investing requires active participation in identifying potential improvements.</div>Jordan SlaterMon, 05 Dec 2011 16:27:00 GMTf1397696-738c-4295-afcd-943feb885714:105785http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/105786/Tips-and-Tools-for-Commercial-Real-Estate-Lease-Administration#Comments0Tips and Tools for Commercial Real Estate Lease Administrationhttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/105786/Tips-and-Tools-for-Commercial-Real-Estate-Lease-Administration<div style="font-size: 12pt; font-family: arial; color: #000000; text-align: left;"> <div align="left" style="font-size: 12pt; font-family: arial; color: #000000;"> <div style="font-size: 16px; font-family: arial; color: #000000;"> <div style="font-size: 16px; font-family: arial; color: #000000;"><img id="img-1322672855151" src="http://info.reoptimizer.com/Portals/121314/images/Commercial%20Real%20Estate%20Lease%20Administration.jpg" border="0" alt="Commercial Real Estate Lease Administration" width="318" height="211" class="alignRight" style="height: 211px; width: 318px; float: right;" />What is more critical in the operation of a commercial real estate firm than Lease Administration? <span>&nbsp;&nbsp;</span>What safeguards property performance?&nbsp; <p style="line-height: normal;" align=""><span style="font-size: 12pt; font-family: 'Times New Roman','serif';">A lease administrator will work very closely with a property management team.<span>&nbsp; </span>He or she will be responsible to check and monitor critical lease dates which would include:</span></p> <ul> <li><span style="font-size: 12pt; font-family: 'Times New Roman','serif';">Rent reviews</span></li> <li><span style="font-size: 12pt; font-family: 'Times New Roman','serif';">Rents in arrears</span></li> <li><span style="font-size: 12pt; font-family: 'Times New Roman','serif';">Communication with tenants</span></li> <li><span style="font-size: 12pt; font-family: 'Times New Roman','serif';">Insurance notices</span></li> <li><span style="font-size: 12pt; font-family: 'Times New Roman','serif';">Defaults on leases/their terms and conditions</span></li> </ul> <p style="line-height: normal;" align=""><b><em><span style="font-size: 12pt; font-family: 'Times New Roman','serif';">One of the best ways to accomplish these responsibilities is by utilizing a <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/103580/How-to-Buy-Commercial-Real-Estate-Software-that-Suits-You" title="commercial real estate software system" target="_self">commercial real estate software system</a></span></em></b><span style="font-size: 12pt; font-family: 'Times New Roman','serif';">, whereby all properties, tenants and information would be entered into its system and monitored. </span></p> <p style="line-height: normal;" align=""><b><em><span style="font-size: 12pt; font-family: 'Times New Roman','serif';">But what should this software compose of in order for a Lease Administrator to effectively do his job?<span>&nbsp;&nbsp; </span></span></em></b></p> <p style="line-height: normal;" align=""><span style="font-size: 12pt; font-family: 'Times New Roman','serif';">It depends on what the goals are.<span>&nbsp; </span>What does the company want to achieve and what type of client is it representing?<span>&nbsp; </span>It is definitely critical to a property management firm to have its lease database and document library in perfect order in that the security of all documents, especially the originals, be protected against theft and fire.<span>&nbsp; </span>This happens with the choosing of a diligent lease administrator. <br /></span></p> <p style="line-height: normal;" align=""><span style="font-size: 12pt; font-family: 'Times New Roman','serif';">B<img id="img-1322672998233" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate6.jpg" border="0" alt="Commercial Real Estate" width="240" height="238" class="alignLeft" style="height: 238px; width: 240px; float: left;" />oth landlord and tenant can benefit from the proper lease administration because it is such an essential component of the performance of commercial real estate.<span>&nbsp; </span>It makes available the opportunity to monitor the property&rsquo;s future and to increase the cash flow.<span>&nbsp; </span>Lease administration should definitely exist in every respectable commercial real estate firm, as it is truly a process of support for the investor who has complex properties and numerous buildings.</span></p> <p style="line-height: normal;" align=""><span style="font-size: 12pt; font-family: 'Times New Roman','serif';">The Lease Administrator works beyond the duties of property management.&nbsp; If you are a Lease Administrator, it is your duty to advise the firm of the issues of leases, which can impact the cash flow of the business over time.<span>&nbsp; </span>It is your job to check all the processes of rent reviews and lease options. <span>&nbsp;</span>Every one of these practices can affect the company&rsquo;s cash flow.</span></p> <p style="margin-bottom: 0.0001pt; line-height: normal;" align=""><b><em><span>&nbsp;</span>So, what tips can help a person be a good Lease Administrator?<span>&nbsp;&nbsp; </span></em></b></p> <ul> <li>That person would have to be diligent to systems and processes</li> <li>Real estate experience on similar properties</li> <li>Understand and have the knowledge of lease documentation</li> <li><b><em>Learn the <a href="http://info.reoptimizer.com/Home/" title="commercial real estate software" target="_self">commercial real estate software</a></em></b><a href="http://www.reoptimizer.com/company/about-reoptimizer/" title="commercial real estate software that will enhance productivity and effectiveness" target="_self"> </a>that will enhance productivity and effectiveness of the firm</li> </ul> <p style="margin-bottom: 0.0001pt; line-height: normal;" align=""><br /> The <em>right</em> person will be the <em>right</em> hand of the property manager, doing the <em>right</em> job,&nbsp;for the <em>right</em> outcome.<span>&nbsp; </span>Choose your Lease Administrator well.<b><em><br /> <br /> <span>&nbsp;</span></em></b><b><em></em></b></p> </div> </div> </div> </div>Jordan SlaterFri, 02 Dec 2011 16:30:00 GMTf1397696-738c-4295-afcd-943feb885714:105786http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/105263/How-to-Buy-Inexpensive-Commercial-Real-Estate#Comments0How to Buy Inexpensive Commercial Real Estatehttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/105263/How-to-Buy-Inexpensive-Commercial-Real-Estate<div style="font-size: 12pt; font-family: arial; color: #000000; text-align: left;"> <div align="left" style="font-size: 12pt; font-family: arial; color: #000000;"> <div style="font-size: 16px; font-family: arial; color: #000000;"> <div style="font-size: 16px; font-family: arial; color: #000000;"> <div style="font-size: 16px; font-family: arial; color: #000000;"> <div style="font-size: 16px; font-family: arial; color: #000000;"> <div style="font-size: 16px; font-family: arial; color: #000000;"> <div style="font-size: 16px; font-family: arial; color: #000000;"> <div style="font-size: 16px; font-family: arial; color: #000000;"> <div style="font-size: 16px; font-family: arial; color: #000000;"> <div style="font-size: 16px; font-family: arial; color: #000000;"> <div style="font-size: 16px; font-family: arial; color: #000000;"> <div style="font-size: 16px; font-family: arial; color: #000000;"> <div style="font-size: 16px; font-family: arial; color: #000000;"> <div style="font-size: 16px; font-family: arial; color: #000000;"> <div style="font-size: 16px; font-family: arial; color: #000000;"> <div style="font-size: 16px; font-family: arial; color: #000000;"> <div style="font-size: 16px; font-family: arial; color: #000000;"> <div style="font-size: 16px; font-family: arial; color: #000000;"> <div style="font-size: 16px; font-family: arial; color: #000000;"> <div style="font-size: 16px; font-family: arial; color: #000000;"> <div style="font-size: 16px; font-family: arial; color: #000000;"> <div style="font-size: 16px; font-family: arial; color: #000000;"> <div style="font-size: 16px; font-family: arial; color: #000000;"> <div style="font-size: 16px; font-family: arial; color: #000000;"> <div style="font-size: 16px; font-family: arial; color: #000000;">After the economy bottomed out, only a few things are worth <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/105256/5-Tips-for-Smart-Commercial-Real-Estate-Investing" title="investing" target="_self">investing</a> in today.<img id="img-1322577761703" src="http://info.reoptimizer.com/Portals/121314/images/Commercial%20Real%20Estate5.jpg" border="0" alt="Commercial Real Estate" width="270" height="180" class="alignRight" style="height: 180px; width: 271px; float: right;" /> Fortunately, one item that happens to still be a steal is <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/105256/5-Tips-for-Smart-Commercial-Real-Estate-Investing" title="investing" target="_self">real estate</a>. To explain, the commercial real estate market is currently ripe for the taking, but the question of how to buy inexpensive commercial real estate is something that needs to be explored.<br /><br />As you may know, there are various ways to attain low cost properties, like through brokers or the foreclosure records at courthouses. MIT reported that the demand for commercial real estate has risen 30% since 2009, but many owners are not selling their CRE because of the huge decrease in property values. Nonetheless, patience is truly the virtue for investors who can wait for anxious sellers.&nbsp; <br /><br />Of course one of the better ways to get a bargain on commercial real estate, is to align yourself with the larger real estate franchises, since they can access properties practically anywhere they have offices. On top of that, if you research the best places to buy low cost homes right now, it might be safe to assume that the prices for CRE in those areas are less than average. CNN reports that the top ten least expensive cities for real estate are: <br /><br /><ol> <li>Killeen, Texas</li> <li>Minot, North Dakota</li> <li>Arlington, Texas</li> <li>Canton, Ohio</li> <li>Muncie, Indiana</li> <li>Topeka, Kansas</li> <li>Fort Worth, Texas</li> <li>Tulsa, Oklahoma</li> <li>Grayling, Michigan</li> <li>Wichita, Kansas</li> </ol>&nbsp; <br />Another useful approach for attaining low cost commercial real estate is to attend real estate auctions. In certain instances, you can negotiate with other prospects to corner a deal on a property. Moreso, auction websites can be as productive because the numerous online deals they offer can eliminate a lot of your time and cost for travel. In some instances, even bartering to takeover a fully functional piece of commercial real estate in the red can be smart move for investors. This method can be advantageous because it might not require much investment capital or overhead cost.<img id="img-1322577827269" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate Investing1.jpg" border="0" alt="Commercial Real Estate Investing" width="231" height="150" class="alignLeft" style="height: 150px; width: 232px; float: left;" />&nbsp; <br /><br />Although the current economy has enabled huge CRE bargains for prospective buyers, it mainly applies to specific areas. In the U.S., purportedly the best places to buy inexpensive commercial real estate are in the West and Midwest states. Places like Texas, Ohio, and Tennessee are supposedly hotbeds for low cost commercial real estate. Louisiana, Mississippi, and neighboring areas around the gulf are still recovering from Hurricane Katrina, and the Exxon oil spill, so the CRE prices in that region should be irresistible. &nbsp; &nbsp; <br /><br />As for the outlook of commercial real estate, MIT reported that the CRE market has bottomed out, so it's anyone's guess if or when the prices will rebound. That means you can now get more property for your buck with regard to size, location, and amenities. Furthermore, as for the interest in the abundant amount of properties available; sky is the limit for investors! And just like the stock market, the real estate market desperately needs clientele to buy in order for it to grow. <br /><br />Aside from providing jobs and taxes, sales of commercial real estate are central for the banking industry, as well as communities. Since most banks also experienced significant economic decline, it is even more critical that investors utilize various approaches to purchase inexpensive commercial real estate. Fortunately, most banks offer investors superb deals and low interest rates. So for investors searching for a bargain, check out the deals for a CRE on the aforementioned websites, and cities throughout the U.S.</div> </div> </div> </div> </div> </div> </div> </div> </div> </div> </div> </div> </div> </div> </div> </div> </div> </div> </div> </div> </div> </div> </div> </div> </div> </div>Jordan SlaterThu, 01 Dec 2011 17:22:00 GMTf1397696-738c-4295-afcd-943feb885714:105263http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/105256/5-Tips-for-Smart-Commercial-Real-Estate-Investing#Comments05 Tips for Smart Commercial Real Estate Investinghttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/105256/5-Tips-for-Smart-Commercial-Real-Estate-Investing<h2 align=""><img id="img-1322577229226" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate Investing.jpg" border="0" alt="Commercial Real Estate Investing" width="278" height="208" class="alignLeft" style="height: 208px; width: 278px; float: left;" /></h2> Commercial real estate investing shares many similarities with traditional residential investing, but there are some key differences to keep in mind when deciding to get into a commercial opportunity. One of the biggest differences, of course, is that almost all commercial real estate investment opportunities have values that are considerably larger than residential properties. There is nothing either inherently good or bad about that, except that it is important to keep in mind that wise investment of any kind requires that you evaluate a full portfolio. How many times have people heard the old adage "Do not put all your eggs in one basket?". It is very easy to get in over your head when investing in property of any kind, but the larger the property, the ea sier it is to over expose yourself on it.&nbsp; Our first tip, therefore, is to:<br /> <h2 align="">1. Make sure you can afford the investment.&nbsp;</h2> A common mistake for investors to make in deciding whether they can afford an investment is simply determining whether or not they have enough money for it. If something <em>costs</em> X amount, and you <em>have </em>X amount, that does not mean you can afford it. Every opportunity must be considered in terms of a portfolio as a whole.<br /><br /> <h2 align="">2. Be very careful when leveraging.</h2> In keeping with being able to afford it, it is common for investors to take loans in order to minimize their exposure. It sounds like common-sense, but failing to prepare a realistic income forecast for a potential investment may result in an inability to keep up with loan payments. <br /><br /> <h2 align="">3. Location, Location, Location.</h2> By definition, real estate in general is <a href="http://www.reoptimizer.com/features/reatlas/" title="all about location" target="_self">all about location</a>. In commercial real estate, this is even more important. In order to get the most out of a commercial rental property, for example, you must do your research to determine which kind of business would benefit most from your property, and work at making the property extra attractive to that target audience. <br /><br /> <h2 align="">4. Demanding Tenants.</h2> No landlord wants to be known as a bad apple, but the fact is that some owners can get away with certain practices that are less than ideal. Very few are due to ethical lapses, but whether actions are due to sneaky business practices or to overlooking details, actions that a landlord might get away with in a residential setting are absolutely unacceptable to commercial tenants who have enormous financial stakes in their businesses.<br /><br /> <h2 align="">5. Be prepared for long periods without a tenant.<img id="img-1322577554171" src="http://info.reoptimizer.com/Portals/121314/images/Empty Commercial Property.jpg" border="0" alt="Empty Commercial Property" width="288" height="216" class="alignRight" style="float: right;" /></h2> From a tenant's perspective, changing locations is immensely more difficult in commercial situations than in residential ones. While a home renter can pack up and move to a more attractive location with relative ease, commercial moves involve mountain's of paperwork and logistical management that must be calculated into the cost of moving for a tenant to make it worth it for them. Compared to residential renters who make emotional, commercial renters will (or should) conduct in-depth feasibility studies about potential moves. Investors would be wise to do some studies of their own to be able to make their properties more attractive to tenants. <br /><br />In general, the most important aspects of commercial real estate investment are fundamentally no different from other types of investing, and almost all involve a great deal of due diligence at the outset. Unlike with stocks or bonds, you can not leave the research to others and simply ride popularity waves (a form of investing which comes highly unrecommended, by the way). You have to consider each opportunity from scratch.<br />Jordan SlaterWed, 30 Nov 2011 16:31:00 GMTf1397696-738c-4295-afcd-943feb885714:105256http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/103580/How-to-Buy-Commercial-Real-Estate-Software-that-Suits-You#Comments0How to Buy Commercial Real Estate Software that Suits Youhttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/103580/How-to-Buy-Commercial-Real-Estate-Software-that-Suits-You<p>If you are going to measure your trip to success in commercial real estate, you will no doubt be navigated by the <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/103572/Commercial-Real-Estate-Software-Considerations" title="commercial real estate software" target="_self">commercial real estate software</a> you use.&nbsp; You need one that will help you estimate the investment prospective of residential and commercial income properties.</p> <p>But the software you choose has to be the right one for your particular purpose.&nbsp; It should give you access to perform the following functions:</p> <ul> <li> <p>Track properties and&hellip;<img id="img-1322059962756" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate Software2.jpg" border="0" alt="Commercial Real Estate Software" width="356" height="237" class="alignRight" style="height: 237px; width: 356px; float: right;" /></p> </li> <li> <p>Escrow</p> </li> <li> <p>Calls</p> </li> <li> <p>Projects</p> </li> <li> <p>Deals</p> </li> <li> <p>Buyer requirements, and much more&hellip;</p> </li> </ul> <p>You&rsquo;ll want software that will prospect for new business by matching buyer and tenant needs to the properties you have accessible.</p> <p>When you go into your commercial real estate software, you should be able to access all direct property along with listing details, offer summaries and all documents relating to that property.&nbsp; <a href="http://www.reoptimizer.com/company/about-reoptimizer/" title="The ideal software can be used for individuals or the entire office, and even in inter-office fashion." target="_self">The ideal software can be used for individuals or the entire office, and even in inter-office fashion.</a></p> <p>So, whether you are a seasoned veteran in the Commercial Real Estate profession or just starting your career, be provided with the right and essential tools to streamline your office and stay on the easiest road to success.</p> <p>There are, however, some important things to watch for, and include in your package when buying commercial real estate software, such as the following:</p> <ul> <li> <p>Unlimited training</p> </li> <li> <p>Customer support</p> </li> <li> <p>Email support</p> </li> </ul> <p>How<img id="img-1322060119221" src="http://info.reoptimizer.com/Portals/121314/images/Mobile Commerical Real Estate Software.jpg" border="0" alt="Mobile Commerical Real Estate Software" width="181" height="271" class="alignLeft" style="height: 271px; width: 181px; float: left;" /> great would it be if you could run your business with one seamless software system?&nbsp; One that incorporates your Internet directly with no more tracking contacts and their numbers; no more tracking properties, and no more worrying about your data when you are not in the office.</p> <p>There is a software out there for you, and it&rsquo;s one that will adapt to your business and tailored to suit your every need.&nbsp; There is one that is easy and doesn&rsquo;t require you to be a rocket scientist to use.&nbsp; It&rsquo;s out there for you and ready to do everything you need. You just have to do your homework.</p> <p>It&rsquo;s no secret that almost eighty percent of the millionaires in this world have made their fortune in real estate.&nbsp; But, how many have lost money in real estate?&nbsp; The numbers are staggering.&nbsp; However, those that have succeeded knew that they would be handling their investments just like they would handle a business or take an enormous chance of losing those investments.&nbsp; That meant choosing the best software and business tools to guarantee their success.&nbsp;</p> <p>Commercial Real Estate software will manage all aspects of your real estate needs.&nbsp; But before choosing one, make sure that you have established your specific goals.&nbsp;</p> <ul> <li> <p>Will you be relying on appreciations for profit or rents?&nbsp;</p> </li> <li> <p>Is it going to be a buy and sell venture?</p> </li> </ul> <p>Know what direction your company is planning on taking, so you will better define the software needed to reach your goals and suit your needs.</p> <p>Even though the right software is critical to your success in the commercial real estate market, you may still reach your goals without it, but the chances of reaching that goal diminish without proper tools.&nbsp; Real Estate is a profitable business.&nbsp; Run wisely, you can also be in that top eighty percent.</p> <p>&ldquo;It's tangible, it's solid, it's beautiful and it's artistic, from my standpoint, and I just love real estate.&rdquo;&nbsp; -Donald Trump &nbsp;</p>Jordan SlaterTue, 29 Nov 2011 16:37:00 GMTf1397696-738c-4295-afcd-943feb885714:103580http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/103572/Commercial-Real-Estate-Software-Considerations#Comments0Commercial Real Estate Software Considerationshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/103572/Commercial-Real-Estate-Software-Considerations<p>Commercial real estate software should make the job easier and more organized.<img id="img-1322059059143" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate Software1.jpg" border="0" alt="Commercial Real Estate Software" width="251" height="160" class="alignLeft" style="height: 160px; width: 251px; float: left;" />&nbsp; Additionally, it should create a certain amount of unity and overlap between offices so that employees can consolidate actions and reduce workload while remaining profitable individually.&nbsp; For these reasons, overall, <a href="http://www.reoptimizer.com/media/user-testimonials/reoptimizer-promotes-logistics/" title="commercial real estate software should promote unity and collaboration" target="_self">commercial real estate software should promote unity and collaboration</a>; it should not separate departments unnecessarily or use dozens of inefficient and unnecessary spreadsheets.&nbsp; Unfortunately, most commercial real estate offices operating today use outmoded programs like ACT!, Excel, or Outlook. &nbsp;Such programs are not only out-of-date, they also decrease company profits as they do not promote maximum efficiency, unity, and collaboration among departments. &nbsp;</p> <p>If you are working with such outmoded programs your company would most likely benefit from an upgrade. &nbsp;In an industry facing economic declines due to market volatility, networked systems with supporting commercial real estate software can greatly increase profits. &nbsp;Companies stuck with old and obsolete methods of data management are likely to fall behind in the already-struggling market. &nbsp;<a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/90095/5-Steps-to-Optimizing-Your-Corporate-Real-Estate-Portfolio" title="Commercial real estate software should be a tool to help you make the best possible decisions" target="_self">Commercial real estate software should be a tool to help you make the best possible decisions</a> when looking at current and prospective locations. &nbsp;If the software focuses on database management alone, or if it only alerts you to upcoming lease expiration dates, you are due for an upgrade. &nbsp;Using information already available in your system, current software can be customized to accommodate data specific to each company. &nbsp;Furthermore, this information can be networked into parent organizations, thereby making the information available to all employees who need it to make decisions. &nbsp;Therefore, ideally, commercial real estate software should capture and manage relationships in a central location. &nbsp;Such management enables the streamlining of workflow, permits the gathering and organization of site information, and provides an efficient means of sharing that information. &nbsp;If your current software cannot contain deep pockets of information, and if the information is not available to whoever can best use it, then your software is out-of-date and you should consider an upgrade. &nbsp;</p> <p><a href="http://www.reoptimizer.com/company/about-reoptimizer/" title="http://www.reoptimizer.com/company/about-reoptimizer/" target="_self">Several software options are available to maximize efficiency, unity, and collaboration in your office</a>.&nbsp; These include specialized commercial real estate accounting systems designed to maintain records of properties along with integrated financial information, with functions that permit the tracing of expenses, liabilities, and assets, separately for each property, if desired; software packages with integrated customer relationship management, designed to manage sales, leasing, property management, or marketing; and programs designed to easily import and update property data, contacts, and leads. &nbsp;Software services may also include service, support, and automatic upgrade agreements. &nbsp;Other specialized services may include web-based platforms; the ability to access data anywhere and at any time, the ability to upload and share documents and files with clients using a secure cloud connection; real-time updates of selected listings, projects, and leads for secure viewing; 24-hour client access to marketing efforts; partnerships with hosting services that ensure the safety and security of data; and reliable and enthusiastic support teams. &nbsp;</p> <p>As opposed to generic programs designed for typical office tasks such as information management, accounting, and customer relationship management, commercial real estate software is targeted specifically to the industry, with its particular needs in mind. &nbsp;An office that is working with the latest technology will be operating at its maximum efficiency, utilizing the benefits of unified databases and smooth inter-departmental communication, and taking advantage of facilitated collaboration. &nbsp;Especially in a down-turning market, upgrades in commercial real estate software can make an important, even crucial, difference, making most changes worth both the time and the hassle. &nbsp;Of course, however, each company must do its own research in determining the program that is right for them.</p> <br />Jordan SlaterMon, 28 Nov 2011 17:30:00 GMTf1397696-738c-4295-afcd-943feb885714:103572http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/103565/3-Keys-to-Qualifying-a-Commercial-Real-Estate-Prospect#Comments03 Keys to Qualifying a Commercial Real Estate Prospecthttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/103565/3-Keys-to-Qualifying-a-Commercial-Real-Estate-Prospect<p>According<img id="img-1322058286339" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate4.jpg" border="0" alt="Commercial Real Estate" width="362" height="244" class="alignRight" style="float: right;" /> to Sun Tzu, "If you know your enemies, and you know yourself, you will not be imperiled in a hundred battles." Okay, we are not discussing war, but commercial real estate. Quite different, but the basic rationale behind this quote is more than relevant.&nbsp;Considering the importance of commercial real estate transactions, qualifying a prospect is a vital step in your long term success. Bringing in the right prospect will make the entire process that much easier, and will allow you to focus on the important aspects of the sale, as opposed to playing games with those who are not the right fit. &nbsp;The following list below are some of the essential aspects of qualifying a prospect, and should be kept in mind during the process.&nbsp;</p> <h2>Knowledge</h2> <p>Understand your real estate. This may seem like a fundamental aspect of the overall process, but surprisingly enough, many agents do not give the proper attention it deserves. Knowing the in's and out's of a property will not only enable you to effectively show it, but will also give you the&nbsp;ability&nbsp;to provide quick answers to the prospects questions. &nbsp;A bumbling <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/101312/How-to-Choose-the-Right-Corporate-Real-Estate-Broker-pt-2" title="real estate agent with a lack of property knowledge" target="_self">real estate agent with a lack of property knowledge</a> will quickly lose&nbsp;negotiating&nbsp;leverage, as well as the prospects interest. Understanding your site will also give you a better opportunity to discern whether a particular prospect is the right fit for the property in question.</p> <h2>Information</h2> <p>The first thing you should do when qualifying is learn about the prospect. Getting the correct information from the prospect will give you a better understanding of who they are, what their motives are, and if they are serious about the proceeding with the transaction. This investigation can come in the form of many questions, such as: How did you hear about this property? Why are you looking at this particular site? Is there other property that you happen to own? &nbsp;Basically, vetting the prospect will give you a quick and efficient way of deciding if this is individual or business is the right fit for the site. &nbsp;Needless to say, getting their basic stats, like name, phone number, and if they are the decision maker or just a messenger are a&nbsp;necessity. &nbsp;Knowing WHO you are talking with will allow for greater organization and ability to streamline the process.</p> <h2>Interest</h2> <p>Another step that tends to be improperly employed by many real estate agents is gauging interest. Considering you are a salesperson, immediately reading your prospect is an invaluable trait that can make your job much easier. Once you figure out the prospect's level of interest, you will know whether to move forward, or proceed with an exit strategy, so you can focus on more justifiable leads. If there is solid interest, even with one particular aspect of the property, you immediately have a&nbsp;negotiating&nbsp;tool to use, which tends to allow for satisfactory offers for the site. It is vital to find prospects that "want" to move forward, because if you waste time on those of middling interest, your business will stagnate and future deals may be compromised from time lost. As a commercial real estate agent, there are many factors to consider throughout the course of any given day, so to be able to properly vet a prospect without spending too much of your time and resources is of paramount importance. Using these tips should reduce your qualification time and give you the ability to focus on moving forward and growing your business, rather than toiling away with dead-end leads. &nbsp;Know your property, know your prospect, and you will know success.</p> <br style="color: #000000; font-family: arial; font-size: small;" />Jordan SlaterWed, 23 Nov 2011 16:33:00 GMTf1397696-738c-4295-afcd-943feb885714:103565http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/103432/Net-Gross-Full-Service-Corporate-Real-Estate-Leases#Comments0Net, Gross & Full Service Corporate Real Estate Leaseshttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/103432/Net-Gross-Full-Service-Corporate-Real-Estate-Leases<div> <div> <div> <p><img id="img-1321978842354" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate Lease.jpg" border="0" alt="Corporate Real Estate Lease" class="alignRight" style="float: right;" />Finding the right corporate real estate lease means the best match between landlord and tenant. The three main types of leases are net, gross and full service.</p> <h2>Net Corporate Real Estate Leases</h2> <p>The net lease, or triple net lease, is typically found in properties that stand alone. The tenant pays rent and also the utilities, insurance and taxes for the property and its surrounding areas like parking lots and outdoor storage. The fixed rent is lower due to the increased expense for the tenant.</p> <p>The upside to this type of lease is that a tenant has full control of the property expense. Tenants that have high usage of things like electricity are better suited to net leases. Another benefit is if, for example, property taxes decrease, the tenant receives the benefit of the decrease, not the landlord. If the fixed rent of a gross lease includes real estate taxes and they decrease, the tenant does not receive the decrease.</p> <p>It is safer with a triple net lease in a newer building where repairs are minimal or non-existent. A tenant can enjoy the benefit of a lower fixed rent without the worry that major building repairs are on the horizon.</p> <p>The downside to this type of lease is if there is a major repair or maintenance job, the tenant would be responsible for it. Many net leases have clauses that share the responsibility of this type of situation. For example, if there is a structural problem like the roof begins to leak or the HVAC system fails, the landlord will share part of the expense. It is important to read the terms of the lease carefully to see what expenses the tenant must bear. It is prudent to make structural and internal systems of the property the responsibility of the landlord, at least in part and ideally in whole, which is called a modified net lease.</p> <h2>Gross Corporate Real Estate Leases</h2> <p>The gross lease is commonly found in properties with multiple tenants. Each tenant pays a fixed rate rent that is escalated or raised by the landlord at specified intervals. The landlord uses fixed rents to pay expenses of the property, such as taxes, insurance and maintenance. Common area maintenance (CAM) is usually included in gross leases with multiple rental units. Landlords use CAM to maintain the common areas of the property like parking lots, halls and sidewalks. While the tenant would pay for utilities like electricity and in some cases water for their own unit, the landlord pays the utilities that apply to the common areas, such as parking lot lights and water for common bathrooms.</p> <p>It is easier for a tenant to do budget projections with a gross lease, as payments to the landlord are at a fixed rate. Increases or escalations are in the terms of the lease, so a budget for these expenses is easily forecasted.</p> <h2>Full Service Corporate Real Estate Leases</h2> <p>Full service leases are typically found in large multi-unit properties like office buildings. The tenant pays a fixed rent charge that encompasses all the expenses of the tenant's occupancy. The full service rent includes the rent, CAM, insurance and taxes, HVAC, maintenance and trash removal. A full service plus electric is common where the tenant pays rent plus the cost of electric.</p> <p>Every business must evaluate its needs and choose a property lease that is beneficial in the short and long term. Knowing the differences between these leases is a good first step in determining what type of lease is best, based on its budget and level of responsibility it is willing to take on.</p> <p>For information on lease negotiation, <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91064/5-Steps-to-Negotiating-Your-Commercial-Real-Estate-Lease" title="click here" target="_self">click here</a>!</p> </div> </div> </div>Jordan SlaterTue, 22 Nov 2011 16:16:00 GMTf1397696-738c-4295-afcd-943feb885714:103432http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/103017/What-Commercial-Real-Estate-Software-Should-Not-Do#Comments0What Commercial Real Estate Software Should Not Dohttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/103017/What-Commercial-Real-Estate-Software-Should-Not-Do<div style="font-size: 12pt; font-family: arial; color: #000000; text-align: left;"> <p style="background-color: #ffffff;"><span style="font-size: small; color: #000000;"><span style="font-family: arial;"><span style="font-weight: normal;"></span></span></span><span style="font-size: small; color: #000000;"><span style="font-family: arial;"><span style="font-weight: normal;">Ma</span></span></span><span style="font-size: small; color: #000000;"><span style="font-family: arial;"><span style="font-weight: normal;"></span></span></span><span style="font-size: small; color: #000000;"><span style="font-family: arial;"><span style="font-weight: normal;">ny</span></span></span><span style="font-size: small; color: #000000;"><span style="font-family: arial;"><span style="font-weight: normal;"><img id="img-1321894627019" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate Software.gif" border="0" alt="Commercial Real Estate Software" width="345" height="261" class="alignLeft" style="height: 261px; width: 345px; float: left;" /></span></span></span><span style="font-size: small; color: #000000;"><span style="font-family: arial;"><span style="font-weight: normal;"> commercial real estate professionals still use programs like ACT! or Excel or even Outlook while employing their own methodologies for follow-up with contacts and leads. They use dozens of spreadsheets, that are lost within the dozens of other spreadsheets used on the job.&nbsp; Employment of software for real estate operations does not have to be this complicated and really should not be. The whole point of commercial real estate software is to make the job easier, more organized and to actually create some unity and over-lap between offices so people can consolidate actions, reduce workload while remaining profitable to the individual</span></span></span><span style="font-size: small; color: #000000;"><span style="font-family: arial;"><span style="font-weight: normal;"></span></span></span><span style="font-size: small; color: #000000;"><span style="font-family: arial;"><span style="font-weight: normal;"> </span></span></span><span style="font-size: small; color: #000000;"><span style="font-family: arial;"><span style="font-weight: normal;"></span></span></span><span style="font-size: small; color: #000000;"><span style="font-family: arial;"><span style="font-weight: normal;">broker.</span></span><br /><br /><span style="font-family: arial;"><span style="font-weight: normal;">When considering commercial real estate software, it is important to remember that the software should promote unity and collaboration--not separate the corporate real estate department from other offices as often as it does when using software that hasn't been optimized for the markets we are operating in today.</span></span><br /><br /><span style="font-family: arial;"><span style="font-weight: normal;">If your office software isn't helping unify the opportunities available, or helping to </span></span><span style="font-family: arial;"><span style="font-weight: normal;">consolidate opportunities within the system--you need an upgrade. Commercial real estate software should not focus on database contact management alone, or only alert you to upcoming lease expiration dates. It should be a tool to help you make the best decisions when possible when looking at your current locations as well as your prospective locations.<br /></span></span></span></p> <p style="background-color: #ffffff;"><span style="font-size: small; color: #000000;"><span style="font-family: arial;"><span style="font-weight: normal;">That said, all necessary contact information should be available within your commercial real estate system.&nbsp; With today's advances in technology, commercial real estate software can and should be customized to specific data for the needs of each organization. This can then be networked into parent organizations, and made available to all employees who may need that specific information to make decisions.</span></span><br /><br /><span style="font-family: arial;"><span style="font-weight: normal;">The ability to capture deep pockets of information on each site should be supported, and this information should be able to be shared with whomever can help facilitate proper utilization. If your software does not support this, consider exploring other options.&nbsp; What is the use of having a software that simply does not allow the user to store necessary information.</span></span><br /><br /><span style="font-family: arial;"><span style="font-weight: normal;">In order to support corporate real estate professionals, commercial real estate software really should help to capture and manage relationships in one centralized location. It should streamline workflow, support the gathering of site information, and provide a means to share that information.</span></span><br /><br /><span style="font-family: arial;"><span style="font-weight: normal;">The world of technology is fast outpacing the real estate markets that have been stuck in old (and frankly, obsolete) methods of data management. Networked systems with supporting commercial real estate software is the saving grace of an industry facing economic declines due to market&nbsp;volatility. Any qualified commercial real estate brokerage manager worth their salt is on to this fact and supporting your office staff with the appropriate software key in their, and ultimately, the company's success.<br /></span></span></span></p> <p style="color: #000000; font-size: 16px; font-family: arial;" align="">&nbsp;</p> </div>Jordan SlaterMon, 21 Nov 2011 16:54:00 GMTf1397696-738c-4295-afcd-943feb885714:103017http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/101320/How-to-Choose-the-Right-Corporate-Real-Estate-Broker-pt-3#Comments0How to Choose the Right Corporate Real Estate Broker pt. 3http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/101320/How-to-Choose-the-Right-Corporate-Real-Estate-Broker-pt-3<p><img id="img-1321465551776" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate Broker Tenant Rep.jpg" border="0" alt="Corporate Real Estate Broker Tenant Rep" width="295" height="295" class="alignRight" style="height: 295px; width: 295px; float: right;" /></p> <p>Here's Part 3 of How to Choose the Right Corporate Real Estate Broker.&nbsp; If you missed the previous posts here's <a href="Real-Estate-Optimization-Blog/bid/101236/How-to-Choose-the-Right-Corporate-Real-Estate-Broker-pt-1" title="here it is" target="_self">Choosing the Right Corporate Real Estate Broker Pt 1</a> and <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/101312/How-to-Choose-the-Right-Corporate-Real-Estate-Broker-pt-2" title="Part 2" target="_self">Choosing the Right Corporate Real Estate Broker Pt 2</a>!</p> <p>One of the most common dilemmas facing the corporate tenant is finding a broker that has no conflict of interest, although many companies do not even realize that this is a problem.&nbsp; The fact is that an overwhelming majority of brokers either work for a company that represents both tenants and landlords, or they, themselves represent both tenants and landlords.&nbsp; These brokers are telling the tenants they represent that they will get them cheapest prices for commercial real estate and then turning around and telling their landlord clients, that they will lock in the highest rates for their properties.&nbsp; That said, not all, and probably most don&rsquo;t, make these 180&deg; moves to woo their clients.&nbsp; But if your broker works in one office of a company and the agent representing a potential site of yours is just down the hall, it could be mighty tempting to keep that deal in-house.&nbsp; So ask yourself: how could you trust your broker to keep true to his or her word and focus on getting you, and only you the best deal possible?&nbsp; The answer is simple.&nbsp; You can&rsquo;t, at least in most cases, anyway.</p> <p>As a corporate tenant you want to a broker who is going to focus on you, a tenant representative.&nbsp; More to the point: a <em>pure</em> tenant representative.&nbsp; This really is the only way for you to know for sure that your broker is only interested in getting you the best deal.&nbsp; Another thing to keep in mind, tenant reps are often more adept to finding sites that suit the very specific needs of their clients, whereas brokers that handle both tenants and landlords typically do not have the same experience, nor the time to really dive into exactly what you may need.</p> <br />Jordan SlaterFri, 18 Nov 2011 16:48:00 GMTf1397696-738c-4295-afcd-943feb885714:101320http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/101312/How-to-Choose-the-Right-Corporate-Real-Estate-Broker-pt-2#Comments0How to Choose the Right Corporate Real Estate Broker pt. 2http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/101312/How-to-Choose-the-Right-Corporate-Real-Estate-Broker-pt-2<p><img id="img-1321464184982" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate Broker1.jpg" border="0" alt="Corporate Real Estate Broker" width="184" height="276" class="alignRight" style="height: 276px; width: 184px; float: right;" /></p> <p>Here's Part 2 of How to Choose the Right Corporate Real Estate Broker.&nbsp; If you missed Part 1, <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/101236/How-to-Choose-the-Right-Corporate-Real-Estate-Broker-pt-1" title="here it is" target="_self">here's Choosing the Right Corporate Real Estate Broker</a>!</p> <p>Now when it comes to choosing your ideal commercial real estate broker, there are several factors to keep in mind.&nbsp; It is not enough to just search brokers that handle only the commercial sector, or even those brokers, who work specifically in your region or industry.&nbsp; Your search should be refined and tailored to your very specific needs.</p> <p>Obviously, you should be looking only at commercial real estate brokers, they should be brokers that have worked in your area, or at least have the ability to perform the necessary research to <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91122/Save-a-Million-on-Your-Next-Tenant-Lease-pt-2" title="develop extreme market intelligence" target="_self">develop extreme market intelligence</a>.&nbsp; You certainly do not want your agent to get you the best deal he or she could get, only to learn upon signing that there are ten to fifteen sites you didn&rsquo;t consider that are at least comparable to (and maybe even better than) your new site.&nbsp; This is simple economics: competition drives prices downward.&nbsp; Using your market intelligence means effectively leveraging it to lower rates, in which you will be locked over the next five to ten years.</p> <p>The broker you choose should have a working knowledge of your industry. &nbsp;Say your company requires a great deal of land for the majority of your sites.&nbsp; Your broker, when gathering information on potential sites, should be aware of the certain risks, like flooding, for example, which could be very damaging to your company&rsquo;s assets.&nbsp; Or if you are considering moving your headquarters out of town, you will want to consider the affect it has on your employees.&nbsp; Will they be able to commute to the new location?&nbsp; Will they have to relocate themselves?&nbsp; Getting the best deal on your new site is more than finding the cheapest direct expenses associated with the space.&nbsp; It is finding space that matches all the needs of your company, and your broker should be considerate of all of these factors.</p>Jordan SlaterThu, 17 Nov 2011 16:29:00 GMTf1397696-738c-4295-afcd-943feb885714:101312http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/101236/How-to-Choose-the-Right-Corporate-Real-Estate-Broker-pt-1#Comments0How to Choose the Right Corporate Real Estate Broker pt. 1http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/101236/How-to-Choose-the-Right-Corporate-Real-Estate-Broker-pt-1<p>The corporate tenant is a complex <img id="img-1321457420497" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate Broker.jpg" border="0" alt="Corporate Real Estate Broker" width="203" height="135" class="alignLeft" style="height: 135px; width: 203px; float: left;" />machine.&nbsp; With so many moving parts, every machine is unique, even within the context of the same company.&nbsp; Managing a headquarters, warehouses, satellite offices, etc. is a headache to say the least.&nbsp; So when one of your hundred-plus leases is up, it is absolutely mindboggling to think to handle the process alone.&nbsp; But as puzzling as it sounds, a number of companies still try to manage the task in-house, without a broker, as a method to trim down corporate real estate expenses.&nbsp; How could you blame them in the economic conditions of the past few years?&nbsp; That said, subscribing to this philosophy is paramount:&nbsp; if you forgo tenant representation, more often than not, you <em>will</em> lose money over the duration of your lease.</p> <p>Corporate Real Estate Directors and VP&rsquo;s simply <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91145/Save-a-Million-on-Your-Next-Tenant-Lease-pt-3" title="do not have the time" target="_self">do not have the time</a> (and far to often, the resources) to make the best possible decisions in lease renewal, relocation, expansion, contraction, etc.&nbsp; Never mind the daunting processes of following up with the back and forth of <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91064/5-Steps-to-Negotiating-Your-Commercial-Real-Estate-Lease" title="lease negotiations" target="_self">lease negotiations</a> and all the rest.&nbsp; With such a limited ability to apply the necessary focus on several projects every year, corporate real estate professionals are in need some outside help &ndash; the help of a team, whose sole focus is set on the market, which the corporate tenant is targeting.</p> <p>The knowledge and focus of such a team allows for efficient and effective decision-making, a better understanding of current market rates, and ultimately, an <a href="http://info.reoptimizer.com/ebitda-white-papers-from-reoptimizer/" title="improved bottom line" target="_self">improved bottom line</a> per your corporate real estate expenses.</p>Jordan SlaterWed, 16 Nov 2011 15:12:00 GMTf1397696-738c-4295-afcd-943feb885714:101236http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/99576/Top-Hidden-Costs-in-Your-Corporate-Real-Estate#Comments0Top Hidden Costs in Your Corporate Real Estate http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/99576/Top-Hidden-Costs-in-Your-Corporate-Real-Estate<p>Ignorance truly is bliss in some instances, how sausage is made, your favorite restaurant's "Secret Sauce," etc. &nbsp;But there&rsquo;s nothing particularly pleasant about throwing money away at the expense of your business.&nbsp; If your company leases real estate, you may be unaware of some its true costs.&nbsp;</p> <p><b>Lease Overpayments</b></p> <p><img id="img-1321120018896" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate5.jpg" border="0" alt="Corporate Real Estate" width="178" height="118" class="alignLeft" style="height: 118px; width: 178px; float: left;" />Sweep your eyes across the skyline of any major city, and you&rsquo;ll see dozens of shiny, high-rise buildings packed with premium office space &ndash; a lot of which is empty.&nbsp; &nbsp;In fact, most cities show a vacancy rate of 20% or more.&nbsp; While this presents a dire situation for landlords, it&rsquo;s great news for your bottom line.&nbsp;</p> <p>If your corporate real estate lease was signed prior to 2008, then you&rsquo;re most likely overpaying by at least 30%!&nbsp; These leases typically only last between 5 and 10 years, so you may be on the threshold of a major savings opportunity.&nbsp;</p> <p>Your landlord is probably very willing to quietly negotiate the terms of your lease.&nbsp; You may be able to secure some generous packages, including free rent or luxurious improvements.&nbsp; If you decide to relocate, perhaps consider moving to a more suburban location where rents can be significantly less than in the city.</p> <p><b>Operating Expenses</b></p> <p>Most commercial real estate leases are &ldquo;net&rdquo; leases as opposed to &ldquo;gross&rdquo; leases.&nbsp; Net leases require a tenant to pay some or all of the property&rsquo;s expenses; such as utilities, real estate taxes, cleaning, insurance, repairs, etc.&nbsp; &nbsp;</p> <p>When is the last time you really evaluated your corporate property expenses? &nbsp;&nbsp;If you&rsquo;re like most people, you only give the bills a quick glance before writing out a check.&nbsp; Chances are, you&rsquo;re paying too much for what you&rsquo;re actually getting.&nbsp; <br /> <br /> If possible, compare expenses with other tenants in similarly rented space.&nbsp; You may find some discrepancies, which may be costing hundreds or thousands each month.</p> <p><b>Mismanaged Space</b></p> <p>We all love our files.&nbsp; They&rsquo;re <img id="img-1321120179648" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate Space.jpg" border="0" alt="Commercial Real Estate Space" width="288" height="192" class="alignRight" style="height: 192px; width: 288px; float: right;" />filled with memorabilia like tax return copies and payroll reports.&nbsp; But do they really need cushy, air conditioned office space in a downtown skyscraper?&nbsp; Why not store them in a more appropriate, warehouse setting?&nbsp; Warehouse space is typically 2 or 3 times cheaper to rent than office space.&nbsp; Or better yet, shred the bulky paper and store the data electronically.</p> <p>Corporate real estate lease rates are usually calculated on a per square feet basis.&nbsp; Take a good look at your office set up.&nbsp; Is space being utilized efficiently, or could divisions be consolidated?&nbsp; Could some employees telecommute or &ldquo;hot desk&rdquo;?&nbsp; These questions are essential in optimizing your corporate real estate portfolio.</p> <p>Once space is appropriately organized, you will likely have some empty sections, which could be subleased (provided your lease agreement allows this).<br /> <br /> In Summary:</p> <ul> <li>Negotiate existing lease terms</li> <li>Review operating expenses</li> <li>Utilize office space efficiently</li> </ul>Jordan SlaterTue, 15 Nov 2011 16:42:00 GMTf1397696-738c-4295-afcd-943feb885714:99576http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/99567/Top-5-Corporate-Real-Estate-Lease-Clauses-You-Didn-t-Consider#Comments0Top 5 Corporate Real Estate Lease Clauses You Didn't Considerhttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/99567/Top-5-Corporate-Real-Estate-Lease-Clauses-You-Didn-t-Consider<p>When signing a commercial lease agreement, there is a substantial amount of key information that can easily be overlooked. Nonetheless the lease is a binding contract that can control many of your operations in the building. It is imperative that tenants understand every section and subsection in their lease before signing, and through the duration of their contract. In comparison to residential property, commercial real estate leasing doesn't have as many legal protections. If tenant unaware of a vital aspect of the lease agreement upon signing, the company could be forced to deal the consequences for many years to come.<br /> <br /> <b>Use of Premises</b><img id="img-1321119338689" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate Lease.jpg" border="0" alt="Commercial Real Estate Lease" width="156" height="234" class="alignRight" style="float: right;" /><br /> If it is not initially made clear to the landlord, the tenant's intended use of a property may be restricted. Further, some leases will permit the use, but a municipal zoning restriction could prohibit the same actions. Whenever in doubt as a prospective tenant, just check with local offices to ensure the area is zoned for the intended use. The leasee can become trapped in a lease for some time without being able to use the property efficiently. <br /> As a tenant you may also change your intended use of the property down the road, but be trapped in an agreement that restricts use. Always keep in mind any and all restrictions of use when making these decisions.<br /> <br /> <b>Maintenance</b><br /> Generally, in a commercial real estate lease, the owner of the property is responsible for regular maintenance and the tenant is responsible for everything else. But other leases require the leasee to make all repairs to the property. Unless the building is recently refurbished, this can, and in all likelihood, will cost you.<br /> <br /> <b>Break Clause</b><br /> It is important to be aware of the consequences of ending the lease early. The break clause is a protection for the leasee in case the business isn't as profitable as planned, the location isn't as optimal as once thought, or there is another reason for the lease to end. Obviously you want to avoid needing to break your lease for several reasons: penalties, moving related costs, etc., but just in case, have your tenant rep negotiate these terms into your lease as a security.<br /> <br /> <b>Subletting<br /> </b>As a tenant, with years remaining on your lease, you may decide that your current building may be insufficient for one reason or another. You may decide to vacate the premisses, but you will still have the costs associated with building.&nbsp; One option to offset these costs, is subletting. Check your current lease to make sure that your are legally allowed this option.&nbsp; A provision to this clause often includes what to do with what is essentially the profits the tenant receives from subletting to the subtenant.&nbsp; Landlords often require receipt of these extra funds as a way to cover other non-rent expenses owed by the tenant.<br /> <br /> <b>Expenses<br /> </b>Rent is an obvious cost, but some leasees neglect to review the costs for other aspects of the operation, such as utilities, cable and internet, CAM, etc. Many commercial real estate leases will include some of these costs, so it is important to review them before entering the commercial lease agreement. Moreover, their is often rent escalation on a yearly basis.&nbsp; This is typically 2-3% per year.&nbsp; Check to make sure what you owe next year matches up with your budget.&nbsp; Budgeting based solely on your corporate real estate expenses from last year may not be enough.</p>Jordan SlaterMon, 14 Nov 2011 16:40:00 GMTf1397696-738c-4295-afcd-943feb885714:99567http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/99124/Buying-vs-Leasing-Your-Commercial-Real-Estate#Comments0Buying vs Leasing Your Commercial Real Estatehttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/99124/Buying-vs-Leasing-Your-Commercial-Real-EstateWhen a business considering moving to a new property, the choice between whether to buy or lease the commercial real estate becomes an important decision.&nbsp; To evaluate this choice, businesses must consider the advantages and disadvantages of each. Here are several factors to consider when determining which choice to make. <h2>Cash Flow</h2> Buying commercial real estate requires cash. <img id="img-1321033121311" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate3.jpg" border="0" alt="Commercial Real Estate" width="271" height="192" class="alignRight" style="height: 192px; width: 271px; float: right;" />A cash down payment is required, and after that, there will be monthly payments for the duration of the loan. With a lease, less cash is generally needed up front. Leasing commercial real estate may require a tenant to pay one or two months of the rental payments and, most likely, a down payment. This difference is often the primary factor businesses take into consideration when making this decision. If a business buys a property, its cash flow may suffer. Businesses with little, or poor, cash flow often experience trouble. By leasing a property, less cash is paid up front, leaving a business owner with more cash to use for business operations, expansions and renovations. <h2>Equity</h2> One downfall of leasing commercial property is that a business never accumulates any equity in the property, especially considering how much the business pays for monthly payments over the length of the lease. When buying commercial real estate, the business accumulates equity in the property. Eventually, if the business decides to part with the property, it is able to generate cash. On the other hand, if a business decides to move, with leased property, the business does not have to worry about selling the property. It simply waits until the lease expires and moves to a new location. <h2>Maintenance</h2> Depending on the lease agreement, a business that leases commercial property typically is not responsible for major maintenance activities on the building. For example, if a property needs a new roof, a leaseholder most likely will not be required to pay for it. Instead, the property owner pays the bill. Owning commercial property requires the owners to pay for all renovations and maintenance to the property, assuming their are no agreements, explicitly stating otherwise with a tenant in the building.<br /> <h2>Other Factors</h2> A common factor that plays a role in this decision is a business's credit. If a business has poor, or little, credit, it may not be able to borrow the necessary funds in order to buy commercial real estate. To obtain a lease, there are typically fewer requirements when it comes to a business's credit score. One more factor to consider is the tax implications of each.<br /><br />There are benefits for a business to choose to buy property versus leasing, but on the other hand, the costs may be simply too much. It is absolutely imperative to investigate all of the factors involved when making the decision to buy or lease commercial property.Jordan SlaterFri, 11 Nov 2011 17:34:00 GMTf1397696-738c-4295-afcd-943feb885714:99124http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91164/Save-a-Million-on-Your-Next-Tenant-Lease-pt-4#Comments0Save a Million on Your Next Tenant Lease pt. 4http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91164/Save-a-Million-on-Your-Next-Tenant-Lease-pt-4<p>And it's time for our fourth and final instalment of our <em>Save A Million</em> series. If you missed any of the previous posts, here is <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91071/Save-a-Million-on-Your-Next-Tenant-Lease" title="Part 1" target="_self">Save a Million Pt 1</a>, <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91122/Save-a-Million-on-Your-Next-Tenant-Lease-pt-2" title="Part 2" target="_self">Save a Million Pt 2</a> and <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91145/Save-a-Million-on-Your-Next-Tenant-Lease-pt-3" title="Part 3" target="_self">Save a Million Pt 3</a>.&nbsp; Enjoy...</p> <h2><strong>Know the Market Better than the Landlord</strong><strong><br /></strong></h2> <p>Landlords<img id="img-1319569378796" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate3.jpg" border="0" alt="Corporate Real Estate" width="167" height="231" class="alignLeft" style="height: 231px; width: 168px; float: left;" /> know that the tenant will have little &ldquo;real&rdquo; time to perform all the proper steps in the corporate real estate "renewal" process.&nbsp; This includes doing a proper site search, internalizing what they have found, narrowing the choices, going out to bid via RFP, allowing the alternative landlords time to respond, analyzing those RFP&rsquo;s, collaboratively meeting with stakeholders, doing preliminary space plans with the top 2-3 alternatives, going through a second round of bidding, meeting again with the stakeholders to pick a finalist, and then finally starting lease negotiations &ndash; which on their very own can easily take 30 days, if not 45 to 60.</p> <p>Ah, the landlord smiles &ndash; the tenant will still need at least 90 to 120 days to build out the space, but before they can even begin that, they will have to get permits and we all know that no town moves fast.</p> <p>And so the landlord thinks, "now, if I can just placate them with what seems to be a discount, something that the asking person can take back to say they achieved something, I can really win the negotiation."&nbsp; And right they are, if the tenant approaches them within the last six months of their lease, which most companies do for &ldquo;just&rdquo; renewals.</p> <p>&nbsp;</p> <p><a href="http://www.reoptimizer.com/company/our-story/" title="Click here" target="_self">Click here</a> to learn more about the author.</p>Don CatalanoThu, 10 Nov 2011 16:35:00 GMTf1397696-738c-4295-afcd-943feb885714:91164http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91145/Save-a-Million-on-Your-Next-Tenant-Lease-pt-3#Comments0Save a Million on Your Next Tenant Lease pt. 3http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91145/Save-a-Million-on-Your-Next-Tenant-Lease-pt-3<p>Here's tip number three for our <em>Save A Million</em> series.&nbsp; If you you need a recap, here is <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91071/Save-a-Million-on-Your-Next-Tenant-Lease" title="Part 1" target="_self">Save a Million Pt 1</a> and <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91122/Save-a-Million-on-Your-Next-Tenant-Lease-pt-2" title="Part 2" target="_self">Save a Million Pt 2</a>.</p> <h2><strong>Keep Time on Your Side</strong></h2> <p>This is the second foundational pillar of any good negotiation. Everyone knows that if one side is running out of time, they&rsquo;re in a &ldquo;cat-bird seat&rdquo; negotiation. For over 25 years we have been working in the corporate finance world and we have found that most companies do not allocate enough time for a new site search. The minimum time we recommend on an office of at least 20,000 sqft, or a warehouse of 100,000 sq. ft. or more is 12 months, preferably 15 months. <img id="img-1319567703269" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate Tenant Lease.jpg" border="0" alt="Corporate Real Estate Tenant Lease" width="211" height="210" class="alignRight" style="height: 211px; width: 211px; float: right;" />Keeping time on your side costs absolutely nothing and can significantly impact the savings you achieve.</p> <p>The typical reason why companies struggle with allocating enough time for site acquisition is largely because it is considered a low priority. The business unit manager is often tasked out with improving their business units P&amp;L and a lease coming due 18 months will not usually take precedence.</p> <p>Additionally, most corporate real estate departments rely on the &ldquo;react&rdquo; mode &ndash; waiting to be tasked by the business unit with a new real estate requirement or perhaps a request to renew in place.</p> <p><strong><em>WHY THE &ldquo;RENEW IN PLACE&rdquo; OPTION IS THE MOST DANGEROUS</em></strong><br /> This is because it is often felt that if it&rsquo;s a &ldquo;simple&rdquo; renewal, it can be handled by a few quick calls to the incumbent landlord. What is perceived to be serious arm-twisting, in reality, falls far short. Typically, insufficient time is allocated to the &ldquo;renewal&rdquo; process. Often these types of calls come to the landlord within the last 6 months of the lease.<br /> Any savvy landlord (and any that have survived the great recession are savvy) relishes these kinds of calls. They know that time is on their side.</p> <p>They know that despite any implied threat of moving out, that the tenant probably has not taken advantage of the aggressive proposals from the full breadth of alternatives. They know that the last six months of the lease can quickly be eaten up with discussions of tenant improvements, additional space planning and lease amendment negotiations.<br /> Furthermore, they know that the tenant&rsquo;s back may be against the wall if they become a holdover tenant.</p> <p>This is one of the more insidious lease clauses that we will cover later, but it can be exceedingly costly for the tenant, and the landlord knows only they have the cure for this pain.</p> <p>Here is <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91164/Save-a-Million-on-Your-Next-Tenant-Lease-pt-4" title="Part 4" target="_self">Part 4.</a></p> <p><a href="http://www.reoptimizer.com/company/our-story/" title="Click here" target="_self">Click here</a> to learn more about the author.</p>Don CatalanoWed, 09 Nov 2011 16:31:00 GMTf1397696-738c-4295-afcd-943feb885714:91145http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91122/Save-a-Million-on-Your-Next-Tenant-Lease-pt-2#Comments0Save a Million on Your Next Tenant Lease pt. 2http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91122/Save-a-Million-on-Your-Next-Tenant-Lease-pt-2<p>It's time for part two, but if you missed the first <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91071/Save-a-Million-on-Your-Next-Tenant-Lease" title="here it is" target="_self">here's Save a Million Pt 1</a>.&nbsp; Tip number two of our <em>Save A Million</em> series:</p> <h2><strong>Develop Extreme Market Intelligence</strong></h2> <p>The biggest mistake we see in the commercial real estate marketplace is corporate tenants unaware of all the alternative sites vying for their tenancy. This is especially true in a recession where there are a plethora of choices for the smart consumer. Far too often these tenants rely on information from biased or lazy brokers.</p> <p>In any negotiation, the two most important strategies are:<img id="img-1319565309721" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate2.jpg" border="0" alt="Commercial Real Estate" width="222" height="221" class="alignRight" style="height: 221px; width: 222px; float: right;" /><br /> -To know all the alternatives<br /> -To keep time on your side</p> <p>Your &ldquo;broker&rdquo; should not be a mere go-between. They should be a Tenant Representative (someone who specializes in solely representing corporate tenants). As a Tenant Rep, one of<br /> the most important benefits for you is that they have your best interests at heart. But beyond that, they should have a system that allows you to quickly filter out the top 20% of all suitable alternative sites.</p> <p>In a soft market, a good Tenant Rep should be able to find between 30 and 50 alternatives for you.</p> <p>Bottom-line, the more landlords vying for your corporate tenancy, the cheaper your rent is going to be. That&rsquo;s why having excellent market intelligence is one of the most important foundations of any negotiation. If you come to realize your market intelligence source is only offering you a dozen or fewer sites, you should be inclined to question their motives and value.</p> <p>Of course a busy executive doesn&rsquo;t want to inspect 30 to 50 sites. That&rsquo;s why it&rsquo;s imperative for your Tenant Rep to have an efficient system that allows you to focus in on the top 20% (6 to 10 sites). Nevertheless, you should have a full report of the sites that didn&rsquo;t qualify (the other 80%) so that you know the proper due diligence has been brought to bear your benefit.</p> <p>The importance of due diligence is underscored by the financial magnitude of a typical commercial real estate lease. It is quite common for commercial leases to be valued anywhere from $5 million to over $20 million. Not maxing out the competition for your tenancy can easily cost you 20% or more of what you could have saved on these numbers. Multiply that by the number of transactions you do a year and you&rsquo;re starting to talk about real money.</p> <p>Here is <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91145/Save-a-Million-on-Your-Next-Tenant-Lease-pt-3" title="Part 3" target="_self">Part 3</a>, and <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91164/Save-a-Million-on-Your-Next-Tenant-Lease-pt-4" title="Part 4" target="_self">Part 4</a></p> <p><a href="http://www.reoptimizer.com/company/our-story/" title="Click here" target="_self">Click here</a> to learn more about the author.</p>Don CatalanoTue, 08 Nov 2011 16:31:00 GMTf1397696-738c-4295-afcd-943feb885714:91122http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91071/Save-a-Million-on-Your-Next-Tenant-Lease#Comments0Save a Million on Your Next Tenant Leasehttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91071/Save-a-Million-on-Your-Next-Tenant-Lease<p>In our <em>Save A Million</em> series, we are going to explain just how you can save your company hundreds of thousands, if not millions of dollars in your next commercial real estate deal.&nbsp; Here is our first tip. Enjoy and happy leasing!</p> <h2><strong>Build Your Team</strong></h2> <p><strong></strong>The<img id="img-1319565607900" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate2.jpg" border="0" alt="Corporate Real Estate" width="251" height="167" class="alignLeft" style="height: 166px; width: 251px; float: left;" /> landlords you are negotiating with have an expert team of experienced real estate brokers, real estate attorneys and space planers.&nbsp; Also, the landlords themselves are typically real estate experts. After all, they are focused on the deal-making nuances of their local market.&nbsp; To even the playing field, and perhaps even put it in your favor, you have to develop your own team of experts.&nbsp; First, and foremost, is your market intelligence source &ndash; your real estate broker.&nbsp; Next, you want be using an attorney experienced with the intricacies of commercial leases.&nbsp; Lastly, you may want to consider retaining your own space planner.&nbsp; It is important to keep in mind that proper utilization of your leased space has a direct impact on the the utilization of the dollars your spending.&nbsp; You don't want your employees, equipment, merchandise, etc. overcrowding your space, but remember every square foot does equal dollars - dollars you never want going to waste.</p> <p>Here is <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91122/Save-a-Million-on-Your-Next-Tenant-Lease-pt-2" title="Part 2" target="_self">Part 2</a>, <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91145/Save-a-Million-on-Your-Next-Tenant-Lease-pt-3" title="Part 3" target="_self">Part 3</a>, and <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91164/Save-a-Million-on-Your-Next-Tenant-Lease-pt-4" title="Part 4" target="_self">Part 4</a></p> <p><a href="http://www.reoptimizer.com/company/our-story/" title="Click here" target="_self">Click here</a> to learn more about the author.</p>Don CatalanoMon, 07 Nov 2011 16:46:00 GMTf1397696-738c-4295-afcd-943feb885714:91071http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91230/Combat-Commercial-Real-Estate-Market-Turmoil-Pt-3#Comments0Combat Commercial Real Estate Market Turmoil Pt. 3http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91230/Combat-Commercial-Real-Estate-Market-Turmoil-Pt-3<p>This is the last installment of our guide to surviving commercial real estate market turmoil.&nbsp; If you missed the first two parts here they are: <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91194/Combat-Commercial-Real-Estate-Market-Turmoil-Pt-1" title="Part 1" target="_self">Combat Commercial Real Estate Market Turmoil Pt 1</a> &amp; <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91218/Combat-Commercial-Real-Estate-Market-Turmoil-Pt-2" title="Part 2" target="_self">Combat Commercial Real Estate Market Turmoil Pt 2</a>.&nbsp; Take a look at our last couple suggestions for cutting back on corporate real estate related costs...</p> <h2 style="text-align: left;"><strong>Develop a source for unbiased market Intel</strong></h2> <p style="text-align: left;">Avoid brokers whose firms represent the landlords, as this is a big conflict of interest.<br /> Capture all &ldquo;Comps&rdquo; and compare that to what you are currently paying.<br /> These alternative sites (Comps) should be matched to meet your company&rsquo;s needs and then filtered so that you are presented with the best options first.</p> <h2><strong>Use REoptimizer&trade; to cut your Corporate Real</strong><strong><strong></strong></strong><strong> Estate Expense</strong><img id="img-1319650685698" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate Software.jpg" border="0" alt="Corporate Real Estate Software" width="358" height="187" class="alignRight" /></h2> <h2>&nbsp;</h2> <p>REoptimizer&trade;<strong><strong></strong></strong> does all this and more.&nbsp; It organizes all your sites into one database, helps you manage and maintain each one individually, while benchmarking your lease prices to those currently on the market.&nbsp; You&rsquo;re likely to save at least 30% on your lease rates, and of course, consolidate your time using one handy program.</p> <h2>&nbsp;</h2> <p><em>In Summation</em></p> <ul> <li>Trim the fat&mdash;Keep the Muscle</li> <li>Measure Utilization</li> <li>Benchmark Your RE Assets</li> <li>Prepare your company for potential economic hardship ahead of time by saving money now.</li> </ul> <p><a href="http://www.reoptimizer.com/company/our-story/" title="Click here" target="_self">Click here</a> to learn more about the author.</p>Don CatalanoFri, 04 Nov 2011 14:52:00 GMTf1397696-738c-4295-afcd-943feb885714:91230http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91218/Combat-Commercial-Real-Estate-Market-Turmoil-Pt-2#Comments0Combat Commercial Real Estate Market Turmoil Pt. 2http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91218/Combat-Commercial-Real-Estate-Market-Turmoil-Pt-2<p>It's time for part 2 of our Commercial Real Estate market turmoil survival guide.&nbsp; But if you missed part 1, here's <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91194/Combat-Commercial-Real-Estate-Market-Turmoil-Pt-1" title="Combat Commercial Real Estate Market Turmoil Pt. 1" target="_self">Combat Commercial Real Estate Market Turmoil Pt. 1</a>!</p> <h2><strong>Are You Fully Exploiting What You Have?</strong></h2> <p>Most companies aren&rsquo;t. Calculate your employee/square footage ratio&mdash;is your space being fully utilized?</p> <p>The average amount of space required is 200 sq. ft. per employee for an office. Can you consolidate in certain areas or use flexible workspaces? Consider cloud technology in favor of bulky file cabinets and server rooms.</p> <p style="text-align: left;">For<img id="img-1319575552288" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate Portfolio.jpg" border="0" alt="Corporate Real Estate Portfolio" width="339" height="226" class="alignRight" style="height: 226px; width: 339px; float: right;" /> warehouse operations you should consider exploiting racking. Racking can easily pay for itself by maximizing your cubic capacity. Since you&rsquo;re only paying the landlord on a per sqft basis, your ROI for your corporate real estate portfolio is easily visible.<br /> <em></em></p> <p style="text-align: left;"><span style="text-decoration: underline;">Checklist:</span><br /> <em>Consolidate Divisions</em><br /> <em>Maximize Utilization</em><br /> <em>Sublease/Lease Buyout</em></p> <h2><strong>Benchmark Rents to Market Conditions</strong></h2> <p>Maximize your competition for tenancy by doing your homework. Research current market lease values well before your lease expires to ensure you&rsquo;re getting the best deal for your tenancy. Waiting until the last minute could cost you and your company thousands, even millions, of dollars on an over-market lease.</p> <p>&nbsp;</p> <p><a href="http://www.reoptimizer.com/company/our-story/" title="Click here" target="_self">Click here</a> to learn more about the author.</p> <p>Or for more tips, here is <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91230/Combat-Commercial-Real-Estate-Market-Turmoil-Pt-3" title="Combat Commercial Real Estate Market Turmoil Pt. 3" target="_self">Combat Commercial Real Estate Market Turmoil Pt. 3</a></p>Don CatalanoThu, 03 Nov 2011 15:31:00 GMTf1397696-738c-4295-afcd-943feb885714:91218http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91194/Combat-Commercial-Real-Estate-Market-Turmoil-Pt-1#Comments0Combat Commercial Real Estate Market Turmoil Pt. 1http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91194/Combat-Commercial-Real-Estate-Market-Turmoil-Pt-1<p>The past few years have sent virtually all markets on a roller-coaster.&nbsp; From buble bursts to credit downgades, it has not been easy to see much of any light at the end of what has been way too long of a tunnel.&nbsp; We've developed some techniques to relieve some of your corporate real estate and other related expenses.&nbsp; A couple of them may not be quite so groundbreaking, but you know what they say about what's right under your nose.&nbsp; Here are our first suggestions:</p> <h2><strong>Trim the Fat</strong></h2> <h2><strong><strong><img id="img-1319572479887" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate4.jpg" border="0" alt="Corporate Real Estate" width="233" height="155" class="alignLeft" style="height: 155px; width: 233px; float: left;" /></strong></strong></h2> <p>Smart business executives are always facing the pressures of trying to make their company &ldquo;leaner&rdquo; and more efficient.&nbsp; In times of economic turmoil, the immediate response is to downsize their staff and cut their biggest expense: payroll. But before you make the cut, consider the time it took to hone your top employees. You can replace a computer within 24hrs, but you can&rsquo;t replace someone with 10 years experience and the &ldquo;tribal knowledge&rdquo; of working in your company in less than 10 years.</p> <h2>&nbsp;</h2> <p>Employees with intimate knowledge of the nuances in your business are what keep everything running like a well-oiled machine.<br /> Try to avoid cutting into the muscle of your company&mdash; instead focus on the excess fat of corporate waste.</p> <h2><strong>Reevaluate Your Third Biggest Expense</strong></h2> <p>Corporate real estate is an expense often overlooked but typically ranked 3rd in its magnitude on the corporate expense list.</p> <p>90% of corporations today have over-market lease prices because the recession has driven down rental rates and most real estate leases have a commitment of 5-10 years. On average, leases signed pre-2008 have over-market values typically in the 30-40% range.<img id="img-1319574402203" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate Building.jpg" border="0" alt="Corporate Real Estate Building" width="250" height="166" class="alignRight" style="height: 166px; width: 250px; float: right;" /></p> <p>This is low hanging fruit easily plucked by the astute CFO looking to trim the fat.</p> <p>&nbsp;</p> <p>&nbsp;</p> <p><a href="http://www.reoptimizer.com/company/our-story/" title="Click here" target="_self">Click here</a> to learn more about the author.</p> <p>Or for some more tips, here's Combat Commercial Real Estate Market Turmoil <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91218/Combat-Commercial-Real-Estate-Market-Turmoil-Pt-2" title="Part 2" target="_self">Part 2</a> &amp; <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91230/Combat-Commercial-Real-Estate-Market-Turmoil-Pt-3" title="Part 3" target="_self">Part 3</a></p>Don CatalanoWed, 02 Nov 2011 15:56:00 GMTf1397696-738c-4295-afcd-943feb885714:91194http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91021/Commercial-Real-Estate-Mistakes-to-Avoid-Pt-2#Comments0Commercial Real Estate Mistakes to Avoid Pt. 2http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91021/Commercial-Real-Estate-Mistakes-to-Avoid-Pt-2<div> <p>Here is part 2 of our Commercial Real Estate Mistakes to Avoid.&nbsp; If you missed the first one, <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91051/Commercial-Real-Estate-Mistakes-to-Avoid-Pt-1" title="here you go" target="_self">Commercial Real Estate Mistakes to Avoid Pt. 1</a>.</p> <h2>Negotiating on Your Own Behalf</h2> <p>&ldquo;A doctor that treats himself has a fool for a patient.&rdquo; Even expert negotiators need to use a third party to handle a negotiation of importance. The desire for a particular property can cloud the clear mind required for effective commercial real estate negotiations.<br /> Just as important as failing to negotiate on your behalf is a conflict of interest. You want to be sure that your negotiator has absolutely no conflict of interest. If your adviser represents landlords in the target market, that would be a clear conflict of interest in your negotiations.</p> <h2>Failing to Evaluate a Purchase Scenario</h2> <p>Under the right circumstances, corporate real estate ownership has the strong advantages of tax sheltering, equity, cash flow and potential appreciation. However, the decision to own versus rent is complex and one should seek expert advice.</p> <p>Some factors beyond acquisition cost include:</p> <ul> <li>Tax Ramifications of Ownership &ndash; unique to each investor&rsquo;s in- come and tax situation<img id="img-1319555369963" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate.jpg" border="0" alt="Commercial Real Estate" width="216" height="162" class="alignRight" style="float: right;" /></li> <li>Opportunity Costs &ndash; for example, a business may be growing so fast that they actually get a higher return by reinvesting money in operations rather than investing in more space</li> <li>Estimated holding period of investment</li> <li>Market dynamics</li> <li>Plans for growth</li> <li>Need for liquidity</li> </ul> <p>You wouldn&rsquo;t go into court without having the best attorney at your side, nor would you go to the IRS without your accountant. Therefore, you should use the best real estate expert you can find for all your real estate transactions.</p> </div> <a href="http://www.reoptimizer.com/company/our-story/" title="Click here" target="_self">Click here</a> to learn more about the author.Don CatalanoTue, 01 Nov 2011 15:08:00 GMTf1397696-738c-4295-afcd-943feb885714:91021http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91051/Commercial-Real-Estate-Mistakes-to-Avoid-Pt-1#Comments0Commercial Real Estate Mistakes to Avoid Pt. 1http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91051/Commercial-Real-Estate-Mistakes-to-Avoid-Pt-1<p><em>Here are some commonly made mistakes to avoid when looking for your next commercial real estate space.</em></p> <h2><strong>Unbiased Expert</strong></h2> <p>A commercial real estate transaction can be one of the largest financial decisions a company can make. For example, if a company was buying a jet valued at $5 million you can bet they would learn all there is to know about it. Yet a real estate transaction can easily be just as significant an investment ($20 per sqft x 25,000 sqft = $500,000/yr x 10 years = $5 million).<br /> You need to have a specialist on your side to explore all the options, analyze and compare them and finally make recommendations based off of the findings.<br /> This expert should meet the following criteria:</p> <p>-Loyalty to you<br /> -Exclusively Certified expertise<img id="img-1319556400540" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate1.jpg" border="0" alt="Commercial Real Estate" width="296" height="260" class="alignRight" style="float: right;" /><br /> -Proven track record</p> <h2><strong>Lack of Market Research</strong></h2> <p style="text-align: left;">It cannot be stressed enough that there is a direct correlation between the price paid versus the number of opportunities explored by the tenant or purchaser.<br /> Simply put, the more bidders there are for your tenancy, the lower the price.</p> <p style="text-align: left;"><strong><em>Market Intelligence = Money Saved</em></strong></p> <h2><strong>Not Asking the Right Questions</strong></h2> <p style="text-align: left;">Not asking the right questions can lead to costly mistakes. Imagine your tenant broker forgot to ask about floor loading restrictions&mdash;you have 50 legal file cabinets that you need to put on that floor. The result could mean an extra $100,000 out of your pocket after the tenant lease is finalized to reinforce a floor you didn&rsquo;t realize was ill-equipped, all because your Tenant Rep never knew to ask.</p> <p style="text-align: left;">Knowledge is power in this situation and you should be confident you&rsquo;re broker knows what to ask. They should use a comprehensive nine-page Request for Proposal (RFP) to ensure the specific needs of their client are met.</p> <p style="text-align: left;">&nbsp;</p> <p style="text-align: left;">Some of these points are also highlighted in last week's aricle on <a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/90095/5-Steps-to-Optimizing-Your-Corporate-Real-Estate-Portfolio" title="CRE optimization" target="_self">CRE optimization</a>.</p> <p style="text-align: left;"><a href="http://www.reoptimizer.com/company/our-story/" title="Click here" target="_self">Click here</a> to learn more about the author.</p>Don CatalanoMon, 31 Oct 2011 16:09:00 GMTf1397696-738c-4295-afcd-943feb885714:91051http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91064/5-Steps-to-Negotiating-Your-Commercial-Real-Estate-Lease#Comments05 Steps to Negotiating Your Commercial Real Estate Leasehttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91064/5-Steps-to-Negotiating-Your-Commercial-Real-Estate-Lease<p>The U.S. Small Business Administration has some great tips for how to &ldquo;<a href="http://community.sba.gov/community/blogs/community-blogs/business-law-advisor/6-tips-negotiating-commercial-property-lease-without-getting-burned">Negotiate Your Commercial Property Lease Without Getting Burned</a>&rdquo; and I am going to sum up the best points in this article.<a href="http://community.sba.gov/community/blogs/community-blogs/business-law-advisor/6-tips-negotiating-commercial-property-lease-without-getting-burned"><img id="img-1319558107882" src="http://info.reoptimizer.com/Portals/121314/images/Tenant Lease.jpg" border="0" alt="Tenant Lease" width="280" height="210" class="alignRight" style="height: 210px; width: 280px; float: right;" /></a></p> <p><strong><span style="text-decoration: underline;">Step One</span></strong>: Read your lease. As SBA said, this should go without saying but I&rsquo;m going to remind you all here. Read over the lease and hire an attorney with a specialization in commercial leases to ensure you are getting a fair and complete contract.</p> <p><strong><span style="text-decoration: underline;">Step Two:</span></strong> Negotiate. Consider long-term and short-term leases and how they will affect your rent rate. Most landlords will want to lock you in for a long-term lease and you may be able to use this as a bargaining strategy for getting the best rate per square foot. Also, be sure to consider the rent increases and the protocol for renewals, should you wish to stay in the building. It would probably be a good idea to hire a Tenant Rep broker for this part--they can navigate through the fine print and ask the right questions while fighting to get you the best deal.</p> <p><span style="text-decoration: underline;"><strong>Step Three</strong>:</span> Know the extra and hidden expenses before you sign the contract. The last thing you want is to be surprised by maintenance fees and the cost of utilities. It could make or break your decision to lease. You might also want to ask for examples of the costs, perhaps from records of previous tenant lease.</p> <p><strong><span style="text-decoration: underline;">Step Four:</span></strong> Consider adding clauses to protect your business. It will give your business the flexibility, without the liability, in case you need to change locations or are afraid of competitors in close quarters. Sublease, co-tenancy and exclusivity clauses are all ones you should consider adding.</p> <p><strong><span style="text-decoration: underline;">Step Five:</span></strong> Prepare for the worst. Unfortunately, businesses default on their leases. Find out what the procedures will be if this were to happen to you. Are there eviction proceedings? How much money will you be expected to pay? Can you negotiate more time? These are all very important questions--their answers can help you prepare for the consequences in the event of an unforeseen default.</p>Rich BoccardFri, 28 Oct 2011 15:09:00 GMTf1397696-738c-4295-afcd-943feb885714:91064http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/90095/5-Steps-to-Optimizing-Your-Corporate-Real-Estate-Portfolio#Comments05 Steps to Optimizing Your Corporate Real Estate Portfoliohttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/90095/5-Steps-to-Optimizing-Your-Corporate-Real-Estate-Portfolio<h1>Know What You Have</h1> <img id="img-1319470460676" src="http://info.reoptimizer.com/Portals/121314/images/optimizing-corporate-real-estate-portfolio.jpg" border="0" alt="Optimizing Corporate Real Estate Portfolio" width="335" height="222" class="alignRight" style="float: right;" /> <p class="Body12ptLeading">The first step is to systematically collect all your lease information into one place.&nbsp; Many companies use lease administration systems or &ldquo;integrated workplace management systems&rdquo; (jargon for the same thing), or even Excel spreadsheets.&nbsp;</p> <p>Make sure all operating expenses are also counted.&nbsp; Even in a &ldquo;gross rent&rdquo; lease, the landlord is going to &ldquo;pass-through&rdquo; any increases in property taxes, energy, cleaning and maintenance &ndash; just to name a few.&nbsp; By the end of the lease they can add upwards of 33% or more to the already increasing base rent.</p> <p class="Body12ptLeading"><em>Scan, PDF &amp; Incorporate</em> &ndash; your leases.&nbsp; You should be able to pull up any lease clause in any lease from wherever you and your laptop are. &nbsp;&nbsp;Dare I say, even from your tablet computer.&nbsp; Yes that right, because corporate real estate is going that way.</p> <p class="Body12ptLeading">Strongly consider secure, cloud storage of you lease documents for this.&nbsp; There are many providers, but right now DropBox is becoming the rage because of its &ldquo;Set and Forget&rdquo; ease of use.&nbsp; See my article on &ldquo;<a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/90949/Cloud-Computing-The-Killer-App-For-Corporate-Real-Estate" title="Cloud Computing - The Killer App for Corporate Real Estate" target="_self">Cloud Computing - The Killer App for Corporate Real Estate</a>&rdquo;.</p> <h1>Benchmark to Market</h1> <p class="Body12ptLeading">a/k/a &ndash; Mark to Market your leases.&nbsp; You need to compare what you are paying to what the market is currently offering.&nbsp; To do this, you&rsquo;ll need help.&nbsp;&nbsp; Even companies with dedicated corporate real estate departments typically do not have the resources to do the in-depth analysis of alternative sites for each and every lease that is coming due.</p> <h1><img id="img-1319490987698" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate.jpg" border="0" alt="Corporate Real Estate" width="339" height="226" class="alignLeft" style="height: 226px; width: 339px; float: left;" />Get Expertise on Your Side</h1> <p class="Body12ptLeading">So you&rsquo;ll want to develop a great source of market intelligence.&nbsp; I know I just said it, but I will say it again: knowledge is power, and I can't stress it enough.&nbsp; A &ldquo;Tenant Rep&rdquo; or tenant representation specialist is your best bet in that they are supposed to be representing your interest.&nbsp; Most brokers do not and will not focus only on tenant representation.&nbsp; They simply don't see the money in it, and will not put in the time to understand what you want and what you need.</p> <h1>Avoid Conflicts of Interest</h1> <p class="Body12ptLeading">That said - make sure of it.&nbsp; With corporate leases often running into the millions of dollars, if not the tens of millions of dollars, this is an important decision as any other major corporate purchase.&nbsp; It deserves full and proper due-diligence.</p> <p class="Body12ptLeading">Here&rsquo;s some questions to ask of any would be Tenant Rep:</p> <ol> <li>Do you represent landlords?</li> <li>Does your company represent landlords?</li> <li>If a landlord offers an assignment that would cause a conflict during your engagement with my company &ndash; will you refuse it?</li> <li>Will you put all the above in writing?</li> </ol> <h1>Negotiate Early &amp; Often</h1> <p class="Body12ptLeading">Six months prior to a lease expiring is not the time to get spooled up on finding alternative space.&nbsp; You want the time on your side in any lease negotiation and it often takes 90 days to 180 days to get permits and build out new space and that&rsquo;s after 30 days for site selection and 45 days for RFP&rsquo;s, proposals and then lease negotiations.&nbsp; So allow yourself plenty of time.&nbsp; We recommend no less that 12 months.</p> <p class="Body12ptLeading">Of course in this recessionary market, that strongly favors corporate tenants, you should really be renegotiating any sizable space early.&nbsp; We recommend looking at all leases coming due in the next 36 months and places special focus on those within 24 months.</p> <p class="Body12ptLeading">&nbsp;</p> <p class="Body12ptLeading"><a href="http://www.reoptimizer.com/company/our-story/" title="Click here" target="_self">Click here</a> to learn more about the author.</p>Don CatalanoThu, 27 Oct 2011 14:30:00 GMTf1397696-738c-4295-afcd-943feb885714:90095http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/90949/Cloud-Computing-The-Killer-App-For-Corporate-Real-Estate#Comments0Cloud Computing - The Killer App For Corporate Real Estatehttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/90949/Cloud-Computing-The-Killer-App-For-Corporate-Real-Estate<p><img id="img-1319549958147" src="http://info.reoptimizer.com/Portals/121314/images/Real Estate Software.jpg" border="0" alt="Real Estate Software" width="170" height="196" class="alignLeft" style="height: 196px; width: 170px; float: left;" />We've all experienced the frustration of being in one location only to realize a key file that we need is sitting on a computer that we don't have immediate access to.&nbsp; Then someone introduces you to the sublimely simple DropBox application.&nbsp; With it you are able to effortlessly store your key documents both on your local computer and somewhere out there in the &ldquo;Clouds.&rdquo;&nbsp; Then, much to your pleasant amazement, you can access your key files from any computer and even your favorite tablet or smart phone.</p> <p>Wow, this changes everything!&nbsp; Well, almost everything - what about all those lease abstracts, site plans, leases, floor plans, lease amendments, spreadsheets - all those pesky documents that become the foundation of your corporate real estate existence.&nbsp; Those documents are locked very safely in your fireproof safes at the office.</p> <p>Well you could always call your admin and asked them to dig out the documents, scan them and send you a PDF.&nbsp; Of course that's not quite the same thing as having it when you need it, right at your fingertips.&nbsp; And what if you want to work on something at 8 o'clock at night.&nbsp; No luck getting the file then.&nbsp; You hope it&rsquo;s stored digitally and can access it through your VPN, but wait, you&rsquo;re hotel&rsquo;s Wi-Fi is giving your VPN fits.&nbsp;</p> <p>So once you've tried an application like DropBox, and with their free 2 GB offer, who can resist trying it (they're so devilishly clever and offer you these free 2 GB to get you started) you are forever tainted in thinking that maybe, just maybe this is the way things ought to work all the time.</p> <p>Of course, you'll probably get the same pushback from the MIS department that you did when you requested an iPhone instead of a blackberry, or that zany idea you had for an iPad.&nbsp; Heck you&rsquo;re building muscle as you lug that company laptop along with your overnight bag through the caverns of the many airports you pass through.<img id="img-1319550109316" src="http://info.reoptimizer.com/Portals/121314/images/Corporate Real Estate1.jpg" border="0" alt="Corporate Real Estate" width="245" height="162" class="alignRight" style="height: 162px; width: 245px; float: right;" /></p> <p>But fear not, the times are a changing. &nbsp;<a href="http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91000/Digitizing-Commercial-Real-Estate" title="Cloud computing is coming to corporate real estate" target="_self">Cloud computing is coming to corporate real estate</a> as the &ldquo;Faster, Better and Cheaper&rdquo; solution that will outweigh the corporate inertia against change.</p> <p>DropBox is just the start.&nbsp; Companies like Apple and Dell don&rsquo;t want to be left in the dust.&nbsp; Apple is heavily promoting their &ldquo;iCloud&rdquo; and companies like Dell are planning their own.&nbsp; Already Microsoft is offering Office 360, which is their version of &ldquo;Cloud Computing.&rdquo;</p> <p>This is just one of those things, that once bitten, you will forever be infected with the desire to keep using this technology - naysayers be dammed.&nbsp; Plus, the geek in the MIS department that said no, is probably playing with DropBox as we speak.</p> <p>&nbsp;</p> <p><a href="http://www.reoptimizer.com/company/our-story/" title="Click here" target="_blank">Click here</a> to learn more about the author.</p>Don CatalanoWed, 26 Oct 2011 14:50:00 GMTf1397696-738c-4295-afcd-943feb885714:90949http://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91000/Digitizing-Commercial-Real-Estate#Comments0Digitizing Commercial Real Estatehttp://info.reoptimizer.com/Real-Estate-Optimization-Blog/bid/91000/Digitizing-Commercial-Real-Estate<p><em>Paper is so yesterday</em>.&nbsp; Yes, it&rsquo;s nice to thumb through a book, but when you&rsquo;re reading a lease, it&rsquo;s a bit boring.&nbsp; Yet these leases are the lifeblood of your Corporate Real Estate department (CRE) and they can all be digitized along with your floor plans and lease amendments.<img id="img-1319552656736" src="http://info.reoptimizer.com/Portals/121314/images/Commercial Real Estate Portfolio Software.gif" border="0" alt="Commercial Real Estate Portfolio Software" width="226" height="156" class="alignLeft" style="height: 156px; width: 226px; float: left;" /></p> <p>Digitizing your real estate department with all the working files therein is the first step in having a viable contingency plan. It is the only way these files can become portable. And by using encryption coding, they can even be secure.</p> <p>Whatever system you use, we recommend that you do use a lease management system. All your pertinent documents, floor plans and site plans can be scanned into the system and readily available in a PDF file with a simple mouse click.</p> <p>Even better, is a system that will accept any type of file that your operating system supports such as Microsoft Word, Excel, and PDF's, as they are a staple of corporate real estate.</p> <p>Now that everyone has the ability to take quality photos and video from their smart phones, certain problem situations can quickly be photographed and uploaded into your property management tool. &nbsp;From there, multiple team members can collaborate on the issue, or just document current conditions of the space.&nbsp;&nbsp; It&rsquo;s a great way to show &ldquo;in the field&rdquo; conditions &ndash; as they say, a picture is worth 1,000 words.<img id="img-1319552446682" src="http://info.reoptimizer.com/Portals/121314/images/real estate software-resized-170.jpg" border="0" alt="Commercial Real Estate Software" class="alignRight" style="float: right;" /></p> <p>A truly robust system, like REoptimizer&trade;, will allow you to incorporate unlimited photos and even video of each one of your sites. While having the ability to incorporate digital images may be nice to have, it soon becomes indispensable part of your business practices.</p> <p>So creating a digital version of your real estate portfolio is the first, crucial step! A digital system can be on computer servers (even multiple servers at once) and can be readily backed up.</p> <p>Lastly, and importantly, a digital system is portable.</p> <p>&nbsp;</p> <p><a href="http://www.reoptimizer.com/company/our-story/" title="Click here" target="_self">Click here</a> to learn more about the author.</p>Don CatalanoTue, 25 Oct 2011 20:01:00 GMTf1397696-738c-4295-afcd-943feb885714:91000