PROCESS

Heiple Travers has developed a streamlined approach to transactional management. Our Transactional Management Process acts as a communicative device, facilitating interaction between the client, our team and outside consultants. It has proven to be a successful tool for all transactional types. Our 12 step process ensures consistency, quality, thoroughness, attention to detail and a timely response.

We apply our knowledge and expertise to each transaction,
allowing you to focus on your core business.

Step 1: Project Framework

  • Develop a strategic plan and needs analysis
  • Provide analysis of existing leasehold
  • Conduct initial interview to determine possible renewal, renegotiation, relocation, acquisition, contraction or expansion strategies
  • Tour existing facility to determine specific space requirements
  • Discuss geographic areas of search and preferred building profile
  • Provide optimum timeframe schedule to ensure timely completion

Step 2: Market Overview

  • Utilize client-defined search parameters to prepare a complete inventory of all product capable of accommodating the requirement; provide fact sheets, marketing brochures and floor plans for review
  • Conduct an in-office review of all alternatives in order to formulate a short-list of product
  • Provide deal points of recently completed comparable transactions

Step 3: Examination & Assessment

  • Conduct a field inspection with the client of all short-listed product presented in the detailed overview; review floor plan/plate efficiencies, building amenities, mechanical/electrical system functionality, data/telco availability, parking accommodations, signage opportunities, tenant roster, financial strength of the ownership and any property encumbrances
  • Assist in determining which buildings will receive Request for Proposal and/or Offer to Purchase

Step 4: Initial Negotiations

  • Prepare detailed Requests for Proposals and/or Offers to Purchase
  • Upon approval, distribute Requests for Proposals and/or Offers to Purchase to the listing brokers of the selected properties
  • Contact existing landlord to solicit proposal for renewal, renegotiation and/or Offer to Purchase

Step 5: Analysis / Strategy

  • Perform a Comparative Analysis of Leasing Cost and/or Owner-User Analysis on each proposal received
  • Summarize the economic considerations for each location and any additional pertinent proposal deal points
  • Summarize occupancy costs for the lease term on a per month, per year and per square foot basis
  • Determine negotiating strategies; negotiate with landlord’s representative and present counter proposals
  • Advise of any new opportunities in comparable product that may arise during negotiations

Step 6: Operative Analysis

  • Determine whether or not to use each buildings architect or select one to evaluate all properties; as necessary, recommend qualified space planners for consideration
  • Attend meetings to assist with space programming, space planning and plan revisions
  • Assist in completing final preliminary drawings for each building

Step 7: Review of Construction Costs

  • Where appropriate, recommend general contractors for tenant improvement construction
  • Coordinate preliminary construction bids for the completed preliminary drawings; determine number of preliminary bids to be requested
  • Review preliminary bids and assist in value engineering with client, architect and contractor

Step 8: Negotiate Best & Final

  • Assist in selecting the best alternative based on economic, functional and subjective comparisons; conduct final negotiations with the selected building’s representative
  • Run revised Comparative Analysis of Leasing Cost and/or revised Owner-User Analysis
  • Prepare, review and issue Letter of Intent

Step 9: Lease Documentation / Purchase & Sale Agreement

  • Review the lease form and/or purchase & sale agreement to confirm that all business points have been incorporated
  • Where appropriate, make recommendation for an attorney to review
  • Assist attorney with language negotiation
  • Ensure timely execution by both parties

Step 10: Construction Documents / Feasibility Period 

  • Monitor the preparation of construction drawings and advise of the effect on timing
  • Review and advise on final construction pricing
  • Assist in the evaluation of the property during the feasibility period

Step 11: Construction

  • Monitor construction process and assist with resolving delays and/or design issues

Step 12: Occupancy / Close of Escrow

  • Assist with any actions necessary for commencement or close of escrow; assist with construction punch list items and move coordination.

 

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