At EastRidge Properties, small business is big business.

When Michael Ziatyk was challenged by the on-going impact of corporate downsizing in Westchester County commercial real estate, he developed a winning small business strategy that translated into an enviably low vacancy rate.

"It's always a dream to lease an entire office building to a conglomerate. However, those days may be over," Ziatyk, senior vice president of Albert B. Ashforth, Inc. and managing director of EastRidge Properties, said recently. "But now, the smaller tenants we attract - and keep - provide us with a large, solid base of client companies. In fact, more than 85 percent of our tenants are in the small business category. This larger customer base reduces the risk somewhat compared to four buildings leased to four corporate tenants subject to downsizing in the '90s."

When Ziatyk and EastRidge sensed the shift toward smaller clients, they decided to create an edge over the competition by developing an amenities package that ranges from dry cleaning and shoe repair to fitness centers and conference centers, video rental machines, banking services, a graphics center and small storage facilities. This past June, they added The EastRidge Enrichment Center, a state-of-the-art, free-standing child care facility, to this amenities package.

Ziatyk points out that the majority of small business tenants are service firms, such as accountants, attorneys, and computer-related businesses whose space requirements are simple: a few offices, a conference room, and library, kitchen and reception areas. "What they don't need are large rooms to house enormous computer equipment or storage files as many companies did in the 'old days'" he explains.

Ziatyk adds that, unlike Manhattan settings, where dry cleaners and banks may be within a three-block walk, suburban office parks are often miles from those services. "We've created environments that simplify the employees' lives and enhance our tenants' benefits packages. For the tenant, this means happier, more productive employees."

Many employees perceive today's small businesses as offering an attractive alternative to big corporate life, albeit at the loss of some benefits. At the same time, small business employers appreciate any addition to the benefits package which makes their small business more competitive.

Tom FitzGerald of Fair, Aufsesser, FitzGerald, an EastRidge tenant, says "My office manager could not have come back to work full time without the on-site child care provided at the EastRidge Enrichment Center. It's also convenient to have a bank, cafeteria, barber, and dry cleaner on site. They save money and time, and my employees appreciate these services. With fewer scheduling conflicts during the day, they're able to concentrate on work."

EastRidge Properties has benefitted as well from an expanded and loyal customer base, and when a tenant or two leaves, the entire park is not adversely affected. In addition, EastRidge's small business strategy helps clients plan future expansion.

"Many of our smaller business tenants grow after a few years," Ziatyk says. "We try to manage the lease expirations of surrounding office areas, so that when a tenant is ready, we can service their space needs without relocating their entire operation."

EastRidge also turns the challenge of having to satisfy more tenants into an easier process by maintaining regular client contact and distributing an annual customer satisfaction survey. A three-page questionnaire asks tenants to rate property management services. The results offer EastRidge an opportunity to implement changes and respond to individual needs.

This year EastRidge will expand its client outreach program by conducting focus groups for tenants, management, engineers, and architects. The results from these groups will be published in the EastRidge newsletter, another customer benefit.

"From all indications, commercial rents have bottomed over a year ago, with rent increases likely in the future," Ziatyk concludes, "and companies now searching for the greatest value for their rent dollar should choose office parks with expanded amenities, which translates into a wise, long-term enhancement for a business of any size."