Cooperation between designers and brokers benefits tenants.

In today's fast-paced commercial real estate market, time is money. With available space in short supply and demand so strong, tenants need to act quickly to secure their desired space or in many cases, they will lose their opportunity. In addition, time pressures are evidenced by corporations who cannot afford disruption to their business during a prolonged relocation. One of the most important ways tenants can be served in this pressured environment is by brokers, contractors and architects forming strategic alliances to meet a company's relocation needs.

Perhaps the most critical tool in helping to achieve tenant satisfaction is communication. When a broker is properly informed about the entire relocation process, they can then in turn educate their client in how long the move will take and what is involved in the various stages. It's also true that by forming a team amongst a broker, contractor and architect, a tenant will be able to save considerable time, money and make smarter relocation decisions.

The key to building this successful alliance is to get the construction company and architect involved as early in the relocation process as possible. If done so, the following benefits can be derived:

Timing: Let's say that the typical time it takes to relocate a 5,000 square foot tenant is 15 weeks. When you factor in site selection, lease negotiation, the design process, permitting, construction and moving if all steps are planned well, the 15 week cycle is fairly standard. However, we have found that an accelerated cycle can be achieved by getting all of the team members on board from the initial planning stages and by implementing several of these steps simultaneously. Our experience is that we have been able to cut 5 weeks from this process by helping to plan a relocation from the lease signing.

Costs: Traditionally, the only way to control costs was to excessively "bid" a project. This however, is very time consuming, mostly because there is no efficient utilization of time. No tasks can be overlapped during the bidding process. At Interior Contracting, we have found that by forming relationships with general contractors and architectural firms, sophisticated users can negotiate a fee schedule for services as it relates to time or project costs. Therefore, as a result, they can enjoy significant time savings and flexibility. Some relationships are even structured with a shared savings arrangement further adding to the motivation a contractor has for a "best priced" project.

Location: New Jersey's diverse array of local governments and creative way of increasing revenues for those local municipalities has created an unpredictable norm as it relates to permitting throughout our state. Some communities have instituted a tenant review process and tied it into the zoning departments. This has increased the time needed to relocate a tenant from outside the community as well as within the same office complex. Contractors who are familiar with working in many different towns can be an excellent resource when time is of the essence and location choices are between several different communities.

In conclusion, early alliances between tenants, brokers, contractors and architects can result in significant time and cost savings. A broker who has formed this type of alliance will be perceived as a greater asset to their client and will truly add value to the service that s/he provides. Sophisticated contractors and architects are willing to contribute their expertise and time with a broker simply for the exposure that will be gained by this alliance.