Virtual tour: concrete rewards.

The jury's back: they're a good idea.

Why? Let us take a look from the

Seller or Lessor s perspective: With whom would you rather list your property? The agent who can provide a fast turnaround time in publicizing your property to the market; the one who can effect changes at the click of a button, the one who will showcase your property with a 360 degree panoramic view (allowing the visitor to feel they are actually moving through the property); the one that makes a tour of your property by a consumer always possible? Even on their businesses trip. To Tokyo. At two in the morning.

Or, you could list with the broker who advertises your property primarily through flyers. Using pictures taken on their disposable Kodak. At two in the morning.

From a Buyer or Lessee's point of view, physical time is saved if they are not slogging from property to property: Given Los Angeles' reputation for bumper-to-bumper traffic, no wonder clients appreciate the ability to switch from "touring" in Glendale to exploring a building in Santa Clarita in 5 seconds. With additional layover Floor Plan views, the client may visualize tenant improvements, spacing limitations, availability of electrical outlets, current HVAC systems, etc. After narrowing down their choices, the client also has the immediacy of communicating hard knowledge with their decision-makers; many of whom may be out of state.

The real estate professional who utilizes the virtual tour technology is more efficient and provides better service than the one that does not ... I have already remarked on how speedily a realtor may showcase a newly available property, and the ease with which price changes, incentives etc. may be made. The technology offers almost unlimited amounts of photos or videos and combinations of thereof. The Seller/Lessor, with guidance by the realtor, can have creative input to the final product, should they desire. Then, once a potential Buyer/Lessee has either viewed or toured the building, the agent may then customize another presentation that is more direct in highlighting and/or narrating comments made while on the tour. Photos unused on the virtual tour may now replace or enhance this second presentation; and with the clarity of digital photography increasing as fast as the support for a National Football Team in LA, the broker can zone in for a clear sense of problem points or strong advantages. This added step not only makes it easier for the client to remember which property is which, it also shows that they are dealing with a real estate agent who listens. The site may also be programmed to track activity, not only for hits viewing the overall site but for specific pages, which may indicate areas to highlight or clarify.

Aside from the reaping the benefits of the client, broker professionals also save time by eliminating the "wheel kickers" in the crowd. As an extra customer service feature, the broker can arrange for linking to other resources or "pop-ups" offering direct access to pertinent parties ("the first floor may require carpeting. Here are the links to five vendors in the area"). Naturally, name recognition is increased with the company's banner associated with each page.

Downsides? The little detraction from the virtual tour occur primarily from the real estate brokers' point of view: the agency may need to invest in a software program to create the result. There are programs requiring varying degrees of design--from a "do-it-yourself template: to a "turnkey" operation. Naturally, the cost of the software decreases as the amount done by the brokerage firm increases. Even if an agency has the personnel with design skills in their office, there is the simple factor of time in obtaining the shots and creating the finished presentation. And ensuring that presentation is also "NF" ("Nadia Friendly"--referring to assuaging my mother's certainty that she, single handedly, will destroy the internet by hitting a wrong key). End users may additional employ different hardware systems which might not accommodate the necessary portals. And the computer systems of different owners vary so some dialup users may find it frustrating download the information.

So what's next? Well, we already have programs like Google Earth to aerially view the property, now imagine the tour being populated with pictures of the client's business apparatus and staff; simulations of a typical day, week or year in the life of the clients' business in that location, pop-ups of traffic flow variables, demographics, expected new construction in the area, "neighborhood" tours and trends, pod casting of real time events or alerting of listing changes.

The opportunities are "Virtually" endless.

Trina Shpur is with Beitler Commercial Realty Services in Sherman Oaks.