In today’s ever-changing business climate, the requirements for office space can shift rapidly. Many Atlanta businesses find themselves reconsidering their current office space needs, often resulting in excess space that remains unused. Subleasing these spaces provides a strategic opportunity to optimize office size and manage costs effectively before your lease term ends.
Why Consider Subleasing?
Excess Space
For high-growth companies, securing a larger office space with the intent to grow into it makes sense. However, if your company isn’t quite ready to utilize all the space, subleasing the surplus can be a financially savvy move. It allows you to save on costs while keeping future growth options open.
Hybrid Work Policies
The shift towards hybrid working models means less need for permanent on-site office space. Subleasing the unneeded space can help alleviate financial burdens associated with unused office areas.
Business Expansion
Rapid growth can lead to a shortage of space. Subleasing your current office can free up resources to move into a larger area without the complications of managing multiple locations, which could lead to inefficiencies and communication issues.
Relocation or Closure
If unforeseen circumstances require your business to relocate or shut down, subleasing can prevent financial loss by covering rent costs without incurring penalties for lease termination, which landlords typically enforce strictly.
Key Steps to Subleasing
Step 1: Analyze Your Lease & Understand Your Options
Lease Analysis: Review your lease terms with your broker to understand your subleasing rights and obligations. Important aspects include landlord notifications, consent requirements, and any restrictions on potential subtenants.
Landlord Consent: Ensure you’re current on rent and understand the conditions under which your landlord might withhold consent. Ideally, your lease will prevent the landlord from unreasonably delaying or denying permission to sublease.
Recapture Rights: Be aware if your landlord has the right to take back the leased space if you opt to sublease. Your broker can help navigate these terms and their implications.
Sublease Strategy: Determine your motivations and constraints related to subleasing. Consider the logistics, such as the cost of modifications and what concessions might be attractive to potential subtenants.
Step 2: Bring Your Sublease to Market
Setting the Asking Price: Your broker will consider market conditions, the specifics of your space, the quoted rate for direct-lease space in your building as well as comparable buildings in the area, and your financial obligations to set a competitive asking price.
Marketing Your Space: Utilize tools like sublease flyers, online listings, broker emails, and listings on commercial real estate sites to effectively market your space. Your broker can provide you with all of these marketing tools.
Engage Prospective Tenants: Your broker will actively promote your property to the Atlanta brokerage community and directly to suitable tenants, arrange property tours, and suggest tips to keep the space appealing to potential subtenants.
Guided Property Tours: As part of the prospecting process, prospective tenants will visit the office space with your broker for guided tours. Here’s how to make the most of these tours:
- Empty Spaces: If the space is vacant, coordinating tours is straightforward. Provide your broker with a copy of the key, allowing them to access the property without disrupting you during each tour.
- Occupied Spaces: When your company still occupies the space, maintain a clean and welcoming environment. Imagine it as selling a house—tidy up, hide clutter, and create an appealing atmosphere that allows prospects to envision themselves in the space.
Comprehensive Reporting: Stay informed during the marketing process with regular reports from your broker. These reports should include:
- Tour and Inquiry Records: Keep track of property tours and inquiries.
- Proposal Updates: Receive timely updates on any proposals received and ongoing negotiations.
- Marketing Recap: Get insights into marketing efforts, including email campaigns, new photography or video content, and advertising performance.
Step 3: Negotiate Your Sublease
Upon receiving interest from a potential subtenant, your broker will handle the negotiation process, ensuring you achieve the best possible terms. This includes preparing and reviewing proposals, managing negotiations, and finalizing the sublease agreement.
Step 4: The Subtenant Takes Over the Space
Once the sublease is fully executed and the your Landlord has provided their consent to the sublese, you will coordinate with your broker to transition the space to the subtenant. This includes any agreed-upon modifications and setting up rent collection processes. Remember, you remain responsible for the lease with your landlord and must ensure seamless operations during this transition.
Subleasing office space in Atlanta can be a beneficial strategy for companies facing changes in their business size, structure, or location. With the right guidance and understanding of the leasing process, you can turn an underutilized office space into a financial asset. For detailed assistance tailored to your specific needs, partnering with an experienced commercial real estate broker is crucial. Peachtree Commercial Real Estate along with AtlantaSublease.com have an outstanding track record for helping companies in Atlanta to sublease their space. Reach out to us today for schedule a consultation and start Subleasing your office space!
