OUR APPROACH:

Our approach begins with creating and forming a strategic plan based on your specific needs.

It is often true that a "legally acceptable" lease can turn a great office space into a bad business deal. Most companies only lease space every 5-10 years and cannot accomplish what a commercial leasing specialist with in-depth market knowledge is able to accomplish. Shelton & Associates' concentrated market expertise and guidance can protect a company from very costly inadvertent errors and can help secure the best possible business terms and conditions for the life of the lease. An advocate that is knowledgeable and proficient in dealing with local lease options can be vital in guiding and managing a successful office leasing process.

.Identify and neutralize potential pitfalls or "standard terms" in the 20-50 page "standard lease agreements"which are written by landlords to protect their interests. These "standard leases" are loaded with hidden business terms that are easy for tenants to overlook without the expertise of a professional tenant representative and a real estate attorney. The lease document will typically prevail in a legal dispute. Our objective is to help mitigate your liability by negotiating the most favorable terms for you.

.Shelton & Associates will fight to lower total occupancy costs, achieve more concessions, improve lease flexibility, and help minimize hidden costs.Shelton & Associates negotiating skills and familiarity with important building and market conditions can help you achieve the best deal possible. The landlord's business is leasing space and maximizing the value of their assets, specifically your building. This is accomplished by extracting the highest price per square foot and incorporating into the lease the most conservative business and legal provisions possible. A good tenant representative will improve your immediate and future business terms and complement a commercial real estate attorney's legal protections.

.Be familiar with competing buildings.Developers and landlords know that tenants with experienced tenant representatives can shift negotiations to competing buildings if the negotiations are not smoothly proceeding. This alone can save tenants substantial amounts of time and money and create the necessary leverage.

.Have extensive knowledge of the product and the process.This in-depth market knowledge of specific buildings and prior deals puts the client on equal ground with professional full-time landlords and their contracted agents.

.Establish an exclusive relationshipto provide you with a trusted and skilled professional who is accountable to you for a results-oriented performance.

Many corporate executives miss the proverbial boat and all the potential incentives because they begin negotiations too late in the process and lose their position of strength, thus becoming a "captive tenant". When landlord's know your timing is tight, they will almost always exploit this perceived weakness and capitalize on it by demanding their asking terms and being inflexible when negotiating the lease document. The more time you have at the negotiating table, the better opportunity you have to negotiate a more favorable and cost effective transaction. When tenants have time on their side, they are not at the mercy of landlords and are not considered to be a "captive tenant", thus creating the necessary leverage to force landlords to compete for your business!