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medical office space for lease Westchester County

The Medical Office Space Regulations You Shouldn’t Overlook

As a prospective tenant, you need to work with someone who understands the intricacies of a medical office space lease. Rakow Group has over 30 years of experience in medical office space for lease Westchester County services. Here are the vital facts about medical office space regulations.

The Kinds Of Medical Equipment That Are Regulated

There are certain kinds of medical equipment that have very strict regulation. If your practice ever needs to perform X-rays, C-T scans, MRIs, or operate any other machinery that emits radiation or requires patients to shield themselves with lead, you’ll need to make sure you pass all legal clearances prior to opening for business. Aside from protecting the patients, you need to prove that you will also not be putting anyone else at risk.

Who To Speak To In Order To Ensure That You Remain In Compliance

That means communicating with an architect who has experience in installing this equipment and an understanding of the regulations. Aside from legal clearance, the architect must install this equipment without inflicting any lasting damage to the property. Because it’s your business, you’ll likely have substantial influence on how these renovations take place. So in the event that something goes wrong, the bill will quite possibly fall in your lap.

What’s The Government’s Involvement?

Legal clearance entails obtaining government certificates of compliance. Without government approval, you will have to close your doors upon the very first inspection. And for medical practices, the government typically enforces these regulations frequently and without leeway. If you want room to negotiate, you must demonstrate that you’ve been proactive in the past in meeting requirements.

What’s The Landlord’s Involvement?

In addition to the government’s approval, you’ll also quite likely have to meet some obscure requirements that your landlord lays out in his or her lease. Due to the fact that you’ll inherently have to renovate the space in order for it to meet the government’s regulations alone is enough for your landlord to intervene more so than if he or she were dealing with a tenant of a different industry. Your goal should thus be to accommodate whatever requirements you agree upon, but to remain weary with regards to that which is reasonable versus excessive. Makin this distinction may require the presence of a commercial real estate professional.

For more information on the Rakow Group’s medical office space for lease Westchester County services, call (914) 758-0220 Ext 10 today.

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medical office space for rent Putnam County

Exits, Hours, Installations and Extensions: What To Ask Medical Office Space Landlords As A Prospective Tenant

Locating sustainable, affordable, and attractive locations for medical office space for rent in Putnam County can be headache inducing. There are lots of factors behind the curtains that will end up consuming far more time than you had anticipated. But with the right medical office space for rent Putnam County services company, you can cut your time and money expenditure into pieces. The true search for your medical practice’s future starts here. Below are a series of questions to ask yourself.

Will your practice ever require emergency care?

Is there any possibility that your medical office would need direct access to the parking lot for ambulance services? If your medical office is on the top floor of a shopping center, issues will appear at the worst time. As a medical professional, you must anticipate these scenarios far in advance. You should plan on how to prevent them from turning into something that you could have prevented.

Does your lease specify rules regarding hours of usage?

For a retail store, late night visits by tenants are usually not an issue. However, for office buildings, the rules for when tenants can use the space varies depending on circumstances and landlord preference. This is something you’ll want to clarify as early as possible, as it could be a deal-breaker if you plan to have patient visits during afterhours. Such is especially the case in the event that your practice includes emergency care.

How did the previous tenant utilize the space?

In the event that the previous tenant was not a health care professional, or moreover, not of the same practice as you, there’s a likely chance you’ll need to tack on a number of extra expenses to install all necessary equipment. The time and money you’ll need to spend with these installations and renovations will be costly, meaning it will take time for you to see returns on this investment. For this reason, if the equipment is not already there, then it would be poor judgment to sign a short term to lease. Instead, your goal should be to negotiate for at least a ten-year lease so that you can guarantee a return on investment.

Are extension clauses negotiable on your lease?

Because you’ll most likely be signing a long-term lease, you’ll also want to discuss potential exceptions. A lot can happen in ten years. Someone could get sick or die, your business could fold, or any other unfortunate but quite possible scenarios could lead to your having to cease payments. Make sure you discuss these details with your landlord in advance. The goal is to protect yourself as much as possible while you still have negotiating power.

If you’d like assistance in locating properties, determining their value and negotiating terms, contact the Rakow Group at (914) 758-0220 Ext 10 for expert medical office space for rent Putnam County services.

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retail property for lease Fairfield County

Parking, Main Streets And Projected Value: How To Find Your Retail Store’s Location

You have the eye for business in retail. You have the training, the concept, and a clearly defined mission. As an ambitious, excited, and confident entrepreneur, there are few things that could deter you from moving forward with this business idea. But in order for your business to truly succeed, you are going to have to execute. It all starts with where you choose to put your store. It could be the single most important decision you make as a business owner. So choose wisely. From a retail property for lease Fairfield County networking, brokering, and consulting company that knows what it’s talking about, here’s the best advice the Rakow Group can give you on how to choose the right spot.

What’s The Parking Situation?

It’s not uncommon, especially in retail, for competitors to set up shot shop in close range with one another. This drives the price down until all but one go out of business. This will quite likely happen to you. And when it does, prices aside, you’re going to want to do whatever it takes to make your store preferable to theirs. That means ensuring that you have ample parking.

For example, if someone pulls up next to your store looking for a new pair of shorts, but has to pull into your competitor’s parking lot first, the chances are that he or she is going into your competitor’s store first. For this reason, so long as your budget permits, it’s always best to go the extra mile and spring for some parking spaces. Around five parking spaces per thousand feet is a standard to shoot for.

Is It Easy To Find?

What are the nearest main streets and how far away are they from the corner you want your store to be on? Could someone easily find this place from across town without needing MapQuest? If your store is in a far away pocket on a street that nobody’s heard of, that is going to hurt your business significantly. Don’t let the inexpensive rent lure you into making a commitment that you ultimately end up regretting. But also don’t spend your entire budget on rent if you can’t afford to keep those payments up. There’s a reason the highest turnover is in the most popular locations. Be mindful of that.

Do The Costs Match The Value?

This is the kind of question that is tricky to answer without the guidance of an expert. Determining the true value of commercial property, or any kind of real estate for that matter, requires an understanding of all the variables at play. What is the standard cost for rent, utilities, zoning, etc. and how does it compare to the number this property owner is giving you? You’ll have to determine whether it’s higher or lower and why. And in the event that you decide the asking price is not reasonable, you’ll need the skills and necessary background information to negotiate your point effectively.

If you truly want what’s best for your business, give us a call today and ask about our retail property for lease Fairfield County services. You can reach us at (203) 769-9940 Ext 10.

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office space real estate Fairfield County

Everything You Need To Know About Negotiating Tenant Improvement Allowance

Office Space Real Estate Fairfield County

Loyalty and commitment in business should yield rewards. As a tenant for office space, this is a factor that you should have in mind prior to signing a lease. If you feel that you have found office space in which you can see a future, then you should make it a point to make sure you can reap the benefits of your long term stay in this location. That means locking down a Tenant Improvement Allowance agreement in the lease. With Rakow Group’s office space real estate Fairfield County services you can have the guidance in negotiations to ensure you land this best possible tenant improvement allowance with your landlord.

What Is Tenant Improvement Allowance

Most landlords will help retrofit and develop their properties to better fit the needs of their most loyal tenants. The terms of improvement allowance, along with the length of the lease, typically will have a profound impact on the monthly costs. It’s for this reason that it’s so important to have foresight in advance with regards to how long you anticipate staying in this space, what you would like to do to improve it, how long that will take you, and how much you think it would cost. It’s in your best interest to measure all variables in advance, so as to ensure that you can come to an agreement with which you’re comfortable.

Negotiating Management Rights

The first step is making sure you confirm a tenant improvement allowance and that you agree on a rate that is favorable to you and your business. But that’s not where it ends. Step two is negotiating who is in charge of whatever renovations or changes you want to make. This can be a bit tricky, seeing as how you’re not the owner. But at the end of the day, most landlords are renting out property as an investment. There greatest concern is your loyalty. If you can communicate that fact clearly, in many cases, you can convince your landlord to hand over control.

The Two Types Of Tenant Improvement Allowance

  • Turn Key Build-Out: In this case, the landlord will agree to cover the cost in full. That means you’ll have the liberty of building/retrofitting your office exactly as you envision it without any concern of cost. However, keep in mind that someone will have to pay for it, even if it’s not you. If your landlord agrees to pay for an expensive edition, it may reflect in your rent, which is more long term. You’ll want to keep an eye on that before signing off on a Turn Key Build-Out.
  • Stated Dollar Amount: Here, your landlord gives a set amount. That is to say, your landlord will state that he or she is willing to fund any structural or architectural changes, provided you do not exceed a certain number. While this seems less favorable, it can end up working to your favor. That’s because by being more conscious of the cost, you can maintain a stronger relation with your landlord and prevent high spending from relocating to your month, which you’ll have to pay every month for as long as you’re a tenant for this property.


For more negotiation tips and other office space real estate Fairfield County services, give Rakow Group a call at (203) 359-5703.

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office space real estate Fairfield County

A Cost/Benefit Analysis Of Short Term Vs. Long Term Commercial Leases

Office Space Real Estate Fairfield County

There really is no “standard” length for a commercial property lease. That said, a typical office space lease can range from 5 to 10 years. An important piece of fine print to keep an eye out for is the provisions for lease extension. This clause could prove crucial to your relations with your landlord and the stability of your business. It will determine whether or not it’s worth your while to renew the lease on the same or updated terms. What you want to keep in mind is that the renewal clause in a lease is usually for your benefit. You’ll suffer if it’s absent from the lease and you fail to address its absence prior to signing a contract.

The Advantages To Short Term Leases With Renewal Options Over Long Term Leases

Here’s a little piece of insider knowledge for our loyal Rakow Group readers. The general consensus here is that most property owners prefer their tenants to sign long term contracts, but it is usually in the benefit of the tenant not to sign a long term contract, but rather, to sign a short term lease with the option of lease renewal written into the contract (or, a long term lease with the Option to Terminate…call us and we will explain).

Presumably, it will almost always be favorable to the owner to retain the tenants he or she already has rather than spend the time and resources finding someone new. Therefore, in the event that you, as a tenant, discover a flaw in the property that you feel the landlord should address, you may then have the negotiating power to influence him or her to make those changes once the lease expires, which would be sooner rather than later.

The Disadvantages To Short Term Leases With Renewal Options

However, on the other hand, there are a few setbacks to this strategy that you should consider. Above all, in reality, you won’t really have nearly as much negotiating power as one may expect. You’ll have fewer concessions, as landlords tend to design their contracts to reward those who show loyalty.

Good investments take a healthy combination of foresight and research. But investing, and showing faith and trust are the ingredients for a strong professional relationship. It is in this foresight in investigative resources, based on years of experience, that the Rakow Group stands to place you in the most advantageous of positions in your search for property.

Good investments take a healthy combination of foresight and research. But investing, and showing faith and trust are the ingredients for a strong professional relationship. It is in this foresight in investigative resources, based on years of experience, that the Rakow Group stands to place you in the most advantageous of positions in your search for property.

This is just one among an assortment of secrets to getting the best possible deals in your search for office space. To give yourself the advantage that your company deserves, call the Rakow Group at (203) 359-5703 for unbeatable office space real estate Fairfield County networking, consulting, and negotiating services.

office space real estate Fairfield County

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medical office space for rent Westchester County

3 Criteria That Make Medical Office Space More Difficult To Find Than Other Industries

Finding medical office space is different from finding office space for other industries. That’s because the criteria is more extensive and complex. To illustrate our knowledge on the matter, we’ve compiled a brief list of all the variables that make medical office space for rent Westchester County search so difficult, and followed by an explication of why our services can make that search much easier and more effective.

Radiation Equipment Makes For A Hazardous Environment

At the very least, physicians will utilize x-ray equipment. Beyond that, depending on your practice, you may perform CT scans and any number of other equipment that uses radiation. In the off hours of your medical office, you will need to store that equipment securely in a space that protects the buildings inhabitants from radiation poisoning. This entails extra measures that will surely appear in the your lease. In general, the presence of hazardous equipment and materials are usually grounds for a bump in rates for the lease.

Agreeing On Terms For Utility Expenses Can Be More Complicated

Albeit, private practices don’t have emergency rooms, which means patients should be able to schedule appointments during work hours. That being said, people don’t always get sick at the most convenient of times. When possible, we’d all like to avoid the emergency room. This isn’t lost on most physicians, and as a result, many will agree to see their patients during after hours. From a landlord’s perspective, this distinguishes physicians from other tenants in how it reflects on the utility bill. This is also something that you’ll have to negotiate prior to signing the lease.

HIPAA And Hazmats Limit Landlord’s Right To Access Office Space

Most landlords, by contract, reserve the right to enter their commercial spaces as they please. They sometimes do so to explore how well the tenants are managing the space. Or, if they suspect that their tenants won’t renew and the lease is nearing its end, they’ll take some time to show the space to other prospective tenants. With medical office space, landlord’s don’t have nearly as much liberty to move about a space for which they are the owner. This is difficult for some property owners to come to terms with.

But at the end of the day, patient privacy laws prohibit landlords from entering entering rooms with documents about patients. Additionally, for the protection of all who inhabit the space, landlords also cannot enter areas that hold hazardous or infectious materials. Maneuvering these unfortunate realities with a property owner may be something you’d want to leave to someone with experience in doing so.

The Rules Regarding Who Can Die On The Premises Are Different

Depending on the practice, death could be commonplace for some offices. Normally, leases have clauses saying that landlords reserve the right to evict their tenants and penalize them in the event of any injury or death on their property. Needless to say, this is a clause that you will have to modify if you are going to be a tenant with terminally ill patients entering your office on a daily basis.

The issues we’ve listed above are only the tip of the iceberg. To learn more about the intricacies of medical office space for rent Westchester County services, give Rakow Group a call today at (914) 422-0100.

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office space real estate Fairfield County

The Crucial Difference Between Useable And Common Area Square Footage That Everyone Overlooks

When it comes to commercial real estate, there is a collection of fundamental concepts. Prospective tenants and sometimes even professionals in the real estate industry fail to fully understand it. There’s a difference between usable square footage and the proportionate share of square footage that the tenant will actually use. These are often two very different figures that prospective tenants overlook all too frequently when searching for the perfect property. These are the kinds of oversights that one can avoid by choosing Rakow Group as his or her office space real estate Fairfield County provider.

What Are Useable Square Feet?

Useable square footage applies to the space you rent in its entirety. It applies to the full space that the workers will inhabit. In the event that you share the space with another company, the useable square feet accounts for everything. That includes where the other company will be working. It also accounts for exit and entry doors, structural columns, and any space you can’t fill with a worker. Useable square feet accounts for all of this space equally. In other words, this figure accounts for the space where the columns are as if they weren’t there.

Additionally, if you plan on becoming a full floor or multi-floor tenant, your landlord reserves the right to charge you a portion for the areas that go beyond your office space. That means restroom areas, hallways, elevators, and stairways as well. You will split this fee with whoever are your fellow tenants. It is also not uncommon that property owners charge their tenants, be they small tenants or full floor/multi-floor tenants, a small fee for the lobby area too. So don’t let that alarm you if you it pops up in your contract. The truth is that you’ll usually run into this no matter where you go.

What’s The Common Area Factor?

As we’d mentioned above, this applies to the areas that multiple tenants must share, such as the hallways, restrooms, etc. There are two types of Common Area Factors, the first being Floor Common Area Factor, which applies to the spaces and amenities that tenants must share on their respective floors, such as restrooms, break rooms, eating areas, etc. For the most part, this figure dances around 8%, give or take, depending on the a number of variables and the owner.

The second is the Building Common Area Factor, which applies to the sections of the building beyond the floor that multiple tenants co-inhabit, such as elevator space, stairways, lobbies, etc. This figure can vary widely from 4% to 10% depending on the the building itself, with special regards to its age and quality, the location, the number of other tenants, and once again, the landlord.

Altogether, the sum between the Floor and Building Common Area Factors adds up to anywhere between 12% and 20% of the total rent for the space.

Want to really become an expert in how to find quality commercial property for rent? Give Rakow Group a call today at (203) 359-5703 and ask about our top of the line office space real estate Fairfield County services.

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medical office space real estate Fairfield County

The Benefits Of A Broker In Your Search For Medical Office Space

In order to get the best possible deal for the commercial property of your dreams, choose Rakow Group’s office space real estate Fairfield County services.

A rising number of physicians are seeking to open medical offices outside of hospitals in order to provide more accessible care to their patients. Most notable is the increase in medical offices opening in suburban areas like Westchester, New York and Fairfield County, Connecticut. Many physicians are opening offices in shopping and retail centers close to hospitals, so as to simplify the process of connecting with their patients on a consistent basis.

This all said, in comparison with other industries, tenants seeking medical office space is less common because the requirements are more extensive, thus making the search for the right space more challenging. However, the medical industry is far less transient than other industries that require office space. As a result, once a tenant successfully finds a space that fits all criteria, it is more likely for him or her to remain in this space for a longer period of time than would most tenants of other industries, such as retail or business.

If you are a physician with a private practice in search for medical office space, it would behoove you to find a broker with experience in the intricacies of medical office space criteria. Because for you, this will likely be a longer term investment than if you were in a different field of work. So you might as well make sure you make the right decision by surrounding yourself with people who understand what you’re looking for and know how to get it.

A broker, or rather, a tenant representative, can help you in your search by narrowing down properties to those that meet all of your requirements. Furthermore, negotiating the terms of a lease for a medical office is an entirely different beast than other types of office space. If you don’t understand the ins and outs of what goes into the terms of your contract, someone could easily take advantage of you. Moreover, if you don’t have someone assisting you, that’s all the more incentive for the landlord to do so.

The Rakow Group offers guidance in negotiations for the sale and leasing of commercial properties. We specialize in medical office space, which is a service that distinguishes us from much of our competition. We operate out of Westchester County, New York and Fairfield County, Connecticut. To learn more about our 30 plus years of experience in providing office space real estate Fairfield County services, you can give our office a call at 203-359-5703.

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Medical Office Property For Lease Fairfield County

3 Need To Know Under The Radar Subtleties About Office Space Rentals

There is a fair share of variables that factor into choosing the right medical office space for rent that often sneak beneath the radar. But sometimes the subtlest of details can have the heaviest of impacts on your experience as a tenant. Here is your guide to navigating those subtlest of subtleties and landing yourself the best possible space for you. With the right Medical Office Property For Lease Fairfield County Consulting and Networking Company by your side, you can do no wrong.

Under The Radar Subtlety #1: Who Are The Other Tenants Of This Building?

Neighbors make a big difference, both at home and at work. A good neighbor follows the rules of the building and is respectful to you and the other tenants. A good neighbor does not create burdens, pays utility bills and rent on time, and most importantly, does not disturb your patients, clients, customers, etc. A bad neighbor does quite the opposite, and they can ruin everything. Make sure you know who you’ll be working next to before you sign any leases or contracts.

Under The Radar Subtlety #2: Who Could One Day Be The Other Tenants Of This Building?

You should figure out what the rules are in order to qualify to occupy this space. Different landowners have different restrictions. Some leases include clauses that empowers owners to evict their tenants for peculiar reasons. But sometimes that’s a good thing, as it keeps out the problematic neighbors. Alternatively, landlords who refuse to police their tenants at all sometimes leave room for headaches. So if you’re thinking of setting up an office for a long period of time, make sure you’ve considered who might be working next to you at some pointing the future. Then compare that to the rules of some of the other possible candidates in your hunt.

Under The Radar Subtlety #3: When’s The Move In Date?

Last but not least, when can we get this show on the road? The last thing you need is for you to sign a lease, only to find that you can’t move in until some point in the year that prevents you from focusing on your business. Timing is crucial when it comes to real estate. That’s why you need to know from the beginning what the timing is for making this thing actually happen.

With over 30 years of experience, we’ll provide you with the best commercial real estate consulting and networking services in Connecticut. If you’d like to learn more about Rakow Group’s Medical Office Property For Lease Fairfield County services, give us a call today at 203-359-5703.

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medical office space for rent

3 More Factors To Figure Out When Searching For Medical Office Space For Rent

Rakow Group is a commercial real estate consulting and networking company based in Westchester County, New York and Fairfield County, Connecticut. We specialize in medical office space for rent services. We have over 30 years of experience. With each obstacle we’ve overcome, we’ve grown smarter and more equipped for whatever curveballs the commercial real estate industry wants to throw at us. We didn’t get this far on our own, which is why we’d like to pay it forward by extending to you a few tips on how to approach your hunt for medical office space while protecting yourself from a regrettable situation.

The commercial real estate industry most certainly has some trickery to it. Those who don’t know where to look and what to ask tend to pay through the nose for it. Alternatively, those who utilize their resources effectively while gaining insight from those who actually understand the industry’s ins and outs usually tend to come out on top. The first step to protecting oneself from a bad deal is knowing what questions you should be asking. Here’s where to start.

1. Figure Out Utility Costs

The story stop at the monthly rent. Depending on the size of your space, that utility bill will be a hefty addition to your monthly expenditure. You’re going to want to determine how much space you will occupy, what kinds of lights you wish to use, how much water you’ll be needing, and whichever other monthly service you’ll be utilizing. With this information, you should be able to speak to a specialist and arrive at a realistic estimate. Tack that onto your bottom line and reassess whether this space is worth your while.

2. Figure Out Your Insurance Expenditure

One of the fundamental reasons that medical office space is so much trickier to find than office space for other industries is due to insurance costs. Inherently, the medical industry comes with a fair share baggage and hidden costs. That baggage mostly comes in the form of insurance payments. Many property owners will up the insurance costs based merely on the fact that you wish to use it for medical practice. That’s why it’s important for you to determine what insurance will cost you right off the bat. If you’re not happy with the number, you can attempt to negotiate. But if the owner doesn’t budge then it’s time to look elsewhere.

3. Figure Out Who’s Responsible For Maintenance

Every lease is different. One cardinal rule is not to assume anything, especially when you base your assumption on standards from the residential real estate industry. One of these fatal assumptions is that the landlord is always responsible for the maintenance of a property. This is a feature that can easily slip by a prospective tenant who doesn’t read between the lines.

When it comes to commercial real estate, especially for medical office space, some owners will add a clause to their contract indicating that the tenants are responsible for upkeep, and more importantly, for paying for the maintenance. Moreover, there’s also the chance that if you neglect to perform such maintenance, that the landlord reserves the right to fine you for it. Albeit, this is not necessarily such an unreasonable policy, just so long as you are aware of the implications before signing. So read carefully!

Want to learn more about how to handle your hunt for medical office space for rent the right way? Give Rakow Group a call and let us pick your mind on what it is you’re looking for. You can reach us at 203-359-5703.

Medical Office Space For Rent

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