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SIMPLY A BETTER OFFICE ENVIRONMENT
Industry Norm
Leasing
The industry norm is to pay a third-party Leasing Agent more when they can talk the tenant into paying more and taking more space for longer periods. The Leasing Agent does exactly what is in their best financial interest as a result. They follow the money. It creates an incentive that works against the tenant. After the lease is signed and the tenant is committed, the Leasing Agent moves on to the next deal.
Industry Norm
Management
Landlords don’t like to hire staff, so the industry solution is to hire a third-party to do the management. These managers are typically paid a small percent of what they collect from tenants. Their job typically includes collecting the rent and paying the bills.
Industry Norm
Pass-Throughs
Many landlords use the Expense Pass Through as a way
to extract the maximum premium out of the tenant. There is no way for a novice to dive deep enough into the year end building operating numbers to catch the landlord gamesmanship and as a result, a large year end bill can be expected. This causes the inevitable unbudgeted surprise.
Industry Norm
Cleaners
Cleaners that go into your suite at night and do who knows what.
Industry Norm
Security
Key access to lobby door with a guard that is asleep most of the time.
Industry Norm
Staffing
Third party out everything to lower cost.
Industry Norm
Expansion Rights
This is typically costly to the tenant and is met with considerable resistance from the landlord. Expansion is a place that the landlord plans on extracting a premium when they have the tenant cornered.
Industry Norm
Ownership
Properties sell every 3-5 years. What this means is most landlords don’t plan on being around long and that is the reason they do not staff the buildings nor make the investment in systems required. It also means you may be dealing with someone very different before your lease ends.
Industry Norm
Location
Most landlords own a single building in a single city for a
short period of time. They lease a commodity - flat floor space.
They don’t have any additional deliverables that can benefit the Tenant.
Industry Norm
Making Mistakes
A lot of finger pointing takes place largely because no one will want to fess up. This is based out of fear of having their third party month-to-month contract terminated.
Industry Norm
Office Furniture
Get it yourself. Not my problem.
Industry Norm
Billing
The industry norm is to make this very complicated and if a person gets behind or doesn’t understand their account status, it's messy and complicated.
Industry Norm
On-Building Signage
“What? Forget it!” That is what you will hear.
Industry Norm
Excess File Storage
Your problem, not mine. Call a service for it.
Industry Norm
Length of Lease
Don’t be surprised if you get thrown a 50 page lease to review and sign.
Industry Norm
Common Areas
Quiet common areas with little or no personality.
Industry Norm
Access to Amenities
What you rent is what you have access to and what you get.
Industry Norm
Common Areas
Boring functional common areas.
Industry Norm
Windows
Fixed in place windows.
Industry Norm
After Hours
Building shuts down and you are charged for after hours access.
Leasing
Our Account Executives are salaried employees. Their job is to find the right fit no matter what the future client's size need is. They are not incentivized by the amount of space that a tenant takes or for how long they take it.
E.V. Bishoff Company
E.V. Bishoff Company
Management
The management team at E.V. Bishoff Company are salaried employees. Our Operations Manager, Building Manager, Expeditor and HVAC Technicians make up an operations staff you will be comfortable getting to know. Perhaps it’s a bit old fashioned, but we think that its important to know the people that operate your building and see you in the halls.
E.V. Bishoff Company
Pass-Throughs
The reality is, giving tenants year-end financial surprises never ends well. For that reason, we include a monthly pass-through expense number in your lease and that is the number that you will be charged. There is no year-end reconciliation.
E.V. Bishoff Company
Cleaners
Daylight cleaning where you get to know and recognize your cleaner.
E.V. Bishoff Company
Security
State of the art electronic security on your key ring or app.
E.V. Bishoff Company
Staffing
Staffing includes our own HVAC techs, construction staff, painting staff, and an Expeditor to insure that our work gets completed promptly.
E.V. Bishoff Company
Expansion Rights
This is considered a high-class problem. We routinely deliver “rights of first refusal” to tenants that indicate they may have a possible expansion need in the future and when the time comes for you to expand, we will deliver to you your expansion space at the same rate as we did your existing space.
E.V. Bishoff Company
Ownership
We don't sell our properties. We believe real estate is a business and such it has clients. This business can be built and improved over time. This thought process creates an entirely different staffing and capital improvement model.
E.V. Bishoff Company
Location
We are multi-city, multi-state owners. What this scale brings to our tenants is the ability to use conference rooms in any city that we are in on a complimentary basis. Through the use of our Directory Board Program our tenants can be posted on directory boards in our other cities and actually open Virtual Offices with our assistance in collecting their mail.
E.V. Bishoff Company
Making Mistakes
We can't promise no mistake is made. The promise is that when it is made, it also will be corrected. No finger-pointing. We fix it, learn, and move on.
E.V. Bishoff Company
Office Furniture
In every city and in most of our buildings we have an area that is full of office furniture that we make available to our tenants on a complimentary basis. Some is better than others, but it’s a great service that we provide.
E.V. Bishoff Company
Billing
When you sign up with us you will get an account. Your account will show the amount that has been charged and the amount you paid. It makes everything so simple, transparent and predictable.
E.V. Bishoff Company
On-Building Signage
Long ago we learned the importance of name recognition and having your sign out in front of the general public goes a long way in developing that recognition. In many of the buildings that we own, we have exterior signage programs in place to allow tenants paying a certain level of rent a place for their company name and/or logo on the exterior of the building.
E.V. Bishoff Company
Excess File Storage
These agreements can be delivered to you to allow you to store your files in inexpensive file store areas in many of our buildings. Don’t pay office rents for file storage.
E.V. Bishoff Company
Length of Lease
We operate with a short form lease that is around 12 pages long. It really doesn’t take that many pages to outline what we both are agreeing to do.
E.V. Bishoff Company
Common Areas
Music piped into every hallway
E.V. Bishoff Company
Access to Amenities
Access to The Club Level to enjoy kitchens, living rooms, conference rooms, and even fresh baked cookies.
E.V. Bishoff Company
Common Areas
Common areas with furniture for lounging and out of office meetings.
E.V. Bishoff Company
Windows
Wherever possible we have operable windows and outdoor terraces.
E.V. Bishoff Company
After Hours
24 hour access/365 days a year.