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Simple. Predictable. Dependable.
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Leasing
Industry norm is to pay a 3rd party leasing agent more when they can talk the tenant into paying more and taking more space for longer periods of time. The 3rd Party Leasing Agent does exactly what is in their best financial interest as a result. Third party leasing agents are not evil, but they do follow the money and do exactly what our industry incentivizes them to do. Its messed up to create an incentive that works against the tenant, but that’s exactly what our industry does. Oh yea, don’t forget that after the lease is signed and the tenant is committed, the 3rd party Leasing agent is released and moves on to the next deal…just as they are incentivized to do.
Leasing
Our Account Executives are salaried employees. Their job is to find the right fit. They are not incentivized by the amount of space that a tenant takes or for how long they take it.
Management
Landlords don’t like to hire staff so the industry solution is to hire a 3rd party to do the management. These managers are typically paid a small percent of what they collect from tenants (ie rent). Their job typically includes collecting the rent and paying the bills. Most third-party management contracts maintain the ability for the Landlord to terminate them with
30 days notice. No third-party manager is going to rock the boat with the owner as a result of this and this termination provision eliminates any chance of building a relationship with the Manager as they may be gone in a short period of time.
Management
The management team at E.V. Bishoff Company are salaried employees. Our City Manager, Building Manager, Office Manager and HVAC Technicians make up an operations staff you will be comfortable getting to know will they with you. 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.
Staff members have job and their job is to solve the problems
for tenants that inevitably come up. Pretty simple.
Base Year Expense Pass-Throughs/Net Rents
Many landlords use the Expense Pass Through as a vehicle
to extract the maximum premium out of the tenant. There is virtually 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 industry norm causes the inevitable unbudgeted surprise. Never try to beat a man at his own game. GOTCHA!
Fixed Monthly Pass Throughs
The reality is, giving tenants year-end financial surprises never ends well and is not how you build a relationship. For that reason, we include a monthly pass-through expense number in your lease and that is the number that you will be charged, period. Simple, easy, and predictable. There is NO year-end reconciliation.
NO GOTCHA!
Obtaining Office Expansion Rights
This is typically costly to the tenant and is met with considerable resistance from the landlord. You see, expansion is a place that the landlord plans on extracting a premium when they have the tenant cornered.
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 oh yea, when the time comes for you to expand, we will deliver to you your expansion space to you at the same rate as we did your existing space.
NO GOTCHA!
Properties Sell Every Three to Five 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.
We Don't Sell Our Properties
We believe real estate is a business and such it has CUSTOMERS. This business can be built and improved over time. This thought process creates an entirely different staffing and capital improvement model.
Single Building Owners, Single State Owners
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.
We Are Multi-City, Multi-State Owners
What this scale brings to our tenants is the ability to use conference rooms and Executive Office Suites 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 and providing an array
of services.
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.
We Make Mistakes All The Time
The promise is not, no mistake is made. The promise is that when it is made, it also will be corrected. No finger-pointing. No one is worried about having their contract terminated. We fix it, learn and we move on.
Office Furniture
Get it yourself. Not my problem.
Office Furniture Depot
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.
Tenant Billings
For reasons we don’t understand, the industry norm is to
make this very complicated and God help the person that gets behind or doesn’t understand their account status. It’s a mess and it's complicated.
Transparent Billings
When you sign up with us you will get an account that you can view through our Mobile App anytime day or night. The App will show every nickel, dime and dollar that has been charged to your account and every nickel dime and dollar that you paid and when you paid it. It makes everything so simple, transparent
and predictable.
On-Building Signage
“What? Forget it!” That is what you will hear
On-Building Signage Programs
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.
Excess File Storage
Your problem, not mine. Call a service for it.
File Storage Agreements
These agreement have been a part of our company for 40 years and 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!
Length of Lease
Don’t be surprised if you get thrown a 50 page lease to review and sign. Property owners love long leases for some reason.
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!
Industry Norm
E.V. Bishoff Company
Industry Norm
E.V. Bishoff Company
Industry Norm
E.V. Bishoff Company
Industry Norm
E.V. Bishoff Company
Industry Norm
E.V. Bishoff Company
Industry Norm
E.V. Bishoff Company
Industry Norm
E.V. Bishoff Company
Industry Norm
E.V. Bishoff Company
Industry Norm
E.V. Bishoff Company
Industry Norm
E.V. Bishoff Company
Industry Norm
E.V. Bishoff Company
Industry Norm
E.V. Bishoff Company