Академический Документы
Профессиональный Документы
Культура Документы
Learning Objectives
Assume that an office tenant pays $10,000 per year as base rent. The
tenants proportionate share of real estate taxes is $1,500. The tenants
proportionate share of other operating expenses is $4,000.
In a gross lease, the owner pays all taxes and additional expenses. In a fully
net lease, the tenant pays all taxes and operating expenses.
In this example of a net lease, the tenant is responsible for a proportionate
share of taxes and other operating expenses.
The following tables illustrate how these payments affect the user.
Base
Rent
Gross Lease
$10,000
Net Lease
$10,000
Tenant Payments
Tenant-Paid
Tenant-Paid
Property
Other
Taxes
Operating
Expenses
0
0
$1,500
$4,000
Tenants
Total Outlay
$10,000
$15,500
Assume the base rent remains the same, but real estate taxes increase to
$1,650 and other operating expenses increase to $4,200.
Base Rent
Gross Lease
$10,000
Net Lease
$10,000
Tenant Payments
TenantTenant-Paid
Paid
Other
Property
Operating
Taxes
Expenses
0
0
$1,650
$4,200
Tenants
Total Outlay
$10,000
$15,850
Expense stops benefit owners by limiting their exposure to the risk that
operating expenses could be greater than expected. These stops also allow
owners to forecast costs based on predictable expenses. Owners give tenants
something of value in exchange for the expense stop clause. This something
of value can be a lower contract rental rate if competitive leases in the market
do not contain expense stops.
Expense Stop, Example
For example, an office lease may state that a tenant will pay $18 psf per year
in rent and that the owner will pay all operating expenses associated with the
propertyso long as expenses do not exceed $4 psf of rentable area. If the
building has 50,000 square feet (sf) of rentable area, then this clause
obligates the owner to pay the first $200,000 in annual operating expenses
($4 x 50,000). Any amount over $200,000 will be paid by the tenant based
on the percentage of the buildings rentable area or the square footage that
the tenant occupies. This clause effectively limitsor stopsthe owners
operating expense exposure at $200,000.
Expense Pass-Throughs
Operating expenses frequently are paid by the owner and then passedthrough to the tenants. This is especially true in multi-tenant office buildings
and shopping centers. In retail properties, a tenants share of these expense
pass-throughs is based on the gross leasable area (GLA) of the tenants store
as a proportion of the GLA of the entire shopping center. In office properties,
the pass-through is based on the tenants rentable area as a percentage of
the buildings total rentable area.
As with expense stops, owners give tenants something of value in exchange
for the expense pass-through. This something of value can be a lower
contract rental rate if competitive leases in the market do not contain passthroughs.
Common Area Maintenance
Common area maintenance (CAM) charges are a common expense passthrough in shopping center leases and other multi-tenant situations. These
are the costs associated with maintaining the common areas of a property,
such as hallways, lobbies, landscaping, and parking lots. These costs usually
are calculated on the percentage of rentable space that the tenant is
occupying. CAM clauses benefit owners in that when maintenance costs
increase, the increase is passed on to the tenants.
Tenant Improvements
Owners often incur re-tenanting expenses when leases expire and vacant
office or retail space must again be made ready for occupancy. As an
example, the re-leasing of office space often requires that substantial changes
be made, such as removing or adding walls, raising ceilings, and altering
electrical capacity. In fact, many office and retail leases provide a new tenant
with an improvement allowance. This lease provision obligates the owner to
Tenants like percentage rent because it gives the owner/landlord a stake in their
success, encouraging the owner to make solid decisions on tenant mix, the
attractiveness of the retail property, signage, and maintenance that will have a
beneficial effect on tenant sales. Additionally, retail tenants like percentage rent
because of the cyclical nature of their salesretailers make most of their income
during holidays or seasonal peaks.
Sample Problem 3-2: Calculating Breakpoint
If the annual base rent is $120,000 and the percentage rate is 4 percent,
then the breakpoint is $3,000,000 (120,000 0.04 = $3,000,000). At sales
of this amount or below, the tenant pays only the base rent. At sales above
this amount, the tenant must pay 4 percent of the amount over $3,000,000
as percentage rent.
If the tenant had sales of $3,500,000, the overage rent would be calculated
as follows:
Total sales of $3,500,000 Breakpoint sales of $3,000,000 = Excess sales of
$500,000
Multiply excess sales of $500,000 by the percentage rate of 0.04 =
Percentage rent of $20,000
The total annual rent would be $140,000 ($120,000 base rent + $20,000
percentage rent).
Rent Concessions
Sometimes owners will offer tenants rental concessions, such as several
months of free or reduced rent or free parking. Rental concessions more
frequently are observed in overbuilt markets because owners find the leasing
of space more difficult or because of unique circumstances in the tenants
short-term cash flow. Another explanation is that free rent may be
negotiated to help the tenant pay for tenant improvements. Such
concessions lower the tenants effective rent, unless the base rate is stepped
up to adjust for the initial reduced cash flows to the owner.
Effective Rent
Total effective rent. This is the base rent adjusted for concessions and
allowances and for costs that are the responsibility of the user (such as operating
expense pass-throughs). Total effective rent is the total of all cash flows over the
term of the lease.
Total effective rate. This is the total effective rent divided by the square
footage.
Average annual effective rent. This is the total effective rent divided by the
total years of the lease term.
Average annual effective rate. This is the average annual effective rent
divided by the square footage.
+
+
+
+
$16,250
250
10,000
1,000
0
0
2,000
5,000
0
0
Total Year 1 occupancy costs for the user will equal $16,250, or $16.25 psf.
Sample Problem 3-4: Owners Effective Rent
An in-depth analysis from the owners perspective must include all costs.
The basic formula for calculating the owners effective rent is
Assume that a user signed a lease for a 1,000-sf office with a yearly base rent
of $12,000. The operating expense stop is $2 psf, but actual expenses came
in at $2.25 psf.
It costs $10,000 to improve the space for the tenant, and the owner agreed
to pay for half of the tenant improvements. It costs the tenant $1,000 to
move into the space. The owner did not agree to pay any moving expenses.
The owner agreed to pay for two months of free rent. No other concessions
or allowances were agreed upon.
$12,000
2,000
5,000
0
0
0
2,000
0
$ 3,000
The Year 1 effective rent the owner will receive is $3,000, or $3 psf.