Dalmont-Cantwell will employ an eight step Action Plan to assist you in all phases of the real estate decision process to reach the desired business objectives. These are:
1. Definition of Requirements
2. Survey of Market Availabilities
3. Selection of Most Qualified Facilities
4. Technical Review of Properties
5. Preliminary Negotiation Strategy
and Actions
6. Analysis of Owner Response to Proposals
7. Negotiations
8. Follow-up Activities
Each step is described in greater detail
below.
1. Definition of Requirements
We will work with you in developing an ideal “model” for your new facility. The model will establish an objective benchmark upon which to compare the many alternatives that are available in the marketplace.
Through analysis of your current and planned facility, the following requirements will form the initial search criteria:
Location: geographic relationships to employees, customers, suppliers, public transportation, labor availability, image and environment, area amenity needs, etc. (See Exhibits for Employee Base Study)
Building: square footage, growth projections, floor size, floor configuration, ability to accommodate special requirements (i.e. production, break areas, storage), corporate identity, parking, security, etc. (See Exhibits for Sample Requirement Summary)
Time and Cost: budget, ownership structure (lease versus buy, equity/cash flow participation), timing of physical relocation. (See Exhibits for Sample Timetable).
A more comprehensive checklist and sample design specification will be provided upon commencement of the assignment.
In this stage, we will examine your current leasehold obligations and prepare a strategy and action plan to obtain the optimum value for them. At this time, alternatives for the retirement or renewal of you existing lease will also be discussed.
It is extremely valuable for you to establish a relocation committee to review the process steps and to provide counsel to the consulting team, with one person designated as the project manager. In concept, these organizational placements will help to insure a smoother decision process with greater internal consensus.
1. This first step provides sufficient definition that when combined with Dalmont-Cantwell ‘s knowledge of the marketplace, viable buildings and candidate sites can be more readily identified.
2. Survey of Market Availabilities
In this step, each available property listing is compared to your selection criteria. To make an informed decision, we will present a report on availabilities that both closely and loosely fit your requirements. (See Exhibits for Sample Market Survey)
We maintain comprehensive and up to date market information through ongoing property updates and through being out in the field on a daily basis.
3. Selection of Most Qualified Facilities
This step reduces the available choices to a manageable number of options prior to investing valuable time and cost into formal space plans and investigation of selected building’s ability to handle your requirements. To reduce the choices, the following actions will be taken:
A. Joint Review of the Market Survey
The Market Survey will also include an overview analysis of each market under consideration as to vacancies, rate of real estate demand, our opinion of the direction of market price and tenant negotiation leverage potential. From this review, you will select an appropriate number of availabilities for physical inspection.
B. Inspection Tours of Properties and Sites
Dalmont-Cantwell and your representatives will visit and inspect the selected buildings to evaluate location, value of the building installations, the building’s physical condition, and the character and quality of the site and its surrounding neighborhood.
C. Selection of Most Qualified Buildings
Together we will produce an accurate and balanced account of each property visited, weighing its stated model requirements against first hand observations, market understanding, and preliminary financial analysis to select a smaller group of “most qualified” buildings. Typically, four to five facilities are identified for in-depth analysis.