flintshire business week flexibility 151009
DESCRIPTION
presentation at Flintshire Business week on finding the right type of propertyTRANSCRIPT
FLEXIBILITY Pres entation to Flints hire Bus ines s Week
By Tom Stokes MD Evans Eas ys pace
Chairman Bus ines s Centre As s oc iation
Wh o is E v a n s?E a s y s p a c e
Evans Easyspace is the UK’s leading provider of
new small offices and small workshops specifically
for the SME market and let on fully flexible easy in,
easy out terms.
Wh o is E v a n s?E a s y s p a c e
Formed in February 2000 Based in Leeds Business centres in 54 locations 2.5m sq ft nationwide Rent roll over £10m Capital value in excess of £150m 1,500 businesses occupying our space 7,500 people working in units Acknowledged market leader
E x a m p le s
Lo c a t io n
Type of location
City or Town centre
Business Park
Industrial Estate
Business Centre
Good transport and road links
Proximity to other services, ie. retail and leisure
Client and staff live locally
P r ic e
Price to accommodate budget
Non inclusive or inclusive rents
Monthly invoicing which aids cash flow
What is included – compare like with like
S u it a b ilit y f o rp u r p o s e
Suitable planning consent
Units ready to move in – no fit out required
Telecoms and broadband
Range of sizes which can accommodate expansion
Problem Areas
0 10 20 30 40 50 60 70
Price which suits budget
Right location
Size which fits current operation
Quality of premises
Sufficient size for future plans
Terms of lease
Time to find accommodation
Inability to move at short notice
Lack of sufficient facilities
%
Reason for choosing Evans Easyspace
Flexible terms17%
Immediate access
10%
Price9%
Size/Combination
of space13%
Location/Accessability
51%
Wh a t d o S M E s lo o k?f o r
Location
Price
Suitability for purpose
Services
Flexibility
Source: Spacia Small Business Property Monitor 2004
Reason(s) for choosing business centre accommodation
0 10 20 30 40 50 60 70 80 90 100
Ability to vacate
Short term commitment
Speed of occupation
Support services
Flexibility with space
Access to quality address
Access to other offices
%
Source: Dr. Virginia Gibson, Real Estate and Planning School of Business, University of Reading
?Wh a t is f le x ib il it y
It is not demountable partitions
This is not it
Nor is this
Flexibility is the entry route – and the exit route
Wh y F le x ib il it y
Because it allows companies to change the space they need to reflect market conditions
This is even more important today due to the uncertainty in the current economic climate
Wh y a Lic e n c e?Ag r e e m e n t
Licence to occupy Personal to the occupier Licensor has the right to move the space Offers flexibility Licence could be regarded as a lease
Le a s e v L ic e n c e
Time taken to occupy v Speed of entry
Extra costs v Fully inclusive or costs
Legal document v User friendly contract
Legal & professional fees v No legal fees
Fixed rent reviews v Annual reviews
Dilapidations v Bond
Security of tenure v Not short term
To m o v e o r n o t t o?m o v e
Better choice in the market
Landlords are generally keen to keep existing tenants
Strong bargaining position
Competitive rentals
Rent free
Capital contribution
In the current economic climate what should an occupier do when a lease expires or a break clause can be exercised?
Dilapidation costs Costs of new agreement Removal costs Business interruption Other admin costs
E v a n s B u s in e s s C e n t r e s
Key Information
–Easy in – Easy out terms
–No legal costs
–Inclusive terms
–A range of services on offer
–Offices can be furnished or unfurnished
–Immediate entry
S u m m a r y
Many small businesses are aware of space being occupied on a flexible basis but are not familiar with how it works or its advantages.
Our belief is quite simply that property decisions should be dictated by the needs of a business and not by the constraints of a lease or size of a building.
We deliver space the way our clients want it.
The UK’s leading provider of quality new small space specifically for the SME market