Commercial Agents – How to List a Commercial or Retail Property

When listing commercial property today for sale or for lease, it is important that you get all the facts relating to the property and the ownership. Failure to gather all the information can create significant problems later when it comes to negotiating sales and negotiating leases.

The due diligence process that is later applied to the property contract or property lease can easily find discrepancies and errors that can jeopardise the sale or lease. Many a commercial real estate agent has suffered the consequences of misinformation or missing information when working with a property listing.

Always take notes from your discussions with the property owner, ask questions, and always seek third party evidence in writing of any critical items. It is surprising how important this information becomes when difficulties or disputes occur as part of the property marketing and negotiation process.

As another note of importance, the listing of a property by the agent should be formalised with the client legally and correctly. It is surprising how many clients have avoided the payment of commission because they have found a loophole in the listing process. Solicitors working on behalf of clients are well versed in reviewing and investigating the legality of the listing process.

Do not take prospective buyers or tenants to the subject property without a legal listing arrangement or authority being established with the property owner. It is also a wise move to introduce the prospect by name and in writing to the client so that any other agent for the client cannot claim the same prospect for the purposes of obtaining commission or helping the client in avoiding commission.

Here are some important facts to explore as part of the listing process relating to commercial, industrial, or retail property.

  1. First and foremost, the property ownership and the property title detail should be fully investigated and obtained. You need to know that you are dealing with the legally correct and authorised property owner. Get a copy of the property title.
  2. You also need to know exactly where the property is in relation to its boundaries and its constructed improvements. The improvements as constructed on the property should be suitably approved by the local building authority. There should be no outstanding orders or notices that apply to the property or the premises. The occupancy of the tenants within the building should be legally correct.
  3. The property title or the property location could give rise to some encumbrances, rights of way, or other interests on the land. These should always be investigated as they can be frustrations to the marketing, selling, or leasing process. Get copies of the relative documentation and review it before proceeding further.
  4. The property history and the property usage will give you some important information. Ask questions about environmental matters, heritage matters, services and amenities, property operating costs, and tenant mix.
  5. If the property is being taken to the market for sale, you will need copies of the relative lease documentation for all of the tenants within the tenancy mix. All of this documentation is to be reviewed completely and thoroughly to ensure that it is current, enforceable, and not producing any irregularities. Look for leases that are due for a rent review, a lease option, lease expiry, and outgoings reconciliations. Make sure that there are no lease defaults current, and if there are, you will need details of the status of the default and the method of resolve. When in doubt, don’t proceed with the marketing of the property until you understand the impact that the defaulting lease could have on the sale process.
  6. Check out any vacancies as they apply to the property and find out what the property owner is doing about them.
  7. Ask about any current lease negotiations that could impact the sale in timing or price. Buyers for the property can be sensitive to high levels of vacancy.
  8. If the property is to be sold, the net income and the property outgoings will be important to the pricing process and marketing that you adopt. Get all the right detail here.

The listing of commercial property is complex process that can be significantly simplified with checklist documentation that is suitable for the property type.

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