| Broker / Transaction Services |
| Site Selection and Location Planning |
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BROKER / TRANSACTION SERVICES
S5 team is uniquely experienced both from user and brokerage side. Results are unmatched and unparalleled in the industry. S5 advisors pride themselves with intimate familiarity of real estate markets, rates and trends in the local markets. Their clients consistently praise them for delivery beyond their expectations and consider them as part of their team. S5 advisors without any conflict of interest deliver results that align with a company's vision and business strategy allowing CFO's, Operations VP's, HR/Facilities directors to trust them as their advisors, brokers and partners with company's second most expense in the company.
1. Needs Analysis
S5 Advisory is a new type of corporate real estate advisory firm. Looking to provide more than traditional brokerage services, a group of experienced real estate professionals from Fortune 500 companies, with brokerage experience of having transacted over 50 Million SF and experience with government, decided to start their own firm. A firm that could be a long-term business partner to its clients: one that is conflict free and only represents tenants. Our goal is to simplify the real estate process as much as possible. S5's team has helped hundreds of companies nationally and internationally.
2. Real Estate Market Review
S5 stays current with the dynamics of the market. S5 provides up-to-date market tracking in uncovering opportunities and options available for their clients.
3. Site Selection
S5's unique experience and business model allows for quickly providing viable options and solutions for our clients.
4. Negotiation and financial analysis
S5 advocates, defends and negotiates strictly on behalf of tenants. We provide ongoing financial analysis between options to aid the decision process for the client. S5's clients can expect us to aggressively represent them free of any conflict.
5. Lease and Ongoing Management
Proper real estate documentation is crucial to a company's success and governance. S5 team works closely with the client's legal team to ensure leases are closed effectively. S5 stays involved with the client through the entire process to help manage negotiated items and ensuring a successful completion.
OPERATIONAL SUPPORT
S5 provides clients with sustained operational support and comprehensive portfolio management services: Lease Administration, Key Performance Metrics, Lease Audits and Expense Control, Growth & Sublease Support, M&A, and Strategic Planning.
1. Lease Admin Systems
S5 has knowledge of various Lease Administration systems and best practices with which to advise clients.
2. Dashboard
S5 has market and industry knowledge of key metrics to measure performance. S5 aids their clients by compiling baseline information and measuring portfolio metrics and performance. Effective and efficient reporting also offers opportunities for timely realizing of cost saving opportunities.
3. Lease Audits and Expense Control
S5 assists with ongoing review of workplace costs including operating expenses, utilities, and routine maintenance contracts. This normally has allowed clients to realize savings through correcting landlord errors, abatement opportunities, and utility savings.
4. Reconfigure-Sublease support
S5 works with clients on re-aligning the company workplace through growth spurts and interim plans by increasing efficiency of the workplace. S5 also helps to sublease the current space or to terminate the lease early as needed to support the company's growth, pivoting and scaling plans.
5. M&A Strategy and Support
S5 works with clients on lease term and scenario planning for their exit strategy. S5 supports clients through their due diligence process by reviewing lease abstracts, portfolio synergies and redundancies. S5 also helps with integration of facilities as needed.
PROJECT MANAGEMENT
S5 comprises of industry veteran project managers. S5 has knowledge and expertise to provide support through all phases of building selection, programming, due diligence, work letter documentation and review, maneuvering through city permit process, construction, relocation, closure and hand-off.
1. Test Fit and Building Support
S5 provides due diligence support including test fit, electrical, mechanical and HVAC review, and building evaluation.
2. Needs Assessment and Plans
S5 works with a broad network of professionals such as architects, engineers, designers and project managers to assist in the planning process right from the get go.
3. Construction/Fit-up Support
S5 provides project managers that act on behalf of the client through the planning, design and construction process. S5 has pre-qualified suppliers who shorten the cycle of the bidding process for services such as furniture, IT, Data, move etc.
4. Relocation Management
S5 has the experience to help manage a client's relocation with no downtime and minimal disruption.
5. As-builts and Warranties
S5 works hand in hand with the client in closing the punch list properly and making sure the client has all as-builts and warranties and lease abstracts completed to their satisfaction.
LEASE ADMINISTRATION
Businesses experience dynamic cycles and with constantly changing situations, requiring adjustments to their real estate portfolio. While Business executives mean to adjust with changing conditions, they often become busy managing their businesses. S5's team provides resources that become an extension of your staff. As your CRE Partner, they act on your behalf and provide knowledge and experience in mitigating the risks and proactively exploring opportunities that help control costs addressing the situations to maximize savings.
Portfolio Abstract:
Compiling a summary of pertinent components is a key to making intelligent interpretations and decisions.
- Summarize existing data and identify gaps
- Summarize into standard and electronic formats
Dashboard:
Benchmarking and reporting is very important to know how the portfolio is comparing against industry standards. As a partner in lease administration and accounting, S5 helps in choosing and implementing an industry software and platform of your choice. Not only do they help compile your data but help share best practices for process support and procedures.
Audit of operating expenses:
Working with S5, you can expect a true partnership, savings and collaboration
- Savings from realizing negotiated lease points such as tenant improvement dollars, invoices, and options
- Invoice reviews and desktop audits of operating expenses
- Optimize cycle time for both predictive and proactive tasks
- Collaborate with other S5 services such that critical information is communicated and comprehended
SUBLEASE & DISPOSITION
S5 provides the insight to plan, negotiate, and optimize the disposition and subleasing of your real estate. Evaluating options through analysis, termination with the landlord, or sale of the asset, S5 guides you through the options to deliver the most effective outcomes.
Evaluate Existing Space to align with Business Strategy
The strategy for subleasing or disposing of excess space requires understanding your existing real estate portfolio. S5 reviews your portfolio to determine if there is a surplus and, depending on your needs, helps find the right subtenants. We:
- Conduct needs analysis,
- Identify space available for disposition,
- Create marketing collateral to attract prospective subtenants,
- Lead deliberations with existing landlords to discuss termination deals
for prospective subtenants
Disposition Process
Through financial analysisand negotiations, we aid in ensuring that the outcome is most suitable. Trust S5 to:
- Analyze a pool of potential subtenants
- Create sublease recovery models and situations
- Develop a marketing strategy that maximizes returns for the client
- Marketing deliverables for your properties
- Prepare and create proposals
- Lead negotiations for the disposition, subleases, or assignments of your property
Market and Sell Owned Facilities
When the business need is to sell surplus property, S5 works with you through closing. Our process is a proven approach and is managed by S5 advisors. We:
- Conduct market studies and accurate property valuations
- Outline a strategy that focuses on prospective users and brokers
- Create proposals and negotiate the best results
TRANSACTION MANAGEMENT
Having comprehensive corporate, brokerage, and government experience, S5 provides objective counsel and skillful negotiations to create a smooth process, reduce operating costs and increase flexibility.
Create a Strategy:
S5's core advantage is to help clients create a long-term plan with immediate results. We help a client understand their real estate objectives and their strategic business drivers as to increase flexibility and reduce operating costs.
- Select markets with properties that match client criteria
- Use our extensive market knowledge and connections to provide a detailed summary
of available properties
- Distill key qualitative and quantitative data about each property to help clients evaluate
the relative merits of each site
- Assist clients in understanding site specific factors
- Submit a customized Request for Proposal (RFP) to landlords of selected properties
Analyze and Distill Key Factors:
Having worked as decision makers at both Fortune 500 companies and startups, S5's team understands the factors most important to fulfilling a client's long-term strategy. Intimately understanding the economic and strategic components of a real estate transaction, S5 understands the strengths and weaknesses of each landlord's proposal to streamline negotiations to achieve the best deal for our clients:
- Estimating preliminary costs and assessing proposed tenant improvements allowances
- Ensure building systems comply with zoning and other governmental regulations
- Cost structure analysis and cash flow forecasting for an understanding of all real
estate and operational costs
- A financial analysis and ranking of proposals of the key metrics for each proposal
- Ensuring that key factors are prioritized and negotiated with respect to a client's
long-term strategy and short-term needs
Negotiating the best deals:
By creating a long-term strategy and prioritizing the most important factors for a client, S5 is able to achieve a combination of low costs and key strategic options for its clients, ensuring ultimate client satisfaction.
- Represent only tenants so as to avoid conflicts with landlords and negotiate the best
deals for our clients
- Identify key elements of the transaction so our clients achieve what is most important
to them and last minute surprises are avoided
- Review and comment on lease terms and conditions
- Prepare a lease summary with key dates and key terms and obligations clearly defined
STRATEGIC PLANNING
Helping clients create, identify, and evaluate real estate strategies in the context of their competitive and operational needs. We ensure clients are able to reduce operating costs, support their business, and create an optimal working environment for their clients.
Analyze the Current Situation:
Having previously worked at corporations both large and small, S5 works to understand your business and analyze different factors to support your business with the industry best practices.
- Create a vision and a plan for everyone to execute towards the same goals
- Understand and find the synergies between business and real estate needs
- Distill and define the site selection criteria
- Optimize the workplace for efficiency, utilization, and vision
Identify Future Requirements:
Real estate is one of the top operating expenses for a company. In conjunction with our long-term plan, S5 supports your company's image, culture, and growth, while maintaining flexibility, efficiency, and low costs.
- Define the goals and business needs that the real estate strategy should support
- Evaluate real estate decisions against business objectives
- Develop strategies to accommodate changing business needs and
competitive landscapes
- Manage to a precise budget and negotiate sustainable savings
- Implement and coordinate site selection, design and construction, furniture,
signage, and parking
Developing and Executing the Right Plan:
At the core of S5's services is the ability to understand business decisions and tradeoffs from an owner's perspective. We understand what it's like to be in your shoes.
- Evaluate alternatives, such as renew versus relocate, own versus lease,
or design and build
- Help companies understand the financial and business impact of each decision
- Devise a comprehensive plan that coordinates the composition of the required
execution team and services to complete the project on time and below budget
FACILITIES MANAGEMENT
Having managed facilities for large corporations, the S5 team has experience and can provide cost-effective facilities services. The S5 team helps in streamlining facilities costs, improves up-time of systems and services, provides proactive preventive and predictive maintenance programs and plans for both tactical and strategic decision making.
Facilities management services include maintenance and repairs, office services, operations support, and managed services such as security and cafeterias.
S5's experienced team helps strategically evaluate current services, contracts and operations, and helps reduce costs, increase efficiencies, and provides trouble free operations with maximum uptime and customer satisfaction so you can focus on your core business.
Our services include:
- Energy Management System
- Moves, Furniture and changes
- Facilities Planning and engineering
- Construction
- Project Management
- Budgets-CapEx and OpEx
- Janitorial and Pest Control
- EH&S support
- Leed Certifications and Programs
SUSTAINABILITY
S5 works with its clients in leveraging programs and initiatives to translate sustainable real estate practices into transactional value. S5 helps clients develop an affordable sustainable strategy to fit with their long-term real estate strategy and objectives.
GOVERNMENT ADVOCACY
Having advisors that have previously worked with government and legislative agencies, S5 helps clients navigate government approval and obtain government incentives and grants. Most importantly, S5 understands regional and federal government policies and programs to ensure clients are maximizing their options.
SITE SELECTION AND LOCATION PLANNING
S5's advisors understand the variables most important for a company to optimize its the location and labor pool for immediate savings and long-term success. We assist with site search and work with client teams to determine the specific location that would be most suitable for the client's organizational objectives.
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