Landlords will return calls. Not all properties are listed in one place. Competition is created. The perfect space will surface. Creates leverage with more than one property. Provides market insight. Access to valuable information. Negotiating power. Expert advice at no cost. The best deal. The best terms. Lease language experts. Save time. Save money. Renee Ervanian Associate Broker Real Estate Paralegal Certified rervanian.heipletravers@cox.net 602.330.7482 Cell/text www.heipletravers.com www.reneeervanianpc.com

If a tenant is contemplating lease renewal vs. relocation, a tenant rep broker can provide an Expedited Evaluation of the lease renewal and the Best Relocation Options. This Complimentary Report is provided within 24 hours! The key to negotiating the best terms is to CREATE COMPETITION FOR YOUR TENANCY. Knowing what other landlords are offering will assist in knowing how far you can push for the space at the top of your list, whether renewal or relocation. Landlords know that when a tenant rep broker is involved in the transaction, other options have been explored and many times, more than one proposal has been submitted. Negotiation favors the tenant. Renee Ervanian/602.330.7482/rervanian.heipletravers@cox.net

A tenant representative is a licensed broker, highly skilled in leveraging knowledge. This knowledge is used solely for the needs of a tenant/buyer without favoring specific landlords. The knowledge may include comparison and competition among landlords, lease renewal vs. better options currently available, market trends, lease clauses and an array of hidden cost in addition to the base rental rate. A Complimentary Vacancy Report, highlighting 2022 BEST OPTIONS, is available within 24 hours throughout the holiday season. A tenant representative never charges for services. Once a transaction is complete, the landlords broker will split their fee with a tenant representative aka REPRESENTATION WITHOUT COST. Renee Ervanian rervanian.heipletravers@cox.net 602.330.7482

Vacancy rates in INDUSTRIAL SPACE and SMALL OFFICE SPACE have become extremely low throughout Arizona. When vacancy rates are this low, just because a proposal is submitted and a Landlord response is anticipated does not mean the selected location is off the market. The vacancy (lease or sale) is still being shown and backup offers are being accepted. FRONT LOADING: If an ideal space is selected for relocation and moving forward is a high priority, FRONT LOAD the initial proposal with DETAILS and your WISH LIST ITEMS so a second proposal, if necessary, is limited to one or two remaining issues and can move forward quickly. LEASE REVIEW: Thoroughly review the lease, itemizing concerns and additional cost in detail for submission to the Landlord/Seller. FRONT LOADING on proposals and lease revisions will prevent negotiation from dragging on for weeks, while back up offers expand. Tenant/Buyer rep brokers will assist with COMPLIMENTARY proposal and lease negotiation, free of charge, making the entire process seem so easy, unruffled and expedited. COMPLIMENTARY REPORTS DETAILING YOUR BEST RELOCATION OPTIONS ARE PROVIDED WITHIN 24 HOURS! Renee Ervanian 602.330.7482 rervanian.heipletravers@cox.net

At lease expiration, when considering renewal or relocation, STAYING ON TOP OF DETAILS may save significant TIME, EFFORT AND MONEY. *Know your current market options upfront, whether lease renewal, a new lease or a purchase. Identifying more than one option creates negotiating power. *When submitting a preliminary lease proposal or offer, assertiveness in addressing the details may create significant difference in the final outcome, reduce misunderstandings as negotiation moves forward, create more tradeoffs/concessions in final negotiation and prevent a transaction from falling apart after much time and effort was invested. TO ITEMIZE JUST A FEW: 1. Disclose the limitations of executing a personal guarantee and limiting liability. 2. Address the required financial information, such as two years of tax returns and if they are readily available for submission. 3. Address a final move/lease commencement date and the cost involved in holding over in your current location if the new premises is not ready on time. 4. Address the necessary parking and additional monthly cost. Many times, tenants assume parking will be free, but covered, reserved parking is rarely free throughout the entire lease term. 5. Know what internet providers service the building. 6. Are terms included for an early exit or buyout, if necessary. www.reneeervanianpc.com www.heipletravers.com rervanian.heipletravers@cox.net 602.330.7482

Tenants, when relocating their office or renewing a lease, tend to focus on rental and parking rates, free rent and Landlord upgrades. Expense stop language, many times, does not get a lot of attention in lease negotiation. As a result, Tenants may receive invoices with unexpected costs, many times equating to thousands of dollars. How can the Tenant protect themselves against unexpected expense stop costs? * The rentable square footage (RSF) leased by a Tenant equates to a proportionate share, identified in the lease. Proportionate share is defined as: Rentable Area of Premises (Numerator) ---------------------------------------------------------- Rentable Area of Project/Building (Denominator) The proportionate share of the premises may decrease during the lease term but should not be able to increase, which could add unlimited and unexpected expense to base year overages and tenant rental invoices. Decreasing the proportionate share does not specifically mean that the RSF, or physical premises will decrease or that Landlord amenities, such as employee lounge or fitness center are deleted. It is instead, referring to a Landlord recalculation of numbers. * Building Operating Expenses are typically divided between Controllable Expenses and Uncontrollable Expenses. Controllable Expenses are usually capped at five percent annually. Uncontrollable Expenses often will not have a cap. Historically, uncontrollable expenses have been defined as property taxes, property insurance and utilities. If an array of other items are itemized under Uncontrollable Expenses in a lease, requesting deletion should be considered. * There should be a "No Later Than Date" included in a lease, such as March 31st of the following year as the latest timeline a Landlord can invoice a Tenant for expense overages from the previous year. If Landlord overages are not submitted by the "No Later Than Date", they should become void. Invoicing a Tenant for years of overages due to Landlord recalculation can cause significant budgeting issues and upset. For questions regarding expense stop, lease renewal or relocation: 602.330.7482 (Direct Phone/Text) or rervanian.heipletravers@cox.net

NEGOTIATING TURN KEY TENANT IMPROVEMENTS: Costs associated with the construction industry have spiked. Steeply rising materials cost and supply chain delays are creating havoc. Tenants can best protect themselves by confirming "turn key" improvements and upgrades. Whether renewing your lease or relocating and signing a new lease, "Landlord will turnkey improvements, at their sole cost" will alleviate an unexpected invoice and the high risk of construction overages. If relocating your office, there are many second generation vacancies that may offer an ideal floor plan and only require cosmetic upgrades such as flooring and paint, making it much easier for a Landlord to accommodate. COMPLIMENTARY VACANCY REPORTS THAT INCLUDE AN ARRAY OF EXISTING FLOOR PLANS are available within 24 hours. 602.330.7482/rervanian.heipletravers@cox.net

Focusing on the details of the CRE lease can create a better real estate experience. Utilizing cost saving lease tips can secure maximum value for your organization. There are many, and a few are itemized below. *BASE YEAR. If a lease is being executed in the last quarter of the year, request the base year be pushed to the upcoming year. Include an annual cap on controllable expenses and increase the building occupancy to 95+ percent. Retain the right to review annual, itemized budget overages. There may be an error in base year comparison cost, especially if the building changed ownership and past expenses were not disclosed. *SECURITY DEPOSIT. When renewing a lease at a higher rental rate, confirm the security deposit will remain the same without increase. Otherwise, you may be surprised when you receive your monthly invoice requesting an additional deposit. *AFTER HOURS AIR. If the lease is full service but employees may work an evening or weekend, request free after hours usage of air "within reason". Although a tenant can typically access their suite 24/7, there may be an after hours charge for use of the air condition/heating system. *LANDLORD'S RIGHT TO RELOCATE. Request deletion of the Landlord's Right to Relocate. Although the Landlord may pay for the relocation, reimbursable cost may not include the value of your time and effort involved in moving to a different suite, often due to a neighbor expanding or a larger, full floor tenant forcing you out. You may not prefer the floor plan and views of the new location to your original suite. *RENEWAL OPTION. Although an Option to Renew may be years away, it could be valuable if vacancy rates are low and a neighboring tenant needs to expand. You may be forced into relocation at lease expiration even if you do not want to move. *SUBLEASE. If an unexpected issue arises, and you need to sublease, the Landlord typically agrees to Consent To Sublease which cannot be unreasonably withheld. If a sublease tenant is secured, you may want to include a time frame for the Landlord response, such as five (5) business days, so the potential sublease tenant does not get tired of waiting and move on. *COMPETITION. Create a SENSE OF COMPETITION for your tenancy! When working with a tenant rep broker, Landlord's know you are well informed, aware of the best market options and may have more than one proposal submitted at the same time.

As Tenants anticipate returning to work as the pandemic fades, many discussions are starting to surface on how "work" as we knew it will not be exactly the same. Too much has happened with technology. Zoom meetings have proven significant in saving time and cost. Clouds and home offices are up and running with the rapid race towards "everything Cloud" showing no signs of slowing down. Security with face and voice recognition is taking the spotlight. It may be the perfect time to consider options: Renewing in an existing office space or starting over with a more efficient, post pandemic, technology oriented suite! Tenant Reports on "Best Relocation Options" are Complimentary and provided within 24 hours upon request. rervanian.heipletravers@cox.net or 602.330.7482.

In discussions with tenants about their business landscape once the pandemic fades, Focus Rooms are mentioned frequently as a solution to augment the post pandemic office environment. Creating an ecosystem of work spaces - ranging from home office to the formal office with enhanced technology that saves time and cost, while improving security and acoustics is becoming top priority, instead of just focusing on getting back to the office full time, same as before. While many businesses are already implementing change, the design of the office needs to follow this new strategy and vision. Focus rooms are creative mini conference rooms, which could house a small table and chairs, a more casual sofa and living room design, or both. They are meant for one person or a small group of people to discuss, strategize and complete tasks in a quiet/private setting. Complimentary Reports are available @ 602.330.7482 or rervanian.heipletravers@cox.net #tenant #office #lease

Looking into 2021, opacity aka lack of transparency defines the commercial real estate market. Asking a professional for a Complimentary Best Options Report is in a tenant's best interest. One report could easily display Best Options for: *Tenant lease renewal or renegotiation, *Relocation, downsizing, expanding, *Building purchase and/or *Rebrand of business into a different type of space such as office to flex/warehouse; flex to office; or retail to office as the market shifts and more sales and meetings are completed online. Complimentary Best Options Reports are provided within 24 hours. heipletravers.com reneeervanianpc.com 602.330.7482 rervanian.heipletravers@cox.net

A tenant/buyer rep broker is a real estate expert who works exclusively for the tenant/buyer and solely has their best interest in mind. This is different from standard real estate brokers, who represent both landlords and tenants. While logistics and warehousing companies expanded in 2020 due to significant portions of the population ordering products on line, many office tenants chose downsizing as the perfect option. Many decision makers knew an office location was still needed, but now required a different floor plan and image due to Zoom meetings and employees working from home more than usual. Existing floor plans on vacancies are always included in COMPLIMENTARY BEST OPTIONS REPORTS and available throughout the upcoming holiday season. 602.330.7482/rervanian.heipletravers@cox.net