Strategic Solutions for Tenants.

Tenant Advisory

Gibraltar is a full-service advisory group strictly dedicated to occupancy issues and the design and execution of solutions that meet tenants’ needs.  Whether tenants seek to acquire or dispose of space, Gibraltar assists in evaluating and identifying all facets of the real estate process so our clients can make sound business decisions.

A major component of Gibraltar’s differentiation is the fact that we are independent, and have a conflict free platform.  As consolidation continues to occur in our industry and pressure builds to grow brokerage firm revenues higher and higher, the larger firms are doing more and more business with landlords and their financial bonds and relationships with these landlords are becoming more material.  This means that not only are conflicts of interest occurring more frequently in brokerage, but also when they do occur, the broker’s relationship with the landlords are much more significant. As a result, tenants are finding it harder to dismiss the impact of dual agency. These dual agency brokerage firms simply cannot be a zealous advocate for the financial interests of a tenant when they are financially beholden to the landlord on the opposite side of the negotiating table; especially when the larger landlord relationship is so material to their overall financial performance.

At Gibraltar, we are constantly developing innovative and strategic ways to better our results for our clients.  With the ever changing market around us, tenants need a proactive approach to negotiating, evaluating and managing their real estate needs so they can put their focus on their business goals and objectives.

Workplace Solutions

Gibraltar’s program management services provide single source accountability throughout the building selection, planning, construction and move phases, and are integrated into every real estate assignment we undertake. This important “value-add” service provides tenants with the peace of mind that they will receive the best value in facility design and construction, and on-time and on-budget project delivery. Gibraltar’s deep experience in the competitive bidding process removes the risk associated with “unknown costs” prior to lease signature. This process has saved our clients millions of dollars and hundreds of hours of down time, freeing them to focus on their core business operations. Additionally, we are committed to achieving positive, sustainable work place environments that enhance productivity and minimize overhead and operating expenses. Gibraltar’s program management services include:

• Master planning, facility evaluation and space programming
• Consultant selection, negotiation and coordination
• Pre-lease master project budgeting
• Construction and vendor competitive bid negotiation
• Construction management and project meetings
• Project cost accounting and tax favorable cost segregation accounting
• Move coordination
• LEED (Leadership in Energy and Environmental Design) coordination

Strategic Planning Gibraltar’s strategic planning phase develops long-range facility plans that assess facility usage, build-out costs, and ongoing expenses. This is achieved by implementing a strategy for the future that focuses on: reducing operating costs, controlling build-out costs and increasing space efficiencies.

• Comparative and Benchmark Data
• Identify Trends
• Existing Cost/Benefit Analysis
• Develop Standards and Square Footage Efficiencies
• Project Budgeting and Capital Expenses
• Schedule/Lease Timing
• Technology Impact on Space Usage
• Detailed Programming/Analysis

Project Budgeting Costs play a major role in the selection of new or existing facilities.  They will vary from location to location, depending on such factors as the age and condition of the base building, tenant improvements already in place, planning efficiency, the amount of square footage required and the cost of future improvements.  All costs need to be evaluated against the landlord allowance, and possible capital expense.  Gibraltar provides comprehensive project budgeting to assist in evaluating every situation, so our clients are not surprised by any items they may be overlooking. Costs can fall into many categories.  Gibraltar’s goal in determining which planning scenario ultimately works best is to provide cost information for each building, and evaluate the options prior to making a lease commitment.  Improvement allowances are usually determined on a per rentable square basis and, thus, will vary from location to location. A more efficient plan requiring less square footage may provide a less total dollar amount for tenant improvements, and therefore should be weighed against the other potential costs anticipated. Sustainability Integration Environmental responsibility is an important cornerstone to our philosophy.  When possible, we place priority on urban developments that utilize building materials and systems that conserve natural resources. We know that sustainable buildings offer healthier, more satisfying work and lifestyle environments, so we work with designers to build innovative projects with natural daylight, fresh air ventilation and low-maintenance landscaping. These projects conserve water and energy and are built with environmentally sensitive materials. Given the importance we place on maintaining our environment, Gibraltar shall continue to evaluate sustainable developments, including green buildings that have received Leadership in Energy and Environmental Design (LEED) certification by the U.S. Green Building Council.

Portfolio Management

Gibraltar’s portfolio management provides single-source accountability, while maintaining and evaluating multiple leasehold agreements and locations for account management. This includes local market review and analysis, expansive demographic research and “best-in-class” alliances with local representatives. Gibraltar’s lease administration services take the burden of managing a portfolio of lease locations, and the critical dates that comes along with it.   We manage these dates for you and alert you when action needs to be taken. We take all the information from the lease and put it in an easy-to-access and easy-to-manage database that we monitor and that clients can access at any time. Whether your company has one or hundreds of owned or leased properties worldwide, we have the expertise and dedicated staff to help you manage the details, so you can focus on your business. We also proactively track other relevant factors related to your facilities to help maximize your efficiency and reduce occupancy costs. This includes evaluating your space utilization and using market insights to proactively identity opportunities that may arise.

Global Reach

Gibraltar is also a founding member of Exis, a new and exciting organization of leading commercial real estate brokerage and advisory firms from around the world who provide global market coverage and financial advocacy exclusively for tenants. The rapid globalization of business today has fueled demand for many companies to expand their geographic footprint.  That’s why Gibraltar has been instrumental in forming Exis, a globally focused organization of leading, independent brokerage firms, dedicated exclusively to helping tenants and end users level the playing field with landlords at the negotiating table and drive down the cost of their real estate. With Exis, our clients get “on the ground” market expertise from some of the most trusted firms around the globe while still enjoying the personal involvement, experience and unique skill sets they have come to expect from their Gibraltar advisors right next door.  Because Exis firms never represent landlords or developers, our clients never have to worry whose side we’re on – our mission and loyalties are always clear and unambiguous.  No client of ours has ever asked us to get them a higher rent.  In summary, we have your interests covered almost anywhere your business takes you throughout the world. You can learn more about Exis and our global reach by visiting www.exisglobal.com