First Impressions Matter: Get the Retail Space You Want

May 30, 2012

I hate to admit it, but I get frustrated looking at the poor quality of the offers to lease that come across my desk. I know that I am not the only landlord who feels this way.

With the banks absent from the small business lending market for several years where can you go to get the startup money?

Friends and relatives are one source and the landlords of the space you want to lease are another.

Actually, there has never been a better time to ask landlords for a major portion of your start up costs. They, the landlords, are sitting on a substantial amount of vacant retail space and are creatively looking for ways to bring new businesses into their shopping centers.

I have never seen a time in the last 35 years when landlords were more willing to invest most, if not all, of the cost of the tenant improvements for start up businesses. Landlords have been practically begging for credible start up entrepreneurs to lease their space to.

So what has been the hang up? Most of the proposals are just not credible. These proposals are often slip shod and tend to provide very little detailed information about their business or their owners.

Below are 5 things you can do which will make you stand head and shoulders above 90% of the competition. I guarantee that you will be taken seriously and the odds you will get the financial help you want from the landlord will go up dramatically.

First, let me take a moment to give you some insight into how landlords think. As a group, most of them started just like you, with an idea and not much money. Having started that way they understand your position and are sympathetic to other entrepreneurs.

Most of them have gone through tough financial times themselves at some point in their business life and are willing to give you the benefit of the doubt. They are looking for reasons to say “yes”.  It is up to you to give them those reasons.

Here are the five things you can do:

  1. Write a bio of yourself. Tell who you are and what you have done. Don’t worry if you do not have experience, it definitely helps, but it is not a deal killer. Focus on all the reasons you and your store will succeed.
  2. Give them a copy of your business plan. This will show you are serious, that you have researched and studied your market, and have a plan for success. In your plan talk about the obstacles or problem areas you see and an give explanation about how you will address them.
  3. Prepare a three year income/expense operating proforma. Make one for worst case, best case and expected case scenarios.
  4. Write up a study on your competition. Talk about all your potential competitors, about what they are doing right and about how you will differentiate your business from them. Having competition is not bad. Competition means there is a market for the product you are going to be selling.
  5. Put together a start up budget. This is different than your operating proforma and it should cover just that period of time leading up to opening your doors for business. Things to include in the budget:
    • Tenant improvement costs
    • Equipment and fixture costs
    • Sign costs
    • Municipal permit, impact fees and license costs
    • A source and use of funds section

Finally, put it all together in a sectioned and labeled binder.

It will look impressive and the recipients will believe you know what you are doing. The most important thing is that you will believe you know what your are doing too. That is what will get you the lease on the terms you want.


Are You Serious About Doing It

March 28, 2012

Have you ever wondered why some people in business just seem to do better than others. I have.

The very nature of my business, shopping center developer, brings me into contact with a large number of entrepreneurs, people who are thinking about starting, committed to starting or expanding new businesses.

This has given me the opportunity to see and gain some understanding of what works and what doesn’t.

Here is what I have found. A critical element in business success comes from believing you will be successful. It sounds way to simple, but its true.

Our thoughts, confidence and commitment levels come out in all different kind of ways. It is especially  evident in how business proposals are written and presented.

Here are two quick examples.

A few months ago I received a proposal from a prospective tenant wanting to lease space in a shopping center we own. The rent and terms this person proposed were not acceptable.

However, I looked at the package of information this person presented. The package presented a clear picture of the person and the business he was proposing to open. Included was a biography detailing his work experience with a discussion on why he would be successful.

The package contained a financial statement, a pro forma income and expense projection, discussion of the obstacles he needed to work through and he wanted to accomplish.

His proposal projected confidence. That confidence inspired us to believe he would succeed.

It lead us to take a risk we would not normally take.

The lease was negotiated and he received most of what he had asked for. He opened his doors several months ago with a bang and is doing well over his base projections.

The second example is from a proposal I received this morning and which promoted this post.

The proposal was two pages long and specified the rent, terms, conditions under which the prospective tenant would be willing to lease the space.The proposal asked the landlord to pay for the majority of the start up costs and gave the tenant a lot of exit strategies if the business did not succeed.

There were no support documents, no bio on the tenant and no business plan. Nothing to give the reader any reason for wanting to work with this prospective tenant.

I go the feeling that this person knew very little about what he wanted to do, had no confidence in the business or himself.

I looked at the proposal and said “no way do I want to work with this person”. His proposal projected the insecurity he felt.

He was not serious about starting a business.

In both examples the original offers were relatively the same, but one projected confidence and one projected a lack of confidence.

We transmit to others what is going in our minds.

I would love to have your comments or better yet send in examples of your own.


Is it a trap or an advantage

January 18, 2012
End crop subsidies

Image by quinn.anya via Flickr

I spoke with a friend of many years yesterday who is part of a start-up that formed three years ago. The business is focused on a green energy product favored with special subsidies giving their product a distinct price advantage. Millions of dollars in startup funding came from federal grants and private investors.

Growth was very rapid with a bunch of dealers signing up to sell the product and several million invested in equipment in many locations. It seemed like a sure bet. Protected and subsidized market with special preference funding and financing.

The subsidy was taken away and without it the product is not competitive either in price or value. The  hard lesson from this is; special advantages that come from government subsidies or when market places are distorted like the current commercial real estate market are more of a trap than an advantage.

How can this information help you?

Let’s assume you want to open a new retail store selling women’s clothing and you think now is a great time to do it because rents are half of what they were 3 or 4 years ago and landlords will often contribute more tenant improvement money. The combination makes the profit margins look good and significantly reduces the amount of money you, personally, will have to invest. So far so good.

Let’s add a couple more assumptions to this example. 1) The store is going to be successful and that success is going to lead to a desire to open additional stores. (This should be a part of your planning from the start, but I’ll cover that in a future article). 2) The business will be sold at some point in the future.

When you are developing your business plan and proforma operating statements ask yourself this question.

  • Can my business function profitably in a rational market place. A rational market is one where there are no special subsidies; where rents, tenant improvements, labor, materials and all other costs are paid at market rates.

Expanding a retail business through new store growth requires an easily duplicable business model. The greater the disparity between full market rate rents and tenant improvement costs

If the answer is no. Look for another niche or a different business model.

From a practical point of view if you are opening a new retail location you hope the store will succeed spectacularly. and that you can duplicate that success in more locations. Every chain of restaurants and retail businesses started out as one location and a dream.

If your dream is to build the

Great deals and subsidies are bonuses to be enjoyed , but no relied upon.


What does it really take to succeed In business.

December 1, 2011

I have been in business for over thirty years. Over those  years I have thought many times about what it really takes to succeed in business.

When I started my first business I read everything I could get my hands on. There were a lot of books then and there are a lot more now that promise to give you the keys to success.

There are books and courses to teach you how to  “Think and Grow Rich”. There are lots of business planning books and tools. There are plenty of courses and books on every aspect of starting and building a successful business and there are thousands or tens of thousand of people who read them. I am one of them. To a degree the books and courses all can and will help you.

But, if thinking, planning and hard work were the answer there would be a lot more rich people and successful businesses.

I love to talk with regular people who have became successful in spite of tremendous disadvantages.  It is from these people who you learn the real secrets of success and the truth is there are no secrets.

From the people I have met and from my experience the way you succeed is from absolutely refusing to let any failure stop you. It doesn’t matter that you lose everything, that you get sick or that everyone arround tells you that you can’t possibly succeed. If you don’t quit you will ultimately succeed.

I have found that successful people are generally not smarter than anyone else and although they work hard, they don’t work harder than other people.

What’s really cool is most of these people started with little or nothing. When you hear or read their stories and you see all the business killing mistakes they made and still succeeded you can’t help but believe “if he did it or she did it I can too”.

Let me tell you the story of my friend Milt. We have been friends for close to thirty years. We met in the early 1980′s just as the economy was going into a very deep down turn. Over the course of several years as the economy worsened milt and I lost everything.

Milt, at 50 years old, was reduced to living in a camp trailer in the back yard of a friend’s house. This went on for several years. At a time when many people would give up and fall into despair and asking “why me”, Milt kept trying. Milt kept looking for the way. Late at night over coffee we talked about different business ideas. Always looking for the way to make it happen.

Milt hit upon a business idea involving installing phones in vacation rentals and collecting a small fee for each phone call. I have to admit that I didn’t see the potential in the business. I introduced him to his first customer and promptly moved out of the state to pursue my own ideas.

We stayed in touch by phone and on semi regular annual hunting trips. Milt’s business grew slowly, but it did grow. Then came the explosion of personal cell phones. His business model was doomed. Milt didn’t quit he figured out a way to change his business model and kept going. Business grew. Then came 9/11. His business collapsed over night.

That October we got together for our annual hunting trip. Milt wanted to talk about what was happening with his business, which had grown to about twenty employees. So we stayed up all night with Milt talking his way through all of the issues he faced and the decisions he had to make. With the collapse he had been forced to lay off many of his employees. All of his advisors wanted him to sell what assets could be salvaged and quit. So at the age of 60 Milt was once again faced with loosing everything.

One night of the trip we talked all night, as Milt worked through his what to do next. In the morning he made the decision. His advisors were wrong and he would change the direction of his business once again.

In 2008, at the age of sixty-eight, Milt sold his business to his employees, which numbered by then close to eighty. The business no longer resembled the idea he started with. Recognized as the industry leader the business today employees 180 people and is growing rapidly.

Milt succeed because he refused to quit when time after time everything turned against him.

People who succeed in spite of the bad decisions they make or when everything turns against them do not personalize their failures. They accept failure as just another step toward ultimately succeeding and don’t take it as a character flaw.

Please give me your comments or hopefully your own stories. If you have questions send them in and I will try to give you positive answers.


Weekend Reading 10-7-11

October 7, 2011
Wall Street, Manhattan is the location of the ...

Image via Wikipedia

Steve Jobs: ‘Find What You Love’ – WSJ.com. What can you say. He lived his dream.

Guru Review: Kill The Butterflies, Kill The Dream : Lifestyle :: American Express OPEN Forum. For the entrepreneur its the dream that keeps you going when you can’t clearly see the road ahead.

Learn to Fail Efficiently – www.smallbusinesscomputing.com. Success in business is the product of failing and then using that failure in a positive way. There are many steps that need to be taken when developing a successful business. Failure is one of those steps. The key is to not take failure as a personal character flaw, but to use it as a tool to build the great insights that lead to success.

The Venture: Outsourcing: Is it right for your business? | BNET. I am a big proponent of outsourcing. With the advent of the virtual assistant and the worldwide reach the internet has given us why waste your time on the mundane items that every start requires when you can leverage your time and money.

Next week we will be starting a series of posts which will be a step by step process for starting a retail storefront business. If you have a question you would like answered send it in and I will include it in the series.

Enjoy your weekend.


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