All Forum Posts by: Les Jean-Pierre

I use PayPal. I don't know the circumstances other people use it but I only receive payments. It is free for me. I am running into an issue where because I gave a tenant my bank account number, I will have to change it. She is a holdover and I don't want her to deposit the rent to start the clock over again.

I think the big thing with IAI is the consent. I would look up the RSA  about seminars and get a good person well versed in this subject matter. This sort of thing would seem to be a long range play. 

Looks good. I have a day job but if you are around Saturday, maybe we can meet up. I'll inbox you.

The coffee shop is open. They might have overspent on the renovations. I can't believe the change. The store is beautiful now. Some minor plumbing issues but nothing crazy.

Selling the place? I didn't think there were any deals left in Brooklyn! Good for you.

I know a guy who might be able to help. You can contact me offline.

Also, look at loopnet for what is renting and the condition. You might want to call the utilities to see if they will give any free upgrades too. 

The space was ok. It was "renovated" in 2008 by us. We had an electrical violation and had to fix that and then we decided to fix it up. So, you had normal VCT tile, some new lighting and a decent bathroom. I would say if you were going to start an office or store, you could just paint it and be set. The store was functional.

We had two real restaurants interested and we actually got into lease negotiations with them but both fell apart. But, they would have fixed up the place on their dime. One guy showed me one of his restaurants and he dropped a lot of money into it. Because my dad bought the building a long time ago, you were looking at improvement budgets that were more than he paid for the place.

I did not see your response before my second post. So, individually metered is good. I agree with what John said. Clean it and make it look good. I had a horrible basement and over the years I cleaned it up and had a guy drylok the walls and painted the floors. People liked it a lot. I did it because I was thinking of renting out the basement as storage. I still might but it had a collateral effect of making the place look better. But, other than slight cosmetic stuff, you shouldn't be paying for jack. 

As far as restaurants, I only bring it up because you will get a call from your broker and they might ask you if you are open to a restaurant with a vent. If you aren't fine. Your decision. This coffee shop is only making coffee, drinks and pressed sandwiches. It is not as intrusive as a real restaurant. If someone wanted to open a space with a dry use, you would only have to cover some pipes. I was not too keen on restaurants but the space was sitting there for a while.

I was seeing people wanting to get into ten year leases with five year renewals. So, dropping $100k is not seen as an outrageous expense. They know they have to pay for fix ups.

We are in East Bed Stuy near Broadway. The commercial and residential market is changing daily.

I leaned on my broker a lot and asked him what was commercially reasonable. Same for my lawyer. Helps out a lot having good people. Commercial leases are heavily slanted towards landlords.

Finally, you have to look at the experience of the potential tenant. Do they know what they are doing? How much cash do they have? Does the store make sense for the area? Are they pains to deal with? After these three lease negotiations, I have learned a lot. 

Just as an FYI, my tenants sub-metered the water, put in new floors, upgraded the bathroom, brought more electrical power to the building, new wiring, lighting, a split hvac unit, a water heater, and baseboard heating, new floor. They took the space to a new level and I only traded three months of free rent for it. It is completely separate in terms of utilities. They made upgrades I never would have and they still are paying rent.

Hi, my family owns a mixed use in Brooklyn. We signed a lease with a coffee shop a few months ago. Normally, the tenant does all the improvements at their own cost. The landlord gives some free rent at the beginning of the lease. But, I guess some questions first: 1. Do you want to allow a restaurant to lease the space? 2. Is the space in an attractive area? 

Mind you, if the space is in major disrepair, that might turnoff some tenants because they see a huge build out. Depending on where it is, maybe clean it out, paint it and call it a day so that at least it looks good on the listings. But, depending on the length of the lease and the business owner, they might feel it is ok to invest a lot of money. Is the space separately metered? How is the basement? Depending on the use, the tenant might want some of the basement as well.

But, the landlord comes out ahead in most cases. The risk is mostly on the tenant. If they go under, you keep the improvements. I would say the biggest risk to you is if you get shoddy construction.

We can discuss offline if you like too.

it might not be the dept of finance. But, google cellar v basement. And another question is are you planning on using it as a two or three? Also, be aware that changing the c of o might force you to install sprinklers all through the house. What does the DOB site say?