Correia Commercial

At no charge, Correia Commercial will perform a preliminary review of a client’s lease(s) and rental charges including a complete market expense comparison to determine whether a full Lease Audit of landlord records is warranted.

Comprehensive Lease Audit

Our base service entails a comprehensive audit of individual leases verifying and auditing all landlord charges including:

• Base Rent (including free rent and rent abatements)
• Operating Expenses
• Common Area Maintenance (CAM)
• Operating Cost
• Real Estate Taxes
• CPI Escalations
• Porters Wage Escalations
• Electricity and Submeter Charges
• Overtime HVAC Rates
• Tenant Improvement (T/I) allowances
• Invoices
• Labor Cost
• Capital Expenses
• Insurance
• Expense Allocation Methods Lease Auditing (Multi Property)
• Square Footage Verification
• Base Years and Gross-up Calculations
• CAPS and Derivative Adjustments
• Reciprocal Easement Agreements
• Co-Tenancy and Percentage Rent
• Tenant Payments & Reimbursements

Space Verification

Conduct field measurements of client’s premises to verify actual square footage figures against those stipulated in the lease document.

Collection of Fees

A Detailed Report is provided with a lease audit Management Summary, Lease Audit Work Papers and Related Copies of Invoices. If collection is needed, Correia Commercial will collect the lease audit findings or train you to collect and negotiate the findings.

- Site Selection -

We provide site selection consulting services throughout Central Florida.  Our services benefit firms seeking locations for new facilities or relocating operations, as well as those managing existing location decisions, such as expansions or contractions.  In addition, our services provide value to firms faced with the complex mix of location decisions resulting from planned or executed mergers and acquisitions.  We will identify and evaluate a wide array of factors, including, but not limited to the following:

• Current and Future Zoning
• Governmental Jurisdictions
• Utility Infrastructure (availability, cost, reliability)
• Transportation Infrastructure
• Traffic Counts
• Demographics
• Environmental Factors
• Labor Markets (availability, quality, costs)
• Education (primary, secondary, higher)
• Employee Segmentation
• Competition Saturation
• Workforce Supply and Demand Forecast
• Training Resources and Delivery
• Tax Conditions
• Competitive Sites and Buildings
• Quality of Life
• Leadership and Political Climate
• Economic Incentives

We provide site selection consulting services throughout Central Florida.  Our services benefit firms seeking locations for new facilities or relocating operations, as well as those managing existing location decisions, such as expansions or contractions.  In addition, our services provide value to firms faced with the complex mix of location decisions resulting from planned or executed mergers and acquisitions.  We will identify and evaluate a wide array of factors, including, but not limited to the following:

• Current and Future Zoning
• Governmental Jurisdictions
• Utility Infrastructure (availability, cost, reliability)
• Transportation Infrastructure
• Traffic Counts
• Demographics
• Environmental Factors
• Labor Markets (availability, quality, costs)
• Education (primary, secondary, higher)
• Employee Segmentation
• Competition Saturation
• Workforce Supply and Demand Forecast
• Training Resources and Delivery
• Tax Conditions
• Competitive Sites and Buildings
• Quality of Life
• Leadership and Political Climate
• Economic Incentive

- Lease Analysis -

Leasing is an investment that often gets less scrutiny than necessary.  To protect your interests and make sure you get the best deal, several types of analysis may be essential.  Commercial leasing market knowledge is one of the most important aspects of the analysis.  A knowledge of general commercial leasing market conditions and an By using a Correia Commercial lease analysis, you have a professional advocate in your corner to protect your investment and make sure you get the best deal possible – quickly and without breaking your budget.

A Correia Commercial lease analysis will include the following required methods:

• Analysis of a tenant's commercial space, square footage, amenities, architectural criteria and location needs
• Lease vs. Buy Analysis to determine whether leasing or buying is in the tenant’s best interest
• Market survey to determine what is available that best suits your needs
• Lease Comparative Analysis based on market survey.  The comparative analysis lists and compares pertinent data such as the sub market, class of office space building, rental rate, expense stop and parking ratio.  Also included is the comparison of other crucial information such as space ownership, property management, year of construction and amenities.
• Lease Buyout Analysis to determine if it would be in the tenants best interest to move into another space.
• Negotiations of the lease and other significant commercial space leasing issues to protect your investment.  A commercial lease is basically a partnership agreement. It must be drafted to protect your interests, not the landlord’s.  Correia Commercial can help prevent unforeseen difficulties.

Correia Commercial can also provide a Sale-Leaseback Analysis if a property owner is interested is pursuing this type of investment strategy.

The conclusion of this process will result in our clients accomplishing a successful and affordable lease in the shortest possible time with as little difficulty as possible.  Tenant representation is the key to achieving your leasing goals.

- Land Use Planning -

Land Use Changes & Rezoning for Florida Development

What distinguishes the teaming efforts of Correia Commercial is the broad range of services that collectively work to streamline the timeline and reduce the cost of your rezoning and/or land use change in any municipality throughout all of Central Florida.  Whether your project is a large scale PUD or a simple stand alone residential, commercial, industrial or office building site, we want to hear from you.

Specific areas of expertise

• We are most capable and have professional experience in representation for rezoning actions and/or Comprehensive Plan Amendment filing for a PUD, mixed use, residential, commercial, industrial, and office sites

• We welcome the opportunity to team with Land Use Attorneys to further accelerate the process on large-scale developments (such as would be found in a Development of Regional Impact ), where the projects magnitude and complexity of design as well as the number and type of regulatory agencies involved mandates representation by legal counsel

• We gather, analyze and assemble for presentation all available field data, including land survey information, utility availability and capacity, as well as all other pertinent matters as required by the rezoning procedures of the municipality or regulatory agency

• We provide in-house land planning services in preparing conceptual site plans as required for any rezoning or Comprehensive Plan Amendment submission

• We review the applicable municipal Land Development Regulations (LDR) to assure for compatibility of intended use of the site, as well as compliance of all submission materials with current LDR’s.

• We coordinate and attend pre-submission interviews with municipal and regulatory agency staff in an effort to accelerate the application process and garner staff support for the application

• We prepare all rezoning documents, applications, affidavits, variances, certificates and other document submissions as required by the applicable municipality or regulatory agency

• We attend and represent you as your authorized agent on all public hearings and oral presentations before Planning and Zoning Boards, County and City Commissions, Appeals Boards as required, including arbitration hearings if applicable

Corporate Strengths

• Comfort in dealing with top-level decision makers and executives
• Credibility, honesty and integrity
• Knowledge of the analytical process to timely attain project goals
• Strong background for mixed use, residential, commercial, industrial and office sites