A Guide to Industrial Operating Expenses. Operating Expense Overview for Building Tenants

 

 

 

 

“You miss 100 percent of the shots you never take, and if you think it’s expensive to hire a professional to do the job, wait until you hire an amateur “    I AM YOUR LAND / INDUSTRIAL AND INVESTMENT SPECIALIST / LOOKING FOR OWNERS  Call me if you want to sell your property and  need an estimated value.  Direct : 602-759-1209, Prefer cell: 520-975-5207 or email me walterunger@ccim.net.    A  CLICK HERE TO VIEW ALL MY $ 60 MIL OF LISTINGS .  

Operating Expense Overview for Building Tenants

What are industrial operating expenses, and what do they include? In working with hundreds of industrial tenants over the years, these are the two most common questions that tenants ask.

This guide is intended to help you better understand the operating expense component of rent.

What are Industrial Operating Expenses?

Operating expenses (commonly referred to as op/ex) are the landlord’s way of recouping the costs to own and maintain their building. While rental rates can drive profit, operating expenses are simply a reimbursement of the landlord’s costs associated with operating and maintaining a building. Depending on your lease structure, you will either pay operating expenses as a component of gross rent or in addition to base rent. In a triple net (NNN) lease, operating expenses are paid on top of the quoted NNN rental rate.

Typically, tenants pay their pro-rata share of the building’s total operating expenses based on the size of their space relative to the building. In a multi-tenant property, each tenant will pay a portion of the building’s total op/ex proportionate to their size in the building. In a single-tenant building, the tenant is typically responsible for 100% of total operating expenses.

What is Included in Industrial Operating Expenses?

There are three main items that make up operating expenses:

  • Property Taxes
  • Insurance
  • Common Area Maintenance (CAM) fees

Common Area Maintenance (CAM) expenses are fees paid by tenants to the building landlord in order to help cover the building’s overhead costs for common areas. Common areas are spaces used for or benefited by all tenants, like parking lots and landscaped areas. Industrial CAM expenses typically include lighting of common areas and parking lots, water for irrigation, landscaping, parking lot maintenance and administrative fees.

What’s Not Included?

Unlike most office CAM fees, industrial CAM expenses do not include electrical and janitorial (E&J) costs. In industrial properties, electrical costs are generally submetered by the tenant, because industrial users can vary drastically in the amount of electricity they require depending on what they do. For instance, a manufacturer may run heavy machinery 24 hours a day, racking up exorbitant electric fees, while a neighboring tenant who uses the space as a storage warehouse may only use minimal electricity.

Janitorial is also not included in industrial CAM. This is because, unlike office buildings, most industrial buildings do not share common interior spaces like lobbies and restrooms. Because of this, it is common for industrial tenants to be required to contract their own janitorial services.

Your operating expenses and CAM charges should be specifically spelled out in your lease to avoid any ambiguity about what is included. A qualified tenant representation broker can help you understand operating expenses and CAM charges, and help negotiate these in your next lease.

About the Author: Leigh Ellis
As AQUILA’s resident industrial specialist, Leigh Ellis has represented national and local companies in industrial, flex and office transactions throughout Central Texas. Before joining AQUILA, Leigh worked at CRE Solutions, an Austin-based tenant representation firm.

SEE IT ALL: https://www.loopnet.com/learn/a-guide-to-industrial-operating-expenses/181121178/

 

“You miss 100 percent of the shots you never take, and if you think it’s expensive to hire a professional to do the job, wait until you hire an amateur “    I AM YOUR LAND / INDUSTRIAL AND INVESTMENT SPECIALIST / LOOKING FOR OWNERS  Call me if you want to sell your property and  need an estimated value.  Direct : 602-759-1209, Prefer cell: 520-975-5207 or email me walterunger@ccim.net.    A  CLICK HERE TO VIEW ALL MY $ 60 MIL OF LISTINGS .  

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Commercial Real Estate News That Matters – GREATER PHOENIX APARTMENT OWNER’S NEWSLETTER 2nd QTR 2019 –  Kasten Long Commercial Group –

 

 

 

Walter Unger CCIM

Senior Associate Broker

Kasten Long Commercial Group

5110 N 40th Street, Suite 110

Phoenix , AZ 85018

CELL: 520-975-5207

Direct: 602-759-1209

Office: 602-445-4112

Fax:       602-865-7461

walterunger@ccim.net

CLICK HERE TO VIEW ALL MY LISTINGS

www.Walter-Unger.com

www.KLCommercialGroup.com

What is a CCIM.

 

 

 “You miss 100 percent of the shots you never take, and if you think it’s expensive to hire a professional to do the job, wait until you hire an amateur “  ARE YOU READY TO SELL OR PURCHASE YOUR INDUSTRIAL / OFFICE OR RETAIL BUILDING OR YOUR  LAND  in Phoenix, Maricopa County and Pinal County, Arizona, please call me.  Office: 602-445-4113,  Direct : 602-759-1209 , cell: 520-975-5207 or email me walterunger@ccim.net.  … CLICK HERE TO VIEW ALL MY LISTINGS.

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CLICK HERE:  Arizona Opportunity Zones As We Understand /maps. Interested!!! Please contact me.

History of Arizona from  900 BC – 2017 -Timeline.

WHY PHOENIX? AMAZING!!!  POPULATION – IN 1950 THERE WERE 331,700 PEOPLE LIVING IN PHOENIX – “NOW 5 MIL”. – “5TH. BIGGEST CITY IN USA”

PHOENIX TOPS US IN POPULATION GROWTH (MORE THAN LA, NYC) AND WHY THAT’S GOOD FOR THE ECONOMY, BUSINESS

 

8 Reasons You Should Invest in Land

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History of Arizona from  900 BC – 2017 -Timeline.

 

WHY PHOENIX? AMAZING!!!  POPULATION IN 1950 – 350 K PEOPLE; “NOW 5 MIL”. – “5TH. BIGGEST CITY IN USA”

PHOENIX TOPS US IN POPULATION GROWTH (MORE THAN LA, NYC) AND WHY THAT’S GOOD FOR THE ECONOMY, BUSINESS

DOT – LOOP 202 / SOUTH MOUNTAIN FREEWAY / PHOENIX AZ – UNDER CONSTRUCTION

ARIZONA FACTS – YEAR 1848 TO 2013

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What is a CCIM.

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  • DEMOGRAPHIC FACTS ABOUT MARICOPA COUNTY:
  • The average age of the population is 34 years old.
  • The health cost index score in this area is 102.1. (100 = national average)
  • Here are some of the distributions of commute times for the area: <15 min (22.7%), 15-29 min (36.8%), 30-44 min (25.1%), 45-59 min (8.6%), >60 min (6.8%).

PHOENIX PROJECTED AS NUMBER ONE US HOUSING MARKET FOR 2017

LIST OF ECONOMIC DEVELOPMENT PROJECTS IN PINAL COUNTY, REVISED 2-14-17

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2016 Official Arizona Visitors Guide

Visit Arizona

Why Phoenix?  This is a very interesting article, you should read it, amazing, there were only 350 K people living in Phoenix in 1950

Timeline of Phoenix, Arizona history

Phoenix, Arizona

Facts of Arizona – year 1848 to 2013

Feel free to contact Walter regarding any of these stories, the current market, distressed commercial real estate opportunities and needs, your property or your Investment Needs for Comercial Properties in Phoenix, Tucson, Arizona.

Walter Unger CCIM

Senior Associate Broker

Kasten Long Commercial Group

5110 N 40th Street, Suite 110

Phoenix , AZ 85018

Direct: 602-759-1209

CELL: 520-975-5207

Office: 602-445-4112

Fax:       602-865-7461

walterunger@ccim.net

CLICK HERE TO VIEW ALL MY LISTINGS

www.Walter-Unger.com

www.KLCommercialGroup.com

What is a CCIM.

 

“You miss 100 percent of the shots you never take, and if you think it’s expensive to hire a professional to do the job, wait until you hire an amateur “   

Please check maps if your Land or Commercial Property is in the Opportunity Zone, IF SO CONTACT ME / THIS IS FOR SELLER’S AND BUYER’S.

ARE YOU READY TO SELL OR PURCHASE YOUR INDUSTRIAL / OFFICE OR RETAIL BUILDING OR YOUR  LAND  in Phoenix, Maricopa County and Pinal County, Arizona, please call me.

Also Call me if you need an estimated value of your Property.

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I am a successful Commercial / Investment Real Estate Broker in Arizona now for 20 years.  If you have any questions about Commercial / Investment Properties in Phoenix or Commercial /  Investment Properties in Arizona,  I will gladly sit down with you and share my expertise and my professional opinion with you. I am also in this to make money therefore it will be a win-win situation for all of us. 

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