We represent only tenants/users and those seeking commercial real estate
No Landlords. No Conflict of Interest.
Exclusive Tenant Representation
We exclusively represent corporate users of commercial space, site acquisitions/dispositions. We do not represent landlords. We focus our time, energy and resources solely on you, the tenant, and tailor our services to meet your specific needs. From new to existing leases, investment properties and dispositions or build-to-suits—we can handle all of your national and international needs.
Swearingen systematically assists our clients with their entire commercial real estate portfolio, maximizing the impact of:
Current and future people/space forecasts and space efficiency analyses
Facility space requirements with viable and competitive alternatives
Insightful lease negotiations and contract documentation
Effective management of tenant finish-out, furniture acquisition/installation, technology infrastructure and relocation coordination
Managing your relocation on time and under budget
We thoroughly understand your
business, and then develop space strategies
to fit your needs to optimize your
real estate costs.
Our "Single Point of Contact" model means a dedicated, knowledgeable team will manage all of your transactions, while maintaining a solid understanding of your company’s culture, policies and objectives.
Swearingen’s commercial real estate team works closely with you and your business units to understand current and future people/space needs and develop space strategies that align with your business requirements and projections. Strategic Planning includes the evaluation of the following areas:
We help you establish annual goals for rent savings and other KPIs. Our team looks at each market to determine where early restructures may provide cost optimization and we help you maintain the greatest flexibility possible in all commercial real estate agreements.
Swearingen’s Advisors and Transaction Managers ensure thorough commercial real estate representation, negotiation strategies and value add reporting. We orchestrate the entire process from coordinating the tours, submitting and developing standardized RFP’s, LOI’s and complete lease document negotiations. We keep you updated every step of the way via weekly activity reports. Processes include but are not limited to:
Analyze Existing Lease and Space Deficiencies
Preparation of Comprehensive Market Surveys
Coordinate & Manage Site Tours
Prepare and Deliver Customized RFP’s
Proposal Summaries and Executive Summaries
Strategic Lease/Contract Negotiations
Financial Analysis / NPV’s
Lease Execution Packages
Value Add Summaries
Portfolio Management & Reporting
We can assist you by implementing the following:
Space utilization studies to maximize efficiencies and trim portfolio size
Standardized Request for Proposals & Letter of Intents
Standard Form Lease Document
Interior standards and finishes
Preferred Vendor selection
Our corporate reporting services include but are not limited to the following:
Biannual Portfolio Reviews
Weekly Activity Reports
Transaction Cycle Times
Fair Market Value Analysis
Transaction Value Add
Construction Value Add
Portfolio Value Add
We organize your leases, giving you
access to our user-friendly
lease management system.
Let us take care of all your leases, deadlines and payables. We understand the importance of monetary and legal obligations for each property and strive to maintain a highly productive portfolio for you through our lease administration services. Our team regularly reviews department procedures to develop best practices and continually improve. With proficiency in lease abstracting, CAM/OPEX reconciliation, AP/AR and general audits, we offer a wide menu of standard and custom services to tailor our procedures to our individual clients’ needs. Our in-house Lease Administration Department provides unmatched customer service and can assist with:
Installation and data mapping
Abstraction and data management
Landlord and tenant communications
Invoice reviews and dispute resolution
Rent review, payment, and reporting
Lease and operating expense audits/reconciliation review
Advanced ad hoc reporting for corporate benchmarking and dashboards
Space utilization and metrics
Special initiative support
Value add and savings review
Advanced real estate accounting services, including AS 842/IFRS 16 Compliance
Web-based Lease Database Management
Our web-based real estate platform allows for sophisticated lease portfolio database administration and lease accounting. This system is backed up hourly, giving you consistent, secure database access. Benefits of this software include:
Critical dates automatically emailed directly to an unlimited number of users
100+ standard and/or customized reports for client needs
Custom field set up for client-specified data return
Reports exported to Excel, emailed, saved as PDF files and/or printed
Expense management, including monthly rent review and AP Export functionality
Security deposit review, tracking, and demand
AS 842/IFRS 16 Compliance tools, including capitalization schedules, journal entries and disclosure reporting
Document management (including lease documents, floor plans, building photos, and much more)
Equipment tracking and reporting
Client ability to set up user groups and access levels
SSL-encrypted for added security
Is your lease expiring soon? Are you paying above market rental rates? Don’t want to move but are unsure how to access current market information for your renewal negotiations? Are you in the middle of a long-term lease and your real estate needs have changed? The most critical time to have good representation is in lease restructures or renewals. Let our professionals develop a strategy for your company to maximize your leverage in these negotiations.
We abstract all lease documents.
Remaining economic obligations, inclusive of all operating expenses, are compared to comparable properties and transactions in the subject property and submarket.
Negotiating strategies are developed based on opportunities which may exist to restructure the terms of the lease(s), including:
Align lease term to business priorities and objectives
Obtain improvement allowances for remodeling
Negotiate expansion, contraction and termination rights
Enhance disposition rights
Mitigate increases in rent and operating expense pass-throughs
Increase corporate identity and branding
Elevate tenant rights throughout the lease agreement
Lease & Operating Expense Audit
If you’re looking to reduce expenses and avoid unnecessary costs, our auditing team can help. Swearingen has recovered millions of dollars for our clients as a result of regular lease audits. Our step-by-step process ensures a thorough review and analysis of all lease-related billings for compliance with the terms and conditions of the lease. We verify the accuracy of landlord charges, such as:
Base rent, tenant concessions and common area maintenance (CAM)
Real estate taxes, CPI escalations and operating expenses
HVAC and electricity charges
Sundry, electricity and overtime
Market Research & Site Selection
Our full-time staff provides
you with customized, in-depth
We know your time is valuable. Our Research Department will provide you with customized, up-to-date market research regardless of property type. Our research team takes care of all the legwork in advance by calling properties, and speaking with landlords before we even propose a property to you. Critical to your decision-making, we deliver the following:
Demographic information on all markets and submarkets
Detailed property, landlord, leasing and ownership information
Customized market surveys that identify viable lease and sublease alternatives geared for each client and their exact needs
Lease and sales comps for all property types
Possible reports include, but are not limited to:
Customized Market Study
Fair Market Value
Market Value Analysis
Future Space Availability Reports
Project & Construction Management
From the earliest stages of the project, our Project Managers work closely with our Brokers to initiate the planning and design all the way through construction. We create cost savings and efficiency measures throughout the entire project process.
Our focus is to bring “VALUE” to the project and add bottom line savings to the construction process. Managing a construction project in today’s market is a complex process. We endeavor to remove the risk by applying these two principles: think outside the box and details that matter.
Our expertise allows us to transform your ideas into a final space to efficiently operate your business with your goals in mind. Our clients expect expertise and that’s why many of our clients come back to us for the next project. Our team of Project Managers specialize in the following:
Preliminary Project Planning
Pre-Construction Design and Budget
Project Close Out
From renovations of second generation space, new shell space, ground up construction in office, retail, or industrial, we bring expertise to the project. Our team utilizes all aspects of market and research to save our client time and money.
Our project management team assists clients with managing the challenging tasks of relocation or restacking. With Swearingen’s vast experience and knowledge of the intricacies of move coordination, we can bring turnkey relocation services to your project, or complement your internal efforts. Our relocation services include:
Identification of potential relocation, furniture and IT vendors
Facilitation of request for proposals (RFPs), including analysis of proposals
Creation of proposal summaries and recommendations
Documentation/resolution of any post-move walk-through issues
Economic & Tax Incentives
We enhance your bottom line by negotiating with
government agencies to secure
tax abatements and rebates.
One of our main goals is to enhance your bottom line, and we can do that by negotiating on your behalf. Swearingen’s experts will deal with city, regional and state governmental agencies to secure tax abatements, job credit rebates and other incentives for you. We’ve negotiated some of the country’s largest tax incentives to date, and our in-house specialists have over 40 years of experience in this area. We’ve assisted clients in saving millions in economic incentives.
We research the respective area for each transaction and the types of incentives available. These could include tax abatements/credits, infrastructure grants, utility cost incentives, cash grants, and training assistance. Our team can assist in the implementation of these incentives, including paperwork, formalities and necessary meetings.