CBRE Seminar ASSET SERVICES OFFICE SERVICES. Standing out in a challenging and crowded market. 12 th February 2009

Transcription

1 CBRE Seminar ASSET SERVICES OFFICE SERVICES Standing out in a challenging and crowded market 12 th February 2009

2 Shift of the Market Economic Difficulties Backlog of Developments Decrease in Asking Rents Immense Future Supply Typical Hanoi Market Lag in comparison to HCMC CB Richard Ellis Page 2

3 CB Richard Ellis Page 3 Hanoi New Office Supply

4 Office Supply - Hanoi HANOI OFFICE SUPPLY 400, ,000 sm 200, ,000 0 Grade A Grade B Grade C Est. CB Richard Ellis Page 4

5 Asking Rents Hanoi Office US$ psm per month (including service charge, excluding VAT) QUARTERLY AVERAGE ASKING RENT OF HANOI GRADE A AND B OFFICE PROPERTIES Q Q Q Q Jan-09 Grade A Grade B CB Richard Ellis Page 5

6 Asking Rents in HCMC HCMC OFFICE AVERAGE ASKING RENTS US$ psm per month (including service charge, excluding VAT) Q Q Q Q Q Q Q Q4 Grade A Grade B Grade C CB Richard Ellis Page 6

7 Maximizing Value in a Down Economy Achieving Operational Expenditure Savings Enhancing Net Operating Income Finding, Getting, Keeping Tenants through: High Quality Operations More Transparency Risk Management Flexibility CB Richard Ellis Page 7

8 From a Leasing Perspective CB Richard Ellis Page 8

9 Office Services Lease Agreements Tenants become Stronger in negotiating More educated More demanding, e.g. Transparency in Service Charges Overtime Charges Respect for the lease terms and conditions Do you have a proper Lease Contract in Place? How quickly can you present a contract to a client? Did an expert check your contracts? Do You have a check list of all documents needed? Are you flexible enough to help troubled tenants (in the down economy)? CB Richard Ellis Page 9

10 Benefits to the Landlord Attract better tenants Less risk of defaults Higher investment value Keep rent high by hiding these incentives Increase your commitment...and this is the new mantra..."commitment before rent"...otherwise your building will crumble both financially and physically CB Richard Ellis Page 10

11 From an Asset Services Perspective CB Richard Ellis Page 11

12 Definition Asset Services Functional OrgChart in a perfect world CB Richard Ellis Page 12

13 Traditional Lifecycle of a Building Lifecycle of a Building Development Phase (Pre-Build) Construction Phase (Marketing Phase) Post Build CB Richard Ellis Page 13

14 Lifecycle of a Building NOW Much longer Fitting out Periods (buildings take longer to lease) Interferance with Operations Longer payback periods Later achievment of postive Cash Flows Ongoing Marketing through the whole Lifecycle (new costs) CB Richard Ellis Page 14

15 Post Build Phase - Management Quality Management / Service training How to move a building from shell to operations Documentation: Leases escalation clauses, lingo Safety Certificates Building Documents Rules & Regulations, Standard Operating Procedures, Tenant Handbook Be Unique Alternative Money Making Assessments Building Audits fire, electric, HVAC, green savings, safety, energy savings Soft Service Assessments cleaning, security, front desk, etc. Service Charges Tenant Surveys CB Richard Ellis Page 15

16 Service Charges and Costs CB Richard Ellis Page 16

17 Service Charge Covers ADMINISTRATIVE EXPENSE Management Fees Labour costs Office Operation Expenses Events Office Facilitation & Set up Cost CB Richard Ellis Page 17

18 Service Charge Covers BUILDING SERVICES Security Services CCTV vs. Traditional Guards Cleaning Services Building Insurance Building operation (repairs & Maintenance) Landscaping & Floral Display M&E operation (Repairs & Maintenance) Utility Sinking Fund Total (significantly lower through lower occupancy) New costs through better amenities Higher costs to run the building Increased Marketing costs CB Richard Ellis Page 18

19 Energy Reduction/ Assessment 1. Energy Management and Reduction 2. Materials Choices and Construction Management 3. Water Conservation 4. Indoor Air Quality and Environment 5. Site Sustainability and Landscaping CB Richard Ellis Page 19

20 Tips for Saving Energy Establish baseline for existing energy performance of building systems Examine preventative maintenance programs for system optimization Examine low cost opportunities like thermostat placement, programmable thermostats, thermostat settings, and after-hours HVAC and electricity conservation programs, installation of window shades and/or glazing Consider implementation of occupancy and CO2 sensors for lighting and HVAC Replace bulbs as they burn out with more energy efficient T8 and compact fluorescent bulbs; consider converting exit sign lights to LED Lower water temperature on hot water supply Examine use of exterior lighting to avoid or limit light pollution and wasted lighting CB Richard Ellis Page 20

21 CB Richard Ellis Page 21 Getting Tenants on Board

22 Risk Management PREPARATION Vital Documents Business Partners HVAC Electronics, Telecommunications and Equipment Moisture Control PICK A PROFESSIONAL PARTNER MAINTENANCE PRACTICE DISASTER TEAM CHECKLIST CB Richard Ellis Page 22

23 Fire Safety, Insurance, Evacuation Plans? Are you prepared? CB Richard Ellis Page 23

24 Natural Disaster Plan, Emergency Plans? CB Richard Ellis Page 24

25 CB Richard Ellis Page 25 Consequences of Poor Safety

26 CB Richard Ellis Page 26 Did you buy the right safety features??

27 We need to change -> We need to understand the new market Now preparing a cycle of workshops on individual Asset Services Topics to be advertised CB Richard Ellis Page 27

28 QUESTION & ANSWER CB Richard Ellis Page 28

29 CBRE Global Offices Over 480 offices in 60 countries THANK YOU! CB Richard Ellis, Inc. Chúng tôi đã thuthập những thông tin trên từ các nguồn thông tin mà chúng tôi cho là đáng tin cậy. Tuy nhiên, chúng tôi đã không kiểm chứng tính chính xác của các thông tin và sẽ không bảo đảm, đoan chắc hay đại diện cho các thông tin này. Các thông tin này đã được đưa ravới giả thuyết làcókhả năng có sai sót, bỏ sót, thay đổi giá bán, giá thuê và các điều kiện kháctrước khiđược bán, cho thuê hay tài trợ vốn, hoặc bị thu hồi mà không có thông báo. Chúng tôi chỉ đưaracácdựđoán, quan điểm, giả định hay đánh giá của mìnhđể làm ví dụ dẫn chứng và các thông tin này có thể sẽ không thể hiện được các hoạt động hiện thời vàtương lai của tàisản. Quý vị cũng như các chuyên viên tư vấn về thuế và pháp lý của quý vị cần tự mình tiến hành điều tra khảo sát về tài sản và giao dịch CB Richard Ellis Page 29