Downtown West Toronto – Brick and Beam small spaces – September 2011

OfficeSearchToronto.com tracks available office space across the GTA. Want a survey or availability report somewhere else in Toronto? Are these space too big? Call us at 416-643-3713 or E-mail Me!

Address	Available Space (sf)	Asking Gross Rental Rate (psf)	Asking Monthly Rate
1 Atlantic Avenue	1,136	$23.70	$2,243.60
1 Atlantic Avenue	1,674	$27.70	$3,864.15
110 Spadina Avenue	1,317	$29.00	$3,182.75
111 Peter Street	1,353	$33.46	$3,772.62
111 Peter Street	1,807	$33.46	$5,038.52
111 Peter Street	1,455	$33.46	$4,057.03
111 Peter Street	1,193	$33.46	$3,326.48
111 Peter Street	2,186	$33.46	$6,095.30
111 Peter Street	1,166	$33.46	$3,251.20
116 Spadina Avenue	1,280	$26.70	$2,848.00
119 Spadina Avenue	1,337	$32.60	$3,632.18
119 Spadina Avenue	1,744	$32.60	$4,737.87
119 Spadina Avenue	1,804	$32.60	$4,900.87
129 Spadina Avenue	2,000	$30.00	$5,000.00
14 Duncan Street	2,186	$31.32	$5,705.46
147 Spadina Avenue	1,911	$24.65	$3,925.51
171 East Liberty Street	1,580	$32.51	$4,280.48
19 Duncan Street	2,534	$28.44	$6,005.58
20 Camden Street	1,950	$19.98	$3,246.75
20-30 Maud Street	1,624	$28.30	$3,829.93
214 King Street W	2,689	$36.49	$8,176.80
214 King Street W	2,679	$36.49	$8,146.39
215 Niagara Street	1,500	$28.00	$3,500.00
219 Dufferin Street	1,590	$24.74	$3,278.05
219 Dufferin Street	1,779	$24.74	$3,667.71
219 Dufferin Street	1,741	$24.74	$3,589.36
219 Dufferin Street	1,836	$24.74	$3,785.22
219 Dufferin Street	1,071	$27.74	$2,475.80
219 Dufferin Street	2,455	$27.74	$5,675.14
219 Dufferin Street	2,977	$27.74	$6,881.83
219 Dufferin Street	1,158	$27.74	$2,676.91
219 Dufferin Street	1,944	$27.74	$4,493.88
219 Dufferin Street	1,498	$27.74	$3,462.88
219 Dufferin Street	2,639	$31.38	$6,900.99
26 Soho Street	2,716	$30.40	$6,880.53
310 Front Street W	1,571	$37.43	$4,900.21
317-325 Adelaide Street W	2,950	$32.00	$7,866.67
33-35 Fraser Avenue	1,381	$27.55	$3,170.55
33-35 Fraser Avenue	1,937	$27.55	$4,447.03
33-35 Fraser Avenue	2,824	$27.55	$6,483.43
49 Bathurst Street	2,500	$26.30	$5,479.17
530 Richmond Street W	2,310	$18.00	$3,465.00
530 Richmond Street W	2,310	$21.00	$4,042.50
530 Richmond Street W	2,310	$21.00	$4,042.50
543 Richmond Street W	1,944	$23.95	$3,879.90
548 King Street W	1,600	$34.48	$4,597.33
555 Richmond Street W	2,049	$26.25	$4,482.19
555 Richmond Street W	2,650	$26.25	$5,796.88
555 Richmond Street W	1,800	$27.25	$4,087.50
555 Richmond Street W	2,315	$27.25	$5,256.98
642 King Street W	2,572	$20.50	$4,393.83
675 King Street W	1,487	$21.00	$2,602.25
675 King Street W	1,268	$21.00	$2,219.00
76 Stafford Street	2,000	$20.00	$3,333.33
8 Camden Street	1,686	$28.31	$3,977.56
901 King Street W	1,347	$32.55	$3,653.74
96 Spadina Avenue	1,314	$26.59	$2,911.61
96 Spadina Avenue	1,749	$31.59	$4,604.24
96 Spadina Avenue	2,552	$31.59	$6,718.14
99 Atlantic Avenue	2,400	$27.67	$5,534.00
99 Atlantic Avenue	1,300	$27.67	$2,997.58
99 Atlantic Avenue	1,396	$27.67	$3,218.94
99 Atlantic Avenue	1,385	$27.67	$3,193.58

Financial Core Office Space – September 2011

For commercial real estate advice or a custom survey of available office space call 416-643-3713 or contact us here!

Address	Available Space (sf)	Asking Gross Rental Rate (psf)	Asking Monthly Rate
1 Adelaide Street E	6,000	$40.09	$20,045.00
1 Adelaide Street E	7,196	$53.59	$32,136.14
121 King Street W	6,684	$52.44	$29,209.08
121 King Street W	3,000	$52.44	$13,110.00
121 King Street W	4,291	$55.44	$19,824.42
130 Adelaide Street W	6,317	$47.22	$24,857.40
130 King Street W	5,785	$56.38	$27,179.86
130 King Street W	6,574	$56.38	$30,886.84
150 King Street W	5,551	$41.68	$19,280.47
150 King Street W	8,978	$57.18	$42,780.17
150 York Street	6,707	$52.09	$29,113.97
150 York Street	5,875	$52.09	$25,502.40
150 York Street	5,963	$52.09	$25,884.39
154 University Avenue	6,632	$29.60	$16,358.93
154 University Avenue	7,689	$46.35	$29,698.76
155 University Avenue	4,911	$39.60	$16,206.30
155 University Avenue	4,441	$39.60	$14,655.30
170 University Avenue	8,376	$39.49	$27,564.02
18 King Street E	4,650	$43.88	$17,003.50
181 University Avenue	7,407	$52.07	$32,140.21
20 Richmond Street E	6,421	$47.23	$25,271.99
200 King Street W	9,250	$53.08	$40,915.83
25 King Street W	3,851	$57.96	$18,600.33
350 Bay Street	4,097	$40.64	$13,875.17
357 Bay Street	5,036	$41.17	$17,277.68
365 Bay Street	3,050	$39.48	$10,034.50
365 Bay Street	5,527	$39.48	$18,183.83
372 Bay Street	4,935	$37.48	$15,413.65
390 Bay Street	5,930	$45.20	$22,336.33
401 Bay Street	6,247	$42.98	$22,374.67
48 Yonge Street	9,695	$45.00	$36,356.25
48 Yonge Street	4,735	$45.00	$17,756.25
48 Yonge Street	9,695	$45.00	$36,356.25
55 York Street	4,090	$39.22	$13,367.48
66 Wellington Street W	5,350	$51.30	$22,871.25
66 Wellington Street W	4,853	$56.30	$22,768.66
8 King Street E	3,546	$40.41	$11,941.16
90 Adelaide Street W	4,805	$39.10	$15,656.29

Negotiating the Tenant Improvement Allowance

Found this great post by Coy Davidson – Original Post

A key component of any lease negotiation is the tenant improvement allowance provided by the landlord to build-out or retrofit an office space for the tenant’s specific use. The amount of the tenant improvement allowance, as well as the length of the lease term has a significant impact on the negotiated rental rate.

In addition to negotiating a favorable amount for tenant improvements provided by the Landlord, the ability to maintain control of the process is also important.

Tenant Improvement allowances provided by the building owner to build-out or retrofit office space are typically structured in one of two ways:

1. Turn Key Build-out: in this structure the Landlord covers all of the cost of the tenant build-out as part of the agreed upon rent and space plan generally outlining the scope of construction.
2. Stated Dollar Amount: in this structure the Landlord provides a stated dollar amount for the tenant to use toward building out the space, often to include architectural and engineering fees.

When negotiating a lease, tenants would prefer not to come out of pocket for expenses related to building out the space. Many tenant rep brokers will often state their client wants a “turn-key” buildout, but what they technically should strive for is to eliminate or minimize “out of pocket” costs for the tenant, as well as maximize the value of the improvement allowance, based on the rental rate that is negotiated.

The Problem with the Turn-Key Approach

The inherent issue with the turn-key build-out approach is that the Landlord is going to incorporate a significant amount of contingency cost into the construction cost estimates to prevent actual costs from exceeding the estimate. This could be a contingency as much as 25-30 percent, in effect creating the potential for another profit center for the Landlord, if they efficiently manage the build-out costs. In some cases “efficiently manage” could be construed as “cut corners”.

For example, if the Landlord estimates the cost of the build-out at $35.00 per square foot, and that is the allowance the negotiated rental rate is based upon, and ultimately the Landlord is able to build-out the space for $29.00 per square foot, then the tenant has in effect given up $6.00 per square foot that could have gone towards improvements to their premises.

Another issue with the turn-key approach is that the tenant is relinquishing control of the tenant improvement dollars being spent on their space. Unless the tenant negotiates an extensively detailed work letter based on a detailed set of full construction plans, it is not uncommon to have surprises in the build-out that do not favor the tenant.

Maintaining Control of the Construction Process

In most cases, I prefer negotiating a state dollar amount for the tenant improvement allowance and maintaining as much control as possible over the build-out process for the tenant. In addition, I request that the Landlord either waive or reduce their construction management fee, and allow the tenant to retain their own project manager to oversee the design and construction process.

The objective is to shift control of the build-out from the Landlord to the Tenant which provides the ability to:

• Maintain quality control of the process and to insure the construction is completed on time to prevent any holdover rent fees in the case of relocation
• “Value engineer” as well as let the tenant reap the benefit of competitively bidding the construction contract to insure you get the most value out of your tenant improvement allowance.

If possible, it is also prudent to negotiate the right to amortize additional tenant improvement dollars into the rent should you decide to add additional improvements, upgrades or incur unexpected cost over-runs before you space is completed. You may elect to just to pay any costs over the allowance yourself, but its its nice to have that option.

In cases, where the scope of work only involves new carpet, paint and moving a wall or two, having more control of the process is not as critical. However, in any significant interior construction job, I highly recommend retaining your own project manager, who will typically capture savings that benefit the tenant rather than the landlord that far exceed the fee charged by the project manager.

Choosing the stated improvement allowance approach requires more up-front work by your real estate team to insure the proper allowance is negotiated, but maintaining control of the construction process allows the tenant to realize the benefits of potential cost savings and maximize the value of their improvement allowance.

Cool Brick and Beam Downtown East Real Estate – Office Space – September 2011

OfficeSearchToronto.com tracks available office space across the GTA. Want a survey or availability report somewhere else in Toronto? Are these space too big? Call us at 416-643-3713 or E-mail Me!

Address	Available Space (sf)	Asking Gross Rental Rate (psf)	Asking Monthly Rate
111 Queen Street E	5,255	$37.55	$16,443.77
111 Queen Street E	8,586	$37.55	$26,867.03
137 Berkeley Street	1,181	$22.00	$2,165.17
137 Berkeley Street	1,181	$22.00	$2,165.17
15 Toronto Street	5,106	$28.95	$12,318.23
152 King Street E	3,889	$39.91	$12,934.17
164-166 Princess St	3,240	$22.50	$6,075.00
2 Toronto Street	1,164	$35.89	$3,481.33
207 Adelaide Street E	1,300	$27.64	$2,994.33
25 Adelaide Street E	7,703	$34.45	$22,114.03
25 Adelaide Street E	7,733	$34.45	$22,200.15
250 The Esplanade	2,641	$28.95	$6,371.41
250 The Esplanade	1,416	$30.95	$3,652.10
252 Adelaide Street E	6,902	$35.06	$20,165.34
26 Wellington Street E	1,099	$44.67	$4,091.03
260 King Street E	1,112	$28.58	$2,648.41
282 Richmond Street E	3,000	$27.00	$6,750.00
282 Richmond Street E	3,000	$40.00	$10,000.00
32 Britain Street	1,500	$23.00	$2,875.00
32 Britain Street	2,500	$29.00	$6,041.67
33 Britain Street	2,800	$21.25	$4,958.33
334 King Street E	6,000	$25.17	$12,585.00
334 King Street E	3,371	$35.17	$9,879.84
36 Lombard Street	5,401	$35.16	$15,824.93
36-40 Wellington St E	7,331	$39.49	$24,125.10
36-40 Wellington St E	7,331	$39.49	$24,125.10
366 Adelaide Street E	3,201	$27.00	$7,202.25
366 Adelaide Street E	2,068	$27.00	$4,653.00
366 Adelaide Street E	1,242	$27.00	$2,794.50
366 Adelaide Street E	1,519	$35.00	$4,430.42
366 Adelaide Street E	2,395	$35.00	$6,985.42
366 Adelaide Street E	1,911	$27.00	$4,299.75
366 Adelaide Street E	3,652	$35.00	$10,651.67
366 Adelaide Street E	2,039	$35.00	$5,947.08
41 Britain Street	1,100	$21.00	$1,925.00
41 Britain Street	2,348	$21.00	$4,109.00
41 Britain Street	2,179	$21.00	$3,813.25
411 Richmond Street E	1,415	$26.91	$3,173.14
411 Richmond Street E	1,122	$26.91	$2,516.09
411 Richmond Street E	2,980	$26.91	$6,682.65
44 Victoria Street	4,166	$34.45	$11,959.89
44 Victoria Street	1,504	$34.45	$4,317.73
44 Victoria Street	1,092	$34.45	$3,134.95
44 Victoria Street	7,733	$34.45	$22,200.15
47 Colborne Street	2,513	$36.12	$7,564.13
489 Queen Street E	2,663	$33.02	$7,327.69
489 Queen Street E	7,500	$33.02	$20,637.50
50 Richmond Street E	2,585	$30.00	$6,462.50
517 Richmond Street E	7,005	$24.60	$14,360.25
55 Adelaide Street E	3,496	$27.35	$7,967.97
55 Berkeley Street	2,980	$24.25	$6,022.08
550 Queen Street E	1,807	$24.25	$3,651.65
550 Queen Street E	2,289	$24.25	$4,625.69
550 Queen Street E	2,527	$27.25	$5,738.40
70 Richmond Street E	6,064	$35.73	$18,055.56
70 Richmond Street E	5,757	$35.73	$17,141.47
70 Richmond Street E	7,406	$35.73	$22,051.37
70 Richmond Street E	4,233	$35.73	$12,603.76
70 Richmond Street E	7,772	$35.73	$23,141.13
95 King Street E	1,254	$35.84	$3,745.28

Pod Space home-garden offices

With increasing number of self-employed people working from home, there has been a surge in demand for spaces within one’s home where official work can be carried out in comfort and peace. With city commercial spaces getting more expensive in most parts of the world, one’s home garden-based office could be the best alternative available in such situations. Thinking in this direction is U.K. based designer company, who have created a range ‘Pods’ or customizable eco-friendly spaces which you can set up within your garden space and work with comfort and peace.

I don’t see this as a real solution until they come down in price.  This would cost you $35,440 to make.  Might as well convert the garage.

Original Article – Wrik Sen

Great Companies Need Great Spaces. Trendhunter.com

Video is finally cheap enough to produce to go mainstream Internet. I’ve always thought video, not pictures, best show off a vacancy or clients office space. That got me to thinking, why not use video to help a client leverage their brand by showing off their office space and corporate culture at the same time. One of my clients thought it was a great idea too.

This video was produced by myself (@ChrisFyvie), Colliers Canada and Crucial Films for TrendHunter.com. Great companies, need great spaces.

Below is what I consider a relatively easy, cool and engaging way to deliver your brand identity to thousands of potential clients and staff.

Would you like to be featured on OfficeSearchToronto.com and ColliersCanada.com? Would you like a video like this produced featuring your companies culture and corporate brand? Do you have the coolest office space in Toronto and want to show it off!? Reach out and let’s discuss next steps.

Chris@officesearchtoronto.com
416-643-3713

Colliers Canada Thoughts:
Say goodbye to the corner office. Employers are shaking up office traditions, putting employees first as they consider where they’ll move next. Welcome your new neighbour – your boss, who is giving up their office, opting for collaboration over closed doors. More business leaders are considering the implications of where they’ll move next, understanding its impact on company culture and brand image.

Great companies need great spaces and tech brands aren’t the only companies wanting open-plan work environments. Stuffy workplaces are a thing of the past and companies are seeing the value in choosing office space that reflects their brand personality. Whether it’s a slide, a beer fridge, an abundance of white boards for brainstorming or foosball tables, brands are creating a second home for their staff, who often spend more time there than anywhere else.

Check out Trendhunter, a Toronto-based company and client of Colliers International and Toronto broker Chris Fyvie’s featuring founder and Chief Trend Hunter Jeremy Gutsche.

Financial Core Toronto – Available Commercial Real Estate – September 2011

OfficeSearchToronto.com helps tenants determine the best office space for their budget from one of the largest database of available listings online. For a free survey call us at 416-643-3713 or E-mail Us Here or Contact Us!

Address	Available Space (sf)	Asking Gross Rental Rate (psf)	Asking Monthly Rate
1 Adelaide Street E	6,000	$40.09	$20,045.00
1 Adelaide Street E	7,196	$53.59	$32,136.14
121 King Street W	6,684	$52.44	$29,209.08
121 King Street W	3,000	$52.44	$13,110.00
121 King Street W	4,291	$55.44	$19,824.42
130 Adelaide Street W	6,317	$47.22	$24,857.40
130 King Street W	5,785	$56.38	$27,179.86
130 King Street W	6,574	$56.38	$30,886.84
150 King Street W	5,551	$41.68	$19,280.47
150 King Street W	8,978	$57.18	$42,780.17
150 York Street	6,707	$52.09	$29,113.97
150 York Street	5,875	$52.09	$25,502.40
150 York Street	5,963	$52.09	$25,884.39
154 University Avenue	6,632	$29.60	$16,358.93
154 University Avenue	7,689	$46.35	$29,698.76
155 University Avenue	4,911	$39.60	$16,206.30
155 University Avenue	4,441	$39.60	$14,655.30
170 University Avenue	8,376	$39.49	$27,564.02
18 King Street E	4,650	$43.88	$17,003.50
181 University Avenue	7,407	$52.07	$32,140.21
20 Richmond Street E	6,421	$47.23	$25,271.99
200 King Street W	9,250	$53.08	$40,915.83
25 King Street W	3,851	$57.96	$18,600.33
350 Bay Street	4,097	$40.64	$13,875.17
357 Bay Street	5,036	$41.17	$17,277.68
365 Bay Street	3,050	$39.48	$10,034.50
365 Bay Street	5,527	$39.48	$18,183.83
372 Bay Street	4,935	$37.48	$15,413.65
390 Bay Street	5,930	$45.20	$22,336.33
401 Bay Street	6,247	$42.98	$22,374.67
48 Yonge Street	9,695	$45.00	$36,356.25
48 Yonge Street	4,735	$45.00	$17,756.25
48 Yonge Street	9,695	$45.00	$36,356.25
55 York Street	4,090	$39.22	$13,367.48
66 Wellington Street W	5,350	$51.30	$22,871.25
66 Wellington Street W	4,853	$56.30	$22,768.66
8 King Street E	3,546	$40.41	$11,941.16
90 Adelaide Street W	4,805	$39.10	$15,656.29

Toronto Office Rentals – Downtown East – September 2011

Please note the attached office space is not listed with OfficeSearchToronto.com but call us first at 416-643-3713 or email us here!

Address	Available Space (sf)	Asking Gross Rental Rate (psf)	Asking Monthly Rate
111 Queen Street E	5,255	$37.55	$16,443.77
111 Queen Street E	8,586	$37.55	$26,867.03
137 Berkeley Street	1,181	$22.00	$2,165.17
137 Berkeley Street	1,181	$22.00	$2,165.17
15 Toronto Street	5,106	$28.95	$12,318.23
152 King Street E	3,889	$39.91	$12,934.17
164-166 Princess St	3,240	$22.50	$6,075.00
2 Toronto Street	1,164	$35.89	$3,481.33
207 Adelaide Street E	1,300	$27.64	$2,994.33
25 Adelaide Street E	7,703	$34.45	$22,114.03
25 Adelaide Street E	7,733	$34.45	$22,200.15
250 The Esplanade	2,641	$28.95	$6,371.41
250 The Esplanade	1,416	$30.95	$3,652.10
252 Adelaide Street E	6,902	$35.06	$20,165.34
26 Wellington Street E	1,099	$44.67	$4,091.03
260 King Street E	1,112	$28.58	$2,648.41
282 Richmond Street E	3,000	$27.00	$6,750.00
282 Richmond Street E	3,000	$40.00	$10,000.00
32 Britain Street	1,500	$23.00	$2,875.00
32 Britain Street	2,500	$29.00	$6,041.67
33 Britain Street	2,800	$21.25	$4,958.33
334 King Street E	6,000	$25.17	$12,585.00
334 King Street E	3,371	$35.17	$9,879.84
36 Lombard Street	5,401	$35.16	$15,824.93
36-40 Wellington St E	7,331	$39.49	$24,125.10
36-40 Wellington St E	7,331	$39.49	$24,125.10
366 Adelaide Street E	3,201	$27.00	$7,202.25
366 Adelaide Street E	2,068	$27.00	$4,653.00
366 Adelaide Street E	1,242	$27.00	$2,794.50
366 Adelaide Street E	1,519	$35.00	$4,430.42
366 Adelaide Street E	2,395	$35.00	$6,985.42
366 Adelaide Street E	1,911	$27.00	$4,299.75
366 Adelaide Street E	3,652	$35.00	$10,651.67
366 Adelaide Street E	2,039	$35.00	$5,947.08
41 Britain Street	1,100	$21.00	$1,925.00
41 Britain Street	2,348	$21.00	$4,109.00
41 Britain Street	2,179	$21.00	$3,813.25
411 Richmond Street E	1,415	$26.91	$3,173.14
411 Richmond Street E	1,122	$26.91	$2,516.09
411 Richmond Street E	2,980	$26.91	$6,682.65
44 Victoria Street	4,166	$34.45	$11,959.89
44 Victoria Street	1,504	$34.45	$4,317.73
44 Victoria Street	1,092	$34.45	$3,134.95
44 Victoria Street	7,733	$34.45	$22,200.15
47 Colborne Street	2,513	$36.12	$7,564.13
489 Queen Street E	2,663	$33.02	$7,327.69
489 Queen Street E	7,500	$33.02	$20,637.50
50 Richmond Street E	2,585	$30.00	$6,462.50
517 Richmond Street E	7,005	$24.60	$14,360.25
55 Adelaide Street E	3,496	$27.35	$7,967.97
55 Berkeley Street	2,980	$24.25	$6,022.08
550 Queen Street E	1,807	$24.25	$3,651.65
550 Queen Street E	2,289	$24.25	$4,625.69
550 Queen Street E	2,527	$27.25	$5,738.40
70 Richmond Street E	6,064	$35.73	$18,055.56
70 Richmond Street E	5,757	$35.73	$17,141.47
70 Richmond Street E	7,406	$35.73	$22,051.37
70 Richmond Street E	4,233	$35.73	$12,603.76
70 Richmond Street E	7,772	$35.73	$23,141.13
95 King Street E	1,254	$35.84	$3,745.28

Random Office Stuff – Herman Miller Sayl, Apple Campus and the Battle for the Greenest Office Building

The Sayl Chair is Herman Miller’s minimalist masterpiece.

The Green Battle
The Taisun Tower
vs
The NEW World Trade Centre

Bonus – did you know that Google uses more power than Salt Lake City?

The Top Five Most Expensive Streets for Office Space in Canada

Original Article – Jones Lang LaSalle

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