In my last article on operating expense and NNN pass throughs in a lease, we looked at how expensive it can be for a tenant to pay their share of unreasonable property management fees.
This month, we look at another expense passed through to tenants where landlords commonly pad the number in their favor: Salaries.
You are probably already paying your share of property management fees. Now, in addition, you have to pay for salaries for everyone that works at the property from janitorial to maintenance to property managers and maybe even more.
I am currently involved in an operating expense audit where the landlord has decided that from one year to the next it is reasonable to increase these salaries by more than 50%. In addition, the actual hours worked at the property didn’t substantially increase. How is this possible? Because the landlord sold off some his properties and he allocated his employees’ salaries over the properties he owns. So, the less property the landlord owns the more you as a tenant pay for your share of this category. Needless to say, I think my client is going to prevail in the matter –especially since I negotiated the lease before it was signed so that this kind of thing won’t happen.
What is a tenant to do? How can a tenant get the landlord to be reasonable here? That’s where I come in. Having directed some very large landlord companies for over 25 years has given me great insight into how to help a tenant in this area. But you have to have a broker and/or real estate attorney savvy in this area who can set the lease up correctly or you might be stuck paying these kinds of unreasonable expenses.
This is just one of many examples of operating expenses/NNN a tenant is exposed to in most leases. Most tenants and even landlords don’t really understand this particular issue until it happens and it’s too late. Stay tuned for my next blog with more examples and even some savvy advice for landlords on my recommendation for how to negotiate the lease in this area and calculate these expenses correctly so you don’t end up losing the tenant at renewal time and/or get into expensive litigation over this matter.
If you are a tenant or landlord and want to find out how to avoid pitfalls related to leasing, buying, or selling, please contact me as I have in depth experience and knowledge in these areas including operating expense/NNN audits related to commercial properties.
Every tenant and landlord should have their operating expenses audited by someone that understands them fully to make sure they are correct. If you don’t, it will cost you.