UK Construction Industry : 2011 Trends Reviewed
In the UK, as in much of Europe and the United States, construction still remains depressed and slowing in late 2011. Basic housing is down, and commercial construction is also down. There are however a few bright spots to this. If you can switch gears, and take advantage of them, then your business may very well be okay. In this piece we will go over where the up trends are and where the down trends are. This is so that you have the right information to make good decisions in your business plans.
Sometimes when you look at the UK construction business in 2011 all you see is the bad. After all, housing down 24%, spending on education construction is down 23%, and spending on roads and bridges is down 7%. This is dreary news, but it isn’t particularly surprising. After all, the economy continues to be shaky. The debt crisis in the Euro Zone is frightening, and the US economy is not rebounding. People are nervous about buying new things, and government needs to conserve.
It seems that there’s always a silver lining in every cloud. In the construction industry it comes in the form of social housing and medical construction. Social housing is up a whopping 19% and medical construction is up 17%. These are pretty impressive numbers, but shouldn’t surprise us. It is no surprise that at a time when the economy is shaky social housing starts are up. Also, our aging population means more and more medical care, so the medical facilities make sense as well. In addition to industry, construction can also be divided by area. The Southeast, Southwest, and West Midlands have all experienced the good amount of growth in the last year.
If you’re in the construction business, this means you need to consider a retraining and retooling. When the economy shifts, you need to shift to meet its demands. For those who are willing to do that, the rewards are great. Remember, that in most adversities there is a positive side. But you have to find it, prepare for it, and take advantage of it.
Owning a business during challenging economic times can be frightening and frustrating, but there is always opportunity for those who are willing to take it all. Right now in the UK that opportunity is in social housing, and medical projects. These are the bright spots in the construction trade at the moment.
Continue : Modular Buildings Or Storage Buildings
Thorough Plan In Starting Up A Business - Commercial Real Estate
Starting a business requires a thorough plan to make it successful. There are lots of things to consider in able to gain success and earn a lot with your business.
Basically, you need to start with conducting feasibility study, and most of the time an owner should be careful of in conducting feasibility study. You must have the idea what to research and provide an honest opinion regarding the study. There are those big companies who hire professional to conduct a feasibility before starting a business and after gathering data and other information an oral defense will be conducted to report if the business is feasible or not.
Acquiring stabilizing and placing modest debt (40% to 60% LTV) based on current valuations can double this return rate on a cash on cash basis. At the same time, the investor gains the advantage of asset depreciation and other significant income write offs that further improve the value.
Achieving this first element of value creation is exciting, but there is more. In the coming months and years, we can expect a steadily increasing interest rate environment. While inflation will be stronger than in recent years it will remain according to most forecasts a fairly modest 3%. So we are unlikely to be headed for the late 70% and can count on a fairly stable money market. These factors will combine to further drive down values as additional REO opportunities and purchase opportunities will develop as owners recognize that they can’t hold on to their leveraged properties in the more demanding high interest rate environment. As a result, there will be a continued opportunity to purchase even more of these assets on a cash basis to generate outsized rewards.
And still there is more to come… Next, as the economy improves occupancy will begin to improve. However, because of the combination of lost wealth a disproportionate of household returning to the market or entering the market will be renters and not potential homebuyers. This will provide significant additional additional pressure driving occupancies higher. As properties fill, the pressure will be further increased by the higher rate more restrictive lending environment dampening development in the area. Thus the smart buyer who has invested in older properties with renovation potential for amenities and features can increase returns still further if capitalized for further improvements.
As these pressures mount in the rental market area, other factors are building that will drive still more rent rate pressure including:
1) The echo boom is just now exiting college. This largest generation of young people in our nation’s history are the leading edge of 9 years of a renting boom.
2) The financial crisis has caused many to doubt the home as a wealth repository. This factor will drive homeownership down and rentership up.
3) The credit crisis has resulted in greater down payment requirements. This will lock many formerly potential homeowners in the renter market for the foreseeable future or even forever. Again, this will drive rentership up.
4) The credit crisis has increased credit requirements for home purchasing. Again, the effect is this will drive rentership upward.
5) Minority renters will make up 72% of new households over the next 10 years. Since minorities are between 50% and 60% likely to rent this implies that the potential exists for more than 50% of new households and in fact all households will be renters. This will provide strong underlying demand on top of the other factors.
6) The baby boomers are empty nesters and with the devastation of the financial crisis on their wealth an unexpectedly large portion will now be renters at an age when rentership tends to be the norm. Thus, providing yet another boost to the multifamily market demand curve.
And as we exit the next 3 or 4 years, we can expect that inflation forces should begin to dampen. As a result, rates will begin to fall. As rates begin to fall, the pent up value captured in the equities purchased during the 3 or 4 year period will multiply as capitalization rates fall from the current 8% to 10% to a 6% to 10% rate.
The potential exists that on top of cash on cash returns that could exceed 20% — 40% over the period, the investor may realize a value multiplication of up to 5X for the period.
SBA Mortgages - Issue with the SBA 7a Loan
One of the main complaints to the classic SBA 7a loan is that the rate normally adjusts on a monthly or quarterly basis, against the fluctuations of either the Prime Rate or LIBOR. Entrepreneurs are often concerned about the uncertainty of what their monthly payments maybe in a few years and often find it difficult to plan due to this.
The reason for the set up is to encourage banks to lend on transactions that they normally would not consider. For example, SBA mortgages often provide 90% financing. No bank would do this without the government guarantee. Further the adjusting rates helps the bank as their costs of funds fluctuate with the market as well. So they are concern about offering fixed rates to borrowers that may hurt them in the future.
Another thing to keep in mind here is that there are a few banks that will structure the SBA 7a loan with a 3 to 5 year fixed rate. As of this writing, we know of 2 in the nation… It is very rare, but it is out there.
SBA Mortgages 504 Loan
The SBA 504 loan is the best commercial mortgage for businesses when purchasing buildings over $1,000,000. The rates are very low and fixed and underwriting is still flexible. 90% financing is still available. As of this writing the rate of the SBA piece is at a historic low of 5.14% on a 20 year fixed rate…
However there is an expensive prepayment penalty that is concerning for many borrowers. It is a 10% step down, meaning it drops down by 1% per year over a ten year period. Borrowers need to keep this in mind in term of their long term plans with the building.
In addition, borrowers should weigh this negative feature against the benefits: 1. Getting a low, long term fixed rate at 90% loan to value. 2. That they can lease out the property in the future. 3 and that they can refinance the conventional loan and that the SBA loan will re subordinate into second lien position. 4. That the loan is assumable to other qualified borrows, should you want to sell the property.
All in all, and despite the concerns, SBA mortgages have rightfully earned the fanfare that they are now receiving. They are not perfect, for sure, but they offer many exceptional benefits and unlike the other commercial mortgages out there, they continue to close…
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What You Ought To Know Before You Start Your Own Business
One of the most common ambitions among young adults of today is that of owning a business, whether it be an insurance company, an airline, a hardware store, a salon or perhaps a jewellery shop. Each one of these surely qualifies as a business. Merely a fourth of these goals ever become a reality as a result of the difficulty of establishing a financial investment such as a business. Yes, the desires are good, the ideas are excellent. You’ve shareholders and partners and you have the company. That doesn’t mean that you will make it. The financial state the world is in really is deteriorating yearly, thus reducing the chances of an entrepreneur having their own organization. And out there, only the strongest make it.
You can imagine that buying or starting a company is one of the biggest, if not the largest risk you’ll ever need to take. That’s why it is so important that you are prepared for what will come your way. If you have saved up some extra cash and would like to begin something small, like a nail salon or exclusive boutique. There are so many things to consider. You need to know if you will require extra personnel or not, if you will need to buy or rent a small shop, what the expenses of owning the business is going to be and you also need to be sure that you’ll be able to make enough money to pay for these costs.
Expenses such as shop rent, water and electricity, levies and taxes, upkeep and maintenance all need to be looked at. If you choose to purchase the office space, you have to make sure that your company is secure enough to carry the costs and don’t forget that you need to earn a salary as well. Yes, you’ll be able to apply for a loan, but try not to though, as you have to have a spotless credit history, as office building buying isn’t the same as buying a home.
You will need to think about how the business will work for you in the long run. You can’t just skip a month’s shop rent, you should plan in advance for what might happen and be ready to take a couple of hits without falling down. You shouldn’t be too hasty when deciding on premises as well. Location, location, location: that is one of the most important aspects that contribute to the success of a company.
Moreover, you may have to look at where exactly you want to go with the company. Many people have purchased properties or stores, investing a lot of cash on renovating and customizing it to suit their demands, only to discover that they quickly outgrow the building and have wasted all the money.
When beginning an organization, the location, premises and shop rent are just a couple of things to worry about. There’s so much more that you need to think about. You need to prepare and shop around, but most of all, if you choose to begin your own company; you have to be in it to win it. You must believe in yourself and have a thick skin: do not give up too quickly, and enjoy yourself!
Expanding Your Office - A Look At Some Options
In an ideal world, most businesses will be looking to expand as they become more successful. It may even be the case that you had not previously realized exactly how much space you would need for your business. Limited floor space can severely restrict a business in the commercial aspect for a number of reasons; however, expanding a business is not a decision that should be taken lightly. If you are looking to expand your office space, you really need to take a look at the projected financial situation of your business over a long term period. Some ideas for office expansion are detailed below.
In terms of short-term solutions to your office expansion woes, there are a couple of routes you can take depending on your needs. One of the most popular methods of short-term office expansion that is being utilized today is the portable building. Portable buildings have come along way since the shabby looking pre-fabricated boxes of the late 20th century and can now come with a number of features pre-installed. Pre-fabricated, portable buildings can be purchased new or secondhand, or even rented for short and long term leases, depending on your specific requirements.
With the continuing increase in construction costs, many businesses are now taking advantage of serviced office space. Serviced offices offer floor space that comes with pre-installed services and communications systems to make it much easier to ‘move in’. If you are already making use of a serviced office building, have you tried researching if there is available space for expansion in the same building?
In terms of more long-term solutions, you may want to consider taking more drastic action. If you are used to renting office space and therefore having to compromise with office layouts and such, have you considered going out on a limb and either purchasing a new office building or having a new premises built? Granted, the initial outlay will be huge and for many small companies this is just not viable but the benefits are vast and it can really push your business up to the next level.
With any of these suggestions it is vital that you take your time to properly consider the financial, logistical, and commercial aspects of each alternative whilst also bearing in mind the future of your business. Be aware that it is very easy to take a much bigger step than your business can handle and the less risky approach may be the most sensible in these financially difficult times we are faced with.
Continue : Modular Buildings Or Portable Buildings
The Best Places To Rent An Office In London
If you are looking for good areas of London to rent office space, then look no further. Our guide takes you through some great options in this exciting city. Canary Wharf is a really popular option. It’s ideal for companies working in finance as it is the home to lots of banks and other financial companies. It’s worth investigating the rents in the area as they’re more flexible than they used to be and Canary Wharf offers a location at the heart of the city.
Another good area of London to rent office space is Westminster, especially as you can find so many serviced office buildings in the area. It’s particularly good if you run a company hoping to make links with lobby groups and build a political base as it’s home to lots of big companies. You might find it hard to find a long term lease in the area, but it’s good if you’re looking for a short term lease and provides a vibrant place to work for lots of companies.
For a more cost effective solution that still offers locations near the center of the city, it’s definitely worth thinking about Victoria. As it’s slightly further out, there are more long term leases on offer but you can still get to more central locations such as Westminster really easily with the excellent transport links. Victoria is a good place for companies looking to make an investment as you’re more likely to get more for your money in the long run.
Another fantastic place to rent an office in London is Shoreditch. This is really close to the center of the city’s business district and isn’t far at all from Canary Wharf, but the culture is ever so slightly different, giving the area a different atmosphere. Sometimes, Shoreditch is known as the ‘Silicon Valley’ of London as so many software companies have their bases there and more are moving there all the time, so it’s great if you work in technology.
Finally, if you are looking for the best rents in central London, then you should definitely consider renting an office in Clerkenwell. It may be a bit further out than the other locations discussed, but it’s still close enough to the action that you won’t feel excluded and it still offers a very desirable postcode. This could be a good place to rent for businesses looking to make the first move into the city of London as it provides a good stepping stone to more expensive locations.
Further Reading : Reflex Office Space
Giving Your Workplace A Modern, Fresh Look
Though it is somewhat difficult to imagine large office buildings as something other than an obscure edifice that is responsible for creating products and services that the public then purchases, there are actual people inside responsible for the daily operation of companies and businesses. These employees network with others via email and telephone and often work at a breakneck pace. Their office environment is key to the successful completion of their jobs, and it should be one of practicality and peace. Trends in office interior design take into consideration these factors.
Versatility comes in the form of modular furniture. This furniture is a large piece of the office interior design trend puzzle because it enables easy manipulation of work desks and computer stations when the situation calls for a change. Work forces and departmental functions are occasionally altered, and the quicker that desks and cubicles can be formed to meet the challenges, the more efficient new tasks may be completed. Cubicle partitions are modular for the same reasons. The furniture, though professional, is not sterile by any means. Contemporary contours provide a current yet relaxing look. Workers do not feel as though they are stuck in an office straight from the 70’s.
The internet and cell phones have brought people together from all over the world and at all times of the day. Privacy is still important, of course, and current office interior design considers this. Partitions rise higher, and even some chairs throughout the office feature what amount to walls that rise from the arm rests. These chairs provide an enclosed escape right in the middle of the hustle and bustle of the rest of the office. Cubicle partitions are also quite high so that employees may focus on their jobs without feeling as though the person next to them is not poring over every inch of their work.
Enclosures may suggest that people are segregated, and office designers are aware of this. With the exception of individual cubicles, many doors and walls are made of glass, creating an open and inviting office appearance. The less claustrophobic an office area is, the better, and colors also help lighten the mood. Office furniture of all shades help break up the monotony of daily business and can cheer up employees just by their appearance. Essentially, interior office design trends call for a balance of privacy for individuals and an open and inviting environment.
Trends in interior office design are based on the idea that team building is important, yet respect must be paid to worker privacy. The trends are modern and practical. Ultimately, office interiors need to put employees at ease while remaining fresh and contemporary.
Continue : Office Interiors
Thorough Plan In Starting Up A Business - Commercial Real Estate
Starting a business requires a thorough plan to make it successful. There are lots of things to consider in able to gain success and earn a lot with your business.
Basically, you need to start with conducting feasibility study, and most of the time an owner should be careful of in conducting feasibility study. You must have the idea what to research and provide an honest opinion regarding the study. There are those big companies who hire professional to conduct a feasibility before starting a business and after gathering data and other information an oral defense will be conducted to report if the business is feasible or not.
Acquiring stabilizing and placing modest debt (40% to 60% LTV) based on current valuations can double this return rate on a cash on cash basis. At the same time, the investor gains the advantage of asset depreciation and other significant income write offs that further improve the value.
Achieving this first element of value creation is exciting, but there is more. In the coming months and years, we can expect a steadily increasing interest rate environment. While inflation will be stronger than in recent years it will remain according to most forecasts a fairly modest 3%. So we are unlikely to be headed for the late 70% and can count on a fairly stable money market. These factors will combine to further drive down values as additional REO opportunities and purchase opportunities will develop as owners recognize that they can’t hold on to their leveraged properties in the more demanding high interest rate environment. As a result, there will be a continued opportunity to purchase even more of these assets on a cash basis to generate outsized rewards.
And still there is more to come… Next, as the economy improves occupancy will begin to improve. However, because of the combination of lost wealth a disproportionate of household returning to the market or entering the market will be renters and not potential homebuyers. This will provide significant additional additional pressure driving occupancies higher. As properties fill, the pressure will be further increased by the higher rate more restrictive lending environment dampening development in the area. Thus the smart buyer who has invested in older properties with renovation potential for amenities and features can increase returns still further if capitalized for further improvements.
As these pressures mount in the rental market area, other factors are building that will drive still more rent rate pressure including:
1) The echo boom is just now exiting college. This largest generation of young people in our nation’s history are the leading edge of 9 years of a renting boom.
2) The financial crisis has caused many to doubt the home as a wealth repository. This factor will drive homeownership down and rentership up.
3) The credit crisis has resulted in greater down payment requirements. This will lock many formerly potential homeowners in the renter market for the foreseeable future or even forever. Again, this will drive rentership up.
4) The credit crisis has increased credit requirements for home purchasing. Again, the effect is this will drive rentership upward.
5) Minority renters will make up 72% of new households over the next 10 years. Since minorities are between 50% and 60% likely to rent this implies that the potential exists for more than 50% of new households and in fact all households will be renters. This will provide strong underlying demand on top of the other factors.
6) The baby boomers are empty nesters and with the devastation of the financial crisis on their wealth an unexpectedly large portion will now be renters at an age when rentership tends to be the norm. Thus, providing yet another boost to the multifamily market demand curve.
And as we exit the next 3 or 4 years, we can expect that inflation forces should begin to dampen. As a result, rates will begin to fall. As rates begin to fall, the pent up value captured in the equities purchased during the 3 or 4 year period will multiply as capitalization rates fall from the current 8% to 10% to a 6% to 10% rate.
The potential exists that on top of cash on cash returns that could exceed 20% — 40% over the period, the investor may realize a value multiplication of up to 5X for the period.
SBA Mortgages - Issue with the SBA 7a Loan
One of the main complaints to the classic SBA 7a loan is that the rate normally adjusts on a monthly or quarterly basis, against the fluctuations of either the Prime Rate or LIBOR. Entrepreneurs are often concerned about the uncertainty of what their monthly payments maybe in a few years and often find it difficult to plan due to this.
The reason for the set up is to encourage banks to lend on transactions that they normally would not consider. For example, SBA mortgages often provide 90% financing. No bank would do this without the government guarantee. Further the adjusting rates helps the bank as their costs of funds fluctuate with the market as well. So they are concern about offering fixed rates to borrowers that may hurt them in the future.
Another thing to keep in mind here is that there are a few banks that will structure the SBA 7a loan with a 3 to 5 year fixed rate. As of this writing, we know of 2 in the nation… It is very rare, but it is out there.
SBA Mortgages 504 Loan
The SBA 504 loan is the best commercial mortgage for businesses when purchasing buildings over $1,000,000. The rates are very low and fixed and underwriting is still flexible. 90% financing is still available. As of this writing the rate of the SBA piece is at a historic low of 5.14% on a 20 year fixed rate…
However there is an expensive prepayment penalty that is concerning for many borrowers. It is a 10% step down, meaning it drops down by 1% per year over a ten year period. Borrowers need to keep this in mind in term of their long term plans with the building.
In addition, borrowers should weigh this negative feature against the benefits: 1. Getting a low, long term fixed rate at 90% loan to value. 2. That they can lease out the property in the future. 3 and that they can refinance the conventional loan and that the SBA loan will re subordinate into second lien position. 4. That the loan is assumable to other qualified borrows, should you want to sell the property.
All in all, and despite the concerns, SBA mortgages have rightfully earned the fanfare that they are now receiving. They are not perfect, for sure, but they offer many exceptional benefits and unlike the other commercial mortgages out there, they continue to close…
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Portable Buildings - A Look At The Potential Uses
A portable building is by and large a temporary construction that is able to be relocated at any time and functional within a short period of time. The majority of people believe that portable buildings, commonly known by their product names in the UK (Portakabin) and U.S.A (Porta-kamp), have very limited usage but in actual fact there is an abundance of uses for portable buildings in the modern day. Portable buildings were first used in the United States in 1955 and initially very rudimentary in design and quite plain to look at, but nowadays portable buildings can be constructed using various materials and to many styles meaning that they can be much easier on the eye and on the wallet.
The idea behind their initial conception, portable (demountable) buildings were to be used as temporary housing or storage for construction projects and would only be in use for a small number of weeks of possible a few months. Though conversely, when people realized the inherit durability of these supposedly temporary buildings, they began using them for much longer periods of time and for a wide range of different functions, from toilets to houses to waiting rooms.
One of the most common semi-permanent uses for portable buildings is in educational organizations. As schools expand they eventually end up requiring more classroom space and while a large expansion will necessitate a new permanent structure, until student levels get to that stage, many schools like to utilize the possibly non-permanent solution of portable buildings.
Portable buildings are also very popularly used on construction sites for worker accommodation, construction offices and storage for tools and materials. Portable buildings can be stacked on top of each other, saving space, and also joined together to form large rooms. They can be heated, air-conditioned, plumbed in and connected to mains electricity depending on the users requirements. This is also a great option for personal home renovation; if you are carrying out extensive building work on your house and you do not want to live there, why not rent a portable building and live in your garden?
Healthcare services have also benefited from utilizing potable buildings, not only in temporarily increasing office and storage space, but also to use for other means, for a long time. In some remote areas of the world, building an expensive permanent clinic or hospital is just not a viable option and could possibly take more time and more money than is available, this is where the portable building comes into its own. Being able to be installed immediately and be functional within a matter of hours means that even in emergency situations, portable buildings make fantastic solutions.
Continue : Portable Buildings
Office Space - Should You Buy It Or Rent It?
If big steady businesses are looking for new offices, that office will probably be purchased. For the rest of businesses, renting office space is the most fiscally responsible option. Owning office space is not the only sign of successful business. In fact, renting is more popular then ever and has become the norm for new businesses. This is because business and the economy are unpredictable. In the event that something goes wrong, you may be locked into owning office space that you no longer want.
Before renting an office space for your business, make sure that you look to the future. If you are a new business, make sure you create accurate financial and business predictions. Renting a small office and then having rapid business expansion will leave you with an overcrowded office. If you are a settled, small business renting new office space, there is no need to rent larger office space than you need. While going through the process make sure you continuously think about the big picture and the future of the company.
Buying office space as a new business has the potential to be disastrous. Renting office space allows the flexibility that owning space does not should the company experience financial problems. Should something go wrong and the company owns office space, that company is stuck with it. Renting office space is essentially trial and error. When a new business rents its first office, the business learns what it needs and doesn’t need from office space, and can apply that knowledge to future offices.
Renting office space is often less stressful than owning office space. In general, renting space means that there is a landlord or owner or some kind that has to take care of problems in the building. If the roof leaks or the air conditioning needs repairing, that does not have to be done by you. It will be the landlord, not your company, responsible for maintaining the building. If you were to buy an office, all the maintenance costs would fall on your company.
A big perk of renting office space is that you don’t have to settle. There are many real estate agencies that will help you find exactly what sort of office you’re looking for. Buying office space means that you might have to settle for something less than perfect, and then take financial responsibility for any changes that you might want to make to the building. If the office you’ve rented turns out to not provide everything that you’d hoped for, you can simply change offices when the terms of your agreement have expired.
If you liked this, try : www.reflexsolutions.co.uk
London Office Rentals - Popular Areas Of London
One of the busiest cities in the world is London, England. As the capital of the country, it is the place where many business transactions take place. There are a large number of businesses that occupy the city, so if you are looking to set up an office in town, it needs to be done affordably and near other interesting venues in order to attract clients to your building. It’s all about location.
In the heart of the city of London, you will find plenty of what is known as serviced office space. This type of space is one in which the basic business needs are supplied: furniture such as desks and chairs and communications necessities such as telephone and internet connections are part of the rental packages. It may not be as cheap to rent a serviced office as one without these amenities, but there is no need to search for and haul around a bunch of heavy furniture and contact a bunch of utility companies. On the outskirts of town you can find office space that is for rent at more reasonable rates, but they are not located next to the points of interest found in the center of London. The city’s mass transit system is very efficient, though, and should overcome any problems this might cause.
An area of London that is known for its choice office space is Canary Wharf. It is known as the business hub of the surrounding city. Because the area around it has grown into a center of dining and entertainment, offices have sprung up there to take advantage of what these establishments have to offer. Clients can be entertained at a local restaurant or pub while their families take in the sights and shopping adventures available all over Canary Wharf. It is a pleasing location to the office employees as well, because it is easy for them to grab a quick bite for lunch at a local restaurant and take it easy after work at a pub right near the office.
Mayfair and Bank are known as the most prestigious locations for offices in the London area. These locations are certainly worth looking into because market value of office rental space fluctuates often in London. One month, these locations may be priced well out of your budget, and the next they may be sitting right in the middle of your range. It is therefore wise to monitor the rental values if possible because you may be able to jump on office space in the middle of Mayfair or Bank, places known for their high profile offices.
Just as in any kind of real estate, the key to success with a London office is all about location. Decide what the function of your office will be and what kind of entertainment opportunities you are looking for. Look around for a price that suits you, put it all together, and set up an office in the UK’s primary business district.
Read On : Office Spaces