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| Troubleshooting for Occupiers |
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| We are often brought in by property occupiers
to assist in mitigating their exposure to property
costs and risk. Invariably, there is a mismatch
between a business's property portfolio and their
operational needs. This manifests itself, ultimately,
in financial terms through limiting a firms ability
to grow, as a result of space/accommodation restrictions.
Alternatively, having too much space, the marginal
cost of property renders these businesses less
competitive than would otherwise be the case.
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| Options Analysis |
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We apply a number of tools when in "trouble
shooting" mode, the selection of which
will be determined (in conjunction with the
client) following an Options Analysis.
This, first stage, will identify the areas of
concern. Whilst often reflecting the clients
perception of where the problems have arisen,
we are generally able to identify underlying
issues which are frequently overlooked and/or
misunderstood. We provide a menu of solutions
and their associated costs/benefits, with a
recommended route forward and timeframe. |
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| Property Tactics |
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Following the clients acceptance of our recommendations,
we manage the process, drawing on both our specialist
skills, as well as those of 3rd party consultants
necessary to deliver the project, providing
the client with clear and unambiguous support
and information throughout.
Examples of the tools we are able to employ
include: -
- Corporate PFI
- Refinancing operational and investment properties,
including tax efficient vehicles
- Lease regearing/novation
- Surrender negotiations
- Acquisitions and Disposals
It should be noted that many of these tools,
with the possible exception of Corporate PFI,
are not unique in concept. However, the vision
and skill with which they are employed, as well
as the added value and benefits arising from
their successful application are a testament
to the CRES team's performance for our clients. |
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| Asset Manager Services |
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| We provide our clients, particularly those
without an in-house property function, with
a dedicated account manager, focused on delivering
the full range of property related services
in a consistent, coherent and cost effective
manner.
We
are
able
to
take
on
the
day
to
day
management
of
operational
and
investment
portfolios,
releasing
the
clients
management
and
administrative
functions
to
concentrate
on
their
core
business
activities
and
ensuring
that
the
properties
are
managed,
in
an
efficient
and
cost
effective
manner,
thereby
reducing
their
drain
on
the
clients
finances.
Furthermore, our close involvement with management
as well as the property portfolio, leaves us
well placed to identify opportunities to add
value, releasing cash and reducing liabilities.
Our approach is one of customer service, providing
pragmatic solutions to the full range of issues
which arise. |
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| Property Due Diligence |
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In addition to these two distinct offers
(although possibly aligned with the first) we
provide a property due diligence service, advising
our clients or their advisers on the property
implications of M&A and business divestment
activities.
In
our
experience,
the
property
assets
and
liabilities
are
frequently
overlooked
-
the
assumption
being
that
they
will
look
after
themselves
-
the
reality,
however,
is
that
they
provide
a
drag
on
the
anticipated
synergies
and
savings
which
originally
gave
rise
to
the
transaction.
Our approach is to assess the true worth of
property assets & liabilities, benchmarking
against the prevailing market and identifying
hidden value or quantifying liabilities.
When an organisation is divesting itself of
non core businesses we can also assist - ensuring
that the property assets/liabilities are structured
in such a way to enhance the sale proceeds,
rather than being seen as a drain on value,
as is often the case.
Having
established
the
true
value
of
the
properties,
in
both
financial
and
operational
terms,
we
can
then
map
out
a
strategy
to
ensure
that
the
transaction
fulfils
its
potential
(or
at
least
that
property
won't
contribute
to
its
failure...)
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