Perfect Timing to Build Out for Season 2018!

Crandall Commercial Group has three vanilla shell spaces for sale in Piper's Crossing located at:

1213 & 1217 Piper Blvd, Naples, FL 34110

Building 1213 Unit 201: 2,002 RSF - $250/SF; Unit 202: 2,389 RSF - $250/SF

Building 1217 Unit 201: 2,002 RSF - $225/SF

The Medical/Professional office condominiums are immediately available in this beautifully maintained office park. Ample parking for patients/clients. Great opportunity to design your custom floor plan in these vanilla shell delivered units. Medical Impact Fees have been paid.

Located on the NE corner of Immokalee and Airport Roads. Approximately 1.25 miles east of North Collier Hospital and in close proximity to many residential communities.

Call 239-221-8481 for more information or to schedule a tour today!

Broker Jay Crandall, CCIM: “NOTICE” means “NOTICE”

Recently we were involved in a transaction between two groups who had been operating informally for years. In this case, one party (tenant) chose not to buy their space from the owner. After the owner had given the tenant the First Right of Refusal, the property was put on the market with Crandall Commercial Group for sale. The tenant agreed to vacate within a certain number of days if it sold.

Our team was able to procure a Buyer within weeks of listing the property. 

The tenant was notified verbally (in person) and via email. Upon further review of the tenant's lease, the Seller's attorney referred to the Notice clause in the original lease where it called for Notices to be delivered Certified Mail or by Hand Delivery. It was following the letter of the law and we all proceeded accordingly. This incident delayed the progress of the deal for a couple of days. 

This last Friday I was at a Commercial Real Estate/Investors meeting. I shared the framework of my story without any details of the individual’s names/professions/locations.

Two other brokers had similar experiences.

One broker, in particular, shared that in his situation, between a Buyer and Seller, the Buyer gave notice as he had always done, verbally and by email to the Seller. The Seller never responded or acknowledged receipt. When the Buyer noticed he hadn’t received a response, he went back to his contract and under the Notice Section, he read that all Notices were required to be in writing and either sent Certified Mail or Hand Delivered. He did so but it arrived technically after the due diligence period had expired. In this case, a legal battle was instigated. In the end, this broker’s client (Buyer) lost $50,000.00 in the process.

Key Point - Whenever in doubt, refer back to the original documentation. It sounds simple, but when people are used to acting on a handshake or informally, not following the original documentation can prove to be very expensive.

My father was an attorney and in his law office, there was a sign I will never forget. It read, 
“When two friends enter into an agreement, let it be well penned so that they remain friends until the end!” It was great advice then and is still great advice to this day! As a corollary, once it is well penned, it is really important to follow the prescription as to how the parties are to conduct business.

One of our goals at Crandall Commercial Group is to help review, with our clients, documents obtained from an owner, investor, or Landlord's counsel, to help ensure the final leases/contracts accurately represent not only their intentions, but covers what both sides were promised, so as to minimize chances for future conflict and/or legal actions.

Have a great Wednesday!

Jay Crandall, CCIM, DDS, MBA

Bascom Palmer Eye Institute in Naples

We are so excited to see the progress of a project we were able to represent in the negotiations for  University of Miami and Bascom Palmer Eye Institute.  We wish them all the success in the world as they grow and expand into their upcoming prominent Naples location.   

311 Tamiami Trl N Ste 100, Naples, FL 34102

Phone: 239-659-3937

Have a great weekend,

Jay