Tuesday, August 20, 2013

To Lease or to Buy? That is the Question

  
Michael Bull

 ATLANTA, GA – When companies are looking for space, the decision to lease or buy can be a tricky one. There are many factors — including the expected growth of the company, location and the firm’s line of business — that must be taken into consideration.

That was the consensus of a panel of experts on the most recent episode of the “Commercial Real Estate Show” radio program, hosted by Michael Bull of Bull Realty.

Bull and his guests discussed the pros and cons of leasing and buying property, the proposed changes in the Financial Accounting Standards Board’s (FASB) lease accounting requirements and the kinds of loans available to purchase real estate.

Daniel Latshaw
For many businesses looking for space, owning their own real estate does offer certain perks. For one, there is no concern about escalating rents.

According to the Urban Land Institute and Ernst & Young, office rents are projected to increase four percent per year in 2014 and 2015, said Daniel Latshaw, principal at Bull Realty. However, leasing offers the flexibility to grow or shrink your space as needed, he noted.

Additionally, there are three tax incentives to purchasing real estate — the transaction can be configured as a non-cash charge, there are cash-out refinances that are non-taxable, and you have the option to do a 1031 exchange. However, owning real estate comes with considerable responsibilities, including managing the property, Latshaw pointed out.

Eric Entringer
For tenants who have already purchased real estate, a sale-leaseback transaction might be a good way to go. “If you bought real estate and your company is strong and stable, that’s the best time to look at a sale-leaseback option,” said Eric Entringer, senior manager at Ernst & Young.

In some cases in the current market, a tenant can purchase a vacant building and lease the entire property to itself on a 10- to 15-year lease term, and the building immediately becomes a “very sellable” asset, Bull added.

Tenants should keep in mind the proposed change to FASB’s lease accounting requirements. “FASB is proposing that real estate leasing should be on company’s balance sheets, so if you are the lessee, you’ll be bringing leases onto your balance sheet and recording right of use and liability from a lease payment standpoint,” Entringer said.

For companies that are considering purchasing real estate, lenders are very interested in owner-occupied financing at the moment since it offers a lower risk than many other types of properties.

 “We are seeing all kinds of different banks lending for owner-occupied loans, and the competition is steep, especially if the operating company that’s going to be in the building is performing well,” said Deborah Possick Herron, CPA and senior vice president of Georgia Small Business Capital.

The entire lease versus purchase episode is available for download at www.CREshow.com. The next “Commercial Real Estate Show” will be available on Aug. 22 and will feature an update on the real estate syndication strategies.

For a complete copy of the company’s news release, please contact:

Stephen Ursery
The Wilbert Group
404.405.2354


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