As adapted from “Commercial and Industrial Real Estate Challenges and Growth in Abbotsford,” presented to the Rotary Club of Abbotsford by Charles D. Wiebe, Commercial REALTOR® at CDW & Associates – RE/MAX Little Oak Realty.
 
Real Estate Sales in Abbotsford
The overall real estate market in Abbotsford, including both residential and commercial real estate, is very strong; however, commercial real estate does not tend to take the same sharp turns as residential real estate. Commercial real estate sales are on a more gradual slope, which is due to business people making decisions for long-term business success. Purchasing decisions in commercial real estate tend not to be quick, snap decisions.
 
Industrial Real Estate in Abbotsford
The state of industrial real estate in Abbotsford is currently in a positive area as there is not a lot of this property type for sale or lease in Abbotsford. About five years ago there was an oversupply of industrial space, but there are not very many industrial real estate projects presently underway.
A challenge this sector faces is our limited land reserve, which impacts the pricing for industrial space. Additionally, increasingly more consumers are looking for industrial space beyond industrial park settings as sometimes yard space is required. We are seeing these same difficulties not only in Abbotsford but also in neighbouring municipalities.

Retail Space in Abbotsford
There is not a lot of vacant retail space in Abbotsford, but there is also not much pressure from businesses to take the spaces that are available. Rates for retail space are fairly average for what is expected from this period, and there appears to be room for negotiation for tenants, especially for used retail space.

Office Space in Abbotsford
At the moment there is an oversupply of office space in Abbotsford. Due to this, landlords are giving rental rate extremes to bring in quality tenants, offering very low first year base rents in hopes of selling the spaces down the road.
 
This problem will rectify itself in time, and the outlook is positive. In the latter part of 2015 and early 2016, we have seen a great increase in interest for office space—in fact, our team wrote more leases for offices space in January of 2016 than for the entire first half of 2015.
 
Investment Sales in Abbotsford
Investment properties are in high demand in Abbotsford; unfortunately, there is currently a low amount of inventory. Cap rates are between 5-6% on average. Investors are looking for investment buildings that are fully-leased with multiple tenants on long leases.
 
City of Abbotsford
The steps the City of Abbotsford has recently taken in the creation of its economic development website and GIS prospecting tool are going to assist greatly in attracting more businesses to the city. Abbotsford has much to offer potential businesses and investors including (but certainly not limited to) the Abbotsford International Airport and the city’s close proximity to the US border and Pacific Coast.
 
Our city has made great strides in marketing its many assets, and our population numbers and rental rates will rise. The city will grow naturally regardless of how it is marketed, but we can always do a better job in showing that Abbotsford is an ideal place to live and do business.
 
About CDW & Associates – RE/MAX Little Oak Realty, RE/MAX Commercial Real Estate
For over 26 years, Commercial REALTOR® Charles D. Wiebe and his team of associates have worked almost exclusively in the investment, commercial and industrial real estate market, providing the Fraser Valley of BC with industry-leading commercial real estate services. Connect with Charles and his team by clicking here.

Selecting a location for your business may be one of the most important decisions you face as a business owner. A big part of that decision is determining whether you will buy or lease a commercial property. Each option has its own pros and cons, and neither option will fit every single type of business. The following list contains some advantages and disadvantages of buying and leasing commercial real estate and important things to consider in determining the most ideal option for your business.
 
Advantages of Buying a Commercial Property

• In purchasing a property, you are acquiring an asset, which builds equity and appreciates in value over time.
• While tax benefits vary from investor to investor, there are possible tax deductions associated with purchasing property, including mortgage interest, depreciation of the property, and other expenses.
• Depending on its terms, a mortgage gives your business clear, fixed costs, which can facilitate making long-term financial projections and decisions.
• As the needs of your business change, buying gives you more control over the property in terms of making alterations that fit those needs without having to restore the building to its original condition at the completion of a lease.
• If the property you buy has more space than your business needs to operate, you can earn additional income by subletting the extra space.

 
Disadvantages of Buying a Commercial Property

• Larger cash outlay. In addition to a large down payment (typically 30-35% of the purchase price), there are other related fees (property, appraisal, maintenance, etc.) as well as possible improvement costs.
• While it may be highly-valued at the moment, the location you choose could decrease in value in the short term, depending on market conditions. There is a chance that the market may not be in your favour when you need to sell the property within the next 10 years.
• New or growing businesses often have unexpected demands. Buying offers less flexibility and additional costs if your business requires a change in location due to expansion or other causes.

 
It may make more sense to buy commercial property if:

• Your business is stable, generates ample cash flow, and/or has reached its growth potential.
• You have to make a lot of improvements to a property to suit your business or if your business has specific technology or security needs.
• You have experience as or interest in being a landlord or can hire someone to manage the property for you.

 
Advantages of Leasing a Commercial Property

• Leasing frees-up working capital that you can use to grow your business.
• Opportunities to lease commercial real estate are typically more abundant than opportunities to buy, so you may have more of a selection of leasing properties from which to choose.
• You don’t have to take the time to manage the property, enabling you to focus on your own business.
• When leasing, there is typically more flexibility in relocating or acquiring more space.

 
Disadvantages of Leasing a Commercial Property

• You will eventually pay off a mortgage over the long term—you will never pay off a lease. A monthly mortgage payment is often comparable to or less than a monthly lease payment.
• In making lease payments, you are not gaining any equity, which is the amount you would receive when selling and paying off the mortgage of a purchased property.
• The costs of the lease are variable as you may be subject to annual rent increases or a major increase when your lease expires.
   

It may make more sense to lease a commercial property if:

• You are running a start-up and/or don’t have a lot of capital available to buy a property in addition to growing your business.
• Your business does not have specific needs in terms of space.
• Your business is growing and you are unable to forecast your space needs in the short term.

 
Things to Consider When Deciding to Buy or Lease

• Examine your past business growth and your future business goals. Try to determine how much space you will require in the future to meet your goals. If your business is rapidly growing, the flexibility that comes with leasing a space might be a better option.
• Differentiate between what you want in a commercial space, and what your business actually needs to be successful. Make a list of requirements that are essential to your business, and stick to that list while you are searching. Resist getting distracted by features that will have little impact on your business success in the long term.
• Verify the modifications and associated costs required to make a property fit with your business’ operational needs. This will add to the overall cash outlay.
• Do you have the time and skills necessary to be a landlord or the means to hire a good property manager? If the property you purchase has other tenants, you will be required to deal with problems with the property as they arise as well as make difficult decisions ranging from building improvements to rent increases.
• Determine how quickly you need a new space. If buying a property, obtaining financing can be a lengthy process, so it’s best to speak to a lender well in advance.

 
When making this decision, it is wise to consult with a commercial lawyer to review any lease and purchase details as well as an accountant in determining your budget and identifying tax benefits. A Commercial REALTOR® can further discuss the merits of buying and leasing and help you identify potential properties based on your budget and business requirements.

About CDW & Associates – RE/MAX Little Oak Realty, RE/MAX Commercial Real Estate
For over 26 years, Commercial REALTOR® Charles D. Wiebe and his team of associates have worked almost exclusively in the investment, commercial and industrial real estate market, providing the Fraser Valley of BC with industry-leading commercial real estate services. Connect with Charles and his team by clicking here.

References
www.theglobeandmail.com/report-on-business/small-business/should-i-buy-or-should-i-lease/article4317057
www.inc.com/guides/2010/07/how-to-purchase-commercial-real-estate.html
www.franchising.com/articles/for_sale_or_lease_pros_and_cons_of_buying_vs_leasing_space_for_franchise_te.htm
www.blueshorefinancial.com/Business/BusinessAdvice/YourCommercialSpace
www.bdc.ca/EN/articles-tools/business-strategy-planning/manage-business/Pages/commercial-real-estate-buy-lease.aspx?caId=tabs-5

Abbotsford's tallest building at 245 feet, Mill Tower is one of the city's most iconic buildings. To learn more about Mill Tower and for leasing information, click here.

 With so many sources of information available on the web, searching for any type of real estate can be an overwhelming process. Searching for commercial real estate can prove particularly challenging, as residential property listings tend to dominate the overall real estate listing spectrum. Knowing where to look for the best sources of commercial real estate information is sometimes half the battle; therefore, our team has compiled the following list of top commercial property listing sites (in no particular order) to help focus your search for the best commercial real estate opportunities in Canada.

• REALTOR.ca/Commercial  (formerly MLS.ca and ICX.ca)

Owned and operated by the Canadian Real Estate Association (CREA), REALTOR.ca is a site through which the public can browse properties, both residential and commercial, in the Multiple Listings Service (MLS®) system. The MLS® provides a database for licensed REALTORS® who are members of CREA and a local real estate board to share information about their clients’ properties with other REALTORS®. Not all listing information in the MLS® database is accessible to the public, however, so it is ideal to have a Commercial REALTOR® assist with finding property information.

• SpaceList.ca

SpaceList is Canada’s largest online listing database exclusive to commercial real estate, enabling REALTORS® and landlords to post office, land, retail, industrial, multifamily and even coworking property listings at no charge. Potential tenants and investors can search all of the listings on SpaceList for free, using search parameters such as location, price, size, lease type and building class. A Vancouver-based tech company established in 2012, SpaceList now boasts over 20,000 commercial real estate listings for sale and lease across Canada (Duggan, 2014).

• LoopNet.com

US-based LoopNet claims to be the “most heavily trafficked commercial real estate website, with over 5 million average monthly unique visitors” (LoopNet.com). The site provides listing information, primarily user-created, on commercial and industrial properties for sale and lease in both the US and Canada. Some, but not all, active listings on LoopNet are available to property searchers without “Premium Searcher Access,” which starts at $244.95/month.

LoopNet has a mobile app that property searchers in the US can use to locate commercial listings in their immediate area or nationally, but it is not available to mobile users in Canada. However, LoopNet also powers mobile apps specific to certain commercial real estate brokerages, such as RE/MAX Commercial, with which Canadian mobile users can search for commercial properties listed by the brokerage.

• CLSLink.ca

CLSLink.ca is British Columbia’s Commercial Real Estate MLS® listings site, containing commercial listing information from the MLS system on commercial properties, commercial REALTORS®, and real estate boards throughout BC. The main advantage of using this site to search the MLS system is that it provides a bit more extensive information on the commercial real estate industry specific to areas within the province of BC. For equivalent sites in other provinces, check with your local real estate board.

• Craigslist.org

As one of the highest traffic websites for buying and selling real estate in the world, Craigslist should be a stop on your search for commercial real estate. The site is more focused on residential listings (the section for office/commercial listings is under the “housing” category) but does provide a free source of commercial property listing information. As information can be posted anonymously, err on the side of caution by ensuring the advertiser is legally entitled to represent the property before pursuing it.
 
Consulting a Commercial REALTOR® on any commercial real estate properties listed online is the best way to ensure that a potential property aligns with your business and investment goals.
 
About CDW & Associates – RE/MAX Little Oak Realty, RE/MAX Commercial Real Estate
For over 26 years, Commercial REALTOR® Charles D. Wiebe and his team of associates have worked almost exclusively in the investment, commercial and industrial real estate market, providing the Fraser Valley of BC with industry-leading commercial real estate services. Connect with Charles and his team by clicking here.
 
References
Duggan, Evan. “SpaceList gives tenants, landlords new lease on life.” Vancouver Sun. 4 June 2014. Web. 11 Nov. 2015. www.vancouversun.Com/Business/Spacelist+Gives+Tenants+
Landlords+Lease+Life/9904004/Story.Html
 
LoopNet.com. “Loopnet Quickstats: Traffic Summary.” Web.  11 Nov. 2015. www.loopnet.com/xNet/Mainsite/Marketing/About/TrafficSummary.asp

For a commercial property owner, selling a property— an office building, retail space, industrial warehouse, or any other type of commercial real estate—can be a true lesson in patience. On average, it can take one to two years for a commercial property to sell from start to finish. Many factors influence how quickly a property will sell; however, there are some simple enhancements an owner can make to a commercial property that can help speed along the sales process and sell the property for the best possible price.

• Clean—inside and out.

Property owners skip this step more often than you would think. Not only will an unclean space be visually unattractive to potential buyers, but businesses typically want the ability to move into a space quickly and easily without having to worry about cleaning up another business’ mess first. This adds additional expense for the buyer and delays them from conducting business at their new location.

• Paint.

Light, neutral colours typically work best in order for potential buyers to easily visualize their own business within the space. A strong colour that “makes a statement” may not necessarily align with the statement the potential buyer would like to make for itself in the space.

• Landscape.

One thing that highly influences the perceived value of any property, especially a commercial property, is its curb appeal—the attractiveness of the property’s exterior as seen from the street. No need to build a botanical garden or invest a lot of money here, but tidying up existing foliage and adding a few woodchips can be very beneficial.
​

• Repair the parking lot.

A big contributor to a commercial property’s curb appeal is its parking lot. Putting a fresh coat of paint on parking lot lines and making a few repairs to holes and cracks can work wonders for a lot. If your lot requires a lot of repairs, think about repaving it completely as a large amount of repaired potholes and cracks, although improving the functionality of the lot, can look tacky.
​

• Consider staging.

Although commercial real estate is typically shown vacant to easily showcase a space’s size and layout, properties that are more difficult to sell or are in areas with unique zoning requirements might benefit from some furniture, artwork, simulated computers, and other items presented in a way that would appeal to the types of businesses you are trying to target. Some of the companies that do home staging for residential real estate also do staging for commercial properties, so it might be worth looking into if your property has been on the market for a long time.
 
Most, if not all, of the items listed above come with some sort of financial investment, so it is always best to discuss preparations specific to your business with a Commercial REALTOR® first before making any final preparation decisions for your commercial property.
 
About CDW & Associates – RE/MAX Little Oak Realty, RE/MAX Commercial Real Estate
For over 26 years, Commercial REALTOR® Charles D. Wiebe and his team of associates have worked almost exclusively in the investment, commercial and industrial real estate market, providing the Fraser Valley of BC with industry-leading commercial real estate services. Connect with Charles and his team by clicking here.
 
References
Home Staging. "Commercial Property Staging." Web. 2 Nov. 2015. www.home-staging-home-stager.com/commercial-property-staging.html
​
Tapp, Nicole. "Commercial Property In Real Estate Videos." SmartShoot 2015. Web. 2 Nov. 2015. www.smartshoot.com/blog/commercial-property-real-estate-videos

A few days ago, we asked our Facebook fans and Twitter followers if they could guess where this steel sculpture was located in Abbotsford. They put forward some pretty great ideas and comments, but it appears we were able to stump them this time.

The sculpture is part of the sign for Mill Tower, Abbotsford's tallest building located in the city's iconic Railway District. What also may not be common knowledge is that while the tower was once a grain mill that served area farmers, it has been redeveloped into a professional office building containing modern office spaces that have an abundance of natural light and picture-perfect views of the Fraser Valley.

As it was a colourful, peaceful autumn day when we were taking these photos, we thought we'd share a few more:

To learn more about Abbotsford's Mill Tower, click here.

While commercial property sales in much of Western Canada experienced slower activity in the first half of 2015 due to the fall in oil prices, Greater Vancouver saw an increase in sales for the period, the second quarter being its busiest quarter for commercial sales in the last five years. To view the full report: RE/MAX Commercial Investor Report 2015, Western Canada Edition