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Glamour Bar leases space in The Beauvallon!

4/13/2015

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DENVER, CO – April 13, 2015 - Sherpa Commercial Real Estate, Inc. is pleased to announce a recent retail lease transaction in Denver, CO. Sherpa Commercial represented Glamour Bar in the lease of retail space at the Beauvallon in Denver to open a blow dry salon.

“The Glamour Bar is one of the pioneers with the Blow Dry Bar concept in Denver. The strong Capital Hill, Golden Triangle and downtown retail demographics were critical in our selection of this location. By offering a superior level of customer service and a wide range of salon type services in addition to wash and blow dry services, Glamour Bar will be the one stop boutique for a special occasion or a night on the town”, said Brady Welsh of Sherpa Commercial. 

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Fleetwash Leases Industrial Space in Denver

4/3/2015

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DENVER, CO – March 31, 2015 - Sherpa Commercial Real Estate, Inc. is pleased to announce a recent industrial lease transaction in Denver, CO. Sherpa Commercial represented Fleetwash (www.fleetwash.com) in the lease of 5,885 SF of warehouse space in the Interstate Business Center at 7003 E. 47th Ave. from First Industrial.

“It was a challenge to identify and secure functional warehouse space the fit the needs for Fleetwash with a vacancy rate near 4% in the Airport/Montbello submarket. By working closely with JLL and First Industrial, we were able to structure a lease on a space in advance of the existing tenants lease expiring”, said Brady Welsh of Sherpa Commercial. 

About Sherpa Commercial
Sherpa Commercial Real Estate, Inc. assists private capital investors, industrial and office tenants & owner-users, and institutional owners to purchase or lease commercial properties. Headquartered in Denver, CO, Sherpa Commercial is a trusted provider of commercial real estate services to local and national owners and users of office and industrial, office and retail space. Brokerage + Development + Consulting.

About Fleetwash Inc.
FLEETWASH started its washing operation in 1973. The need for a mobile service was evident in the quickly expanding transportation and distribution industry in the greater New York City area. Many spawning companies had growing truck fleets that all needed to be cleaned, and the original mobile truck washing idea took off and grew rapidly. Today Fleetwash is the largest, national mobile truck washing & facility service company.

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Impact of Marijuana on Denver Commercial Real Estate

3/13/2015

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One of the hottest topics in Colorado is marijuana and the impact that the legalization's had on the local economy and the commercial real estate industry. In short, it has been a complete game-changer for both the retail and industrial real estate markets especially in Denver. The pot industry is definitely to thank for an industrial vacancy rate hovering around 4% and both lease rates and sale prices on the rise.

PictureRecreational & Medicinal Marijuana Retal Locations in Denver
It's estimated that the recreational and medical marijuana industry now occupies 3.5 - 4.5 million square feet of industrial and retail space in Denver. While that sounds like a lot, when you factor in just how many properties that includes the magnitude is staggering.  To the right is a map of just the retail locations for recreational and medicinal marijuana in Denver. 

This does not take into account the staggering number of indoor grow facilities that supply product to these dispensaries. These grow facilities can range from as small as 5,000 SF to over 80,000 SF. We are also seeing a large demand for commercial kitchens to produce Medical Infused Products (MIP's).  It is estimated that over 1,600 properties in Colorado are related to the marijuana industry!


Not only has the industry absorbed a tremendous amount of Class B & C, it has been a boom for a myriad of the construction industry trades like electricians, plumbers, general contractors, architects, fire suppression companies and HVAC companies. A ripple effect of the increase in tenant finish related projects for the marijuana industry coupled with a resurgence of new construction of Class A mixed-use projects throughout the metro area, has been major delays in the permitting and planning departments at the city. Simple build-out projects in industrial spaces can easily take over 100 days to complete. 

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Marijuana grow facilities are prolific in industrial real estate areas in Denver. Not only are they easy to smell, they are several tell-tale signs of the nondescript grow facility - loading doors are cinder blocked shut for security, extensive security cameras and fencing, evidence of recent power upgrades with large electrical service panels, and typically only a few vehicles parked in front.

The legalization of marijuana in Colorado was a windfall for the Denver commercial real estate industry during one of the worst economic recessions. Older obsolete industrial facilities and worn down retail locations were ideal properties for the marijuana industry to absorb! Now that the Denver industrial vacancy rate is hovering around 4%, we are even starting to see new construction of grow facilities. Below is an example of greenhouse that were just constructed near downtown Denver. With utilities being by far the largest operational expense for pot growers, greenhouses are in high demand!

PictureGreenhouse Grow Facility in Central Denver
The positive impact of the marijuana industry hasn't been limited to Denver. Pueblo County, in Southern Colorado, has embraced the industry and even allows for outdoor cultivation. Long known as a town of steel workers and farmers, Pueblo has a very able and willing workforce, cheap land prices and abundant water. Just in the last 12 months in Pueblo County, industrial sale prices have surged from $13/SF to $36/SF and the vacancy rate has plummeted from 20% to 5%.  In addition to that, 36% of all current construction in Pueblo County is related to the marijuana industry. 

Last week I attended a conference held by the Urban Land Institute that was titled "Cannabis and Real Estate: Is Colorado the New Amsterdam?". Never in my wildest dreams that I think I would attend a 5 hour conference on pot and how its impacting my industry.  The cannabis business is here to stay and it's going to be fun to see how all of this plays out and how long the Pot Rush can continue before we see a market correction. Even the marijuana industry will have cycles, it can't stay high forever... or can it? 

Please contact Sherpa Commercial Real Estate if you would like to discuss in the industry in more detail!

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Denver Commercial Real Estate Market Update - February 2015 

2/18/2015

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Picture250 Columbine in Cherry Creek is a Mixed Use Project that is Currently Under Construction www.250Columbine.com
The Denver Commercial Real Estate Market is incredibly healthy right now! We are experiencing strong property appreciation, new construction is well underway in many parts of the city, and Denver continues to gain national attention from investors for its healthy economy and desirable workforce.

While it is nice when we fill up our gas tanks to see how low fuel prices have fallen in recent months, falling energy prices are a source of uncertainty for both the Colorado and U.S. economies. While Colorado is much more economically diversified than it's been in the past, the oil and gas sector is a critical component to our economy and close attention needs to be paid to the economic impact of prolonged low energy prices.

A strong commercial real estate market is good in so many ways, however it also creates a number of challenges. Quality office and industrial space in the Denver metro area is increasingly hard to locate, lease rates and asking sales prices are increasing, and lease incentives from landlords are dwindling. 

As a result, if your lease is expiring in the next 12 months or you are considering relocating your business, it is critical to begin the search for new space as soon as possible to ensure you have options and to maintain leverage with your current landlord if you decide to renew. 

On the flip side, now is a terrific time to be a seller of commercial real estate! The market is full of local and national investors clamoring to add Denver properties to their portfolio. Interest rates remain historically low and with rate increases on the horizon, investors are actively seeking both stable and value-add opportunities.

New construction is occurring throughout the city with many of the most significant projects underway surrounding the core of Downtown Denver including sites at the Union Station redevelopment, just north of downtown Denver in the RiNo district, and in the Highlands. There are also many developments underway in Cherry Creek North and the DTC. Many of these projects are mixed use combining office, retail and apartments. 

Construction defect laws have significantly limited developers willingness to build condominium projects which is restricting supply and further fueling the residential market for lower priced product. These laws will most likely oversupply the multi-family market with apartments earmarked for condo-conversion in the future. With a repeal in the works, that could still take 12-18 months.

A strong community is the foundation of a strong economy. To further support our community, Sherpa Commercial is initiating a new Referral Program! Sherpa will donate 5% of fees earned from qualified referrals. Refer us a client who closes a transaction by the end of the 2nd Quarter 2015 and we will make a contribution to one of the following charities: The Wounded Warrior Project, The Denver Rescue Mission, or The Special Olympics.
 
Please contact me if you would like to learn more about our referral program, Sherpa's CRE services, or how I can assist with your individual commercial real estate needs. 

Best Regards, 

Braiden J. Welsh, MSRECM 
Sherpa Commercial Real Estate, Inc. | President
303.949.6443 | Brady@creSherpa.com | www.creSherpa.com 


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Cognilytics Subleases space at 1875 Lawrence St., Denver, CO

12/3/2014

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DENVER, CO - December 3, 2014 - Sherpa Commercial Real Estate, Inc. is pleased to announce a recent office lease transaction in Denver,  CO. Sherpa Commercial represented Cognylitics (http://cognilytics.com) in the sublease of 4,644 SF of office space in Downtown Denver at 1875 Lawrence St.

"By identifying functional office space in a very desirable location in LoDo, Cognylitics was able to take advantage of a below market rental rate with a lease term that will allow for flexibility as their business continues to grow", said Brady Welsh of Sherpa Commercial. 

1875 Lawrence St is home to the new Ardent Mills headquarters, which consumed 4-floors in the building earlier in the year. DPC Development Co. acquired 1875 Lawrence from Behringer Harvard Inc. in May of 2014 for $46.7 million. At the time of sale the property was only 49% occupied. DPC has been able to lease it up to almost 90% occupied in the last two quarters of 2014.

About Sherpa Commercial
Sherpa Commercial Real Estate, Inc. assists private capital investors, industrial and office tenants & owner-users, and institutional owners to purchase or lease commercial properties. Headquartered in Denver, CO, Sherpa Commercial is a trusted provider of commercial real estate services to local and national owners and users of office and industrial, office and retail space. Brokerage + Development + Consulting.

About Cognilytics, Inc.
Cognilytics is a global provider of decision sciences and advanced analytics solutions. We provide descriptive to predictive analytics services enabling our clients to analyze, visualize, and monetize data as a strategic asset. Utilizing cutting edge BI tools and advanced statistics and machine learning techniques, we deliver insights for converting Big Data into a monetizeable asset. Cognilytics' Decision Analyzer® provides a platform for the execution and management of advanced predictive models on high performance architectures (including Hadoop, HANA, and SGI UV).

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Takeaways from NAIOP Development ‘14

10/31/2014

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I’m finally going to do it! After every commercial real estate conference that I attend, I emerge from the Grand Ballroom of the conference hotel inspired and full of new ideas to grow my business and serve my clients better. I always take notes, grab flyers from service providers and sponsors, and occasionally take pictures of slides in the presentations as an earnest way to demonstrate my enthusiasm for the topic, which I intend to weave into my business.  Before the conference swag finds the bottom of my briefcase I’ve already moved on and always neglect to put pen to paper about the event.

There were 5 common themes through most of the presentations that will have a significant impact on commercial real estate  industry in the coming years.
-       E-Commerce
-       Millennial’s
-       Foreign Capital
-       Low CAP rates
-       Rising Interest Rates



But this time, I’m really going to do it. I’m finally going to take the time to write a post about the conference in an effort to not only relay some of the key messages from the conference but to try to make sense of where the commercial real estate industry is heading and to identify emerging opportunities.

Before I go to far, Development ’14 is NAIOP’s annual conference that attracts institutional, regional and local developers, commercial real estate brokers, asset management companies, lenders and other CRE professionals. The speakers at the sessions include C-level Executives of some of the worlds largest REIT’s and brokerage companies, professors from major universities and other esteemed industry leaders. It is truly the who’s who in the CRE development world and this year Denver received the nod to host.

The sessions that I attended were:
-       Beyond the Border: Foreign Investment in U.S. Real Estate
-       The Weakest Link: Benefits of Understanding the Supply Chain
-       CEO Insight: Heavy Lifting of Industrial Real Estate
-       Switching Gears from Traditional to Alternative Investment Options
-       The E-commerce Effect: How and Where Commercial Real Estate Will Next Develop
-       The New World: The Influence of Social Trends, Workforce Issues and Population Growth on Development

E-Commerce
Online and mobile shopping in the U.S. has increased at or above 18% annually for the past 3 years that that trend is expected to continue and grow significantly. If you look at emerging markets such as the Asia Pacific Region and Middle East, the numbers are off the chart. As a result, major retailers are making adjustments to their real estate portfolio to better align themselves with the demand for next-day (or even same-day) delivery of online purchases, the need to streamline the merchandise return process, are making improvements to warehousing systems and processes, and adopting multichannel and omnichannel retailing. In addition to a brick-and-mortor storefront, retailers are making significant investments in their digital storefront to accommodate the increased adoption of online and mobile shopping. Below are several of the many evolutions in the needs of retailers and warehousers of commodities.

E-Commerce Distribution and Fulfillment Centers
-       Automated inventory systems in warehouses that can utilize higher clear-height buildings
-       36’ clear is the new minimum and 40’ is preferred for BTS transactions
-       Can be labor intensive requiring increased parking ratios for employees
-       Increased trailer storage capabilities
-       Super flat floors for robotic pickers
-       Integration of mezzanine spaces for increased productivity
-       Sophisticated inventory management systems for automated picking, packaging and conveyor systems
-       Wider column spacing
-       Micro-DC's:
Preference to locate in downtown areas with high population densities
-       Foreign Trade Zones are preferred where available

Retail Properties

The modern consumer is embracing cross-channel retailing. They may see a product of interest in a catalog, go view it at a retail store and then shop the internet for reviews and the best pricing for the product. Often which channel they make the purchase will depend on delivery time. The discerning customer is also demanding multi-channel ways to return purchases as well.

This is putting increased pressure on retailers to embrace omni-channel retailing by providing a seamless and consistent experience between all of the potential channels a customer may interact with them. The various retail channels include brick and mortar, television, catalog, social media, e-commerce and m-commerce.

To adapt to these changes, retailers are reconfiguring store layout and sizes to involve the customer on a more intimate level. This may included touchscreens, in-store activities, and other new experiences.  Traditional retail stores may include more or less inventory depending on the product types. Also, there is a trend to re-purpose dark big box stores by flipping the uses to allow for more inventory/warehousing and less retail space.

When asked what is coming – the industry experts discussed ways for consumer to purchase online and pick-up on the same day in the store, online order fulfillment from retail locations or a fulfillment center to cut down on shipping time and duplicate inventory levels, direct-to-consumer shipments, and the ability to return online orders directly to the store. Efficient inventory management though all channels of distribution with be critical in a retailers success as e-commerce and m-commerce continue to transform the retail experience.

Millennial’s
One of the most significant drivers in the evolution of the CRE industry is the growing purchasing power by the Millennial generation. In case you’ve missed, it this identifies people born from the early 1980’s to the early 2000’s, also referred to as Generation Y. This generation grew up with the internet, watched their parents live through a significant recession, witnessed unprecedented foreclosure rates, experienced global terrorism at an unprecedented level and have seen long periods of wars in the Middle East.

One speaker referred to this generation as “Digital Natives” who embrace mobility, social integration, health & wellness, collaboration, are conservative, and have a global perspective on the world. Two commercial real estate segments that they are having a large impact on are multi-family housing and office space.

Impact on Multi-Family
-       Prefer smaller spaces in the urban core
-       Demand Wi-Fi capabilities
-       Embrace the ability to work remotely and like collaborative live/work space
-       Tend to rent vs own their home
-       Seek arts and culture

Impact on Office Space
-       Embrace collaborative type spaces
-       Value sustainable building practices and “green” spaces
-       Want the ability to work remotely reducing size requirements of office tenants
-       Appreciate a fun work environment that may feature flat screen TV’s, game and break spaces and exercise facilities.

One speaker did stress - do not overlook the power of Immigrants and Aging Boomers! These market segments have their own preferences that should not be overlooked.

Foreign Capital
The Globalization of the world’s economy has had a significant impact on financial markets, global trade and commerce. Advancements in technology and a world view of markets has also impacted the availability of foreign capital and demand by foreign investors for U.S. investment real estate. There are several key drivers for sovereign wealth funds, foreign pension funds, international investment banks and high net-worth families/royals investing in the U.S.:

-       Perception of Less Risk
-       Availability of Trophy Properties in key gateway coastal markets
-       Ability to obtain U.S. Green Cards for making investments

CAP Rates
In many top-tier U.S. markets, capitalization rates for investment real estate is at or approaching pre-recession levels. While this is great news for sellers of properties, many institutional investors have been forced to the sidelines because of compressing yields. Instead of chasing stabilized properties at incredibly low CAP rates, many are focused on development and build-to-suit transactions, deleveraging and securing long-term capital, by selling assets in non-core markets to re-align portfolios, disposing of excess land to fund development deals, and looking to reposition or create value in well located properties.

Even though many buyers are letting property values get ahead of fundamentals, developers for the most part have remained very disciplined. Part of this discipline has been moderated by stricter lending practices limiting speculative development and weary equity sources.

Interest Rates
This unprecedented low interest rate environment has proven beneficial in the U.S. recovery from the latest recession. Everyone clearly acknowledges that it cannot continue forever and incremental increases in rates are inevitable and could actually be a good thing for the market. Larger investment companies are quickly de-leveraging or are working to secure the longest-term fixed capital as possible.

Coincidentally on the day after the conference, the Federal Reserve announced “the end of quantitative easing” and its plans to increase interest rates as a result of sustained economic growth in the U.S. The FOMC also announced the end of its bond-buying program.

Any increases in rates should be incremental and moderately paced so not to shock the national and global markets.  The occurrence of a “World Event” could also delay the increase in interest rates even further.

Phew, I did it. I hope you found this post of interest and please feel free to contact me at 303.949.6443 or Brady@creSherpa.com if you would like to discuss in more detail. Please follow me on Twitter as well via @BradyWelsh_CRE for the latest local and national CRE industry news.


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Recent Lease Transaction - Wave Form Systems

9/22/2014

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FOR IMMEDIATE RELEASE:

Wave Form Systems Leases Industrial Space in Aurora, CO

Denver, CO - September 19, 2014: Sherpa Commercial Real Estate, Inc. is pleased to announce a recent industrial lease transaction in Denver,  CO. Sherpa Commercial represented WaveForm Systems (www.waveformsys.com) in the lease of office and warehouse space for their entrance into the Denver market. 

Headquartered in Beaverton, Ore., Wave Form Systems provides mobile medical technology services. Through a thoughtful site selection process, Brady Welsh of Sherpa Commercial, identified an optimal facility in close proximity to the Anschutz Medical Campus in Aurora, CO. 

"The ability to securely store, test and maintain their laser technologies and surgical equipment while remaining in close proximity to key customers was essential for Wave Form", according to Welsh. "We were able to identify and secure a facility that met those needs and allows for expansion opportunities as they grow in the Denver market."

About Sherpa Commercial: Located in Denver, Colorado, Sherpa Commercial Real Estate, Inc. assists private capital investors, industrial and office tenants & owner-users, and institutional owners to purchase or lease commercial properties. www.creSherpa.com

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Office + Industrial Subleasing Strategies

7/31/2014

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I am currently representing a technology company looking to expand their current offices into a more desirable location in downtown Denver. Because they are a start-up that's in high growth mode, they have a close eye on their burn rate and a shorter term lease is actually in their favor allowing for flexibility as the company evolves. As a result we are taking a hard look at the available sublease office space in the downtown Denver market.

I thought this would be a good opportunity to share some of my tips and thoughts on how to best negotiate a sublease and to highlight several areas to be careful with.

Why Sublease?

  • Can be an opportunity to secure below market lease rates.
  • The space is often furnished and wired for data and telecom.
  • New business or new to a market? A sublease can be a great way to test the waters.
  • Expecting growth and don't want to commit to too much space?

Key Terms
  • Mater Landlord - The Landlord on the original lease or "Master Lease".
  • Sublandlord - The Tenant that is looking to sublease out their office or industrial space.
  • Subtenant - The Tenant who is assumes the lease obligations of the Sublandlord.
  • Master Lease - The original lease - all terms and conditions of the sublease will be passed along to the Subtenant.
  • Sublease Agreement - Outlines the agreement between the Sublandlord and Subtenant.

Sublease Strategies

  • Can be an opportunity to secure lower cost space initially and simultaniously strike a direct lease for a longer term after the sublease expiration.
  • The Landlord may consider a lease buyout with the existing Tenant and will strike a new direct lease with you. This typically occurs if the new tenant is stronger financially and more "credit worthy".

Common Pitfalls to Watch Out For
  • Review the Master Lease carefully, the Subtenant is assumes all liability of that Lease.
  • What is the extent of your required Tenant Improvements? Carefully balance that with the remaining sublease term.
  • Options to Extend typically are not granted to Subtenant
  • Who maintains ownership of and is responsible for the removal of any office furniture
  • What is the age and condition of mechanical equipment servicing the space that the Tenant may be responsible for?
  • Who is responsible for restoration of space to the original condition at the end of the lease term. Review the Master Lease carefully.

Obviously this is a very general overview of several of the terms and strategies of a commercial sublease. Please contact Sherpa Commercial real Estate with specific questions or consult you own legal or real estate adviser.


Caveat - I am not an attorney and this is not to be construed as Legal Advise. Always seek legal advice for your individual situation and transaction.

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E-Commerce & It's Impact on Commercial Real Estate

6/12/2014

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The U.S. Industrial Market has recovered remarkably since the last recession especially in the coastal markets that are historically constrained for well-located Class A industrial product. As a result, industrial users have regained confidence in the U.S. economy and have begun to quickly expand their operations.

In many top-tier U.S. markets, absorption rates are on the rise, vacancy rates are compressing and capitalization rates are nearing pre-recession levels. A key driver of this absorption is the continued influence that e-commerce is having on the national and global Business-to-Consumer ("B2C") marketplace. Global online retail sales grew by 14.8% per year from 2007 to 2012 with an estimated total of $1.2 trillion in 2013. Retailers and third party logistics companies are desperatly seeking to capitilize on this trend by securing strategically located distribution facilities in high-density population centers in key markets.

In many cases retailers are adjusting their traditional brick-and-morter store strategies and focusing on online channels to improve delivery times, develop efficient return and exchange procedures and increase market penetration.
Success in the retail industry rests on inventory management and quick delivery times, as a result demand for well equipped and strategically located facilities is skyrocketing.

A growing trend towards three key property types is emerging across the U.S. and internationally:
- Mega e-fulfillment centers;
- Parcel hubs and delivery centers;
- Urban Logistics Centers


Please contact Sherpa Commercial Real Estate if you would like to discuss these emerging CRE trends, if you are a retailer in need of distribution facilities or traditional retail space, or are an investor looking to capitalize on the anticipated strong demand for well-located distribution facilities.

www.creSherpa.com | 303.949,6443

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Tornado Warning! Now What?

5/22/2014

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Tips for Office Tenants caught in a Tornado Warning

April Showers Bring May... TORNADOS! As we've seen over the past few days, tornado warnings can be a common occurrence in the Denver area in the spring. Just 6 years ago we had the largest tornado in Colorado history in the Windsor area in Northern Colorado.

A tornado warning is an alert by the National Weather Service confirming a tornado sighting and location. The Weather Service will announce the approximate time of detection and direction of movement. Wind will be 75 M.P.H. or greater.

DO:
  • Pull blinds or drapes closed, if time allows.
  • Get away from the perimeter of the building and exterior glass.
  • Leave your exterior office and close the door.
  • If you have a portable radio or flashlight, take it with you.
  • Go to a core location (central corridor, elevator lobby, enclosed stairwell, restroom).
  • Protect your head and eyes, lie flat, and make as small a target as possible. 
DO NOT: 
  • Use the elevators. 
  • Go to the first floor lobby or outside the building.
  • Touch any exposed wiring after the tornado passes.
IF YOU ARE IN TRANSIT IN THE BUILDING: 
  • Go to a stairwell for shelter.
  • Do not go to the first floor lobby or outside the building.
  • IF YOU ARE CAUGHT IN AN OUTSIDE PERIMETER OFFICE seek protection under a desk. 

I am not a tornado expert, so please use your own judgment. :0)
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    Author

    Brady Welsh is a Commercial Real Estate Professional in Denver, CO and the President of Sherpa Commercial Real Estate. In addition to industrial & office brokerage & development, he enjoys tracking the local and national CRE markets and sharing his thoughts and updates on the industry with this Blog. 


    Please feel free to contact him at Brady@creSherpa.com or 303.949.6443.

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