Avoid Tenant Improvement Cap Ex Spending - Lance-LLC

Avoid Tenant Improvement Cap Ex Spending
Tenant Improvements Funding Solution (“TIFS”)
KEY OBJECTIVES FOR MAJOR CORPORATE TENANTS
Secure all funding for TI capital expenditures from the landlord,
whether in new installations or for renewals / retrofits
Ensure cost of funds is at or lower than after-tax WACC
Avoid book depreciation
Maintain cash for investment; increase profits / earnings and shareholder value
Basic Structure
TIFS is the funding of ‘above-market’ Tenant Improvements (“TI”)
Landlord provides all TI funding at the inception or renewal of a lease, including
both the usual TI contribution and all additional hard, soft, and moving costs
Tenant pays additional rent via a Supplemental Lease to the existing space
lease; the additional rent is structured to self-amortize over the lease term…
the new rent is entirely tax-deductible
Highlight Tenant Benefits
Avert cap ex spend on TI assets that are not revenue generative and have no
terminal value; financial institutions maintain capital adequacy ratios
After-tax, leasing is less expensive than corporate WACC, and usually debt
For tax, replace depreciation and end-of-lease acceleration with fully deductible
self-amortizing TI lease rent
For book, avoid depreciation altogether
Invest capital in the business, not into TI at 70-80% after-tax NPV loss
Provide material benefits to both cash position and P&L earnings
Financial Impact
Typically, $30-100 per SF of leased space
For the typical large lease, $10 million or more
Lance Capital LLC
212-541-2444 | 405 Lexington Avenue, 26th Floor | New York, NY 10174
Richard Podos
John O’Rourke
Lola Bellini
[email protected]
[email protected]
[email protected]
Adam Seiber
Michael Dow
Steve Kaufman
[email protected]
[email protected]
[email protected]
Avoid Tenant Improvement Cap Ex Spending
Tenant Improvements Funding Solution
Typical Large Lease at Inception
Rent
Landlord
Owner
Space Lease
TI $
Owner
Cap Ex $
Landlord’s TI
(LL-TI)
Building
Tenant
Owner
Tenant’s
Owned TI (TO-TI)
New or Renewal Lease: TIFS Structure at Inception
Rent and TI Rent
Space Lease
Landlord
Tenant
TI Lease
Owner
Building
TI $
Owner
LL-TI #1
(market)
TI $
Owner
LL-TI #2
(above-market)
Lance Capital LLC
212-541-2444 | 405 Lexington Avenue, 26th Floor | New York, NY 10174
Richard Podos
John O’Rourke
Lola Bellini
[email protected]
[email protected]
[email protected]
Adam Seiber
Michael Dow
Steve Kaufman
[email protected]
[email protected]
[email protected]