Re: [Coworking] The 3rdRail Society in Stratford, Ontario, Canada
Hey Rachel, You and your team are always welcome. We will be at your station to greet you ... literally. On Wed, Sep 26, 2012 at 12:55 PM, rachel young wrote: > > Beautiful website! Congrats on your opening, and we'll have to take the > train down to see you soon. > r. > > > * > rachel young > *rac...@camaraderie.ca > > *Find us in person:* > Camaraderie > 102 Adelaide St E 2nd Floor > Toronto, ON M5C 1K9 > (647) 861-4350 > > *Find us online:* > Website/blog <http://camaraderie.ca> and > Newsletter<http://bit.ly/camaraderienewsletter> > Google+ <http://bit.ly/CamaraderiePlus>, > Twitter<http://twitter.com/camaraderie> > , Facebook <http://bit.ly/9zv3Fx>, and > LinkedIn<http://bit.ly/CamaraderieGroup> > > *Be in business for yourself, not by yourself! * > *Continue the conversations you started on May 27* > *at FLCTO2 by joining the LinkedIn group <http://linkd.in/FLCTO>.* > * > * > *Are you a coworking commitmentphobe? * > *Try the Coworking Toronto Passport Program<http://bit.ly/CTOPassport2012> > * > *for a day pass to seven spaces for one price.* > * > * > > > > On 25 September 2012 20:33, bruce edward Whitaker wrote: > >> We are launching our coworking space to the world October 12th. >> Currently, the 3rdRail Society has 8 members, we are looking to expand to >> 20. >> Stratford is a city of 32,000, home to the Stratford Festival, 60 years >> of producing William Shakespeare's plays. >> Our space is on the second floor of the town's railroad station where >> Thomas Edison got his first job at the age of 16. >> >> Check us out at: www.3rdRail.ca >> >> Thanks, >> >> Bruce >> >> -- >> You received this message because you are subscribed to the Google Groups >> "Coworking" group. >> To view this discussion on the web visit >> https://groups.google.com/d/msg/coworking/-/chgbCV8qG5IJ. >> To post to this group, send email to coworking@googlegroups.com. >> To unsubscribe from this group, send email to >> coworking+unsubscr...@googlegroups.com. >> For more options, visit this group at >> http://groups.google.com/group/coworking?hl=en. >> > > -- > You received this message because you are subscribed to the Google Groups > "Coworking" group. > To post to this group, send email to coworking@googlegroups.com. > To unsubscribe from this group, send email to > coworking+unsubscr...@googlegroups.com. > For more options, visit this group at > http://groups.google.com/group/coworking?hl=en. > -- You received this message because you are subscribed to the Google Groups "Coworking" group. To post to this group, send email to coworking@googlegroups.com. To unsubscribe from this group, send email to coworking+unsubscr...@googlegroups.com. For more options, visit this group at http://groups.google.com/group/coworking?hl=en.
Re: [Coworking] The 3rdRail Society in Stratford, Ontario, Canada
Great to hear from you Chad. Of course, you are welcome to the launch party. There will be a special 3rdRail cocktail. On Tuesday, 25 September 2012 20:39:47 UTC-4, creativespace wrote: > > So pumped for you guys, Bruce! > > Chad Ballantyne > 705.812.0689 > ch...@thecreativespace.ca > > > On 2012-09-25, at 8:33 PM, bruce edward Whitaker wrote: > > We are launching our coworking space to the world October 12th. Currently, > the 3rdRail Society has 8 members, we are looking to expand to 20. > Stratford is a city of 32,000, home to the Stratford Festival, 60 years of > producing William Shakespeare's plays. > Our space is on the second floor of the town's railroad station where > Thomas Edison got his first job at the age of 16. > > Check us out at: www.3rdRail.ca > > Thanks, > > Bruce > > > -- > You received this message because you are subscribed to the Google Groups > "Coworking" group. > To view this discussion on the web visit > https://groups.google.com/d/msg/coworking/-/chgbCV8qG5IJ. > To post to this group, send email to cowo...@googlegroups.com > . > To unsubscribe from this group, send email to > coworking+...@googlegroups.com . > For more options, visit this group at > http://groups.google.com/group/coworking?hl=en. > > > -- You received this message because you are subscribed to the Google Groups "Coworking" group. To view this discussion on the web visit https://groups.google.com/d/msg/coworking/-/xZDLaPG42cIJ. To post to this group, send email to coworking@googlegroups.com. To unsubscribe from this group, send email to coworking+unsubscr...@googlegroups.com. For more options, visit this group at http://groups.google.com/group/coworking?hl=en.
[Coworking] The 3rdRail Society in Stratford, Ontario, Canada
We are launching our coworking space to the world October 12th. Currently, the 3rdRail Society has 8 members, we are looking to expand to 20. Stratford is a city of 32,000, home to the Stratford Festival, 60 years of producing William Shakespeare's plays. Our space is on the second floor of the town's railroad station where Thomas Edison got his first job at the age of 16. Check us out at: www.3rdRail.ca Thanks, Bruce -- You received this message because you are subscribed to the Google Groups "Coworking" group. To view this discussion on the web visit https://groups.google.com/d/msg/coworking/-/chgbCV8qG5IJ. To post to this group, send email to coworking@googlegroups.com. To unsubscribe from this group, send email to coworking+unsubscr...@googlegroups.com. For more options, visit this group at http://groups.google.com/group/coworking?hl=en.
[Coworking] Exchanges
I think one of the exciting possibilities for Coworking is exchanges. Perhaps, someone has given some thought to an exchange site whereby not only the desk at the space could be exchanged but the coworker's residence. We have started a coworking space (the 3rdRail Society) in a beautiful city, 1.5 hours outside of Toronto. Stratford is known for its Shakespearean theatre. Any thoughts? -- You received this message because you are subscribed to the Google Groups "Coworking" group. To view this discussion on the web visit https://groups.google.com/d/msg/coworking/-/__skgEAr8x0J. To post to this group, send email to coworking@googlegroups.com. To unsubscribe from this group, send email to coworking+unsubscr...@googlegroups.com. For more options, visit this group at http://groups.google.com/group/coworking?hl=en.
Re: [Coworking] Re: Cash Flow Projection - Review request?
I would be pleased to provide feedback. I have a background as a financial analyst and will be opening a space in Canada May 1st. Bruce On Thu, Mar 29, 2012 at 1:45 PM, Santiagor1@SoBeCoWorks < santiag...@coworkingbethlehem.com> wrote: > My first space is 990 sq ft w/ seating for up to 16, conference room for > up to 6, phone booth, shared small kitchen inside the main desk space area. > We will be cozy. > > I can expand to a second floor another 600 sq ft but I was reserving that > for private office space w/ small conference room. > > My thinking has been to keep cost low therefore prices afforable. > > I am in Bethlehem, PA with a population of 70,000. Our MSAh is the Lehigh > Valley which has a population of 750,000. > > Any thoughts, ideas, suggestions. > > Santiago > www.sobecoworks.com > > > > Sent from my iPhone > > On Mar 28, 2012, at 5:00 PM, OC Houston > wrote: > > > Liam, this will be our first space. We are currently only considering > > move-in ready spaces. This one has a full kitchen (with walk-in > > freezer) that is closed off. We could either have them update it or > > just create a smaller break-room. other than that there shouldn't be > > any additional work required. The smaller space we are considering is > > 2,900 square feet and would only need additional electrical drops. > > We'd be given an allowance for any improvements including the sign. > > > > The reason we're considering the larger space is because it fits our > > overall vision and business model. Even if we couldn't get government > > funding, we may be able to get SCORE or the SBDC to become "members" > > and provide space for their organizations. They could use it for > > incubators and/or weekly counseling sessions for our members. Just an > > idea that we will explore. > > > > Toni > > > > On Mar 28, 10:36 am, Liam Gooding > > wrote: > >> 11,000 sq ft is a big space. £60k (About $95,000) sounds about right to > me, if a little low. Forgive my ignorance but is this your first space? > >> > >> Our space is just under 2,000 sq ft and our first year needs £37k > assuming a worst case scenario with member acquisition. £10k of that was > refurb, but I kept that down by doing the majority of the labour myself. > Could easily have been £25k refurb (giving £52k needed). > >> > >> Thanks, > >> > >> Liam Gooding > >> he...@liamgooding.com > >> --- > >> Sent from my iPad > >> > >> On 28 Mar 2012, at 16:07, Alex Hillman > wrote: > >> > >> > >> > >> > >> > >> > >> > >>> We're in the process of doing our projections for an upcoming > expansion. It's a phased expansion that'll be just shy of 9000 square feet > when all's said and done. I'll post all of our numbers soon. > >> > >>> /ah > >>> indyhall.org > >>> coworking in philadelphia > >> > >>> On Wed, Mar 28, 2012 at 10:57 AM, Kevork M. Derderian < > kgam...@gmail.com> wrote: > >>> Hi, > >> > >>> I am an office building owner in Chicago and also run a real estate > company. I could look at and comment on real estate costs along with > general operating cost. I am not sure of labor costs in Houston but I > could compare with rates here in Chicago. If you would like me to do that > please email to k...@colltd.com This is by direct business email. > >> > >>> Kevork > >> > >>> On Tue, Mar 27, 2012 at 8:27 PM, OC Houston < > t...@theofficeconnexion.com> wrote: > >>> I am preparing a cash flow projection for a space that is 11,712 > >>> square feet. I thought I was being conservative considering the size > >>> of the space, but at the end of the second year I have almost $95K > >>> Cash on Hand. I would appreciate the eyes of a veteran space owner > >>> giving it a look. > >> > >>> -- > >>> You received this message because you are subscribed to the Google > Groups "Coworking" group. > >>> To post to this group, send email to coworking@googlegroups.com. > >>> To unsubscribe from this group, send email to > coworking+unsubscr...@googlegroups.com. > >>> For more options, visit this group athttp:// > groups.google.com/group/coworking?hl=en. > >> > >>> -- > >>> You received this message because you are subscribed to the Google > Groups "Coworking" group. > >>> To post to this group, send email to coworking@googlegroups.com. > >>> To unsubscribe from this group, send email to > coworking+unsubscr...@googlegroups.com. > >>> For more options, visit this group athttp:// > groups.google.com/group/coworking?hl=en. > >> > >>> -- > >>> You received this message because you are subscribed to the Google > Groups "Coworking" group. > >>> To post to this group, send email to coworking@googlegroups.com. > >>> To unsubscribe from this group, send email to > coworking+unsubscr...@googlegroups.com. > >>> For more options, visit this group athttp:// > groups.google.com/group/coworking?hl=en. > > > > -- > > You received this message because you are subscribed to the Google > Groups "Coworking" group. > > To post to this group, send email to coworking@googlegroups.com. > > To unsubscribe from this gr
Re: [Coworking] Cooperative vs corporation
Thanks Rachel. Very much appreciated. On Fri, Jan 20, 2012 at 11:20 AM, rachel young wrote: > > Hi Bruce, > > This topic has come up a few times. Have a look at the conversation > threads Coworking > Models<http://groups.google.com/group/coworking/browse_thread/thread/e0f42295c9facf73/be6e5b1323ef9cdf?lnk=gst&q=cooperative#be6e5b1323ef9cdf>and > Coworking > as a business vs > non-profit<http://groups.google.com/group/coworking/browse_thread/thread/a93c9d37cf0caa9e/9104387c617bd323?lnk=gst&q=cooperative#9104387c617bd323>, > or do a search in the group for "cooperative" or "co-op" There is some > good info in those discussions. > r. > > > * > rachel young > *rac...@camaraderie.ca > > *Find us in person:* > Camaraderie > 102 Adelaide St E 2nd Floor > Toronto, ON M5C 1K9 > (647) 861-4350 > * > * > > On 20 January 2012 11:12, bruce edward whitaker wrote: > >> Hello all, >> >> What has been the legal entity that the most of you have created to >> manage the workspace (e.g. cooperative, corporation, etc.)? >> >> -- > You received this message because you are subscribed to the Google Groups > "Coworking" group. > To post to this group, send email to coworking@googlegroups.com. > To unsubscribe from this group, send email to > coworking+unsubscr...@googlegroups.com. > For more options, visit this group at > http://groups.google.com/group/coworking?hl=en. > -- You received this message because you are subscribed to the Google Groups "Coworking" group. To post to this group, send email to coworking@googlegroups.com. To unsubscribe from this group, send email to coworking+unsubscr...@googlegroups.com. For more options, visit this group at http://groups.google.com/group/coworking?hl=en.
[Coworking] Cooperative vs corporation
Hello all, What has been the legal entity that the most of you have created to manage the workspace (e.g. cooperative, corporation, etc.)? -- You received this message because you are subscribed to the Google Groups "Coworking" group. To post to this group, send email to coworking@googlegroups.com. To unsubscribe from this group, send email to coworking+unsubscr...@googlegroups.com. For more options, visit this group at http://groups.google.com/group/coworking?hl=en.
Re: [Coworking] Re: TIPS on negotiating a lease to create a cowork space
Thanks all. Your euggestions are excellent ones. One additional question, have any of you considered exchanges whereby someone may be willing to exchange their home + working space for a period of time? On Fri, Jan 20, 2012 at 2:12 AM, Jerome Chang wrote: > In broker terms, free rent is "rent abatement". Rent abatement, [less] > security deposit, TI [tenant improvement] allowance, etc. are all "lease > concessions". All those are just different ways you can generate favorable > lease terms. Some landlords are more willing to give cash equivalent terms > (ie., rent abatement) than actual cash (ie., TI allowance). A broker will > sniff out those motivations. > > > Jerome > __ > BLANKSPACES > "work FOR yourself, not BY yourself" > > www.blankspaces.com > ph: 323.330.9505 | 5405 Wilshire Blvd (2 blocks west of La Brea) Los > Angeles, CA 90036 > > On Jan 19, 2012, at 11:10 AM, bruce edward Whitaker wrote: > > Thank you all. Wonderful advice! > > We have been offered 3 months free rent because of the situation of the > landlord - the space is above an old railroad station and hasn't been > rented for almost two years. I am thinking that we can propose a 1 year > lease and keep the 2 year as a back-up to get more favorable pricing. > > As for an investment in furnishing the workspace, we are entering into an > agreement with the local municipality/economic development and a government > funding source for corporate memberships allowing them to use the space > within defined parameters. This way we don't have a loan and can get > recurring rent from them each year. > > Like your idea of a full service lease making the prediction of cash flows > that much easier. > > Also appreciate the comment around security for the doors. > > Will also factor in the security deposit. Thanks. > > Does anyone have a lease template as the landlord has asked me to make an > offer? > > Bruce > > On Thu, Jan 19, 2012 at 1:29 PM, Bruce Yang wrote: > >> In regards to leases, wouldn't it be better to get a longer term lease? >> >> Let's say you get a 1 year lease at $40sf. Then a year passes and market >> rates go up to $43, then $45 etc. That can have a very real and huge impact >> on your space. the economics rapidly change with even a few dollars per sf >> change. >> >> Invesment: Let's assume you spend $20K on furnishing your new coworking >> space. There is almost no way you can earn back that amount in the first >> year. If you have to move after 1 year, you have to start all over. >> >> A good reason to get a short lease is If you have put a personal >> guarantee on the lease... That's scary and a 1 yr lease lessens your >> liability. >> >> Try to get a full service lease. That simplifies planning by a lot. You >> basically pay 1 amount for "everything". >> >> Also don't forget to consider security deposit. For a company with no >> operating history and no assets, a landlord might ask for 6 months security >> deposit. A sublease might ask for 1-3 months. >> >> I'm curious about months of free rent. Is this normal? How many free >> months did you guys get? >> >> Bruce >> >> On Jan 19, 2012, at 12:06 PM, Angel Kwiatkowski >> wrote: >> >> > Best if you have a commercial Realtor. It's never too late to get one >> > to help with your lease negotiations. >> > - length of lease (1 or 2 years). >> > I think a new space should try to get as short as possible. Our first >> > 2 leases were each 1 year. Now that we're more established, we are on >> > a 2 year. >> > - is insurance included and what does it include? >> > You'll likely need to get your own insurance to cover your belongings >> > in the space. You can also have your members who leave property in the >> > space get their own renter's insurance >> > - what about taxes and utilities. >> > You'll need to be real clear about what extras you have to pay on top >> > of rent. I've been lucky to get a "Gross" lease each time which means >> > I write one check each month and it includes, rent, utilities etc >> > except internet which we pay for separately. A NNN lease can be a >> > nightmare especially if they don't have an accurate estimate of what >> > heat/gas/electric/water/trash might cost each month. A NNN lease can >> > add almost 50% extra to the price of your monthly rent. Landlords also >> > pass their property taxes and building improvements on to you in
Re: [Coworking] Re: TIPS on negotiating a lease to create a cowork space
Thank you all. Wonderful advice! We have been offered 3 months free rent because of the situation of the landlord - the space is above an old railroad station and hasn't been rented for almost two years. I am thinking that we can propose a 1 year lease and keep the 2 year as a back-up to get more favorable pricing. As for an investment in furnishing the workspace, we are entering into an agreement with the local municipality/economic development and a government funding source for corporate memberships allowing them to use the space within defined parameters. This way we don't have a loan and can get recurring rent from them each year. Like your idea of a full service lease making the prediction of cash flows that much easier. Also appreciate the comment around security for the doors. Will also factor in the security deposit. Thanks. Does anyone have a lease template as the landlord has asked me to make an offer? Bruce On Thu, Jan 19, 2012 at 1:29 PM, Bruce Yang wrote: > In regards to leases, wouldn't it be better to get a longer term lease? > > Let's say you get a 1 year lease at $40sf. Then a year passes and market > rates go up to $43, then $45 etc. That can have a very real and huge impact > on your space. the economics rapidly change with even a few dollars per sf > change. > > Invesment: Let's assume you spend $20K on furnishing your new coworking > space. There is almost no way you can earn back that amount in the first > year. If you have to move after 1 year, you have to start all over. > > A good reason to get a short lease is If you have put a personal guarantee > on the lease... That's scary and a 1 yr lease lessens your liability. > > Try to get a full service lease. That simplifies planning by a lot. You > basically pay 1 amount for "everything". > > Also don't forget to consider security deposit. For a company with no > operating history and no assets, a landlord might ask for 6 months security > deposit. A sublease might ask for 1-3 months. > > I'm curious about months of free rent. Is this normal? How many free > months did you guys get? > > Bruce > > On Jan 19, 2012, at 12:06 PM, Angel Kwiatkowski > wrote: > > > Best if you have a commercial Realtor. It's never too late to get one > > to help with your lease negotiations. > > - length of lease (1 or 2 years). > > I think a new space should try to get as short as possible. Our first > > 2 leases were each 1 year. Now that we're more established, we are on > > a 2 year. > > - is insurance included and what does it include? > > You'll likely need to get your own insurance to cover your belongings > > in the space. You can also have your members who leave property in the > > space get their own renter's insurance > > - what about taxes and utilities. > > You'll need to be real clear about what extras you have to pay on top > > of rent. I've been lucky to get a "Gross" lease each time which means > > I write one check each month and it includes, rent, utilities etc > > except internet which we pay for separately. A NNN lease can be a > > nightmare especially if they don't have an accurate estimate of what > > heat/gas/electric/water/trash might cost each month. A NNN lease can > > add almost 50% extra to the price of your monthly rent. Landlords also > > pass their property taxes and building improvements on to you in a NNN > > so they make me real nervous most times. > > - improvements to be included. > > Yes, you'll need to make sure that each party's responsibilities are > > fairly and accurately represented. What out for phrases like "tenant > > will pay for any repairs or maintenance on plumbing, heating, > > electric." <also a crappy part of NNN leases. > > - months of free rent. > > Of course. > > - security of location. > > Try to get your landlord to buy the access system that you choose for > > the building. You likely won't take it with you when you leave. My new > > landlord threw down $2,000 for our electronic locks b/c he knows he'll > > keep them if we leave and it makes his property management easier with > > multiple tenants. > > - etc., etc. > > > > Long story short--get a commercial Realtor. You won't pay them > > anything, the landlord will :) > > > > On Jan 17, 2:43 pm, bruce edward whitaker > > wrote: > >> We are about to put in an offer on a vacant space to house a new > >> coworking group. Any and all items to include in the offer would be > >> very much appreciated. Some that I can think of: > >> > >>
Re: [Coworking] TIPS on negotiating a lease to create a cowork space
What term of lease have most of your signed? Rachel's point is a great one as we just found out the space next to us will be available soon. Thanks all. Will let you know how it goes. Bruce On Tue, Jan 17, 2012 at 6:16 PM, Joshua Marpet wrote: > doing this on my phone sorry. Lookup triple net single net and gross lease > understand what the differences are > On Jan 17, 2012 4:43 PM, "bruce edward whitaker" > wrote: > >> We are about to put in an offer on a vacant space to house a new >> coworking group. Any and all items to include in the offer would be >> very much appreciated. Some that I can think of: >> >> - length of lease (1 or 2 years). >> - is insurance included and what does it include? >> - what about taxes and utilities. >> - improvements to be included. >> - months of free rent. >> - security of location. >> - etc., etc. >> >> Even better if anyone has a lease I would love to see it. >> >> Hoping everyone is well today. >> >> Bruce >> >> -- >> You received this message because you are subscribed to the Google Groups >> "Coworking" group. >> To post to this group, send email to coworking@googlegroups.com. >> To unsubscribe from this group, send email to >> coworking+unsubscr...@googlegroups.com. >> For more options, visit this group at >> http://groups.google.com/group/coworking?hl=en. >> >> -- > You received this message because you are subscribed to the Google Groups > "Coworking" group. > To post to this group, send email to coworking@googlegroups.com. > To unsubscribe from this group, send email to > coworking+unsubscr...@googlegroups.com. > For more options, visit this group at > http://groups.google.com/group/coworking?hl=en. > -- You received this message because you are subscribed to the Google Groups "Coworking" group. To post to this group, send email to coworking@googlegroups.com. To unsubscribe from this group, send email to coworking+unsubscr...@googlegroups.com. For more options, visit this group at http://groups.google.com/group/coworking?hl=en.
[Coworking] TIPS on negotiating a lease to create a cowork space
We are about to put in an offer on a vacant space to house a new coworking group. Any and all items to include in the offer would be very much appreciated. Some that I can think of: - length of lease (1 or 2 years). - is insurance included and what does it include? - what about taxes and utilities. - improvements to be included. - months of free rent. - security of location. - etc., etc. Even better if anyone has a lease I would love to see it. Hoping everyone is well today. Bruce -- You received this message because you are subscribed to the Google Groups "Coworking" group. To post to this group, send email to coworking@googlegroups.com. To unsubscribe from this group, send email to coworking+unsubscr...@googlegroups.com. For more options, visit this group at http://groups.google.com/group/coworking?hl=en.
[Coworking] International exchanges
Anyone know if international cowork exchanges are occurring? Would love to set-up an exchange whereby a workspace and home in one location would be exchanged for a workspace and home in another location for 2 weeks to 6 months. -- You received this message because you are subscribed to the Google Groups "Coworking" group. To post to this group, send email to coworking@googlegroups.com. To unsubscribe from this group, send email to coworking+unsubscr...@googlegroups.com. For more options, visit this group at http://groups.google.com/group/coworking?hl=en.
[Coworking] starting my own co-work environ above a railroad station
hello all, just moved from a large city (toronto - 3M) to a small city (stratford - 30k) and craving for some intellectual connection. thinking about setting up a co-working environ. any suggestions? -- You received this message because you are subscribed to the Google Groups "Coworking" group. To post to this group, send email to cowork...@googlegroups.com. To unsubscribe from this group, send email to coworking+unsubscr...@googlegroups.com. For more options, visit this group at http://groups.google.com/group/coworking?hl=en.
