{"id":1138,"date":"2015-03-30T14:24:00","date_gmt":"2015-03-30T14:24:00","guid":{"rendered":"https:\/\/www.sherin.com\/real-estate\/2015\/03\/30\/rooftop-leasing-landlords-look-before-you-leap\/"},"modified":"2021-09-21T19:46:18","modified_gmt":"2021-09-21T19:46:18","slug":"rooftop-leasing-landlords-look-before-you-leap","status":"publish","type":"post","link":"https:\/\/www.sherin.com\/real-estate\/2015\/03\/30\/rooftop-leasing-landlords-look-before-you-leap\/","title":{"rendered":"Rooftop Leasing \u2013 Landlords, Look Before You Leap!"},"content":{"rendered":"

This month\u2019s edition of <\/span>Shopping Centers Today<\/em>, the magazine of the International Council of Shopping Centers, Inc., features an article with the teaser \u201c<\/span>Higher Income \u2013 Landlords are Harnessing their Rooftops to Boost Profits<\/a><\/span>,\u201d noting that building owners are maximizing rooftop use in a variety of ways \u2013 everything from roof decks, to cell towers and solar arrays, to <\/span>theme parks<\/a><\/span> and <\/span>open space parks<\/a><\/span>. While it\u2019s tempting to seek to turn otherwise unproductive space into cash, building owners looking to make the leap should consider the following factors:<\/span><\/p>\n

<\/p>\n

Whose Roof is it, Anyway<\/span>?
\nIf you\u2019re a building owner, the obvious answer might be \u201cmine \u2013 I can do whatever I want up there.\u201d\u00a0 Not so fast.\u00a0 If a building has tenants, the care, custody and control of the roof during the lease term might not reside exclusively with the landlord.\u00a0 For example, consider a large shopping center with big box anchors at both ends, smaller in-line tenants in the middle, and a couple of restaurant outparcels.\u00a0 Anchors and restaurant pad tenants often own their own structures during the lease term, and therefore may have exclusive rights to the roof.\u00a0 The in-line tenants probably have lesser rights, but landlord\u2019s dominion over the roof under each lease should be confirmed including provisions that may permit tenants to install antennas, or grant access to roof-mounted HVAC or other utilities.\u00a0 In some cases, responsibilities for roof maintenance are bifurcated, with the landlord taking on structure and replacement, and the tenant taking on routine maintenance.<\/p>\n

Roof Condition and Maintenance Considerations<\/span>.\u00a0 Building owners should consider making major repairs or replacements before any rooftop improvements are installed to avoid disruptions later.\u00a0 Many rooftop utility leases contain monetary penalties (usually tied to minimum power generation requirements in a power purchase agreement) against landlords who cause shutdowns.\u00a0 In addition, rooftop leases should make the tenant responsible for any roof damage caused by their equipment or personnel.\u00a0 Landlords should require tenant to hire landlord\u2019s original roofing contractor to make any roof penetrations and perform all repairs so as not to void any roof warranty.<\/p>\n

Taxes, CAM and Insurance <\/span>\u00a0\u00a0Building owners should determine whether a separate tax assessment is available for the rooftop equipment, and should obligate the rooftop tenant to pay any impositions.\u00a0 If separate assessment is not available, the rooftop lease should allocate the taxes between landlord and tenant, since the value of the rooftop improvements compared to the building value can be significant.\u00a0 In a multi-tenant situation, the landlord must consider impacts on CAM charges.\u00a0 Many shopping center leases include provisions requiring landlords to use any income derived from the common areas to offset CAM costs, making the rooftop lease less of a money maker and more of an accounting hassle.\u00a0 Insurance issues should also be addressed \u2013 the rooftop tenant should insure its own equipment.\u00a0 Landlords should check with their insurance agents to be certain there will be no increase in premium for insuring the building resulting from having an installation on the roof, particularly one like a solar array that generates electricity.\u00a0 Lastly, building owners should also take care to avoid obligations to rebuild after a casualty solely to satisfy the requirements of a rooftop lease.<\/p>\n

Security Issues<\/span>.\u00a0 Many rooftop installations, such as cell phone antennas (and the small indoor equipment areas that often serve them), must be accessible to the roof tenant 24\/7.\u00a0 How will that be accomplished?\u00a0 Is there dedicated access, or will maintenance workers be traipsing through my office building at all hours?\u00a0 Some tenants \u2013 such as financial services or government tenants — may have security concerns with such an arrangement.<\/p>\n

End of Term Issues<\/span>.\u00a0 Any rooftop lease should be clear as to who owns the rooftop installation at the end of the terms, and whose obligation it is to remove it.\u00a0 Removal and disposal<\/a><\/span>\u00a0of items such as solar panels may be expensive.\u00a0 Prudent landlords should try to negotiate security for removal costs (bonds, letters of credit, cash security or guaranties) to be sure the money to remove the equipment is available.<\/p>\n

Hidden Traps for the Unwary<\/span>.\u00a0 Rooftop leases may have unintended consequences.\u00a0 For example, some rooftop installations (such as solar panels) are funded through governmental grants.\u00a0 These grants may require both landlord and tenant to adhere to rules completely unrelated to the subject matter of the lease.\u00a0 In one instance, a governmental grant would have required the recipient to participate in affirmative action hiring programs \u2013 which could have affected the hiring practices of a major retailer.<\/p>\n

Despite these hurdles, making use of a roof often just makes good sense.\u00a0 As with any new business endeavor, you should do your homework, review the leases, learn the details, and analyze how those details affect your particular situation.<\/p>\n

\u201cHigher Income \u2013 Landlords are Harnessing their Rooftops to Boost Profits<\/a>,\u201d reproduced by permission of Shopping Centers Today, a publication of the International Council of Shopping Centers.<\/em><\/p>\n","protected":false},"excerpt":{"rendered":"

This month\u2019s edition of Shopping Centers Today, the magazine of the International Council of Shopping Centers, Inc., features an article with the teaser \u201cHigher Income \u2013 Landlords are Harnessing their Rooftops to Boost Profits,\u201d noting that building owners are maximizing rooftop use in a variety of ways \u2013 everything from roof decks, to cell towers […]<\/p>\n","protected":false},"author":9,"featured_media":5634,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_monsterinsights_skip_tracking":false,"_monsterinsights_sitenote_active":false,"_monsterinsights_sitenote_note":"","_monsterinsights_sitenote_category":0,"footnotes":"","_links_to":"","_links_to_target":""},"categories":[],"tags":[],"class_list":["post-1138","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry"],"acf":[],"yoast_head":"\nRooftop Leasing \u2013 Landlords, Look Before You Leap! - Real Estate<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.sherin.com\/real-estate\/2015\/03\/30\/rooftop-leasing-landlords-look-before-you-leap\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Rooftop Leasing \u2013 Landlords, Look Before You Leap! 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