Posts Tagged ‘starting a retail business’

READ THIS BEFORE YOU ENTER INTO A LEASE AGREEMENT FOR YOUR STORE

Saturday, September 25th, 2010

Who Pays When Operating Expenses Increase?

Expense escalations are relevant when the landlord is paying a base level of expenses and when the tenant is paying expenses. With a typical gross lease, the landlord pays all expenses and the tenant pays expenses in excess of a base level. (Gross leases are atypical for retail.) The base level is typically the operating expenses for the year the lease is signed. The “expense escalations”, would be expenses in excess of this base level which the tenant is responsible for paying.

Caps on Increases?

Some leases also provide a cap on increases in expenses. To provide more certainty for the tenant’s cost of occupancy, the tenant may request that property tax increases do not exceed 5% in any year. Property tax increases can be enormous in some states. For example, initial property tax assessments in Texas for retail buildings have increased by 20% to 100% for many retail building owners. In many cases, these large initial assessments have been successfully reduced to a level much closer to the prior year’s value.

Cap Example

However, the property tax assessment process can be arbitrary at times. If the property taxes did increase by 20% or 100%, the landlord would be responsible for the increase in excess of 5% for the example given. There are also sometimes expense escalation caps for utilities, insurance, total expenses and other items.

Co-tenancy Termination Clause

A co-tenancy clause for retail defines a tenant’s right to terminate the lease if another tenant ceases operations. For example, consider a grocery anchored neighborhood shopping center. Let’s assume Kroger’s, a nationally known grocery retailer, is the anchor. Bob’s dry cleaner store decides to lease space in the center because it believes the Kroger versus will draw all a large volume of traffic. There’s an agreement to pay rent commensurate with the traffic which should be generated by Kroger. However, five years after the center is built Kroger decides to “go dark”.

Can You Terminate the Lease?

In other words, it ceases operations at this location. A co-tenancy clause would provide Bob an option to terminate his lease. There will typically be a defined period for terminating the lease based upon the co-tenancy clause.

Eminent Domain

Eminent domain is the right of government to take private property. Historically, eminent domain was limited to taking private property for public purposes. However, the US Supreme Court expanded eminent domain to include taking private property for private uses. In most cases, property owners are compensated for “takings” through eminent domain.

Eminent Domain Issues

Issues related to leasing retail space include who retains compensation for a leasehold estate, what happens if eminent domain takes an amount of parking which makes operation of the Senate set retail center impractical and are there any rent abatements during construction related to a partial taking of the retail center.

Leasehold Estate

A leasehold estate is a tenant’s interest in real estate obtained through a lease. A leasehold estate becomes meaningful when contract rent is substantially lower than market rent. Having the right to use retail space for a payment well below market rent has value. In the event of a complete taking up (when the government takes the entire retail center) the lease needs to address proceeds of the tenant’s leasehold estate. Do they belong to the tenant or to the landlord?

Partial Taking

In any “partial taking”, the government only takes a portion of the retail center. This may or may not include any portion of the building. For the sake of discussion, let’s assume a retail center with 10,000 ft.² and 50 parking spaces. The 50 parking spaces are in two rows of 25. One row is along the street and one row is along the front of the building. The current amount of parking is just barely adequate. The condemnation will “take” the 25 parking spaces along the street. This leaves the property with only 25 parking spaces, or about half of what is necessary. The lease needs to define the rights and responsibilities of both the tenant and the landlord in event of a partial taking.

Pay Rent During Road Construction?

Consider addressing the payment of rent during road construction related to eminent domain. Most leases are silent on this point. In many cases, the loss of business due to construction is not compensated. The landlord must pay his expenses and mortgage payment during construction. The tenant’s sales often decline precipitously during construction. There is no easy answer to equitably address this issue.

The Market Research and Consulting division of O’Connor & Associates provides information necessary to make decision to commercial real estate professionals. Occupancy and Rental Data, ownership and management information are routinely gathered for four major land uses – multifamily, office, retail and industrial. This information allows investors to compare competitive properties, facilitate business decisions and track market and submarket performance. In addition the data is useful to brokers who for example continually monitor Houston retail space leasing, Houston office space leasing, Houston industrial space leasing, Houston apartments, Dallas apartments, Ft. Worth apartments, Austin apartments, and San Antonio apartments.

At Retailers Forum Magazine we want our readers to be well armed with knowledge and information when it comes to running their businesses. For almost 3 decades we have been the leader in news and information along with the largest variety of wholesale merchandise sources in the country.

WHAT HOURS AND DAYS SHOULD YOUR RETAIL STORE BE OPEN?

Saturday, September 25th, 2010

Should you be open every day? Should you close at noon on Saturday? There is actually a way to figure this out. Your Profit Per Hour will shoot straight up, and it won’t take long at all.

When we first opened our retail store ten years ago, we tried to figure out what our business hours were. So I had a brainstorm, and here it was.

Nobody that owned a retail store in our area was open before 9 AM, and most closed at 8 PM.

Since I was working in the store alone, this made for very long days. I didn’t mind the hours as long ads they were profitable, but dead time was to be avoided.

So I opened the store at 8 AM, and closed it at 9 PM, and kept records of when I made sales in the store. I only recorded sales above one hundred dollars, because they were really the only sales that were profitable. I recorded the time I wrote up the sale.

At the end of thirty days, I noticed something; I only made one sale, that entire month, after six PM. Your experience may be different, but that was mine.

It took a little longer to figure out that even though I made sales before ten AM, they were almost all small sales, that weren’t profitable. So I started opening at ten AM.

In our community, no small retailers are open on Sunday. So, even though I was open, nobody even called the store on Sunday. So after a month, Sunday became my day off.

Saturday was fickle. Most Saturdays, nobody came in after two PM. So what I would do is put 2 PM as the time we close in our ads (mostly to give me the option of closing ten), but I usually stayed a couple of hours after that.

Eventually, we just closed at 2 PM on Saturday, but would stay longer if someone called us and said that they couldn’t make it in by our closing time. Of course, these appointments are always profitable. It’s very hard for a customer no to buy from you when you keep the store open…just for them.

So, the best way to determine your best store hours is to be open as long as possible for a month, and let the customer’s buying habits determine when you should be open.

Additionally, your store hours should be posted in front of your store, and should be visible from the street. If people have to pull into your parking lot, and go up to your front door, jusdt to find out that you are closed, they will resent it. It isn’t fair perhaps, but they won’t be happy about it. So I recommend a lighted “OPEN” sign that can easily be seen from the street, and store hours that are also visible from the street.

The author invites you to visit: http://local-small-business-advertising-marketing-book.com. For almost 3 decades, Retailers Forum has been helping independent retail stores run their businesses. In addition to great articles and information, we present the largest selection of wholesale merchandise sources anywhere!

KEEPING YOUR TRADITIONAL RETAIL BUSINESS MODERN AND PROFITABLE

Saturday, September 25th, 2010

Online businesses have forever changed the way we purchase products and services. Virtual shopping is fast, convenient and cheap, but that does not make it superior to the traditional retail model. In fact, the majority or consumers still do most of their shopping in brick and mortal stores. However, there are many things traditional sellers can learn from cyber sellers that can help them compete in this ultra competitive environment.

The most famous anti-technology movement in history occurred in England in the nineteenth century. The Luddites were a group of textile artisans who had lost their jobs during the Industrial Revolution. They feared that increased technology would eventually put everyone out of work, so they protested by smashing machinery. We mention this brief historical episode because many retail business owners look askance at any suggestion that they introduce new technology. No, they don’t go around trashing mechanized looms like the Luddites, but they often refuse to embrace new technologies that would allow them to compete.

More often than not, anti-technology owners use the excuse that their customers like things the way they are. But the truth is that they are often the ones who fear change. After all, more than eighty percent of US shoppers have purchased an item on the internet and more than ninety percent surf the Web. In short, the overwhelming majority of Americans have accepted and embraced this new technology. Now it’s your turn. The best way to start embracing new technology is to accept your customers’ credit card payments.

The most obvious advantage of retail stores is that consumers like to see, touch, and sometime even try a product out before they buy it. No matter how far the technology advances, an online store can never offer a tactile option. Traditional retail establishments also offer (or should offer) superior customers service. Experienced salesmen should be able to answer any question the shopper has. There is also the fact that buying goods on the internet can be dangerous. Virtual crimes like identity theft are at an all time high and most online shoppers worry that a cyber crook will intercept their credit card information and access their accounts. Obviously, that is not an issue at a regular retail store.

But one area of immediate concern is waste and inefficiency. You see, the only way a virtual business can hope to compete with a traditional one is by being far more efficient. And they are. Huge online retailers like Amazon.com and Apple are virtual models of efficiency (no pun intended). They excel by offering competitive prices, state-of-the-art logistics, and superior customer service and support.

Now, we are not suggesting a complete overhaul. Most traditional businesses have certain areas where they excel. Perhaps they have a knowledgeable staff or they do a good job getting the word out when there is a sale. But where most of these stores fall woefully behind is in basic in-store technology.

No, we are not taking about creating a website or selling products on the internet. That may be an attractive option down the road, but before you offer your wares to the world, you must get your own house in order. And that means implementing a few contemporary technological systems, standards and techniques.

One of the most popular strategies traditional business of all sizes can utilize to improve efficiency is to open a merchant account. We know, it sounds complicated. But today’s merchant accounts are easy to apply for, and come with state of the art hardware and software. When you open a merchant account, you can accept your valued customers’ credit card and debit card payments, making it less likely for them to turn to a competitor. Cash only establishments are headed the way of the horse and buggy. So one of the most effective ways to stay competitive is to start exploring your merchant account options today.

No matter the size, all stores must keep a close eye on inventory, expenses, and the staff. Modern technology can help any business monitor all three. Of course, there is no need for an overnight change. We suggest that you introduce new technologies gradually so that the staff can become comfortable with them. If you are having trouble correctly implementing a new system, it may be a good idea to contact your merchant account provider’s customer service representative. These trained experts can provide the support and help you need to implement your new technology.

The author invites you to visit: http://www.nabancard.com. This informative article brought to you by the number one magazine for wholesale merchandise in the USA, Retailers Forum Magazine.

OPENING YOUR OWN DOLLAR STORE BUSINESS

Tuesday, October 27th, 2009

When you start a dollar store there will be some days when it literally seem impossible to handle everything that’s coming at you. There are customers everywhere. Your store looks like a runaway car drove down and through every aisle. An employee will call in sick at the last minute and of course, no one is available to cover their shift—except you of course. Then a shipment of freight arrives with no forewarning, and the driver is eager to move on to the next stop as quickly as possible. So what do you do?

Start by getting the cash registers covered. With that in place, unload and inspect the incoming freight. This is such an important task that you should allow dollar store merchandise to be dropped off without some kind of inspection unless the supplier allows for returns without inspection. That will be rare indeed.

As your business grows, more cartons and more pallets will be arriving with each shipment. When you start a dollar store, make it your practice to count the number of cartons when they arrive. Take the time to count each and every carton. Ensure your count agrees with the count listed on the paperwork from the driver.

In situations where your first count of the incoming cartons does not match the paperwork, then recount everything. When the numbers are still different, it’s time to request the driver to count them as well. Often, there will be a small box lodged down under another dollar-store merchandise box. You really just have to double-check. However, in situations where there is still a discrepancy, obtain credit from the driver. Then you must follow the established protocol for actually obtaining any credits.

While completing the carton count you should also be examining for damaged boxes and cartons. With the many moves and rough handling the cartons and pallets receive during their journey there may be broken or damaged boxes. If you discover damage, be sure to once again ask the driver to verify. You will likely need to make contact with the freight carrier. It is also likely, the dollar store suppliers involved will need to be contacted as a step in your of effort to collect on any missing or damaged dollar store merchandise.

When you start a dollar store always count and inspect all incoming freight. Make sure the driver is present while conducting the count and inspection. Know and follow all company protocols regarding reporting problems. Always have the driver note any issues on all copies of the bills of laden.

To your success when you start a dollar store!

Find out how you can open your own dollar store business.
Bob Hamilton is an entrepreneur, author, writer, business consultant and trainer. This article brought to you by the number one source for wholesale merchandise, Retailers Forum Magazine.

FTC NEW RULES THAT CAN EFFECT YOUR RETAIL MERCHANDISE BUSINESS

Thursday, October 1st, 2009

You’ve worked for years trying to make your retail business a success, but the letter you just opened from an attorney threatens to wipe out everything you’ve worked for. The attorney represents a victim of identity theft and is claiming you have violated something called The Red Flags Rule by selling a “covered” product to an individual who had stolen his client’s identity. The words “civil” and “class action” leap from the letter, in addition to “possible fines from the Federal Trade Commission”.

After all, your business only arranged the financing for the alleged identity thief through an outside lender, so surely a victim of identity theft can’t really sue the owner of a retail business – or can they?

As identity theft continues to spiral upward unchecked, the federal government’s Red Flag Rules were framed for designated businesses and institutions to be at the forefront to protect United States citizens. Consequently, the date of November 1, 2009, will change retail business as we know it since that is the mandatory compliance date for the estimated 11 million businesses and institutions which must comply with the FTC’s Red Flags Rule. After November 1, identity theft victims will indeed have the right to pursue civil actions against a non-compliant business or institution.

The original mandatory compliance date was November 1, 2008, but after investigating the compliance progress of businesses affected by the law, the FTC realized millions of designated businesses were unaware of their required compliance. In an unprecedented display of mercy, they begrudgingly pushed the mandatory compliance date forward, first to May 1, 2009, and now to November 1, 2009. This in itself should signal how serious the FTC takes this law as they have issued “fair warning” of their intent to roll out thousands of agents for what they term “rolling enforcement” to ensure compliance.

Fines for non-compliance range from $3,500-$11,000 per occurrence and may be retroactive. In other words, if your business conducts 1,000 non-compliant transactions over the course of a year, the FTC could fine you $3.5 million. But believe it or not, the FTC may be the least of your worries.

The Rule also includes provisions for civil liability. This means identity theft victims may be entitled to recover damages as a result of a non-compliant violation at your business – with class action surely to follow. All of this is code for, “Lawyers just love this law!” Although the monetary losses can be measured, what is not known is the damage to your reputation since you may also be required to contact every one of your credit customers to alert them of a possible identity breach at your place of business (FTC Safeguards Rule).

So, if you are now having trouble breathing and find yourself being pulled toward a bright, celestial light, that’s good; that means you get it before it’s too late. Now’s the time to make your operation Red Flags Rule compliant and get it behind you.

What Is A “Red Flag”?

A “red flag” is a pattern, practice, or specific activity as spelled out within the Rule which indicates the possible existence of identity theft.

Who Has To Comply With The Red Flag Rules… And Why.

First, the Rules have nothing to do with whether or not your operation uses credit reports, and even if your only offering of credit is to send a customer’s credit report to a third party lender, you must comply.

The litmus test applied by the federal government for designated compliance revolves around the Rule’s own definition of a “creditor”. Without quoting the entire definition from the Final Rules,here’s the simple version: If any product or service you sell is not paid in full at the time of purchase, you must comply by November 1, 2009.

This broad and encompassing definition designates many businesses traditionally not regarded as a “creditor” such as:

• Retail Businesses – furniture, appliance, jewelry, electronics, cell phone, department, and “big box” stores.

• Financial Institutions – banks, credit unions, savings association, mortgage lenders/brokers, and finance companies.

• Transportation Dealers – new and used vehicle, motorcycle, watercraft, RV, and ATV dealers.

• Health Care Providers – hospitals, physicians, medical clinics, chiropractors, and assisted living facilities.

• Educational Institutions – universities, colleges, technology institutes, junior colleges, community colleges, and vocational colleges.

• Utility Companies – cities, municipalities, power, heating oil, water, telephone, and cellular companies.

Please Note: If your business accepts credit cards as its only credit method, you need not comply.

What Do I Have To Do To Become Red Flags Rule Compliant?

If you possess a lot of time, patience, and a strong will to live, then Google, “Final Red Flags Rule”, where you will find all of your compliance requirements sprinkled about its 59 pages of federal law. Good luck trying to figure it all out.

For those of us existing in the real world, here’s what you have to do:

1. You must develop and implement a formal, written Red Flags Rule Policy specifically for your type of business. Your Policy must include these four elements in addition to several other directives in procedures:

• Identification of Red Flags specific to your type of operation.

• Detection of Red Flags specific to your business.

• Response to detected Red Flags.

• Provisions for updating your Red Flags Rule Policy.

Your Policy must also include a number of other required procedures such as compliant handling of Notice of Address Discrepancies, fraud alerts, rules for credit card issuers, plus many more. In other words, plan on your Policy to be anywhere from 6-8 typewritten pages.

2. Provide formal Red Flags Rule Training for all relevant employees. But more importantly, be able to prove it in case of an inadvertent violation. Your employees should be trained at least yearly, and of course, newly hired staff must be trained immediately. And by the way, “formal Red Flags Rule Training” does not mean just letting your employees read a copy of your Policy.

3. Your business must have in place procedures to both verify the identifying information presented by an individual opening an account, and also to authenticate the actual identity of the individual presenting the identifying information at your place of business.

The Required ID Verification And Authentication Process.

Here’s the catch. To verify the identifying information presented to you by an individual opening a new covered account, you cannot use information contained on a credit report or even information generally available from a wallet. Instead, you must search national, state, and federal data bases to verify such items as the Social Security Number issue date, does the individual’s DOB match the SSN date, the name of the person assigned to the SSN, is SSN assigned to a dead person… well, you get the picture.

But it doesn’t stop there. Searching those same data bases, you must also verify their address, the name assigned to the address, all previous addresses associated with the individual, DOB, telephone number, the address the telephone number is assigned to, and so on.

And while we’re at it, let’s go ahead and throw in another law many designated businesses ignore, or have no knowledge of their required compliance – the Federal Treasury’s OFAC (U.S. Patriot Act) list of suspected terrorists, drug dealers and money launderers. If you are so designated by the federal government to scan that list and don’t comply by reporting “hits” to Homeland Security, you could end up in federal prison with a new bunkmate named “Bubba”… plus a fine in the millions! In fact, the feds have already dropped an $80 million fine on a bank for non-compliance with this law. But I digress. Let’s get back to your required Red Flags ID verification and authenticating process.

After muddling through the required data searches to verify the identifying information presented by an individual, how can you possibly know that the individual presenting the information is actually who they represent themselves to be? That’s right, now you need to deploy a process to authenticate the actual identity of that individual physically inside your place of business. Without this important identity authentication, you may doing nothing more than verifying stolen information presented to you by an identity thief that is actually standing in front of you!

According to the Red Flag Rules, you should create several “Challenge Questions” formulated from all of the data searches you performed to verify the identity information. These questions should be framed in such a manner that only the individual in question can answer, and in a timely manner. A few of the questions might be:

• “What was your previous area code?”
• ”Here are four addresses. Which one is an address previously associated with you?”
• “What county issued your Social Security Number?”

The Red Flags Rule establishes no standard for pass/fail, but your operation must not open a covered account for an individual until you have established a “reasonable belief” that individuals are indeed who they represent themselves to be.

So there you have it. Compliance requirements courtesy of your federal government.

Your Alternatives.

First, beware of companies, usually credit reporting services, leading you to believe you will be compliant by just subscribing to their Identity Scan service. As discussed in the previous section, simply verifying identity information is only a small piece of the compliance puzzle and still leaves your business exposed to civil and federal liability.

Some designated businesses even choose to retain attorneys charging $5,000 – $20,000 to research and develop their compliance Policy and Training solutions. That source is always available, but what about the identity verification searches? Very few attorneys have the answer for that requirement except to instruct you to perform the searches required for compliance, and yes, figure a minimum of another 30 minutes added to the time of your sale if you search all the sources yourself.

You should also be aware of compliance providers who wish to sell you a written Red Flags Rule Policy Template and passing it off as “one-size-fits-all”. Your Policy, and Training for that matter, must be relative and appropriate to the compliance requirements specific to your type of industry, i.e., retail, utility, financial, transportation, medical, etc.

However, amid all of this compliance misery, there are a few compliance providers available that offer full compliance services at an affordable price, and this may be your best bet. Some may require you to purchase additional hardware or software, but there are a couple that are totally web-based and provide turn-key compliance solutions.

Regardless of how you become compliant, you cannot afford to ignore this law since you have no way of knowing if you are selling a product to an identity thief. Again, just one non-compliant transaction to the wrong person has the potential to wipe out your business. However, the government does give you a “get-out-of-jail-free” card. If you invest in making sure your operation is Red Flags Rule compliant, and can prove it, you invoke the most effective legal defense available should you unwittingly sell a product or service to an identity thief. Think of compliance performance in terms of a vampire confronted by a cross, because that’s the way attorneys react when confronted with proof of compliance performance. They are well aware that such due diligence on your part creates what is termed, “safe harbor” status, meaning probable immunity from prosecution for non-compliance.

So the message here is to get your operation compliant, and quickly; that celestial light you feel drawing you nearer is actually the fast approaching deadline of November 1.

About The Author

Along with attorney James B. Rivenbark, Larry White, CCA, has consulted with major corporations regarding compliance issues for over 25 years. Their newest website, http://www.redflagscomp.com, provides a total Red Flags Rule Compliance solution for those entities affected by the Rule. For questions regarding Red Flags Rule compliance contact White at 336-312-7072 or white@redflagscomp.com. This article brought to you by the number one magazine for wholesale merchandise, Retailers Forum.

RUNNING A WHOLESALE MERCHANDISE BUSINESS

Monday, May 25th, 2009

As the economy slows down many new people are entering our retailing industry wanting to open their own wholesale merchandise businesses. If you have had some experience in retailing it is a lot easier to start up a new business, as you have some knowledge about pricing and locating inventory.

For those newcomers to the business it is important to decide on what category of wholesale products you are wanting to sell. It’s always a good idea to pick merchandise that you have some familiarity with. You should also know the selling venue in which you will do business. Are you going to have a retail brick and mortar store, sell online or at a flea market. Not all merchandise sells at the same pace. For example, flea markets are great places to sell socks, apparel, costume jewelry and the like. Online stores are better venues for selling collectibles and items not readily found in stores. Regular neighborhood stores, depending on the area, are good for almost all merchandise.

The key to the success of your business is to locate wholesale merchandise. There are many trade publications to find wholesale products like Retailers Forum Magazine The trade magazines will give you helpful information on starting your business as well as sourcing the wholesale merhandise. Keep in mind that depending on what venue you are selling in you will need between a 50 and 100% markup on your products you buy for resale.

Another great way to find wholesale merchandise is to attend industry trade shows. At the merchandise trade shows you will find hundreds of wholesale merchandise vendors displaying their products. It is a good way to touch and see the merchandise before you buy. You can also make better deals at the shows, as wholesalers are anxious to turn inventory and often offer free shipping or other incentives for a quick sale.

When you have secured the merchandise you now need to scout your location to sell the goods. Those chosing online businesses many times set up with Ebay or similar online sites. Others will set up their own websites and retail the goods there. For those starting in a retail store it is important to scout the area, know the demographics of the neighborhood. If you are going to open up a diaper and baby goods store you want to be sure that there are a lot of young families in the area, and not just nursing homes (although your diaper sales could be OK). A good resource for finding out about specific areas is City-Data.com. And, the info is free! This is a valuable tool for finding out where to put your store.

For flea market vendors, the research is also easy. Just get into your car and head to prospective flea markets. Once there, scout out the market to see your competition and also watch the traffic during the day. Speak to other vendors. You will find that flea market vendors are always very opinionated and will assist you with information.

In closing, with more people unemployed or looking for extra income, the wholesale merchandise business is a great one to get started in and one that can make you a good deal of money when done carefully and correctly.

This article brought to you by the leadin trade magazine to find wholesale merchandise, Retailers Forum Magazine. Permission is given to reprint this article only if kept in its entirety.