Scot Ginsburg

Scot Ginsburg

San Diego, California, United States
6K followers 500+ connections

About

🟦 WHAT I DO:
I offer representation services for Commercial Real Estate Tenants &…

Articles by Scot

Activity

Join now to see all activity

Experience

  • Hughes Marino Graphic

    Hughes Marino

    San Diego, California, United States

  • -

    Rancho Santa Fe

  • -

  • -

    Greater San Diego Area

  • -

    Greater San Diego Area

  • -

    San Diego County, California, United States

  • -

    Long Beach, CA

Education

  •  Graphic

    -

    Activities and Societies: Science Team & Guest Lecturer

    San Diego State University is a public research university in San Diego, California. Founded in 1897 as San Diego Normal School, it is the third-oldest university in the 23-member California State University system. SDSU has a Fall 2019 student body of 35,081 and an alumni base of more than 300,000

  • -

    Activities and Societies: Guest Lecturer -

    Real Estate Finance - The University of California San Diego is a public research university in San Diego, California. Established in 1960 near the pre-existing Scripps Institution of Oceanography, UC San Diego is the

Volunteer Experience

  • Past Chairman, Current - Board of Director

    Past Chairman, Current - Board of Director

    Connect - San Diego

    Science and Technology

    CONNECT w/ San Diego Venture Group
    We help innovators and entrepreneurs in Southern California by providing access to investors, mentors, education, networking, and awards.

    Founded in 1986, San Diego Venture Group is a non-profit organization designed to bring together people in San Diego who are interested in new enterprise and the creation process.

    Our mission is to provide a networking forum for entrepreneurs, venture capitalists and advisors in an informal atmosphere where…

    CONNECT w/ San Diego Venture Group
    We help innovators and entrepreneurs in Southern California by providing access to investors, mentors, education, networking, and awards.

    Founded in 1986, San Diego Venture Group is a non-profit organization designed to bring together people in San Diego who are interested in new enterprise and the creation process.

    Our mission is to provide a networking forum for entrepreneurs, venture capitalists and advisors in an informal atmosphere where human expertise can foster new ventures. We are comprised of professionals with bright ideas to share and the practical skills required to implement these ideas.

    Over fifty similar organizations have been established throughout the United States. A national association, the Association of Venture Capital Clubs, has also been established with the San Diego Venture Group as a charter member.

  • Co-Founder

    Co-Founder

    ​​ScratchMyBelly.org

    Animal Welfare

    ScratchMyBelly.org was founded to support rescues that save animals from Southern California high kill shelter and Mexico street animals.

    Our goal is to help raise funds to rehabilitate the neglected, injured and sick. In addition, we will also help perfectly healthy animals in a partnership with other rescues, in order to find them forever homes.

    Every year, about 10 million animals are brought to animal shelters across the USA alone, and more than 5 million of those are put to…

    ScratchMyBelly.org was founded to support rescues that save animals from Southern California high kill shelter and Mexico street animals.

    Our goal is to help raise funds to rehabilitate the neglected, injured and sick. In addition, we will also help perfectly healthy animals in a partnership with other rescues, in order to find them forever homes.

    Every year, about 10 million animals are brought to animal shelters across the USA alone, and more than 5 million of those are put to sleep, via euthanasia or gas chamber. It is an average of 10,000 per day!

    Economically distressed areas and the illusionary mindset that selling puppies will make one rich, are quickly brought to reality with the many costs associated with owning animals. Most back yard breeders just opt to let their animals go to the streets, and have them picked up as strays by animal control, to avoid surrender fees at the shelters.

    Once the animals are brought to Southern California animal shelters, they are placed on a 72 hour hold, and they are available for one day to adopters and rescues before they are PTS.

    It is time to end unnecessary killing of innocent animals and to voice against animal cruelty, and especially to care for the ones left to die.

Licenses & Certifications

Publications

  • Three Mistakes Commercial Real Estate Agents Are Making With California’s Agency Disclosure Law

    John Jarvis

    There is a new law in California as of January 1, 2015. Known as SB 1171, the law requires that commercial real estate agents disclose to their clients the nature of their agency relationship. A similar law was already in place for residential agency, but now the same protections apply for commercial agency.

    The disclosure is very simple, really. There are only three choices – landlord’s agent, tenant’s agent or dual agent. So why are so many commercial agents getting it wrong?

    Other authors
    See publication
  • Five Tips to Ease the Pain of Rising Rental Rates

    Scot Ginsburg

    Commercial real estate has rebounded in most parts of San Diego County. So much so that it has been on a tear in the Class A office space arena during the last 18 months, with rents spiking between 25-40%.

    Class B office space was the place to shop in the last 24 months. Well, guess what? Rents are rising in Class B office space too. Asking rental rates for Class B office space in San Diego have ticked up around 20-35%. Tenants paying $1.50/SF are now being asking to pay…

    Commercial real estate has rebounded in most parts of San Diego County. So much so that it has been on a tear in the Class A office space arena during the last 18 months, with rents spiking between 25-40%.

    Class B office space was the place to shop in the last 24 months. Well, guess what? Rents are rising in Class B office space too. Asking rental rates for Class B office space in San Diego have ticked up around 20-35%. Tenants paying $1.50/SF are now being asking to pay $2.25/SF.

    Beware sticker shock! It’s the trickle down effect. As in any supply and demand scenario, the good stuff goes first. Class A is leased up first. Now Class B is in demand, so rates are on the rise.

    Class A office space in San Diego County submarkets such as Carlsbad, Del Mar Heights, the I-15 corridor, and Sorrento Mesa is running in the single digit to low double-digit vacancy rates compared to 25%+ 18-36 months ago. These same submarkets have Class B vacancy rates in the 13% range, compared to 12 months ago when vacancy rates topped nearly 30% in some areas.

    The industrial and R&D markets around the county also show signs of spiking rental rates, which have climbed roughly 20%. And biotech real estate has soared almost comparatively with Class A office rents.

    In spite of rental rates increasing, here are some tips to help ease the pain:

    1. Relocation
    Landlords want to obtain their rental rate as it directly correlates with their building value. Understand this, and start to push on other concession areas, such as increasing free rent or tenant improvement allowances, with the option to apply the unused portion of the allowance towards rent.

    2. Subleases
    While scarcer than they were 24 months ago, they still exist. Subleases can be a great way to capitalize on market conditions. Sub-landlords are not looking to add real estate value, rather mitigate their costs. Therefore, they are able to be much more competitive than direct available space.

    See publication
  • Commercial Real Estate Market Rebound

    Scot Ginsburg

    Commercial real estate has rebounded in most parts of the county. So much, it has been on a tear in the Class A office space arena during the last 18 months with rents spiking between 25-40%. During the last 24 months Class B office space was the place to shop. Well guess what? Rents are rising in Class B office space too. Asking rental rates for Class B office space have ticked up around 25-35%. Tenants paying $1.65/sf are now being asking to pay $2.25/sf. Beware-Sticker shock! It’s the…

    Commercial real estate has rebounded in most parts of the county. So much, it has been on a tear in the Class A office space arena during the last 18 months with rents spiking between 25-40%. During the last 24 months Class B office space was the place to shop. Well guess what? Rents are rising in Class B office space too. Asking rental rates for Class B office space have ticked up around 25-35%. Tenants paying $1.65/sf are now being asking to pay $2.25/sf. Beware-Sticker shock! It’s the trickle down effect. As in any supply and demand scenario, the good stuff goes first. Class A is leased up first, now Class B is in demand so rates are on the rise.

    Class A office space in San Diego County sub-markets such as Carlsbad, Del Mar Heights, I-15 corridor, and Sorrento Mesa are running in the single digit to low double digit vacancy rates compared to 25%+ 18-36 months ago. These same submarkets have vacancy rates for class B in the 13% range compared to 12-24 months ago topping nearly 25-30% in some areas. The industrial and R&D markets around the county also show signs of spiking rental rates. Rates have also climbed roughly 20% in these markets. Last, biotech real estate has soared almost comparatively with Class A office rents.

  • 2013 Forecast: Leasing Rates

    San Diego Daily Transcript

    While rents for office, industrial and retail properties are improving in some San Diego submarkets, they have a long way to go before returning to 2007 levels.

    Class A office rental rates climb by nearly 30 percent in Del Mar Heights during the past 18 months, and nearly 20 percent in the University Towne Centre submarket.

    “The office rental rates that had been $2.50 to $2.60 (per-square-foot) are now $3.35 in Del Mar Heights, and rates that were $2.25 in UTC are now $2.65 to…

    While rents for office, industrial and retail properties are improving in some San Diego submarkets, they have a long way to go before returning to 2007 levels.

    Class A office rental rates climb by nearly 30 percent in Del Mar Heights during the past 18 months, and nearly 20 percent in the University Towne Centre submarket.

    “The office rental rates that had been $2.50 to $2.60 (per-square-foot) are now $3.35 in Del Mar Heights, and rates that were $2.25 in UTC are now $2.65 to $2.75,” Ginsburg said.

    The Irvine Co., which owns the 800,000-square-foot Plaza at La Jolla Village among many other properties here, led the way in pushing the Class A rents at UTC as Kilroy Realty, which owns more than 1 million square feet in Del Mar Heights, is setting the rents in that market.

    In Sorrento Mesa, which, like Del Mar Heights and UTC, has fluctuated between too much and very little space over the years, the average rental rate has climbed from $2.35 to $3.00 in 18 months, Ginsburg said.

    Ginsburg said that even in Carlsbad, which had been considered to be overbuilt for several years, office absorption has sufficiently improved for the rents to have climbed from $2.15 to about $2.50 during the past 18 months as well.

    The average office rents in the fourth quarter 2012 ranged from $1.83 per-square-foot in the South Bay to $3.62 in what is referred to as the North Central County, according to The CoStar Group
    As is the case in office properties, the rental rate ranges for industrial properties vary widely depending on location and the condition of the asset.

    Countywide, the industrial rental rates ranged from an average of 56 cents in the South Bay to about $1.09 for flex space in the North County according to CoStar. Although the South Bay figure seems high, it does include Chula Vista and National City as well as Otay Mesa.

    Other authors
    See publication
  • Biotech Real Estate Explained

    San Diego Metro

    The biotech and biofuels industry are critical employers in San Diego and contribute to high paying jobs in the region. The industry goes back decades to the non-profit Torrey Pines research institutes such as The Scripps Research Institute, The Salk Institute, Sanford Burnham and UCSD. These research organizations are responsible for spinning out many companies, and are the heartbeat of new start-ups in San Diego. Today, these companies are spread over Torrey Pines, UTC and Sorrento Mesa, and…

    The biotech and biofuels industry are critical employers in San Diego and contribute to high paying jobs in the region. The industry goes back decades to the non-profit Torrey Pines research institutes such as The Scripps Research Institute, The Salk Institute, Sanford Burnham and UCSD. These research organizations are responsible for spinning out many companies, and are the heartbeat of new start-ups in San Diego. Today, these companies are spread over Torrey Pines, UTC and Sorrento Mesa, and some have migrated to Del Mar Heights and Carlsbad.

    Biotech companies have a very different use for their facilities than that of an office tenant. The nature of how the buildings are built and organized is completely different than office buildings, including the kinds of water systems, heating ventilation and air conditioning, electrical systems, fire control, and interior structural clear heights. Biotech companies have fume hoods, cold rooms, clean rooms, tissue culture rooms, and other unique infrastructure. This infrastructure is expensive to install and the typical tenant improvement investment in these facilities ranges from two to four times the cost to build out traditional office space. For example, office space costs $40 to $60 per square foot to improve, whereas costs for biotech companies range from $100 to $175 per square foot to improve.

    Biotech companies also have unique risks when it comes to their facilities that must be considered when leasing space. These risks include the complexity of planning horizons, capital expenditures required (improving the space) and the lack of flexibly found in a biotech real estate lease.

    Read More: http://www.hughesmarino.com/articles/biotech-real-estate-explained/

    Other authors
    See publication
  • Turning The Corner

    Scot Ginsburg

    Has the San Diego commercial real estate market turned the corner? Not so fast. Only certain areas in San Diego, namely biotech space and Class A office buildings, are hot to trot. Rental rates are slowly climbing and vacancies are dropping for these building types as we just rounded up the first quarter of 2011.

    See publication
  • Don’t Leave Money on the Table

    Scot Ginsburg

    How many products or hours of service does your company sell to retain $1.00 in net income? Instead of selling more products or hours of service, think about ways to reduce occupancy costs. Major expenses that companies incur are payroll, research and development, insurance, marketing, and real estate. Payroll, insurance, and research and development are difficult to justify cutting. What about cutting real estate costs? Every dollar saved in occupancy costs drops right to the bottom line. It’s…

    How many products or hours of service does your company sell to retain $1.00 in net income? Instead of selling more products or hours of service, think about ways to reduce occupancy costs. Major expenses that companies incur are payroll, research and development, insurance, marketing, and real estate. Payroll, insurance, and research and development are difficult to justify cutting. What about cutting real estate costs? Every dollar saved in occupancy costs drops right to the bottom line. It’s that simple. Interestingly enough, real estate is not a highly focused priority within most organizations. Companies that do not focus on occupancy costs usually leave large amounts of money on the table. Here are three strategies companies can deploy to ensure they extract the most out of every corporate real estate transaction:

    See publication
  • How Secure is Your Landlord?

    California Real Estate Journal

    Many landlords have deep pockets and have weathered the economic storm, but some ownerships (including sublessors) might be on thin ice. Therefore, tenants out there should be more cautious than normal and develop a strategy to mitigate their real estate risk when securing space in today's environment.

    See publication
  • Five Reasons to Consider Pushing for Early Renewal of Your Lease

    San Diego Daily Transcript

    Previously in this newsletter, I discussed some of the common mistakes that people make when their lease comes up for renewal. In this issue, I want to touch on some of the reasons that you might actually want to push for early renewal of your lease in order to gain special advantages.

    Other authors
    See publication
  • Looking for Office Space? 4 Things to Consider

    Scot Ginsburg

    Leasing office space can be a challenge for startups. Entrepreneurs are often so focused on their business that they don’t fully understand the process, timing and expenses necessary to find a suitable location to run it.

    Given that real estate is typically the second or third largest fixed expense after payroll, it helps to consider several factors when budgeting for this line item. Location, for example, is just one of the things that should guide your decision. There’s also quality…

    Leasing office space can be a challenge for startups. Entrepreneurs are often so focused on their business that they don’t fully understand the process, timing and expenses necessary to find a suitable location to run it.

    Given that real estate is typically the second or third largest fixed expense after payroll, it helps to consider several factors when budgeting for this line item. Location, for example, is just one of the things that should guide your decision. There’s also quality, rental rate, security deposit, tenant improvements, maintenance, infrastructure, furniture and size. (CLICK TITLE OF PUBLICATION TO CONTINUE)

    See publication
  • Top 10 Money Pits In Your Real Estate Lease

    California Real Estate Journal

    Aside from the basics, make sure the following 10 issues are well negotiated into the real estate lease. Failing to properly negotiate these into the lease, could wind up costing you a small fortune.

    1. Parking Fees: Negotiate a fixed rate throughout the term that can’t be modified. If parking is free, make sure it’s free for the entire term.

    2. After Hours Air Conditioning: This should also be a flat rate and not charged per zone.

    3. Base Year: If the lease is full…

    Aside from the basics, make sure the following 10 issues are well negotiated into the real estate lease. Failing to properly negotiate these into the lease, could wind up costing you a small fortune.

    1. Parking Fees: Negotiate a fixed rate throughout the term that can’t be modified. If parking is free, make sure it’s free for the entire term.

    2. After Hours Air Conditioning: This should also be a flat rate and not charged per zone.

    3. Base Year: If the lease is full service and the term starts anytime in August to the end of December, push the Base Year out to the next calendar year.

    4. Commencement Date: Negotiate a fixed commencement date subject to substantial completion of tenant improvements or delivery of the space. The rent will not start until the improvements are complete and the tenant can occupy the new office.

    5. ADA Compliance: If the landlord performs the construction to ready the space for occupancy, make sure the landlord delivers the space ADA (Americans with Disabilities Act) compliant. Failure to negotiate this item into the lease may place the burden on the tenant to be financially responsible by the city for code compliance.

    6. Signage: It’s annoying to move into a new office and receive an invoice to pay $150 for directory signage. 9 times out of 10 the landlord will pay for directory signage.

    7. Early Access: When relocating, negotiate 2 to 3 weeks of early access to ready the space for occupancy.

    8. Holdover Period: Negotiate the holdover down to 150% or below.

    9. Non Disturbance Agreement: Tenants who are 15,000 square feet or more in size should have a non-disturbance agreement with the landlord’s lender on the property.

    10. Tenant Improvement Overruns: Ever sign a lease and find out the tenant improvements came in over the landlord’s allowance? Before the lease document and during the letter of intent phase, make sure the contractors are bidding on detailed drawings for the tenant improvements.

  • What Your Landlord Knows That You Don’t

    California Real Estate Journal

    A tenant's real estate lease typically is the second-largest fixed expense after payroll. Statistically, tenants pay higher rental rates and receive fewer economic concessions when renewing their office lease. For most occupants, the opportunity to improve on the economics of such a financial commitment usually comes around once every five years.

    See publication
  • Creative Office Space is the New Hot Thing

    Scot Ginsburg

    Open ceilings, collaborative work and amenity areas, very hip and cool space is the norm and they can't build it fast enough. But this does not come without a price. These are typically older warehouse or industrial buildings converted to loft style space at nearly Class A rents. But here is the good news. Studies show employees are happier, recruitment and retention is better, and productivity soars as this is a work/live/play environment. Just don't be fooled - the space is not rock bottom…

    Open ceilings, collaborative work and amenity areas, very hip and cool space is the norm and they can't build it fast enough. But this does not come without a price. These are typically older warehouse or industrial buildings converted to loft style space at nearly Class A rents. But here is the good news. Studies show employees are happier, recruitment and retention is better, and productivity soars as this is a work/live/play environment. Just don't be fooled - the space is not rock bottom cheap! You do get what you pay for. But it does have tremendous rewards for the tenant.

  • Why vacant space is worth more then rented space

    Scot Ginsburg

    It should come as no surprise rents have risen 30%-40% in the last two years. Hence, landlords are not willing to cut low rent deals any more. They grant other concessions such as free rent, improvement allowances, etc. Landlords are more willing to hold out for that last 10 cents in rent for a tenant and sit on a space for 6 more months because that 10 extra cents in rent will translate into hundreds of thousands if not millions of dollars in a higher sale price for the building, when and if…

    It should come as no surprise rents have risen 30%-40% in the last two years. Hence, landlords are not willing to cut low rent deals any more. They grant other concessions such as free rent, improvement allowances, etc. Landlords are more willing to hold out for that last 10 cents in rent for a tenant and sit on a space for 6 more months because that 10 extra cents in rent will translate into hundreds of thousands if not millions of dollars in a higher sale price for the building, when and if the landlord decides to sell. Make sure you know which buttons to push on when negotiating a lease. Focusing just on the rental rate could be an uphill battle. There are other tactics to obtain the same benefit for the tenant.

Courses

  • California Real Estate Broker

    -

  • Commercial Real Estate Lease Negotiations

    -

  • Negotiation Tactics for Real Estate

    -

  • Presentation Skills

    -

Honors & Awards

  • Broker of the Year

    The Irvine Company

  • Most Influential People 2013

    San Diego Daily Transcript

  • Broker of the Year

    The Irvine Company

  • 40 Under 40 People to Watch

    San Diego Metro Magazine

  • 40 Under 40 People to Watch–San Diego Metro

    -

Languages

  • Português

    -

  • English

    Full professional proficiency

Organizations

  • Corporate Directors Forum

    Member/Sponsor

    - Present

    Corporate Directors Forum offers interactive education programs to help directors, officers and business leaders build more effective boards.

  • Leading BioSciences

    Board of Advisors

    - Present

    Leading BioSciences is a clinical-stage, platform pharmaceutical company focused on developing therapies and diagnostics to treat and halt multi-organ failure resulting from shock.

  • ScratchMyBelly.org

    Co-Founder

    - Present

    ScratchMyBelly.org is a non-profit organization, saving animals from high kill shelters in Southern California and the streets of Mexico.

  • CONNECT

    Board of Director

    - Present

    CONNECT is a regional program that catalyzes the creation of innovative technology and life sciences products in San Diego County by linking inventors and entrepreneurs with the resources they need for success.

  • Connect San Diego

    Past Chairman, Current Board Member

    - Present

    CONNECT w/ San Diego Venture Group helps innovators and entrepreneurs in Southern California by providing access to investors, mentors, education, networking, and awards.

    Founded in 1986, San Diego Venture Group is a non-profit organization designed to bring together people in San Diego who are interested in new enterprise and the creation process.

    Our mission is to provide a networking forum for entrepreneurs, venture capitalists and advisors in an informal atmosphere where…

    CONNECT w/ San Diego Venture Group helps innovators and entrepreneurs in Southern California by providing access to investors, mentors, education, networking, and awards.

    Founded in 1986, San Diego Venture Group is a non-profit organization designed to bring together people in San Diego who are interested in new enterprise and the creation process.

    Our mission is to provide a networking forum for entrepreneurs, venture capitalists and advisors in an informal atmosphere where human expertise can foster new ventures. We are comprised of professionals with bright ideas to share and the practical skills required to implement these ideas.

    Over fifty similar organizations have been established throughout the United States. A national association, the Association of Venture Capital Clubs, has also been established with the San Diego Venture Group as a charter member

  • San Diego Venture Group

    Past Chairman, Current - Board of Director

    - Present

    San Diego Venture Group is a non-profit business association with a mission to support and promote the venture capital and start-up company eco-system in the San Diego region.

Recommendations received

68 people have recommended Scot Join now to view

View Scot’s full profile

  • See who you know in common
  • Get introduced
  • Contact Scot directly
Join to view full profile

Explore collaborative articles

We’re unlocking community knowledge in a new way. Experts add insights directly into each article, started with the help of AI.

Explore More

Add new skills with these courses