Why Use CommercialCafe?
Leasing FAQs
Rent may be paid by check, ACH, or online through our secure Rent Café portal. Cash, money orders, and wire transfers are not accepted under any circumstances. All payments must reference the Tenant name and premises as stated in the Lease. Payments are not considered received until actually received by the Landlord.
Rent is due on the 1st day of each month without notice, demand, invoice, or offset, as required under the Lease. The Landlord does not issue rent statements or invoices. It is the Tenant’s responsibility to know the amount of Rent and Additional Rent due. Late charges and any other remedies provided in the Lease may apply to payments not received when due.
Any change to the Tenant’s notice address or authorized contacts must be provided to the Lease Administrator in writing. Failure to update contact or notice information does not relieve the Tenant of any obligation under the Lease.
Following the end of each calendar year, the Landlord reviews actual Common Area Maintenance (CAM), insurance, real estate tax, snow removal, pollution and municipal expenses in accordance with the Lease. Reconciliations are completed within the first 75–90 days of the new year. Tenants are billed for any unpaid amounts as Additional Rent and must remit payment within the timeframe stated in the Lease. Late fees and other Lease remedies may apply if payment is not timely received.
Snow removal expenses are allocated to Tenants in accordance with their Lease. Costs are driven by service frequency and labor requirements, not solely by total snowfall accumulation. Snow removal is based on snow frequency not snow volume. The Landlord periodically reviews snow removal contracts to maintain appropriate service levels and market-competitive pricing.
Beginning in 2025, the Plum Borough Municipal Authority implemented direct billing of Stormwater Fees to property owners rather than individual utility customers. The Landlord receives the annual Stormwater invoice for the property and allocates the Tenant’s proportionate share as Additional Rent pursuant to the Lease. Questions regarding the Stormwater Fee structure should be directed to the Plum Borough Municipal Authority.
For a few local municipalities, stormwater charges are no longer billed individually to tenants as part of their municipal water and sewer invoices. Instead, these charges are billed to the Landlord at the property level and allocated to tenants based on their pro rata share of the building. This change reflects a billing methodology update only and does not change tenant responsibility for stormwater charges. Stormwater costs are included in operating expenses, reconciliations, or direct billings, as applicable under each lease.
Property Management FAQs
Tenants should contact our property management team using the contact information provided at lease start. We use a shared property management inbox so requests can be tracked, prioritized properly, and routed efficiently.
For life-safety emergencies such as fire, gas odors, or medical emergencies, 911 should always be the first call. Urgent building issues should also be reported to our property management team using the contact information provided at move-in, and SMG keeps building emergency information and vendor contacts on hand to support a fast response when needed.
That depends on the lease, but in many cases the tenant is responsible for the interior of the space and its day-to-day upkeep, while property management handles landlord-side obligations and exterior or shared building matters. We can also help coordinate vendors when needed, and lease responsibilities are outlined in the lease and summarized during move-in.
Our approach is practical and property specific. We use a combination of in-house facilities support and qualified third-party vendors, and we prioritize work based on building needs, budgets, lease obligations, and owner goals. Required items such as HVAC maintenance agreements and other building-specific inspections are also tracked as part of that process.
Sampson-Morris Group primarily focuses on properties owned by its affiliated ownership groups. In select cases, we may be open to evaluating outside property management opportunities.
Common area maintenance is handled through the property management team using a mix of in-house coordination and third-party vendors, with billing administered according to the lease. Typical CAM items may include landscaping, paving and lot repairs, snow removal, common area fire service, sidewalks, parking lot labor, and certain exterior or shared-area repairs.
We usually communicate directly by email through the appropriate team contact, depending on the issue, and we follow up by phone when an issue is urgent or time-sensitive. Property management handles building-related communication, while lease administration handles lease documents, insurance certificates, billing support, and other administrative matters.
Routine day-to-day services are typically handled by the tenant, but significant alterations generally require landlord review and approval before work begins. If improvements go beyond the agreed scope or landlord standard finishes, the lease usually outlines how those costs and approvals are handled.
We manage with a long-term ownership mindset. That means balancing tenant service, property condition, capital planning, budgets, lease obligations, and ownership goals so each asset remains stable, functional, and competitive over time.
Property management oversees maintenance and capital work, with support from facilities management and a network of outside vendors and contractors. Internally, work is organized, prioritized, and approved through the property management team so it can be handled consistently and efficiently.
These upgrades are evaluated based on the building, the lease, and the goals of the project. When sustainability requirements come up, SMG works with tenants and qualified contractors to review what improvements make sense for the base building, including items such as LED lighting, HVAC economizers, efficiency standards, and waste reduction practices.
Construction Management FAQs
SMG’s construction management team oversees the project, coordinating architects, engineers, contractors, and subcontractors to ensure the project stays on schedule, on budget, and aligned with the tenant’s specifications.
A ground-up development generally ranges from 12 to 24 months, depending on project size, complexity, site conditions, and permitting requirements. Many of Sampson Morris Group’s sites are fully entitled, so the process can be faster in some circumstances.
Permitting and municipal approvals can significantly influence schedules. These processes must be completed before construction begins and can add several weeks to several months depending on jurisdiction, project scope, and regulatory complexity. SMG’s team can advise on the municipal approval timelines to select a location that not only meets the clients’ physical needs but their timing goals as well.
Sampson Morris Group controls costs through in-house construction management, early budgeting, value engineering, strong subcontractor relationships, and continuous oversight of materials, labor, and scheduling.
Sampson Morris Group differentiates itself through vertically integrated services, decades of regional market experience, hands-on leadership, and a collaborative approach that prioritizes tenant needs. The firm’s ability to manage development, construction, and long-term ownership provides consistency and accountability from start to finish.
Yes. Sampson Morris Group has extensive experience with adaptive reuse projects, including converting warehouses into laboratories and data centers and transforming bowling alleys into high-end call centers. Our team takes pride in uncovering value in existing structures rather than demolishing them. These buildings can be redeveloped for new uses through adaptive reuse, modernization, reconfiguration, or expansion.
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