Human Resources

• Training Program in ESOL for Workers
• Insurance News
• Need to sublease space to reduce lease costs?

Thirty percent of all business failures are caused by employee theft, reported the U.S Chamber of Commerce in April 2007. You can prevent costly hiring mistakes by using their screening tool. Click here for more information.

A wealth of tips about human resource issues and management are available on the web site of the Society for Human Resource Management. Click here for more information.

ESOL For Employment - Are you Ready to Build Your New Career?

NOVA in partnership with the Dulles Regional Chamber of Commerce is offering:

Program Objective:

The ESOL for Employment program is for non-native English speaking students who wish to enter or advance in the U.S. employment market. The emphasis is on preparing students for new, career-track jobs with an hourly pay of $11 or higher.

Participants will practice in typical language tasks needed for jobs; e.g., communicating in a customer service position. Participants will also develop their job search skills, which will include completing a job application, developing a resume, and practicing for job interviews.

Student Requirements:

Students must be at an intermediate level of speaking and reading English, as demonstrated by their scores on an ESL placement test. Applicants must show documentation for employment eligibility in the U.S.

Students who successfully complete the program requirements will be invited to attend a special job fair and will receive other job search support services.

Class Schedule:

Tuition:

$225 for qualifying low and moderate-income applicants; otherwise the tuition is $520

For information visit NVCC website, call 703-764-7779, or email This e-mail address is being protected from spambots. You need JavaScript enabled to view it

View Spring 2010 ESOL for Employment Flyer

Insurance

www.InsureMoreVirginians.org is a clearinghouse for information about health insurance and resources. It is funded by a federal grant. Virginia employers may be able to find affordable health insurance for their employees via this site. Efforts are also underway to identify and develop more resources for the business community. For more information, visit the Insure Web site or contact the Office of Health Policy and Planning -- 1-804.864.7425.

Back to top

Need to sublease space to reduce lease costs?

As the economy softens many companies are seeking ways to reduce costs by eliminating jobs. Fewer employees mean more vacant offices and the dilemma of what do with extra space. Subleasing is a common way to reduce rental costs today if your company has downsized. Businesses with excess space have several options based on market conditions and their lease restrictions. A business could assign the entire lease, sublet part of their space to another company or buy out of the lease. Subleasing can be complicated, frustrating and disappointing if you sublease to the wrong company. Businesses are advised to work with real estate professionals who are knowledgeable of real estate market conditions and able to navigate through the legal maze of a lease. Businesses should leverage their time, focus on running the company and let the professionals help you make good decisions.

A sublease is an agreement between a tenant or sublandlord and another business as the subtenant to occupy a portion of the tenant’s space. The tenant is liable to the landlord for its lease while the subtenant becomes liable only to the tenant, its sublandlord. If you plan to sublease your entire space through the end of your lease term, a subtenant will probably prefer to have the lease assigned, rather than subleased. An assignment does not relieve the tenant from its lease liabilities unless the landlord agrees to release your company. Your company remains responsible for the entire assigned lease even when the new business taking over the lease, the assignee, does not fully perform its lease obligations.

It is critical that all assignment and subletting provisions be reviewed carefully so you can develop a strategy to obtain your landlord's approval of the sublease agreement. Leases typically state landlords cannot unreasonably withhold, condition or delay their consent. Many tenants and subtenants are under the impression once they sign the sublease agreement the subtenant can move in. However, most, if not all leases, do not allow the tenant to sublease without the landlord's written approval.

The lease may not allow you to sublease to an existing or prospective tenant in the building, a government agency or to a business with an incompatible use. You just cannot sublease to any company you want. For example the landlord is unlikely to approve a sublease to a pediatrician that attracts kids running around and crying in a building occupied with lawyers and Fortune 500 companies. Also, the landlord may have the right to “recapture” your space or terminate your lease once you notify the landlord of your intention to sublease the space. This may work in a tenant’s favor. However, landlords typically exercise this right when they can re-lease your space quickly and at a significantly higher rental rate than you are currently paying.

The tenant must be prepared to reduce the rental rate the subtenant will pay by 10 to 50 percent below the rate it’s currently paying the landlord. The shorter the sublease and less time left on the lease, the lower rent the tenant will receive.

A lease gives the landlord the right to share the net profits from the tenant's subleasing efforts. Net profits are generally defined as rent received from the subtenant less the costs of subleasing the space (e.g. lease commissions, improvements, legal fees). If your space is furnished a subtenant could move in quickly.

Using the landlord's sublease form could save valuable time and money towards obtaining the landlord's approval. If your landlord does not have a sublease form other real estate professionals should be able to provide you one. The subtenant can only move in after: (1) The landlord approves the subtenant and use; (2) The final draft of the negotiated sublease has been approved by the landlord; (3) The tenant and subtenant have signed the sublease and; (4) The landlord has signed what is commonly referred to as the consent to sublease document.

The tenant should pass through its share of the buildings operating costs to the subtenant based on the subtenants square footage. Tenants should require the subtenant to provide financial statements, credit reports and leasing references in order to determine the amount of the security deposit. Finally, the tenants goal should be to create the most marketable space as possible (e.g. attractive rent and space) to generate the most interest in the sublease space.

If you are armed with sound advice from real estate professionals your company is in a much better position to make solid business decisions regarding your companys short and long-term space needs.