Happy One Year Anniversary, Emma!

Congratulations to Emma Harris on her one year anniversary at Ramshaw Real Estate. We asked Emma a few questions about her experience:

Before working at Ramshaw Real Estate, what was the most unusual or interesting job you’ve ever had?

This is going to sound very weird but my most interesting job was being a cashier at a grocery store. When working at the small town grocery store I met the most interesting people and got so many different recipe ideas!

What is your favorite part about working for Ramshaw Real Estate?

The potlucks hands down! Just kidding, I love the family atmosphere here!

How do you define success?

I base my evaluation of success by how well I do my job. I’ve always wanted to be someone who can be recognized in the workplace as someone who always puts their best effort forward. When I find that I have achieved my goals, I always make a point to ask for new ones to accomplish as well.

If you could learn to do anything, what would it be?

I would LOVE to be a professional baker. I love baking so much but the docarting part of baking doesn’t love me.

What would you most like to tell yourself at age 13?

I would tell myself to put down the blue eyeliner pencil and try to learn a sport or two.

What’s something people might not know or find surprising about you?

I got my ears pierced in Belgium! When I was in 7th grade, I moved to Germany and stayed there for 2 years. I got to do a lot of traveling and this was one thing I always bragged to my family about. You got your ears pierced at Icing in the mall? Well I got mine done in Belgium!

If you could witness any historical event, what would you want to see?

I would have loved to witness Abraham Lincoln when he delivered the Gettysburg Address. In school I once had to memorize the whole speech. When doing so, I did so much research about America during this time. I always wondered what it would be like to witness what it was like for myself.

Commercial Transaction Report for Q1 2019

commercial property 2019

2019 is off to a great start, keeping the momentum of several large transactions in 2018. While a few sales are still pending, our commercial properties are at record low vacancies with new leases signed in the first quarter. A review of 2019 Q1 Lease Transactions:

  1. Trade Centre: UIUC Division of Management Information signed a 5-year, 2,700 SF lease
  2. Trade Centre: UIUC School of Social Work signed a 2-year 4,200 SF lease
  3. 103 W Kirby: Top Food Restaurant leased 3,600 SF and opened in March
  4. Glenn Park: RamClean signed a lease on an additional 2,825 SF of warehouse and office space adjacent to their existing space to expand their operation
  5. Glenn Park: Sakura Massage signed a 2-year, 2,400 SF retail lease and opened for business in the Small Shops
  6. 2305 Village Green: Iroquois River District signed a 3-year, 600 SF office lease
  7. 2305 Village Green: Quednau Hearing signed a 2-year, 400 SF office lease

As of today, we have the following spaces available for lease:

Single Office Suites in Business Innovation Center – 505 W. University Ave, Champaign
Retail/Office/Warehouse End Cap at Glenn Park Shopping Center – Champaign

If you are interested in more information on either available property, please contact John Carson at 217-359-6400 or [email protected].

Off Campus Leasing Tips

“Open Leasing” may sound (and feel) a little like the running of the bulls in Champaign-Urbana! Here are some insider tips to help find your perfect apartment home.

Sample Lease

First things first, we’ll start with the legalese involved in renting an apartment. In its most basic form, a lease is “a contract by which one party conveys land, property, services, etc to another for a specified time, usually in return for a periodic payment.” Thus, signing a lease is signing a legal contract which typically details the parties involved, a start and end date, total and/or monthly rent amount, and other rules and regulations of the agreement. The tenant, or individual renting the apartment, is called the Lessee; the landlord, or property manager, is referred to as the Lessor.  This is important when reviewing the lease to make sure you understand who is responsible for what (ex: utilities).

Pro Tip: Ask to review a sample lease (often published on the company’s website) before signing your lease for a specific apartment. If you have questions, ask before signing! It is much better to clarify before entering a binding document than have a misunderstanding months into your stay.

Ask for Leasing Options

More legal jargon… sublease, re-rent, lease transfer. Basically, what’s my get out of jail card here? I’m leaving town, got a new job, whatever the situation is and will no longer be living in the apartment I rented. Many companies offer subleasing for their tenants. As the original tenant, you are still legally (and most importantly, financially) responsible for the apartment. In many cases, you are also responsible for finding a replacement tenant, or sublessee. Most companies will require that your sublessee is approved by their qualifications (background check, for example) but the agreement then lies between you and the new occupant. Companies typically require that the replacement tenant be approved through the standard application process, or some portion thereof.

Pro Tip: Check your lease or ask the Leasing Agent for more information on options available to you if you need or want to move out of your apartment before the lease term is up. Be sure to clarify YOUR responsibility or what assistance, if any, the company provides in securing a new tenant.

Watch Utility Cap

Utilities are another important consideration when leasing an apartment. The obvious, most basic ones are electric and water. Some older buildings may have gas heat, which could be another monthly expense to check on. Cable and internet may also be offered through the building itself or through a partnership with a local provider. In some cases, you may still need to pick up your own equipment or pay for additional upgrades beyond basic cable, for example.

Pro Tip: Be mindful of a “utility cap.” This is the amount OVER which charges will be billed back to you. For example, if you have a $90 utility cap, but your February bills come in at $125 because there was a blizzard, you will be responsible for paying the $35 difference.

Check Your Lease Fee Terms

Late fees… leasing detention, a necessary evil. Most companies offer online scheduled payments monthly. This is a great way to avoid late fees! Schedule your payment for the 1st or 2nd of the month and you don’t even have to think about it each month. Some late fees are structured as a percentage of the outstanding balance, some are a flat fee, and others are a daily compounding fee.

Pro Tip: Check your lease clause on late fees to understand what you’ll be charged if your payment is late. Also look for the grace period or how late in the month you can pay before late fees are charged, then set up your auto pay accordingly.

Renter’s Policy Tip to Save You Money

Last but not least, insurance. You don’t need it til you need it. Most leases specify the amount of insurance required for minimum coverage. Some companies impose their own form of renter’s insurance to cover THEIR property if you don’t provide your own coverage. Renter’s insurance covers YOUR items in the unit in the event of theft, water damage, or other issues.

Pro Tip: Contact your car insurance agent to see about adding a renter’s policy at a reduced bundled rate. Make sure you consult your lease for coverage requirements and in most cases, provide a copy of your policy to your landlord.


Planning to lease an apartment in Champaign–Urbana this fall and have a question about an area not covered in this article?
Check out our FAQs or feel free to contact a Leasing Agent.

To view our 2019-2020 availability, click here.


Todd Salen Named Champaign County Association of REALTORS® 2018 REALTOR of the Year

todd salen realtor year champaign illinois

REALTOR® Todd Salen, a licensed real estate broker with SVN®/Ramshaw Real Estate in Champaign has been named the 2018 REALTOR of the Year for the Champaign County Association of REALTORS®. Salen received the award at the CCAR annual awards banquet on October 19th at the Champaign Country Club.

The award is based on involvement to the REALTOR® Association, real estate industry and contributions to the community.

In 2005, Salen obtained his real estate license and joined the Champaign County Association of REALTORS® (CCAR). He obtained his Managing Broker’s license in 2011 and this year obtained his Continuing Education Instructor’s license. He has been involved in CCAR having served as a past president of the Association (2012-13) and as a member and chairman of the Commercial Multiple Listing Service Committee and as a member of the Grievance Committee and CCAR Board of Directors.

“We recognize Todd Salen for his outstanding contributions to not only the real estate industry but through his involvement with the Champaign County Association of REALTORS® and the Champaign-Urbana community,” said Eric Porter, president of the Champaign County Association of REALTORS®. “Todd is a distinguished leader within the real estate industry and can be counted on for his involvement and has truly stepped forward in many ways to make a difference in the REALTOR® association. We thank him for the tremendous work he has done for our association and we recognize him for how he has set an impressive example for other REALTORS to emulate through his level of dedication to our community.”

Salen received his Bachelor of Arts degree in advertising from the University of Illinois at Champaign.

Salen is active in the Champaign community, having produced numerous musicals for the Champaign-Urbana Theatre Company. He is also involved with the Champaign Rotary Club, the Champaign County Humane Society, Phi Kappa Psi Fraternity, the University of Illinois Board of Fraternity Affairs and the Urbana Sweetcorn Festival. Salen also co-founded the annual local community day of service, Austin’s Day.

The Champaign County Association of REALTORS® is a voluntary organization serving Champaign County and surrounding areas, and is the leading resource for REALTOR® members and an advocate for homeownership and private property rights.

Commercial Property Transaction Summary

Congratulations to our brokerage team for extremely productive second and third quarters! Several transactions involved multiple brokers within our office, others were years in the making. Thank you for your hard work! We look forward to closing out a great year and meeting (or exceeding!) our $1.2M goal.

Lease/SalePropertyPriceBrokerageTransaction Date
3 Commercial LeasesLincoln Square, Urbana IL$298,800Marty Smith & Ruggieri Team 06/2018
Sale3202 Apollo Dr, Champaign IL$3.3MRuggieri Team 06/2018
Sale4814 S. Paradise, Mattoon, IL$325,000Ruggieri Team 06/2018
Sale122 W. Hill St, Champaign IL$925,000Jerry Ramshaw and Ruggieri Team 06/2018
Sale2302 Moreland Blvd, Champaign IL $4.8MJerry Ramshaw and Ruggieri Team 06/2018
Sale601 N. Country Fair, Champaign IL $2.35MMarty Smith 06/2018
Sale900 Lake Land Blvd, Mattoon IL$212,500Ruggieri Team 07/2018
Sale09 S. Prairieview Rd, Mahomet IL $400,000Ruggieri Team 07/2018
Sale601 N. Lincoln, Urbana ILRuggieri Team 08/2018
Sale25551 Center Ridge Road$465,000Noah Ruggieri 08/2018