Business Brokers – How to Choose the Right One

The vast majority of small businesses are sold without the assistance of business brokers.

But if you do decide the hire a broker, here are some suggestions on how to pick the right one and how to structure the agreement in your favor.

What Business Is The Broker Actually In?

In many states there is no training or certification needed to become a business broker. In other states, brokers are required to hold a real estate license.

In these states it’s common to find real estate agents that do business brokering as a side business. If you deal with a broker who is also a real estate agent, make sure that being a business broker is more than just his hobby.

You will pay a pretty penny for the broker’s expertise and experience – you should make sure they have that experience when it comes to selling businesses and not just experience selling houses.

Questions To Ask

If you hire a broker you will be working with them closely for months to come; they will have access to your most confidential business records; the amount of money you put in your pocket at closing will be influenced heavily by the quality of work they do.

Therefore, you absolutely must check them out.

Here are some questions you should ask any prospective broker before hiring him:

1. How long have you been a broker?
2. Have you ever owned a business?
3. How many businesses similar to mine have you helped sell?
4. Can I see a blank version of your Listing Agreement?
5. What percentage of you income comes from brokering and how much from real estate (If applicable)

Ask them to provide you with references from previous clients. Then, I suggest you do something very unusual: Actually call the broker’s references!
I know a lot of people ask for references just to see how the person will react when asked (and to see if they actuality have any). But you can learn a lot about the broker’s reliability and professionalism by talking to people who dealt with that broker when they were in the exact same spot you are in.

Business Broker Fees

There are two benefits a broker can provide the business seller. First, he can locate potential buyers while maintaining the seller’s confidentiality. And second, a broker will qualify these potential business buyers so the seller saves time by not having to deal with weak prospects.

The big negative of dealing with a business broker is his fee, which averages 10-12% of the sale price. This fee is charged to the seller.

There is also a minimum fee. A very small business will pay a flat amount, typically $8-$10,000, instead of the commission. For a business worth $50,000 this minimum fee actually works out to be a higher percentage than the 10-12% industry average. But as a matter of practice, brokers usually won’t be interested in your business unless the asking price is above $100,000.

These fees are the reason most business owners choose to sell their business themselves and rely on their lawyers and accountants for the professional assistance they need.

The Broker Agreement

If you decide to use a broker you’ll be asked to sign a broker agreement which will detail the his fees. If possible, have your agreement include the following clauses:

Timing of Payments – Have it written into the agreement that the broker’s fee will be paid at the time you receive the purchase price – not at the time the sale is closed. This way, if you finance part of the sale price over a number of years, you pay the business broker as you get the money, not all up front.

Length Of Agreement – Your listing agreement should be for a limited time. If the broker locates the buyer within that time he gets paid. Be careful of lengthy agreements that lock you in with one business broker for more than 6 months. If he doesn’t produce, you want to be able to try other options. A 6 month business broker agreement is the longest you should allow. However, because selling a business can be a lengthy process, 3 months is usually too little time for the broker to find the right buyer. Try to settle on something between 3 and 6 months. If after six months, you haven’t closed the deal but you think the broker has done a good job, you’re always free to extend the agreement. But you want to be free to decide on an extension 6 months from now, not today.

Broker’s Guarantee – Include a paragraph stating that if you find the buyer, you don’t have to pay the commission. Without this clause, the broker is usually paid no matter who locates the buyer. Before signing any listing agreement, it is best to have your attorney review it to make sure your interests are protected.

First Time Small Business Buyer

WHY BUY AN ESTABLISHED BUSINESS?

The best way to answer this question is to keep it short, simple, and to the point!

In most instances small businesses are acquired by first time business buyers. And this question comes up to them almost all the time. “Why not start my own from ground up?” Well, because it’s too risky! Buy an existing business, “because it is established,” you don’t have to start from scratch and advertise and hope to get clients. Most new businesses fail in their first year, and this is not news. Established businesses have a track record. When you buy an established business you’ll start profiting from day one. There will be no guessing, hoping, wishing, or waiting.

When you buy an established business the previous owner trains and prepares you for that business. Because guess what? The previous owner knows how to squeeze every dime out of that business to maximize profits. More often than not, mandatory training is a contingency when you make an offer to buy an established business. Something that is very well worth to take advantage of and learn and ask as many questions as possible to insure future stability and growth.

A PROFESSIONAL BUSINESS BROKER

First time small business buyers have a much better chance of finding the right business if they team up with a professional business broker. It just takes a lot of the stress away. Your business broker will show you businesses, advise you, do market comparisons and come up with the real value of the business you are considering purchasing.

But don’t be fooled. Finding the right business broker takes some homework. I recommend never to settle for less. Call and see at least a few business brokers before you make up your mind. Once you know your budget for your small business purchase ask the brokers if they will work with that budget. Sometimes they have general price ranges that they work between. For example, they only sell businesses prices between 500k to 5million. So in this case it is probably a waste of time to talk with them if your budget is 100k. And please try not to get stressed out in this entire process of buying a small business. It’s not as hard as it sounds. And in case you feel it’s not for you don’t be sad because it is not for everyone.

HOW MUCH TO PAY FOR A BUSINESS?

Since most of small businesses are sold to first time buyers, this is a question that comes up quite a few times. Most times even the owner or seller doesn’t know the true value of his/her business. They may say, “It has got to be at least 10 x my gross sales…,” or “I bought this business for this much, so now it has got to be worth this much.” These kinds of scenarios happen a whole lot. And it may not be the seller’s fault because that could be what they were told when they bought the business in the first place. So it’s fair to say that some sellers are completely out of touch with reality. But keep in mind that sometimes it’s possible to buy a business below its market value for various reasons. For instance; the owner want to get rid of his/her business and do something else, the seller has not consulted with a professional business broker, health reasons, emergency, hospital bills, other business ventures, etc… Below market priced businesses should accurately be investigate and appraised carefully to be able to figure out whether it is worth buying or not.

With all of these things being said, no one should be confused about how much to pay for a business because there are industry standards and market comparisons. If you are someone who is working with a professional business broker then you probably should not have any problems appraising a business. Working with a professional business broker makes life a whole lot easier, and is something that I would recommend to anyone who is searching or considering buying a small business.

PRICING NEGOTIATIONS

The endless inverse relationship between buyers and seller. But this does not matter to the informed buyer/seller. Meaning that if the seller/buyer did their homework and came up with the right market value price for a business then there is no further problems or questions. The considering party now know what the next step would have to be. That is where or not to accept the offer. My recommendation is to be true to the market and not waste irreversible time.

Not knowing the current market value of the business is where the problems begin. For example; just because a seller is lowering the price doesn’t necessarily mean you are getting a deal, or let’s say as a business broker you appraise a business for “x” and the seller wants “y” amount and you take the listings in hopes that they will come to their senses and lower the price later.

It’s not easy. But it’s the only way. “He said, she said, they think.” All that is nonsense. Don’t waste your time and get the true market value of the business. This will save a lot of time and nerves, and would make it easier to buy or sell.

READY TO BUY AND RUN A BUSINESS?

Of course the primary requirement to purchasing a business is financial ability. But let’s not leave another important factor alone. I’m talking about whether or not you have the ability to learn and run a business. It’s very different compared to just working for someone and getting a pay check every other week.

You need to ask yourself these questions; Are you ready to make business decision on a daily business? Can you withstand the pressure of being responsible for everything? Because at the end of the day this is what it comes to. Do you have the ability to engage in effective communication with your vendors, staff, client, etc…? Are you computer savvy? Are you able to properly write emails? Are you on time? And many more questions like this.

The fact is that you don’t have to be perfect at these things, but if you realize early on what you need to improve on or who you need to hire to help you, then you will save a lot of nerves and perhaps money and time. Being in business for yourself is not easy. But owning a business of your own is still a big part of the American Dream after all. And you should definitely be honest with yourself and follow your heart.

BUSINESS GOALS

The point of being in business is to be profitable. There are many successful business models. Which one is the right one for you? This is a great question to ask yourself early on because time goes by fast and you don’t want to be jumping from one idea to the next. It’s always good to formulate a plan, one which is based on reality and availability. A lot of first time business buyers fail to buy a business because they wait too long for the right business to come along and eat away their savings and lose the ability to be a business owner because of this.

There are industry standards to pricing most types of businesses. Once you know what type of business is most compatible for you, then at this point you may ask a professional business broker to assist you finding what you are looking for based on price, profitability, affordability, and location. It really takes the guess work out of figuring out what the market value for a certain business is. Once you are sure about what type of business to buy and the price you are willing to pay, then it’s just a matter of time to find it. Patience goes a long way, but being too patient and hesitating to buy at the right moment could become a problem because time may start eating into your savings and prevent you from buying any business.

CONSIDERATION

One great aspect to think about is your time. How much time do you want to spend on this. Are you a workaholic? Regular 9 to 5 person? Morning person? Evening person? These are all good question to ask yourself before you start your search. Do you know how you want to divide your time. It would be sad to get into a business and then figure out it’s not for you. Plus, know this will be useful in picking the types of businesses that might interest you.

WORK AND TIME MANAGEMENT

Time passes fast, but you already knew that. Are you getting the most out of your time? Are you involved in activities in your business that perhaps someone else can do for you? Do you trust your team? Are you addicted to controlling every aspect of you employees work? These are all good question to ask yourself, which in turn may save you some time so you can concentrate more on how to further develop your operations.

A big part of success comes from having the right people working with you. You want to have people who are motivated, and not just doing the bare minimum. For this you need to take time to assemble your team based on stringent qualifications, and then treat them nicely and keep them motivated. Because if they see that they have a chance and a future with your company, they will most probably help you get to your goals faster with much less stress. When the right employee is treated properly, most likely he/she will go the extra mile for you every day.

EVALUATE YOUR PHYSICAL HEALTH

Being in business and profiting from it is fantastic, and you must be physically healthy to enjoy the fruits of your labor. Evaluating your physical health condition is an absolutely critical issue when you are considering buying a business. Or if you are not healthy enough, is there someone that you like, trust, and capable enough to help you out. Again, you must be sure you have got this base covered just in case. Small business can be extremely fragile object to handle, and you need to do the job the right way.

DISCLAIMER: The contents of this page are for entertainment purposes only. Please seek the advice of a lawyer/accountant/etc. before investing in a business. We will not be liable for the information displayed on this page in any shape or form. Buying a business involves risk.

Top Five Tips Small Business Owners Can Learn From JK Rowling

J. K. Rowling is the English writer who has authored all seven beloved and widely read Harry Potter novels. At age 41, her rise to fame and fortune is inspiring. She has sold over 325 million books. The final book in the series, Harry Potter and the Deathly Hallows, was the fastest-selling book of all time.

Her fortune is estimated at $1 billion. She is ranked as the 136th richest person in the world. In 2006, Forbes named Rowling the second richest female entertainer in the world and ranked her as 48th on the 100 most powerful celebrities list of 2007.

When this all began in 1990, however, things were very different for J. K. Rowling. She was not a published author. She did not have a lot of money. She was living in London, working as a researcher and bi-lingual secretary for Amnesty International, and her mother had just died. How she got from there to where she is today is a story filled with invaluable tips for small business owners.

Tip # 1: Don’t Rush to Roll Out Your Product.

Destiny is a name often given in retrospect to choices that had dramatic consequences. – Rowling

Although J. K. Rowling had been a writer all her life, she was slow to publish. “I had written two novels before I had the idea for Harry, though I’d never tried to get them published (and a good job too, I don’t think they were very good).”

All too often, as small business owners, we rush to get a product out before its time, before it’s been fully considered or tested. Rowling sets a great example of getting a product just right before presenting it to the world.

Tip # 2: When a Great Idea Grabs You — Grab Back.

You sort of start thinking anythings possible if you’ve got enough nerve. – Rowling

Great ideas are unmistakably powerful in their announcement and come when least expected. Rowling says:

Where the idea for Harry Potter actually came from, I really couldn’t tell you. I was traveling on a train between Manchester and London and it just popped into my head. I spent four hours thinking about what Hogwarts would be like. By the time I got off at King’s Cross, many of the characters in the books had already been invented.

As small business owners, we know when a great idea is upon us. The problem is, we often question it, second-guess it, and rationalize it away. Not Rowling. She recognized the mark of a powerful idea, seized upon it and went with it.

Tip # 3: Persevere, Persevere, and Persevere.

It is our choices . . . that show what we truly are, far more than our abilities. – Rowling

Rowling moved to Portugal to teach English as a Second Language in 1991 and married her first husband in 1992. They divorced in 1993. The next year, she moved to Scotland. At this point, she was an unemployed single mother living on welfare. In 1995, she completed her manuscript for Harry Potter and the Philosopher’s Stone, typing it out on an old manual typewriter. She handed in the book to twelve publishing houses. They all rejected it.

Rowling never gave up. She did not stop just because life was hard. Despite all the changes and setbacks she was experiencing, she carried on. She persevered. As small business owners, we would do well to keep her example in mind.

Tip # 4: Don’t Let Anyone, Including Yourself, Sidetrack You from Your Goal.

If you’re holding out for universal popularity, I’m afraid you will be in this cabin for a very long time. – Rowling

Finally, Bloomsbury, a small publisher, agreed to publish the first book. Her editor, though, says that he “advised Rowling to get a day job, since she had little chance of making money in children’s books.”

It’s a good thing she didn’t listen. All seven volumes of the Harry Potter series have broken sales records and have been translated into 65 languages. What a shining role model Rowling is for small business owners. She didn’t let anyone stand in the way of her goal-not even herself.

Tip # 5: Each of Us Has a Unique Contribution to Make to the World.

I just write what I wanted to write. I write what amuses me. It’s totally for myself. – Rowling

J. K. Rowling never went searching for the kind of success she’s received. “I just wrote the sort of thing I liked reading when I was younger (and still enjoy now!). I didn’t expect lots of people to like them, in fact, I never really thought much past getting them published.”

It wasn’t fame or wealth that J. K. Rowling sought. No. She simply wanted to contribute to the world in general, and to children specifically. As small business owners, this is so important to learn. Focus on the unique something we have to offer to the world. The rest will surely come, in ways we may not even be able to imagine.

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