When St. Paul-based Suntide Commercial Realty, Inc. took over management of a 400,000-square-foot, Class A office building in 2023, the company set out with a clear goal: to enhance both the property’s financial strength and its day-to-day operational performance.
Utilizing advanced accounting practices and a cohesive property management strategy, the team quickly stabilized operations, optimized costs and reinvested savings into targeted improvements. This holistic approach helped revitalize the property, which led to higher occupancy rates, improved tenant satisfaction and stronger returns—all within just two years.
Suntide’s process begins with a thorough, line-by-line review of every expense. This disciplined assessment ensures that every dollar spent aligns with both operational efficiency and tenant priorities.
“When we take on an assignment, we dig in head-on,” explains Barb Schuba, Principal, Broker, and Director of Operations at Suntide. Instead of just cutting budgets, the team focuses on eliminating waste and redirecting savings into upgrades that truly benefit tenants. Suntide closely examines every cost category including utilities, janitorial contracts, maintenance and more.
Schuba’s approach is straightforward. “We don’t just replace like-for-like,” she explains. “We ask: does this really work for this tenant mix and product type in today’s world?” By tailoring services to match actual building usage, Suntide identifies inefficiencies that might otherwise be overlooked.
Operational Improvements
Mitch Robertson, Suntide’s Director of Property Management, offers a specific example at this office building. “Under previous management, the janitorial contract was billed as a flat rate and staffed as if the entire leased space was fully occupied, even though a large tenant had gone dark. Post COVID “in office” policies had significantly affected daily population within the building;” he explains. “The janitorial scope no longer matched how the building was being used.”
Suntide renegotiated the contract to be charged per square foot, instead of a flat monthly rate, and also adjusted the scope of services provided to match the building’s current needs. This resulted in overall savings of approximately $400,000 per year, just for tenant space cleaning. “That’s a significant savings,” adds Robertson.
These operational improvements led directly to capital becoming available for reinvestment, delivering value for both tenants and owners.
Maximizing Every Dollar
Suntide’s accounting strategy allows property owners to maximize tax benefits by itemizing renovation expenses—such as demo costs, carpeting, painting, electrical work and new furniture—instead of lumping them together. This approach ensures that each expense receives the most favorable tax treatment, Schuba explains. For example, painting expenses might qualify for immediate deduction, while electrical or furniture upgrades are depreciated over several years. As a result, owners can benefit from quicker tax savings and improved cash flow.
Schuba attributes her disciplined attention to detail to her more than 30 years of accounting experience.
“I cut my teeth using long green accounting ledgers,” she recalls. “You had to handwrite every income and expense line separately and think carefully about where each item belonged before you recorded it. It was very manual.” That hands-on training is still at the core of Schuba’s precise approach to her work and how she trains the team.
Unlike firms that consolidate construction expenses into a fixed asset account, making owners depreciate costs over that asset’s lifetime, Suntide breaks down contractor bills, identifies individual items, and expenses each one according to tax regulations. This method not only speeds up tax savings and improves cash flow, but it helps property owners better track spending, manage budgets and plan for future investments.
Teamwork and Fast Decisions
Suntide’s collaborative office structure enables quick decision-making. Property managers, accountants, leasing agents, marketers, designers and contractors are all under one roof.
“Each department works closely together, taking a team approach to managing each asset in our portfolio,” Robertson explains. Ideas and best practices circulate freely, allowing proven solutions to be implemented rapidly.
Schuba adds: “My door is always open. Decisions are made in minutes and work starts right away.”
Reinvesting in Tenant-Centric Improvements
Suntide’s strategy extends well beyond cost savings. The real impact is reinvesting those savings into amenities and upgrades that attract and retain tenants.
“We’ll reduce operating costs where we can and then reallocate funds to building improvements like HVAC upgrades, energy management systems, solar panels, or other projects that have a direct impact and benefit to the building and tenants,” Schuba notes. Each investment is carefully chosen to enhance the office experience for all occupants.
“Building improvements and tenant amenities should benefit current tenants and make the building more attractive for prospective tenants, creating a space which helps improve a company’s efforts to recruit new talent, and help entice their employees to come into the office,” notes Robertson. By continually reinvesting in upgrades, Suntide creates a positive cycle: operational efficiency unlocks capital for amenities and enhancements, which in turn retains tenants and attracts new ones, boosting revenue and supporting further investment.
What drives Suntide’s success overall? “We treat every building as though we own it,” Schuba explains. That owner’s mindset shapes the company’s approach to expenses, management and tax strategy, fueling thoughtful decisions and long-term value for every property they manage.
Barb Schuba and Mitch Robertson, 2025