Tenant Representation, Contract Negotiations

Tenant Representation

Tenant representation

"Leveling the Playing Field with Creativity for Tenants"

Our Tenant Representation service provides comprehensive transaction and consulting services to minimize occupancy costs consistent with your business objectives. This includes developing a strategic plan for your real estate needs, identifying potential sites, analyzing sites, handling negotiations, recommending architectural firms and owners representatives for managing the build-out of a Tenant’s new offices.

Here are the major ways we can save your company money, protect your long-term interests and help you gain competitive advantage over the Landlord or the Listing Broker:

We thoroughly analyze your business and actual space needs, including total square footage needed, preferred location, your budget, the hours you'd be using the space, electrical capacity, HVAC needs, security considerations, building image, Tenant mix and other factors.
We assist in assembling a team of Best in Class professionals to assist in determining the actual square footage needed, image, and use of space and the management of the Tenant Improvement Dollars.
We perform comprehensive searches and recommend spaces which meet your criteria. We might inspect and analyze many of sites just recommend a handful of opportunities. We are very creative and have helped our clients find alternatives that have become the best option and have saved them millions of dollars.
When you express interest in a building which we know has problems, we alert you to them, whether they happen to be high loss factors, inefficient floor plates, slow elevators, chronic overcharges, dissatisfied Tenants, Landlord financial difficulties, marked up utilities, management issues or others.
We analyze the total lease term costs on an Apples to Apples and Net Present Value basis using our internal proprietary spreadsheets based on the term of the lease and Total Occupancy Cost. We also analyze the building's HVAC and mechanical systems, the prevailing method of calculating electricity costs, operating expenses, real estate taxes and other factors. Some transactions which look similar on a quoted rental rate actually turn out to have substantially higher costs over the lease term.
We aggressively negotiate with at least three alternatives to create leverage and drive the best economics of a deal. It is our strategy of negotiating that has earned us a reputation for creating the best deal for our clients. Because we are Tenant reps we do not have to worry about pushing the Landlord too far and never getting is business.
With our construction knowledge and the input of out team members we are able to determine the actual cost of renovating the space to fit out needs and negotiate that into the deal. We help the Tenant eliminate the Landlord’s markup, overhead and extra cost in the Tenant improvements. Here is where we have saved our clients fortunes and have helped them to negotiate on a level playing field with the Landlord.
We aggressively mark up a Landlord’s draft lease to identify hidden costs, one-way obligations, Landlord double-dipping, inadequate operating expense controls, weak auditing clauses, overly restrictive use clauses, sublease clauses, etc.
If you need a cost-effective buy-out of your current lease, we can negotiate that transaction also.
If it's a build-to-suit you're interested in, we can negotiate financings, analyze land sites, and negotiate land acquisitions and structure agreements with contractors to generate the whole package at the lowest occupancy cost.
After your lease is signed, out team monitors build-out to make sure what's being done is consistent with what was bargained for in your lease and that the improvement dollars are being watched. Remember the Tenant Improvement Allowance is your money; don’t leave it in the hands of the Landlord to manage.
If a lease audit is needed and reveals overcharges, we can negotiate the recovery of those overcharges and if necessary we can manage an arbitration or litigation proceeding.
NOTE: It is important to note that our services are provided at not cost to you, we simply split the real estate fee with the Landlord’s broker. Why would any Tenant choose to negotiate against a seasoned professional like a Landlord or listing broker when they can get us to go head to head at not cost? It would be like being charged with a criminal offense and representing yourself against a knowledgeable and well seasoned prosecuting lawyer.

Difference Between us and Our Competition.

You will see our competitions sign all over the downtown market advertising space for lease the space they represent. We on the other hand have no listings downtown and have never represented those Landlords. This results in total and complete loyalty to our clients, The Tenant, and allows us to push for the best deal without "biting the hand that feeds us".

We also have the opportunity to eliminate any conflicts of interest between the commission structures among the buildings you narrow your search down to, TOTALLY ELIMINATING ALL CONFLICTS OF INTEREST.