FAQS

When should I start looking for new space?

The typical tenant is not aware of how long the process to properly renew or relocate a facility takes. It’s easy to stay focused on running your business and forget about details such as an upcoming renewal notification date. When this happens, tenants are often out of time which substantially decreases their leverage with landlords.

Whether renewing the current lease or expanding and/or relocating it’s important to start early and allow ample time in order to have a position of strength with Landlords. Because of this we strongly suggest starting the process at least 6 to 8 months in advance of lease expiration or desired move date.

How Do I Get Started?

The best way to get started is by determining your office space needs, reviewing current market conditions and obtaining a list of all available properties that meet your needs. Contact us or call us at 713-574-6309 to begin the process immediately.

How much space do I need?

The first step in the office space leasing process, before you even start looking at space, is to determine the amount of space you will need. A general rule of thumb is to lease one hundred fifty to two hundred and fifty square feet per person. However, this amount can vary greatly, and it is important to prepare a space plan program. If you need help with his feel free to contact us.

Will I benefit from hiring more than one tenant representative for the same search?

Tenant Representatives in each market have access to the same data base of available properties. Using more than one tenant rep can result in duplicate inquiries to the same building, thus resulting in the building owner misinterpreting demand and inflating rental rates.

Will I benefit from hiring more than one tenant representative for the same search?

Tenant Representatives in each market have access to the same data base of available properties. Using more than one tenant rep can result in duplicate inquiries to the same building, thus resulting in the building owner misinterpreting demand and inflating rental rates.

Will I get a better deal if I choose to find and negotiate space on my own?

Tenants think they will save money if they “cut out” the tenant rep, but this is almost never the case, because the landlord, not the tenant, pays the fee or commission in the vast majority of cases. And, the landlord generally pays a full commission to the building rep whether a tenant rep is involved or not. It is far more likely the tenant will save money (and time) if he/she engages the services of a tenant rep than the reverse.

We don’t want to move and intend on renewing our lease. Why would we need tenant representation?

The biggest mistake that tenants can make is not developing alternatives to their first choice. Once a landlord believes that a current tenant is planning to renew, the tenant immediately loses negotiating leverage and the landlord is in control. The key to a successful renewal negotiation is creating competition between your current landlord and surrounding landlords in the area. Tenants need to have an experienced advisor providing the proper market research and negotiating skill that will create leverage for them. We can save you significant amounts of time and money on lease renewals.

How much does it cost to hire a tenant representative?

You don’t spend a penny to use our services. In most cases, the landlord pays their leasing agent a fee and the leasing agent will share that fee with Commercial Office Advisors. In the event you do not have representation, the landlord will pay the entire fee to his leasing agent, but keep in mind where that leasing agent’s loyalties lie when he represents a property. His job and fiduciary obligation are to get the best possible terms for his principal — the landlord. A tenant representative’s job and fiduciary obligation are to get the best possible terms for you.

Think of it as having your own “real estate department” complete with best practices regime, current market research, and leasing expertise. And all of this is generally available to the business at no cost – no wages, benefits, taxes, office overhead, or managerial oversight.

What can my Real Estate Attorney do for me?

Real Estate Attorney’s need to be in place to protect your legal rights and they may understand the basics of real estate practices. But, it’s not their job to know the market trends, what properties are available that meet your needs and the current leasing concessions that tenants are receiving.

What can Commercial Office Advisors do for me after the initial lease is signed?

Our service does not end after a lease is signed. Whether you decide to expand, renew, or relocate we will be at your side to consult you every step of the way. If lease issues arise that require interface with your landlord, we will be available to represent you so that you can continue to focus on running your business.

Who can benefit from our services?

Anyone that needs to lease or purchase office, retail, medical, or industrial space.

-Startup companies that need to lease space for the first time

-Companies that currently lease and need to expand or relocate

-Companies that need help with lease renewal negotiations.

Our typical client is the small to medium-sized business owner who wants to concentrate on running his business, not deal with the real estate headaches, dates, deadlines, brokers and lease terms.

What’s the most common mistake a tenant makes when negotiating office space?

The biggest mistake that tenants make is not developing legitimate alternatives to their first choice, whether they are interested in new space or a lease renewal. Tenants often determine that they don’t want to move, and plan to renew their lease for another term. Even if you don’t tell your landlord, he will often draw that conclusion from your actions. And once the landlord understands this, a tenant loses his negotiating leverage. Even tenants who have no reason to move must develop alternatives to their current situation. Otherwise, they risk spending money needlessly because they have forfeited all leverage in negotiating the terms of their renewal