Tenant representation
Leasing space is one of the largest commitments a business makes. I represent the tenant only, so my advice and my negotiation are on your side of the table.
Tenant representation
Leasing commercial space is usually the second-largest cost a business carries after payroll, and the lease locks that cost in for years. Unlike a home lease, almost nothing in a commercial lease is standard. Rent, length, who pays for construction, and what happens if the business struggles are all open to negotiation.
The landlord's leasing agent is hired to get the best terms for the owner. As your tenant representative, I work only for you. I survey the market, compare the true cost of each option, and negotiate the business terms, while your attorney reviews the legal language.
In most leases the landlord pays the brokerage fee, so tenants typically get representation at no direct cost. I confirm this in writing before the search begins.
Who I help
New businesses
You are opening your first location and have never negotiated a commercial lease. I explain each term, help you set a realistic budget, and make sure the lease fits a business that is still proving itself.
Growing businesses
You need more space, a better location, or a second site. I time the move around your current lease and negotiate room to expand.
Tenants with a lease ending
Your lease expires within the next year and the landlord has sent a renewal offer, or soon will. I check that offer against the market so you renew, renegotiate, or relocate from a position of strength.
On your side at every step
Define your requirements
Size, layout, location, parking, signage, and an all-in monthly budget, written down before the search starts.
Survey the market
A shortlist of spaces that fit, including options that are not publicly advertised.
Compare true cost
I show each space with rent, extra charges, and likely build-out cost side by side, so you compare totals.
Negotiate the terms
Rent, annual increases, free rent, build-out allowance, renewal rights, and limits on your personal guarantee.
Coordinate the team
I work with your attorney, contractor, and lender so the lease, construction, and financing stay on schedule.
Stay through move-in
I follow up on landlord work, delivery dates, and opening deadlines after the lease is signed.
How it works, step by step
Define the need
Week 1I review how your business operates: customers, staff, deliveries, parking, signage, and growth plans. Together we set a size range, target areas, an all-in monthly budget, and an opening date.
Survey the market
Weeks 1 to 3You receive a shortlist of available spaces, including some not publicly advertised, with rent, extra charges, and condition shown side by side.
Tour
Weeks 2 to 4We visit the best options, ideally at the hours your customers would. I point out layout, visibility, access, and likely construction needs.
Letter of intent
Weeks 4 to 6I send the landlord a short, non-binding proposal covering rent, term, free rent, build-out allowance, and renewal rights. Sending proposals on two spaces at once gives you leverage.
Lease negotiation
Weeks 6 to 10The landlord drafts the lease. Your attorney reviews it while I negotiate the business points and keep the deal moving.
Build-out and opening
1 to 6 monthsPlans, permits, and construction follow. Simple spaces can open in weeks. Restaurants and medical offices take the longest.
Why the lowest rent is not always the cheapest space
Two 1,500 square foot spaces:
Space A: $24 per sq ft base rent, plus $9 per sq ft in triple net charges. Monthly cost: $4,125.
Space B: $30 per sq ft with operating costs included. Monthly cost: $3,750.
Takeaway: Space A advertises the lower rent but costs $375 more each month, or $22,500 more over a five-year lease. Always compare the total.
Illustration only. Actual rents and charges vary by property.
What to budget for
The terms that matter
Lease types
In a triple net lease you pay base rent plus your share of the building's taxes, insurance, and maintenance. In a gross lease those costs are included in a single rent payment. Neither is better by default. What matters is the total and how much it can rise.
Build-out allowance
Landlords often contribute money toward preparing the space, quoted per square foot. The amount depends on the length of the lease and your financial strength. A longer term usually earns a larger allowance.
Rent increases
Most leases raise rent every year, either by a fixed percentage or a set dollar amount. Know the rent in the final year, not just the first.
Personal guarantee
Landlords often ask business owners to personally guarantee the lease. You can negotiate to limit it to a set period or amount, or have it end after a record of on-time payments.
Renewal options
An option to renew gives you the right to stay at the end of the term. Negotiate how the renewal rent will be set now, while you have leverage.
Use and exclusivity
The lease states what you may do in the space. In a retail center you can also ask that the landlord not lease to a direct competitor.
What is negotiable
Have these ready
- Two to three years of business tax returns or financial statements
- A business plan and projections if the business is new
- A personal financial statement for each owner
- Your ideal size, target areas, and all-in monthly budget
- Your target opening date
- Your business entity documents
What to avoid
- — Starting too late. Begin six to twelve months before you need the space, or longer if construction is involved.
- — Comparing base rent instead of total monthly cost.
- — Negotiating on only one space, which leaves you without leverage.
- — Signing a renewal without checking what the market offers.
- — Underestimating build-out cost and time.
- — Agreeing to an unlimited personal guarantee without asking for limits.
Frequently asked
An owner's perspective on every deal
Financial training
A bachelor's degree in finance and marketing from the University of Houston and an MBA from Texas Woman's University.
Corporate experience
More than a decade in corporate roles before real estate.
Proven volume
165+ closed sales and leases across Greater Houston.
Multilingual
Negotiations and guidance in English, Hindi, and Urdu.
Tell me what you need
This page is general education, not legal, tax, or financial advice.