Finding the right commercial space for your business requires market expertise, property knowledge, and professional lease negotiation. Whether you need office space, retail locations, industrial facilities, or specialized commercial properties, our commercial leasing services help you identify suitable spaces, negotiate favorable lease terms, and execute transactions that support your business objectives.
Commercial leasing involves substantially more complexity than residential rentals. Lease terms span 3-10 years or longer, total financial obligations reach hundreds of thousands or millions of dollars, lease documents run 50-100 pages with complex legal provisions, properties often require significant tenant improvements, and negotiations address dozens of economic and legal terms affecting your business for years.
Professional representation ensures you navigate this complexity effectively, avoid costly mistakes, and negotiate lease terms protecting your business interests.
We represent tenants exclusively throughout site selection and lease negotiation, working solely for your interests without conflicts from also representing landlords. Our tenant representation includes analyzing your space requirements and growth projections, researching available properties and market conditions, coordinating property tours and evaluations, preparing financial analyses of total occupancy costs, negotiating all lease terms on your behalf, coordinating due diligence and lease documentation, and managing tenant improvement processes and move-in logistics.
We represent property owners marketing commercial space for lease, implementing comprehensive strategies to minimize vacancy and maximize rental income. Our landlord representation includes property positioning and pricing strategy, professional marketing across all commercial platforms, tenant qualification and financial analysis, lease term negotiation protecting owner interests, transaction management through lease execution, and coordination of tenant improvements and occupancy.
We provide market research and analysis supporting leasing decisions including submarket vacancy and rental rate trends, comparable lease transaction analysis, property valuation and pricing guidance, tenant demand assessment, and competitive property analysis. This intelligence helps both tenants and landlords make informed decisions based on current market realities.
Office properties range from Class A high-rise towers in central business districts to Class C affordable suburban offices. Office space serves professional services, technology companies, financial firms, medical practices, corporate headquarters, and any business needing administrative and professional workspace. Office leasing requires understanding density ratios, parking requirements, building systems, and tenant improvement standards.
Retail properties include shopping centers, strip centers, freestanding buildings, and mixed-use developments. Retail space serves restaurants, shops, services, entertainment venues, and any business requiring customer foot traffic and visibility. Retail leasing involves unique considerations including co-tenancy provisions, percentage rent structures, exclusive use clauses, and operating covenants.
Industrial properties include warehouses, distribution centers, manufacturing facilities, and flex space combining warehouse and office. Industrial space serves logistics companies, manufacturers, distributors, e-commerce operations, and businesses requiring storage, production, or distribution facilities. Industrial leasing requires technical knowledge of clear heights, loading docks, power capacity, and specialized systems.
Medical office buildings serve physicians, dentists, medical groups, healthcare organizations, and medical service providers. Medical space leasing involves specialized requirements including exam room configurations, medical infrastructure, HIPAA compliance considerations, parking ratios, and regulatory requirements.
Restaurant properties require specialized infrastructure including commercial kitchens, grease traps, ventilation systems, adequate utilities, and appropriate zoning. Restaurant leasing addresses unique considerations including percentage rent provisions, operating hours, outdoor seating, liquor licensing, and extensive tenant improvement requirements.
Specialty commercial properties serve unique business needs including data centers requiring redundant power and cooling, laboratories needing specialized ventilation and safety systems, fitness facilities with plumbing and equipment requirements, educational facilities, entertainment venues, and other specialized operations. Each property type involves distinct leasing considerations and requirements.
Base rent is the primary monthly or annual rent amount before additional charges. Commercial leases typically include annual rent escalations of 2-4% or tied to Consumer Price Index, protecting landlords from inflation. Understanding base rent calculation methods, escalation structures, and total rent obligations over lease terms is critical for accurate budgeting.
Most commercial leases require tenants to pay operating expenses including property taxes, insurance, common area maintenance, utilities, and property management. Expense structures vary—triple net leases pass through all expenses to tenants, modified gross leases establish expense stops with tenants paying increases above base years, and full-service gross leases include all expenses in base rent. Understanding expense structures and your exposure to cost increases is essential for budgeting total occupancy costs.
Most commercial spaces require improvements to suit tenant operations. Tenant improvement negotiations address landlord improvement allowances (typically $20-100+ per square foot), what costs allowances cover, disbursement procedures and timelines, tenant responsibility for costs exceeding allowances, and ownership of improvements at lease end. Adequate improvement allowances can save tenants hundreds of thousands in upfront costs.
Commercial lease terms typically span 3-10 years, with longer terms for properties requiring substantial improvements. Renewal options allow tenants to extend leases beyond initial terms at defined rates or fair market value. Expansion rights provide options to lease additional space as businesses grow. Early termination provisions, while landlords resist them, provide exit strategies if circumstances change dramatically.
Use clauses define permitted business operations in leased premises. Tenants need use definitions broad enough to accommodate business evolution while landlords want restrictions maintaining appropriate tenant mix and property positioning. Negotiating appropriate use provisions prevents future conflicts about business operations.
We begin by thoroughly understanding your business needs including required square footage, location requirements and accessibility, parking needs for employees and customers, specific building features or infrastructure, budget parameters, timeline for occupancy, and growth projections affecting future space needs.
We research available properties matching your criteria, analyze market conditions affecting pricing and terms, identify properties before they’re widely marketed when possible, and present suitable options with objective assessments of advantages and limitations.
We coordinate property tours at your convenience, evaluate whether spaces meet operational requirements, assess building quality and management, identify potential issues or concerns, and provide market context for pricing and terms.
We prepare comprehensive occupancy cost analyses including base rent, operating expenses, utilities, parking costs, tenant improvement costs, moving expenses, and total occupancy cost comparisons across options. This analysis ensures you understand complete financial obligations and can compare properties accurately.
Before full lease documentation, we negotiate letters of intent outlining agreed economic terms, improvement responsibilities, lease duration and options, and other key business terms. Letters of intent provide roadmaps for lease drafting and reduce disputes about what was agreed.
We negotiate comprehensive lease terms protecting your interests while remaining market-realistic. We coordinate with your attorney on legal review while focusing on business terms. We ensure final lease documents accurately reflect negotiated terms.
We coordinate due diligence including space measurement verification, building plan review, operating expense analysis, zoning confirmation, and any required inspections or assessments. We manage transaction closing and coordinate move-in logistics.
We know current market conditions, recent comparable transactions, standard lease terms, and which provisions are negotiable. This knowledge provides leverage in negotiations and ensures you pay fair market rates with appropriate terms.
Commercial lease negotiations are complex with dozens of economic and legal terms affecting your business for years. Our experience negotiating thousands of leases helps us identify favorable terms, avoid problematic provisions, and structure deals serving your interests.
Commercial space searches and lease negotiations consume substantial time most business owners don’t have. We handle all aspects of property search, evaluation, negotiation, and transaction management so you can focus on operating your business.
Professional representation typically saves tenants far more than representation costs through rent reductions, improvement allowance increases, favorable lease terms, and avoiding costly mistakes. Even small improvements in negotiated terms create substantial value over multi-year lease terms.
We provide commercial leasing services throughout Texas including Houston with diverse office, industrial, retail, and medical markets, Dallas-Fort Worth metroplex offering extensive commercial inventory, Austin’s growing technology and professional services markets, San Antonio serving healthcare, military, and tourism sectors, and other Texas markets with commercial property needs.
Each market has distinct characteristics, pricing, tenant demand patterns, and lease terms that our agents understand through active market participation.
Whether you’re searching for commercial space as a tenant or marketing space as a landlord, contact us to discuss your needs. We provide professional commercial leasing services throughout Texas, representing your interests with expertise, market knowledge, and commitment to successful outcomes.
Leasing Managers
