Rental rate and comparable analysis
We build base rent and NNN recommendations from executed lease comparables in your submarket, not asking rates, so the space is priced to lease rather than to sit.
Qualifications
Landlord Representation
Commercial Landlord Representation
Vacant space is the most expensive asset an owner can hold. We position your space against real lease comparables, market it to the brokers and prospects who transact in your submarket, qualify every tenant before terms are traded, and negotiate a lease that protects both income and asset value at resale.
Who we represent: Owners of retail, office, medical, flex, and industrial property across the Houston and Dallas metro areas.
Our Qualifications
What we personally handle on your behalf.
Professional vacancy marketing
Crexi, LoopNet, the broker network, professional photography and signage, plus direct outreach to targeted users and tenant reps who serve them.
Tenant qualification
Business history, financial statements, tax returns, entity documents, and guarantor strength reviewed before you take space off the market for a prospect who cannot perform.
Lease negotiation with legal discipline
LOI through execution: term, escalations, security deposit, TI, delivery condition, guaranty, assignment and sublease, renewal options, and co-broker commission structure, coordinated with your counsel.
Inside the guide
What your landlord representation guide covers.
Written for the Houston and Dallas metro markets, in plain language, with the questions most clients only learn to ask after the transaction is over.
- Property positioning and rental-rate analysis
- Competitive lease-comparable analysis
- Determining base rent and NNN structure
- Marketing vacant commercial space
- Crexi, LoopNet, broker-network, and direct outreach
- Professional property presentation
- Prospect and tenant targeting
- Tenant qualification
- Business and financial-document review
- LOI evaluation and negotiation
- Lease-term and escalation strategy
- Security-deposit structure
- Tenant-improvement negotiations
- Free-rent considerations
- Delivery-condition negotiations
- Personal-guaranty considerations
- Renewal options
- Assignment and sublease considerations
- Co-broker and tenant-representation commissions
- Vacancy-reduction strategy
- Tenant-retention considerations
- Coordinating lease negotiations with ownership and legal counsel
Financial Strategy
Your money is examined as carefully as your contract.
01
Effective rent, not headline rent
Free rent, tenant improvement dollars, and commissions are modeled across the term so you can compare two proposals on what they actually deliver.
02
Vacancy cost modeling
Carrying cost per month of vacancy is quantified against the concessions required to close a tenant now, which usually makes the decision obvious.
03
Credit and guaranty structure
Personal guaranties, capped or burn-off guaranties, and deposit structures sized to the risk the tenant actually presents.
04
Retention economics
Renewals cost far less than replacements. We track expirations early and negotiate renewals before a tenant is courted elsewhere.
The Process
Nothing is left for you to guess.
- 01
Position
Rate analysis, competitive set, and delivery condition strategy.
- 02
Market
Listing platforms, broker network, signage, and targeted user outreach.
- 03
Qualify
Financial and business review of every prospect before terms are negotiated.
- 04
Negotiate
LOI, lease, TI scope, and delivery timeline with your attorney.
- 05
Retain
Expiration tracking, renewal strategy, and vacancy reduction planning.
Questions Answered
The answers most people never get.
Should I offer tenant improvement dollars?
Often yes, but structured. We compare the allowance against term length, guaranty strength, and the reuse value of the improvements, and we tie disbursement to completion rather than paying upfront.
Do I have to pay a tenant representative's commission?
It is customary in most Houston submarkets and it widens your prospect pool considerably. We model the cost against faster absorption before you decide.
Get the landlord representation guide, free.
Tell us your timeframe and we will send the material written for your exact transaction, plus the financial questions worth asking first.
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