Full lease negotiation
Base rent, escalations, expense stops, CAM definitions, exclusivity, assignment, personal guaranty, holdover, and renewal options.
Qualifications
Commercial Lease
Leasing Commercial Space in Houston
A commercial lease is a multi-year financial obligation written by the other side's attorney. We negotiate the economics and the language together, because a low base rent inside a bad lease is not a good deal.
Who we represent: Office, medical, retail, flex, and industrial tenants, and landlords placing quality covenants.
Our Qualifications
What we personally handle on your behalf.
Space and site analysis
Parking ratios, loading, power, HVAC tonnage, grease and plumbing capacity, signage rights, and traffic patterns evaluated against your operation.
Build-out management
Tenant improvement allowance negotiated against real contractor pricing, with delivery conditions and delay remedies written into the lease.
Landlord-side leasing
For owners, we market space, screen covenants, and structure terms that support long-term asset value.
Inside the guide
What your leasing commercial property 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.
- Determining business space requirements
- Establishing ideal square footage
- Site-selection strategy
- Market and submarket research
- Identifying available and off-market spaces
- Evaluating visibility, traffic, demographics, and accessibility
- Parking and signage considerations
- Confirming permitted use and zoning
- Reviewing utility and infrastructure requirements
- Evaluating second-generation versus shell space
- Comparing base rent, NNN expenses, CAM, and total occupancy costs
- Understanding lease structures
- Letter of Intent preparation and negotiation
- Lease-term and renewal-option strategy
- Rent-escalation considerations
- Security-deposit negotiations
- Free-rent and rent-abatement negotiations
- Tenant-improvement allowances
- Buildout and delivery-condition considerations
- HVAC, electrical, plumbing, and infrastructure responsibilities
- Signage rights
- Exclusive-use provisions when applicable
- Personal-guaranty considerations
- Assignment and sublease provisions
- Opening and commencement timelines
- Coordination with attorneys, contractors, architects, lenders, and other professionals
- Lease execution and possession
Financial Strategy
Your money is examined as carefully as your contract.
01
Effective rent analysis
We compare options on total occupancy cost across the full term, including free rent, allowances, and escalations, not on quoted rate.
02
CAM and operating expense control
Caps on controllable expenses, gross-up language, and audit rights negotiated into the lease.
03
Guaranty limitation
Where a personal guaranty is required, we push for burn-off provisions and capped exposure.
04
Renewal and expansion economics
Options priced at fair market with defined mechanics, so your growth is not held hostage at renewal.
The Process
Nothing is left for you to guess.
- 01
Requirements
Size, use, timing, budget, and growth plan.
- 02
Market survey
A comparison set of viable spaces with real economics side by side.
- 03
Negotiate
Competing LOIs, then full lease negotiation.
- 04
Deliver
Build-out oversight, delivery confirmation, and commencement verification.
Questions Answered
The answers most people never get.
What is a fair TI allowance?
It depends on term length, credit, and the condition of the space. Longer terms and stronger covenants command more, and we negotiate to actual construction cost.
Do I have to sign a personal guaranty?
Often it is requested, not required. Burn-off and capped guaranties are common outcomes when the deal is negotiated properly.
Get the leasing commercial property 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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