STEP ONE - SpaceLink^® Space Analysis

Once we've analyzed and documented your space requirements (reception area, conference rooms, private offices, storage space), our SpaceLink software calculates areas and adjusts for circulation and building loss factors to establish the rentable square footage needed.

SpaceLink also documents the details landlords need to estimate buildout costs, such as number of doors; telephone, data and electrical outlets; wall, floor and ceiling treatments; special millwork and plumbing.

STEP TWO - Market Search

Using the industry's most comprehensive database, we locate buildings best meeting your size, economic and geographic criteria. We'll then schedule individual showings of each property.

Our 'Market Summary Report' reviews the selected sites in detail, making it easy for clients to decide on the buildings from which to request proposals.

STEP THREE - In-House Space Planning

Click Here for Space Efficiency Examples

Landlords typically offer free space planning to prospective tenants. But there's a catch. Since landlords want to lease as much space as possible - and space planners are paid by the square foot - efficient layout is rarely emphasized.

That's why we handle client space planning in-house. It's the surest way to cut lease costs. Even a 5% reduction has a dramatic bottom line impact. On a ten year, 10,000 foot lease*, that modest 5% saves about $125,000. It's like negotiating $1.25 per square foot off the rental rate - or six month's free rent - before rental rate negotiations even start.

*Gross rental rate of $25 sq.ft. per year.

STEP FOUR - Request for Proposals

Since landlord proposals are only as accurate as the RFP specifications, we spell out precisely the space we want and how it is to be built out. Proposals are compared apples-to-apples because they're based on identical specifications. We also require landlords to clearly define terms on over 30 lease points... something not typically done until the lease is delivered and negotiating leverage is seriously diminished.

STEP FIVE - Financial Analysis

Our Leasanalysis ™ software projects each building's monthly, yearly and total lease costs. With this information, our clients easily analyze and compare costs at competing buildings.

Leasanalysis also breaks down each building's proposal into taxes, utilities, operating expenses, construction costs, and the landlord's net effective rent. Negotiations against landlords are based on their bottom line, not yours.

STEP SIX - Negotiating From Strength

Successful negotiations are the result of hard work: collecting more and better information than competitors. We negotiate effectively because we do our homework. We know both tenant costs and landlord profits at all competing buildings. There's no guesswork.

STEP SEVEN - Lease Review

Nobody wants surprises like a $30 charge to change a $3 light bulb. Or paying a year's rent for moving out a day late. Surprises are buried in most leases. We dig them out before you sign. After studying leases line-by-line, we make suggestions to your legal counsel and then negotiate proposed changes or deletions with the landlord.

STEP EIGHT - Follow Up

After the lease is signed, we are available to attend construction meetings during build-out as well as final walk-through. We can also help with movers, architects, telephone installers and furniture vendors.