The short answer A tenant representation broker represents the business leasing the space, not the landlord. Goff CRE Group finds and compares options, negotiates the letter of intent and lease, and manages the process through move-in for businesses in Erie, Lafayette, Longmont and the rest of Boulder County. In most leases, the landlord pays the commission.
What does a tenant rep broker do?
A tenant rep handles the whole lease process from your side of the table. That starts before the first tour and runs until you have keys.
- Needs analysis. Square footage range, power, loading, parking, visibility, budget as an all-in monthly number, and move-in date, written down before you tour.
- Search. Listed space, plus upcoming vacancies, subleases and space that is not widely marketed.
- Tours and comparison. Every option compared on the same basis: base rent, operating expenses, build-out, free rent and escalations.
- Letter of intent. The big terms (rent, term, tenant improvement allowance, free rent, renewal options, expense caps) are won or lost here.
- Lease negotiation. Working with your attorney on the lease draft, especially assignment, restoration and operating expense language.
- Build-out and move-in. Coordinating with the landlord, your contractor and the city so the move-in date holds.
- Renewals and expansions. Testing the market before a renewal so you know what your space is actually worth.
Who pays the tenant's broker?
In most commercial leases, the landlord does. The landlord's listing agreement sets a leasing commission, and when the tenant has a broker, that commission is shared. The landlord budgets this cost before you ever call, so going direct to the listing agent rarely lowers your rent. We confirm the arrangement in writing at the start. The full explanation is in what a tenant rep broker actually costs.
How do you compare two spaces fairly?
Convert every option to an all-in monthly cost. Asking rates are quoted different ways (triple net, modified gross, full service), so the lower headline rate is not always the cheaper space.
A 2,000 SF flex unit quoted at $14.00/SF triple net, with $4.00/SF in estimated operating expenses, costs ($14.00 + $4.00) × 2,000 ÷ 12 = $3,000 per month. A comparable space quoted at $17.00/SF modified gross, where the landlord covers taxes, insurance and common area costs, is $17.00 × 2,000 ÷ 12 = about $2,833 per month plus your utilities. The higher rate can be the cheaper space.
Build-out matters as much as rent. A second-generation space that already fits your use can save more than any rent concession. Our guide to calculating commercial rent walks through the math.
What kinds of space do you lease?
Most of our leasing work is flex space: units with an office in front and a warehouse with an overhead door in back. We also represent tenants in industrial and warehouse, retail and office space.
Recent examples: a 2,837 SF flex lease at 530 Compton St in Broomfield and a 6,450 SF flex lease at 1370 Miners Dr, Unit 110 in Lafayette, both representing the tenant.
How long does it take to lease space?
Plan on four to six months from the start of a search to move-in for space that needs light work. Allow more time if you need a full build-out, a change of use or new permits. The deadline that matters is your current lease's notice date, not its expiration.
Before you sign
Base rent is the number people negotiate. Operating expenses, escalations and the restoration clause decide what you actually pay over the term. Read our commercial lease checklist before you sign anything.
