we put you first. your satisfaction is our priority.
A real estate solution shouldn’t be transactional. It should be transformational.
We do not see our clients as just a transaction, nor do we focus our business based on volume. Rather, our success lies in putting you first and foremost to ensure your real estate transaction achieves your unique goals and objectives. We help you find the right solutions that allow you to capture the right talent to drive innovation and revenue. This is why our clients continue to place their trust in us whenever they need advice or have a new real estate requirement.
We build long-lasting relationships with our clients, acting as their outsourced real estate department. We serve as your trusted advisor—today, tomorrow and the future—to answer vital questions and help guide your real estate decisions. We understand that the best corporate real estate strategies align with a company’s operational and financial goals and objectives to positively impact key performance metrics and improve the workplace.
Due to consolidation in the real estate industry and the rapid expansion of REITs, landlords have grown larger and more sophisticated. They employ teams of financial experts, attorneys, architects, and other professionals to support their leasing and development efforts –operating real estate is their core business after all. You deserve the same level of expert advice.
We live up to the title “advisor” our goal isn’t just to help you secure space for your business, but to guide you through every aspect of the real estate process as if we were part of your team, We treat your business goals, occupancy costs, and long-term success like our own. As a privately held firm, we are free from corporate-imposed sales quotas, ensuring that our clients transactions close only when it serves their best interests.
As entrepreneurs ourselves, we understand the companies we serve and remain fully committed to achieving the best possible outcomes for our clients.
Imagery provided by Hollander Design Group
Tenant Advisory Services
Our holistic approach
While real estate is something you focus on once every 3 to 5 years, we focus on it every day. We understand that your top two expenses are your people and your real estate and we strive to help you realize the full potential of both. We listen closely to your needs and objectives and help create a strategy that will generate results. We will guide you through the process and ensure you are considering all of the short- and long-term impacts of this real estate decision.
Whether you are considering a renewal in your current location, expansion, contraction, or relocation - having the right real estate advisor has lasting effects. Leases are static, meaning you will live with the real estate decisions made for many years to come. Those decisions impact more than just a major expense on your balance sheet—they shape your work environment, influence employee retention and performance, and help to define the culture of your organization. Our ability to be tenant focused means that we don’t worry about meeting a landlord’s desired deal structure, we negotiate for you. We know you are busy, so we will make the leasing process as effortless and seamless as possible to enable you to focus on your day-to-day business
We believe that clear, open communication is the foundation of a successful relationship and the resulting transaction. Surprises may be exciting in other areas of life, but in commercial real estate, they often lead to stress, delays, and unnecessary costs. That’s why we prioritize transparency at every stage, ensuring that you’re always informed, prepared, and never caught off guard – we hate surprises, and we certainly don’t want to be the cause of one.
OUR PROCESS
2 months
2 months
Strategic Planning
Assemble team
Identify corporate goal/vision
RFPs for design & project management services
Needs assessment
Initial financial feasibility study
Define project time-line
3 months
3 months
Site Evaluation
Present market alternatives
Tour properties
RFP to short list
Test-fit short listed properties
Determine primary and secondary alternatives
Drive time analysis
Phase 1
3 months
3 months
Market Negotiations
Review and analyze RFP’s
Review comparative financial analysis
Negotiate "best and final" offers
Formulate construction budget
Stay vs. go analysis
Execute final letter of intent
Phase 2
3 months
3 months
Documentation
Finalize space plan
Verify business terms
Coordinate legal review
Finalize tenant work letter
Execute negotiated final lease
Phase 3
5 months
5 months
Construction
/Move In
Finalize construction drawings/budget
Competititve bid and select contractor
Project manager coordinates construction
Install furniture, fixtures, and equipment
Identify outstanding punch list items
Phase 4
5 months
5 months
Post-Occupancy
Critical date management
Periodically review space needs
Monitor market vs. lease
Lease audit
Phase 5
2 mo
PHASE 1
Strategic Planning
Assemble team
Identify corporate goal/vision
RFPs for design & project management services
Needs assessment
Initial financial feasibility study
Define project time-line
3 mo
PHASE 1
Site Evaluation
Present market alternatives
Tour properties
RFP to short list
Test-fit short listed properties
Determine primary and secondary alternatives
Drive time analysis
3 mo
PHASE 2
Market Negotiations
Review and analyze RFP’s
Review comparative financial analysis
Negotiate "best and final" offers
Formulate construction budget
Stay vs. go analysis
Execute final letter of intent
3 mo
PHASE 3
Documentation
Finalize space plan
Verify business terms
Coordinate legal review
Finalize tenant work letter
Execute negotiated final lease
PHASE 2
up to 3 months
Market Negotiations
Review and analyze RFP’s
Review comparative financial analysis
Negotiate "best and final" offers
Formulate construction budget
Stay vs. go analysis
Execute final letter of intent
5 mo
Construction/Move In
PHASE 4
Finalize construction drawings/budget
Competititve bid and select contractor
Project manager coordinates construction
Install furniture, fixtures, and equipment
Identify outstanding punch list items
5 mo
Post Occupancy
Critical date management
Periodically review space needs
Monitor market vs. lease
Lease audit
PHASE 5
why use a tenant focused representative?
SAVE TIME AND MONEY
Real estate is the second or third largest expense for most businesses, and we understand that every business has unique real estate needs. We are experts in all phases of the transaction process and actively manage the entire process for our clients. Our objective is to minimize disruption to your day-to-day operations, helping you stay focused on what matters most, your business.
information imbalance
Most business owners rely on experts with specialized skills beyond their core competencies, such as accounting or legal counsel. Commercial real estate is no exception, it requires the same level of attention and expertise. The industry lacks transparency, creating a significant information imbalance that favors landlords while leaving tenants at a disadvantage. That’s why my approach is focused on helping client’s level the playing field. Remember, landlords have a deep understanding of which tenants are searching for space, the availability of competing properties, and the pricing of comparable transactions. Landlords negotiate leases every day, they are well-advised, it is their primary business, and it is how they generate income.
representation trap
Renewal transactions are by far, the most profitable for landlords, so why would you let the broker representing your landlord, represent you? Your landlords’ broker has a fiduciary obligation to act in his client’s best interest - to secure the best deal for the landlord, which likely will not align with the tenant’s best interests. Don’t fall into the trap of being inadequately represented.
negotiations
We are not suggesting that we are “better negotiators”, but we are the face of negotiation, creating separation between you and the Landlord, preserving your relationship. This allows us to create the negotiating leverage necessary to create a competitive environment. Through our relationships, and decades of experience negotiating for our clients, we have a proven process that has yielded hundreds of successful outcomes.
GOTCHA’s
Landlords bury multiple profit centers within each lease and know exactly what their returns are after accounting for debt service, marketing expenses, downtime, current demand, and transaction costs such as free rent, tenant improvement allowances, and commissions. Understanding what those profit centers are, and how those items are viewed from the landlords perspective can change the outcome of a negotiation.
stronger negotiation posture
By hiring an experienced real estate broker to renew your lease, you signal to the landlord that you are keenly aware of competing office buildings and are prepared to relocate, which in turn will force the landlord to compete more aggressively for your firm’s continued tenancy. The more time spent investigating other space, the better the renewal transaction becomes.
Strategic Questions You Should Be Asking Yourself
How do the costs of renewing a lease compare to relocating?
How can I lower my occupancy costs?
Can early lease restructuring help me save money now?
Is our current location convenient for our employees, will a relocation improve the return-to-office?
Which amenities are important to our employees, and are there other buildings available that would provide better solutions?
Does our lease have the flexibility needed for our business’s future growth or contraction?
How do we know if we’re being overbilled for operating expenses?
How does our existing lease compare to current market conditions?
What motivates my landlord?
What’s the best workplace strategy for our projected growth, and how do we put it into action?
What lease terms—such as rent, duration, and landlord concessions—do startups typically negotiate?
Does my current broker have a conflict of interest?
FAQ
What is a Tenant Representative?
A Tenant Representative (Tenant Rep) is a commercial real estate professional who exclusively represents tenants in leasing or purchasing commercial space. Unlike traditional brokers who may work for landlords, a Tenant Rep prioritizes the tenant’s interests and helps level the playing field.
Who pays for your services?
We are paid by the landlord who signs your lease. These costs are a function of the rent you pay to your landlord, which is already part of the proforma for the building and included in your rent, so there are no direct out-of-pocket costs to you.
We don’t really know how much space we need; can you help us determine that?
Certainly. Our space needs assessment process is designed to help you accurately identify your current space requirements, as well as plan for future growth.
What business drivers and space needs favor shared office solutions?
Shared office solutions offer companies the advantage of accessing shared amenities, helping employees feel part of a larger community while avoiding the cost of maintaining these resources independently. While co-working spaces can be a great option, they typically aren't cost-effective for large teams or leases beyond 24 to 36 months compared to a traditional lease. However, paying the premium for these shared amenities can make sense in times of rapid growth or to maintain maximum levels of flexibility.
How long will the entire process take?
The typical lease process takes about 9 – 15 months, but the actual time required can vary widely depending on the requirement. It’s best to involve us at least 12 -15 months before your lease expire. Early involvement allows for strategic planning, better negotiation leverage, and more options. We can perform a free no-obligation analysis of your situation so there are no surprises.
It would be too expensive for us to move, so we have to renew our lease; how can you help us in that case?
More than 50% of our assignments involve negotiating lease renewals. Our case studies consistently show typical savings of 20% to 30% for our clients. However, to achieve these results, the possibility of relocation must be credible—it's a key driver in strengthening our negotiating position.
The thought of moving seems overwhelming; can you help with that?
Absolutely. With over 30 years of experience assisting companies with relocations, our team of trusted third-party partners will be a valuable asset throughout your move.
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Kidder Mathews Overview
WE DON’T JUST KNOW THE MARKET, WE DRIVE IT
For over 55 years, our clients have gotten the best of both worlds — independent counsel from trusted experts, working as part of the largest privately held commercial real estate firm on the West Coast. Today Kidder Mathews has over 900 real estate professionals and staff in 19 offices in Washington, Oregon, California, Idaho, Nevada, and Arizona.
Bryan Geisbauer is a member of the Kidder Mathews Corporate Services group. Kidder Mathews is the largest independent commercial real estate firm in the Western U.S., with 900 real estate professionals and staff in 20 offices in Washington, Oregon, California, Idaho, Arizona, and Nevada. For more information, visit kidder.com.
12230 El Camino Real, 4th Floor | San Diego, CA 92130
5927 Priestly Dr, Suite 101 | Carlsbad, CA 92008
