Engaging the services of a Tenant Representative who acts on your behalf will eradicate much aggravation in selecting a site and negotiating a transaction.  It can impede likely devastating errors.  A Tenant Rep will save you time and money.  More importantly, aligning yourself with an experienced Tenant Rep will maximize economic opportunities and turn your space into an asset.

Count on a proactive Tenant Representative to:

Probe your space needs.

Tenant Rep's will help you calculate your actual space needs and assist in determining your specific design requirements.  The goal is to make sure you don't negotiate for space that is not appropriate for your company.  In addition, using a competent Tenant Rep will help avert you from leasing too much space or not enough space and will make certain you have expansion and contraction rights spelled out in the lease if necessary.  Keep in mind that the landlord has no reason to help you cut back on space and save you money.

Perform a thorough investigation of all available properties.

This involves more than searching the available property listing services.  A seasoned Tenant Rep will identify properties that are not obvious choices that could result in lower rental rates. They will only show you space that is suited to your needs and not waste your valuable time.

Create a frenzy among the various landlords for your business.

It is in the DNA of a competent Tenant Rep to instigate a bidding war among the various landlords and prevent you from being a "captive tenant" to one building owner.  Even if there is one property that you and your Tenant Rep agree is the number one choice, creating a three or four way competition will enhance your negotiating position resulting in more concessions and incentives such as free rent, tenant improvements (TIs), parking concessions and operating expense exclusions.

Make sure you come away with terms that cover your present and future needs.

A good Tenant Representative will negotiate such options as subletting in case you eventually downsize your organization or outgrow the space, a right of first refusal for contiguous space, ratio of parking stalls etc. Many important options will be overlooked at your expense if you're not properly represented.

Act as a cushion between you and the landlord.

A Tenant Rep preserves good will during negotiations.  At the same time you are securing major economic concessions, relying on a Tenant Rep to act as the "bad guy" will keep your relationship with the landlord friendly. 

Recognize conditions in the lease that could cost you money during the lease term.

Often times these are hidden in the document and easily overlooked.

Recommend important professionals which are an integral part of the transaction.

A seasoned Tenant Rep will recommend Tenant centric real estate attorney's, space planners, moving companies, contractors, insurance brokers and other professionals that will look out for your best interests and that are not beholden to the landlord.

Control the documentation and other details of the leasing process.

The Tenant Rep will prepare very thorough proposal requests and letters of intent before the final lease is prepared.  A professional tenant rep is familiar with real estate forms and documents and can help you avoid critical mistakes by signing something by accident or out of a lack of knowledge. In addition, the Tenant Rep works hand in hand with the real estate attorney to make sure all negotiated terms are properly outlined in the lease document.

Resolve disagreements that surface after the lease has been executed.

The Tenant Representative can shed light on the details of a transaction.  The transaction files can provide the documentation essential to make clear what was said during negotiations.

Spotlight the savings

Rental rates include among other things, marketing costs for the leasing representative, marketing of the property and compensation for the Tenant Representative. A good Tenant Representative should be able to save you that amount and more.