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"Ensuring Tenant Success
When Leasing Business Space”
Member: The Alliance for Success Leasing Business Space
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Austin's #1 Commercial Lease Resource
Helping you find the perfect home for your business in the Greater Austin Region
Take our 30-second Survey & Get the “Top 10 Greatest How-to Commercial Lease Tips” Report!
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Austin's #1 Commercial Lease Resource
Helping you find the perfect home for your business
Take The 60 Second Quiz & Get A FREE Customized Property Report!
Privacy Policy: Your Information Is 100% Secure
Austin, TX
Trusted Commercial Tenant Placement
When it comes time to find the perfect home for your business, and you're unsure of where to start, give Your Austin Office Resource a ring!
We offer our tenant placement services to business owners who are simply looking for the best commercial lease deals in Austin, TX.
Are you feeling overwhelmed, frustrated, or confused by all that goes into finding and negotiating a commercial lease?
Or maybe you're too busy running your business to handle all the work that comes with finding your first (or next!) space for your business...
If that's the case, then let us connect you with tenant reps who do the work for you!
Imagine not having to stress, or worry about finding the perfect new workspace. Well now, you can relax and take the pressure off with a little help from your friendly, trusted advisors at Your Austin Office Resource Austin.
Get started today by taking the 30-second survey and, based on your answers, we'll send you a FREE custom report that outlines the Top 10 Greatest Commercial Lease Tips to Find Your Best Deals!
And no...there's no "catch." Our services are paid by the landlord. Sound fair?
Want To Lease A Commercial Space?
Finding The Perfect Home For Your Business Is As Easy As 1-2-3...
Step 1.
Take the 30-second Business Needs survey and start your access to the best leasing deals in your area.
Step 2.
Schedule a FREE 1:1 call with a Professional Advisor to learn more about what your options are and how to conveniently proceed.
Step 3.
Landlords pay for us to help only you. Our network of tenant reps find, qualify, and negotiate only on your behalf to get you the best deal in the market!
Find the Perfect Space for Your Business!
Take the 30-Second Survey & Get a FREE Report of "The Top 10 Greatest Commercial Leasing Tips to Find Your Best Deals!"
Areas To Lease
There are many areas in and around Austin, TX to find the perfect home for your business. Some of the most popular locations include:
The Greater Austin Region, including...
- Westlake
- Round Rock
- Manor
- Cedar Park
- Liberty Hill
- Buda
- Dripping Springs
- Kyle
- San Marcos... And More!
Why Work With A Tenant Rep?
Experience
Our network of successful tenant reps, have decades of experience in the Austin region has helped over 400 companies, from startups to enterprise, to successfully address their real estate challenges.
Passion
Our deep passion is all about achieving the most favorable terms for our tenants and seeing them get the perfect lease for their unique situations.
Responsiveness
One thing we pride ourselves on is our responsiveness. We're always here for you to keep the process moving forward smoothly and efficiently.
Results
Our goal is your satisfaction. Our proven process helps save you time – money – and hassles. Your satisfaction is guaranteed - we’ve helped over 400 clients find business leases they can live with!
Why Work With A Tenant Rep?
Experience
With our network's 35+ years of successfully representing tenants, their expert guidance has helped over 500 companies, from startups to enterprises, accomplish their real estate goals both in Austin and around the globe.
Passion
Our deep passion is all about achieving the most favorable terms for our clients and seeing you get the perfect lease for your business.
Responsiveness
One thing we pride ourselves on is our responsiveness. We're always here for you to keep the process moving forward smoothly and efficiently.
Results
Our goal is your satisfaction. Our proven process helps save you time – money – and hassles. Your satisfaction is guaranteed - we’ve helped over 500 clients find their dream lease for their business!
Solutions For All Businesses Sizes
Whether you're a Start-up, a Mid-Size Enterprise, or a Large Enterprise, and you're looking for the perfect office, flex, retail, restaurant, medical, or industrial space for your business... our network of tenant advisors has got you covered! Take the 30-second survey and get access to "The Top 10 Greatest Commercial Lease Tips for Finding Your Best Deals."
Satisfaction
Guaranteed
With Your Office Resource, you won't get a one-size-fits-all solution or be left on your own to manage the risks that come with commercial leases. We connect you with expert advisors that advocate for you and provide you with effective representation. When you enlist professional help, you will have the best options at your fingertips for office, retail, medical, and industrial spaces in Greater Austin.
We aim to provide you with as much information as possible so you can make the best decision for your business. If you are like most smart business owners, you will want to work with local experts to reduce your risks and aggravations. Let a trusted tenant advisor be a smart addition to your team. It all starts with a simple conversation about your needs. Let's talk about it!
"Professional, Personalized Service – Guaranteed"
Contact Us Today!
For all your commercial lease needs, Help is just a phone call away.
We Specialize In...
Office Space
Retail
Industrial & Warehouse
How Can You Benefit From FREE Expertise?
You Need Office Space - AND - Protection
- Your Landlord has Expert Help
- As a Tenant, You Need Your Own Representation
- You simply cannot compete effectively without your own reputable advisors
The Secret to Getting What You Need
Invest 4 -minutes to determine what's best for you!
Needing Industrial or Retail Space?
We can help with these other property types
In the course of helping Austin tenants find suitable business space more than 500 times, a portion of those deals were for retail or industrial/warehouse purposes.
The requirements to secure those types of spaces are certainly different from office space considerations.
But if you are here, please understand we have the experience to help with these other property types.
Just contact us using one of our forms so we can talk about your specific needs.
FAQs
What is Tenant Representation?
Our Specialized Services
A Tenant Representative is a Texas-licensed commercial real estate expert who works exclusively for the tenant. They are the professional advisors you want in your court.
Licensed brokers often represent both landlords and tenants. This represents an inherent conflict of interest.
Tenant Representatives have the unique and sole fiduciary responsibility of seeking the best outcomes solely for their clients – the tenant.
What Are The Risks If I Do It On My Own?
Mitigate Your Risks – Work with Proven Tenant Reps
You may not know much about office leasing, the Austin area, or the risks involved in a commercial lease. This puts you at a definite disadvantage when negotiating with your landlord.
Many people focus solely on the rental rate, but there are other areas of the lease document that can trigger unforeseen costs and further risks which are often overlooked.
Smart business owners work with local experts to reduce their risks and aggravations. Let us be a smart addition to your ‘team.' Our tenant representative advisor services start with a simple discussion. Let's talk about it!
How Long Does It Take To Find A Space?
Let's Discuss Your Timetable
Commercial property listings fall into 2 basic categories. Those For Sale and those For lease. It is almost never too soon to explore your future space needs or renegotiate lease terms for your current space.
Why? It takes time to qualify properties, their locations, their landlords, current tenants, their negotiable options, etc.
Competent Tenant Rep teams routinely begin working a transaction 6-12 months out. Larger transactions – necessitating complicated build-outs – may take 18-24 months of planning, negotiating and construction.
Help yourself and your tenant advisors have adequate time to find and negotiate the best terms possible.
Specifically, what does a Tenant Rep Do?
We help simplify the transaction process
Tenant reps are very focused on their expertise in business space leasing. They do much more than just analyze your location requirements. They dive deep into understanding your unique space requirements too, based upon your business goals, growth estimates, changing employee needs, etc.
It is critically important that they evaluate your current and future space needs. Only licensed real estate professionals may become your special advisors in this way.
What are the Key Considerations for Texas-licensed Tenant Reps?
They show fidelity, by representing your interests first, even above their own
The Tx. Real Estate Commission's Rule §531.1 describes fiduciary responsibilities.
This section states that when representing a tenant, landlord, or others as an agent, they must first protect and promote the interests of their client. They must never place their personal interest above that of their client.
They shall treat other parties to a transaction honestly & fairly. They should cooperate except when cooperation with other brokers is not in their client's best interest.
Why Hire a Tenant Rep?
The price is right. Your Tenant Rep is paid by your future Landlord.
Tenant Reps are licensed advisors that only represent you and your interests. They provide product & market knowledge services for commercial property listings for lease.
They understand the nuances in the continually changing commercial property markets. They educate and guide tenants to avoid mistakes, assisting with leasing negotiations, and more. A Tenant Rep will save you time, money and a ton of hassles.
Seek a Tenant Rep you feel comfortable with and trust. They should be responsive and have a multi-year experience in the field in the local markets. Often their insider-knowledge of recent deals and not-listed opportunities proves invaluable.
They should have a track record showing their service to a large number of small, medium and large businesses.
In summary, having your own Advisor/Tenant Rep:
Saves time
Provides objective advice
Creates competition for your landlord
Protects tenant from missing options
Keeps records
Why would a Landlord pay my Tenant Rep?
This is customary in the Austin market
Tenant Reps are paid by the property's Landlord even though their fiduciary duties are strictly to you, the Tenant.
Typically, if a Tenant does not use a tenant rep, they are paying the Landlord’s agent more to negotiate against them. The Landlord has a leasing commission built in. If you do not have your own representation, the commission is still paid to their own agent.
Tenant Reps save their clients time, money, and aggravations, while providing a substantial amount of expertise and value.
How will I work with your as my Tenant Rep?
Easy communications and perspectives
No tenant rep can do their best for you until they understand your unique wants and needs, your budget, etc. This means committing some time with them, at least up front.
Tips
• Keep the lines of communications open
• Establish the preferred way and times to communicate with each other (by TEXT, Email, or Phone)
• Respond quickly when your tenant rep calls.
Commercial real estate listings, especially leasing opportunities, are very fluid. In other words, the opportunities will be short-lived in many cases.
2020 was a year no one saw coming. Commercial property lease listings characterize a classic buyer’s market. This will not last. Once the pandemic is under control, the pent-up demand for businesses to find or renegotiate working space will create a “gold-rush” mentality.
Unique spaces, new developments, a large sublease market – all of this will soon be absorbed as business gets back to work.
Your #1 way to realize these unique spaces and unusual leasing opportunities is to trust your tenant rep, and to respond quickly to his/her communications. Think of it like this: they cannot do their best for you until they know you a little better.
Why does My Landlord Value a Tenant Rep?
They make leasing smoother & predictable
Commercial leasing Tenant Reps also represent their own brokerage companies, and they value their industry relationships with both Landlords, their building lease reps, and others in the leasing profession. Maintaining these relationships is a top priority.
While they definitely represent you first in all matters, they also honor your confidentiality and privacy.
Secondly, Landlords are very comfortable working with business lease tenant reps all the time. They may have done business with your tenant reps in the past. There is a high likelihood they know or have heard of your tenant rep.
Thirdly, Landlords appreciate the role of tenant reps. Landlords understand a significant portion of their business (tenants) are being brought to them by tenant reps. Tenant reps are good for business.
What Makes an Exceptional Tenant Rep?
The best are rare
Not anyone can hang out a sign saying they are tenant reps.
It takes a minimum of 180-classroom hours before these agents can take the state exam to become licensed.
All real estate agents must become experts in their area of practice. That’s the law. That means a tenant rep broker cannot just decide to represent a ranch owner who desires to sell their property. They must have tangible expertise in farm and ranch sales before they can practice in this area.
An office tenant rep cannot represent retail clients without having experience under a retail property specialist. (Think of this as their apprenticeship.) Similarly, leasing offices versus leasing industrial properties is very different.
It takes years to absorb the nuances of the law. Years to understand the specific requirements to represent an assortment of business types. For example, a small medical practice has needs that are totally different from the needs a startup technology firm will have. And it takes years to understand the unique and ever-changing commercial real estate leasing market dynamics in order for their clients receive the absolute best leasing advice and the best deals possible.
What should my Tenant Rep know?
Tell us everything about your business
First, know that your discussions with a tenant rep are privileged and private. Maintaining and protecting your confidences is absolutely required. It’s the law.
The expertise of a qualified tenant rep is amazing. One result of this expertise is the many questions they will ask. Do you always have or need the right answers? No. They will often ask a question you have never considered. That’s OK. You will not appear foolish if you respond, “I’m not sure I know the answer to that. Would you explain why this is important?” They will. And you will begin to appreciate the value they bring to your leasing efforts.
Your tenant rep will need to understand your business. Why? Let’s say your business is on the cusp of rapid growth (good for you). Knowing this will help your tenant rep negotiate options with your landlord. Options to grow into more space when needed or even to move if space is needed but unavailable. Knowing all about your business is essential for getting you the best options upfront, before the lease is signed.
Bottomline? Trust your tenant rep. The more they know the better they can help. It’s all a part of the process.
What else can my Tenant Rep do for me?
We have a depth of expertise. So ask!
They are available after your move-in in case you have issues or other questions come up. This would be helpful as your firm grows because your space needs have to grow with you. Maybe you are growing very quickly. Or perhaps you’ve come to a place where you have to downsize and don’t need so much space.
A tenant rep is like adding an important consultant to your normal employee base. But consultants cost hundreds of dollars per hour. A tenant rep's fees are paid by the Landlord. Their expertise should be used by every tenant in every leasing opportunity.
There are many other services your tenant rep can offer. For example, your tenant rep can help secure oversight of the construction process, suggesting several highly competent space designers or architects.
What are the top Legal/Lease Terms I must know about?
Ask us about them
The following legal terms must be considered when leasing commercial real estate properties.
In essence they will affect your costs to lease over time, or they will affect the options you will need in your lease.
We don’t have the space to handle each explanation or ramification of each term. And frankly you only truly need to understand that your tenant rep understands these terms. They are already your professional. These things are integral to their expertise.
Your time is best spent managing, operating, and growing your business.
So, what are the top-20 lease related terms that absolutely must be considered?
Add-On Factor. – After Hours HVAC. – Arbitration. – Assignment Rights. – Base Rent. – CAM Charges. – Common Area Factor. – Default. – Effective Rate. – Escalation. – Estoppel. – Expense Stop. – Full-Service Lease. – Gross Lease. – Lease Buyout. – Load Factor. – Operating Expenses. – Pass-Through Expenses. – Renewal Option. – Rentable vs. Usable SF.
Can't I just find a business space myself?
Finding Space is simple. Negotiating the lease without help is risky and expensive
You absolutely can. But should you?
Just as you have expertise in your industry practice, our team has over 35 years of combined experience in the ever-changing Austin commercial real estate leasing marketplace. They have represented startups to Fortune 500 companies with internal real estate departments and large portfolios. They still choose to partner with a local, insider for our expertise. Their focus has resulted in an incredible expertise. They’ve learned more than a few tricks.
When it comes to leasing commercial property, don’t leave home without your tenant rep. (Especially easy when you are not charged for their services.)
I just need help finding an office space...
Please understand successful leasing is much more complicated than this
We hope not. Because our sole expertise is to help you with the entire real estate process. Frankly, finding spaces is the easy part.
The tenant reps we represent have experience and resources for every aspect of the transaction. They help with your initial space needs/locale strategy, identifying the right space, negotiating possibilities and leasing options that most businesses will not even know to consider.
How can we help? Ask us how. It all starts with a simple conversation.
How do I find a great Tenant Rep?
The process is quite simple
What is the process for getting a professional to represent your best interests when leasing commercial properties?
Professional tenant reps do the job best. The tenant reps we have identified have made the process very simple.
It starts with a simple conversation. Your potential tenant rep will be asking you many questions. Some you may not have answers to or possibly never considered. That’s OK.
The purpose of this initial ‘discovery’ conversation is to understand your basic needs: what do you want? When do you want it? Where do you want it? What is your budget for realizing these needs and wants?
There is no need to stress about this conversation. The big picture is to understand this conversation can be boiled down to this: both you and your potential tenant rep are exploring your potential relationship to make sure it is a fit.
This process will enlighten you to possibilities you may not have even considered. You owe it to yourself to take the time to have this conversation. Not only is it free, but there are no obligations you are committing to.
If you have ever needed an attorney chances are you met with one to have this same sort of ‘discovery’ conversation. That attorney asked you what you needed. You asked the attorney about his/her expertise, cost, working processes, etc.
You need a tenant rep to secure your best options, your best deals when leasing your next business space – and their expertise is paid for by the Landlord!
What qualities should I look for in a Tenant Rep?
Do you sense a strong passion?
Negotiation should be the passionate skill of the Tenant Reps you choose.
The unique team we represent has completed over 500 leases here in the Austin area. They have a deep understanding of comparable transactions. They narrow the selection to a handful of potential properties and then they position each to compete for your selection.
Their passion is your satisfaction when they get you a great deal – one you can live with, possibly for years.
Why should I use a Tenant Rep?
It's not only a good idea, it's the wisest, best idea.
Negotiating suitable business space is an important major decision. Remarkably, too few tenants seek their own representation to save time, money, and hassles.
Why should you worry about your next business leased space when you you need to focus on your business, without the aggravations and extensive time required to do it ‘right.’
Let the professionals help you – at the Landlord's expense!
What does a successful Tenant Rep look like?
It's all about reputation, experience, and passion
The tenant reps we represent are the some of the best we’ve ever seen. For over 35 years they have honed their specialty to represent all kinds of business space users – whether office space, office/flex space, industrial/warehouse space, or retailers.
These tenant reps have worked with 500+ doctors, lawyers, associations, insurance and business services companies, restaurants, banks, neighborhood retailers, big-box users, with non-profits, tech startups, small-to-large corporations (many with international operations), entrepreneurs, start-ups, consultants, and ad agencies, etc.
Why do Landlords win in negotiations?
Too often tenants have little-to-no experience
- Your (potential) landlord understands the nuances of the market because they are in the market every day. They may have decades of experience. Some ‘negotiate’ hundreds of leases with tenants each year. They have tough building lease reps. Their real estate attorneys are available for phone calls almost any time. It cannot be overstated: your landlord is a pro; you are not.
2. How can you stand a chance? It’s like you playing chess against a grandmaster. You just can’t compete well enough.
3. Your landlord is likely to be an honorable businessperson. But he/she has financial goals that must be achieved. So, don’t take it personally when they omit important options you should have in your lease.
Nevertheless, there is a solution. Find a tenant rep professional to represent you on your next business space. A great tenant rep will cost you nothing. That’s right. They are paid by the landlord. Typically, the one who pays gets the professional on their side. But the Texas legislature has written into the Texas Real Estate License Act (TRELA), that buyers (or tenants like you), should be able to have their own representation.
In the world of commercial property listings and lease listings, tenant reps are well known. But in the everyday world of business and commerce, they are not. Now you know. You should never do another commercial lease without a professional representing your best interests. This extends even to lease renewals and subleases. Be smart. Be wise. Let's have a conversation.
We are here to connect you with proven, licensed, and local Tenant Rep specialists who can help.
TREC NOTICE: Texas requires all real estate licensees to present Information About Brokerage Services and the Consumer Protection Notice to any prospective client.
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