Tenant Representation in Salt Lake City

Deal terms

How we negotiate

We negotiate knowing what comparable space is asking this month and what landlords in that submarket are actually giving. Free rent, tenant improvement allowance, and the annual escalator move more total dollars over a term than the headline rate does, and they are where most of the room is.

A deal the landlord will not sign is not a win for anybody. We structure economics that work for the tenant and still close, because the alternative is three months spent on a building you were never going to get.

Week one

What you get in the first week

• A list of every space that fits, including what has not hit the portals yet and what we know is coming available in buildings we lease. Sizes, rates, and which ones are already spoken for, so you are not spending a week on space that is gone.
• Tours scheduled in week one and usually running the following week, grouped so you see the market in a day or two rather than across three weeks.
• Who owns each building on the list, whether they fund improvements, how fast they turn a lease, and which ones we have closed with before.
• A shortlist of the two or three worth an LOI, with the reason each of the others came off. You should not have to call and ask why a building was cut.

Timeline

How a search runs

A search for space under 10,000 SF in the Salt Lake Valley usually takes 60 to 90 days from first call to signed lease. Two weeks to build the list and tour, two to four weeks to negotiate the LOI, and 30 to 45 days for lease review and landlord work.

Small space moves quickly here, and the good ones draw more than one LOI. A search that starts after your expiration date is already late, so start six to nine months out under 10,000 SF and nine to twelve above it.

The building

What we look at that a listing site does not

Clear height, door configuration, power, and the office ratio decide whether a space works, and none of them are in the headline rate. We walk the building with you and price the all-in number, including CAM, taxes, and insurance.

Tenants relocating from out of state are usually surprised to find snow removal in the CAM budget.

Before you sign

Lease review

We read the lease against what was agreed in the LOI and flag what moved. We are not attorneys and we will tell you when you need one.