Leasing for landlords and tenants, negotiated on total value
A lease is often the largest fixed cost a business signs, and the biggest driver of a building's value. We represent landlords who need the right tenants and tenants who need the right space.
- KW Commercial
- Fiduciary First
- Brokers & owners
- Nationwide
For landlords: lease-up and repositioning
- Rent and concession pricing from current comparable leases
- Marketing plans and signage for vacancies, plus outreach to tenant brokers
- Tenant screening: financials, use, credit and fit with the tenant mix
- Lease structures that protect value at sale: NNN vs gross, escalations, terms and guarantees
Because we also run investment sales, we negotiate every lease with the property's future buyer in mind.
For tenants: office, industrial, retail, medical and flex
- Needs analysis: headcount, square footage, parking, power, loading, clear height and growth plan
- Market search: on-market listings plus off-market and sublease options, toured and compared side by side
- Proposals and negotiation: competing landlords bid against each other on the terms that matter
- Lease review: operating expense caps, CAM, assignment and sublease rights, renewal and expansion options, personal guarantees
- Renewals and relocations: we start early, well before expiration, when you have the most leverage
What's actually negotiable
Asking rent is the headline, but the total cost of a lease is shaped by annual escalations, free-rent months, the tenant improvement (TI) allowance, operating expenses (NNN/CAM), term length and options. Two offers with the same rent can differ by tens of thousands of dollars over the term. Compare them in the lease calculator below.
Lease types in plain terms: in a gross or full-service lease the landlord pays most operating costs; in a modified gross lease costs are split; in a triple-net (NNN) lease the tenant pays its share of taxes, insurance and common-area maintenance on top of base rent.
Brokerage relationship, explained
We represent both landlords and tenants, and we put the brokerage relationship in writing at the start of every engagement. If we ever represent both sides of a transaction, we disclose it up front and handle it only as state law allows. In Florida, for example, a licensee is presumed to be a transaction broker unless a single-agent or other relationship is agreed in writing.
Our process, step by step
- DefineGoals, space, budget, timing and must-haves.
- Market or searchPrice and market the space, or shortlist options and tour.
- BidProposals compared so the other side competes.
- NegotiateRent, TI, free rent, options and lease language.
- ExecuteLease signed, build-out coordinated, key dates calendared.
Kevin has worked in sales and management since 2009 and in real estate since 2017. Under his leadership The Kohler Team has generated more than $100 million in cumulative commercial real estate transaction volume. He serves on the Keller Williams Agent Leadership Council, is a Florida real estate licensee and Licensed Community Association Manager, and has spoken at national conferences on commercial real estate, negotiation and team building.
Landlord & Tenant Representation: common questions
Do you represent landlords or tenants?
Both. We represent landlords who need to lease up, reposition or renew a building, and tenants who need to find, negotiate or renew space. If we ever represent both sides of one transaction, we disclose it and agree the relationship in writing first.
When should I start looking for new commercial space?
Timelines depend on the deal. The size of the space, build-out needs, market conditions and your current lease terms all matter, and starting early gives you the most leverage. We map a realistic calendar for your specific situation at the first consultation and keep you updated at every milestone.
What is the difference between a NNN lease and a gross lease?
In a triple-net (NNN) lease the tenant pays base rent plus its share of property taxes, insurance and common-area maintenance; in a gross lease those costs are generally built into the rent. Modified gross leases split them. Always compare offers on total occupancy cost.
What can I negotiate in a commercial lease?
Beyond base rent you can usually negotiate annual escalations, free-rent months, the tenant improvement allowance, caps on operating expense increases, renewal and expansion options, assignment and sublease rights, and the size of any personal guarantee.
How can landlords lease up a building faster?
Price space against current comparable leases, make concessions targeted rather than blanket, market directly to tenant brokers, and screen for tenants whose credit and use strengthen the property's value at sale.
What does leasing representation cost?
Your first consultation is free. Once we understand your goals and the deal, we quote our fees in writing before any work begins, so there are no surprises.
What areas do you cover for leasing?
Wherever the deal is, we're there. We represent landlords and tenants nationwide, including multi-market occupiers, through the KW Commercial network.
Often paired with Landlord & Tenant
Investment Sales
Seller and buyer representation for multifamily, NNN, hospitality, industrial, retail and land, priced on real numbers.
Explore Investment Sales →Deal Structuring
Seller financing, 1031 and 721 UPREIT exchanges, cost segregation, JVs, earnouts and sale-leasebacks that get deals closed.
Explore Deal Structuring →Property Valuation (BOV)
A complimentary broker opinion of value in 24–48 hours once we have your T-12 and rent roll.
Explore Property Valuation →Talk it through with someone on your side of the table
A first conversation is about your goals, not a pitch. Call, book a time, or start with a complimentary valuation. Wherever the deal is, we're there.