Office Lease Tenant Time
Line: Office Site Search, Lease Negotiation, Tenant Improvements, and
Branch Office Opening
with his local tenant rep partner, 24-year veteran John Tobin provides
office market survey for tenant review based on tenant
personally previews properties where tenant has an interest.
creates short list of no more than 7 to 9 properties that best
meet tenant’s stated criteria for tenant tour .
schedules tenant tour of short listed properties to be
attended by tenant’s local field personnel, John and his local
tenant rep partner.
with his local tenant rep partner, John completes tenant tour
and issues Request For Proposals (RFP’s) to short listed
requests all landlord responses within one week.
Call Ellen or John
Tobin now - (216) 858-1000.
with his local tenant rep partner, John collects landlord
completes initial cost comparison for tenant and local tenant
rep partner review.
issues tenant counter proposals on top properties.
space design plan on top properties.
4 to 5:
Note that some landlords and landlord architects are slow.
If so, the time required for space design plan and Letter of
Intent (LOI) negotiation can take up to 3 weeks.
space plans, review and revise.
necessary, tenant now collects recommendations on workstation
and telecom providers, begins contacting and securing same and
includes them in tenant space design plan review.
proposal/ counter proposal/ tenant cost comparison process
until we reach a fully executed LOI agreement on final
property. We will do our best to get landlord to agree
to provide all required tenant improvements “turn-key” in
accordance with the RFP provided (does not include
workstations, wiring workstations or other furniture) as part
of fully agreed LOI. This will correspond to the finalized
space design plan which we will do our best to have attached
as an Exhibit to the Lease.
Week 6 to 7:
Note that some landlord attorneys are slow. If so, the
time required for lease language negotiation can take up to 3 weeks.
John and tenant legal counsel review lease document against
business items listed in fully executed LOI compiling tenant’s redline comments into one
tenant red-line document
for landlord review.
negotiating lease language until all tenant red-line issues
resolved and incorporated into final lease document.
8 to as soon as Week 8 or as late as Week 24:
Depends on the amount of time the final landlord needs to complete
construction drawings, permitting and tenant improvements, if any.
The time required varies from space to space and landlord to
full execution of the lease, we will request a time line from
the landlord regarding same: “Construction Drawing
started and completed," "Permitting started and
completed" and "Tenant Improvements started and completed.”
Workstation and telecom providers to have access to space,
coordinate and complete work at same time as landlord tenant
As soon as
Week 8 or as late as Week 24:
can be ready for tenant occupancy and branch office opening.