Most commercial tenants treat a lease renewal as a formality — they get a renewal letter, the rent ticks up, and they sign. That's exactly when money is lost. A renewal or renegotiation is a full negotiation, and it's often where the biggest savings of the entire lease are won. Justin Crow represents South Florida tenants through renewals across Broward, Miami-Dade, and Palm Beach.
Start early — that's the leverage
The single most important move is timing. Begin 12 to 18 months out. Starting early lets you genuinely evaluate other buildings, and a credible willingness to relocate is what gets your landlord to sharpen the pencil. Wait until the last minute and you've handed the landlord all the leverage.
What's negotiable at renewal
- Rent reset to market. If your rent has drifted above market, renewal is the time to bring it back down — not accept an automatic bump.
- Free rent and a TI refresh. Landlords will often give abatement and improvement dollars to keep a good tenant rather than face vacancy and re-leasing costs.
- Caps and audit rights. Lock in caps on annual increases and on NNN charges, and secure the right to audit operating expenses.
- Personal guaranty. A renewal is a chance to reduce or remove a personal guaranty you signed years ago.
Watch the auto-renewal and notice traps
Many South Florida leases contain automatic-renewal clauses and strict notice windows. Miss the window and you can be locked into another term at a rate you never negotiated. Part of representation is tracking these dates and acting before they bite.
Renew or relocate?
Sometimes the best outcome is staying; sometimes it's moving. We run the numbers both ways — see our guide on negotiating a lease renewal — so the decision is driven by total cost and your business needs, not inertia.
Free to you
Tenant representation costs you nothing — the fee is paid by the landlord. There's no reason to negotiate your own renewal against a professional landlord without a broker on your side.
Related tools: See what your property is worth with the free Broker Opinion of Value tool, or browse the market & lease guides.