Exclusive representation for office tenants across Broward, Miami-Dade, and Palm Beach. Justin negotiates rate, tenant improvement allowance, free rent, expansion rights, and exit flexibility — built entirely around your business, not the landlord.
Every commercial asset class has its own negotiation levers. For office tenants in South Florida, the terms that matter most are rarely the ones a landlord broker leads with. Base rent is visible. What gets buried is tenant improvement allowance structure, operating expense escalation caps, after-hours HVAC charges, parking ratios, sublet and assignment rights, expansion and contraction options, and the personal guaranty.
Most office tenants focus on the rent number and sign a landlord form lease. That's where the deal is lost. Over a five-to-ten year term, the hidden terms frequently outweigh the rent negotiation itself — sometimes by six figures for a 5,000 SF tenant.
Comp analysis from CoStar and active deal data — not just asking rent. Escalations are typically 3% annually in South Florida office, but landlords in softening submarkets will accept CPI-capped or flat-for-year-one structures with the right leverage.
For Class A office in South Florida, TI currently ranges from $40 to $75 per rentable square foot depending on condition, term length, and landlord motivation. Justin benchmarks against comparable active deals in your submarket and negotiates TI as a capital commitment, not a rent concession. For more on how TI is structured and what to watch for, see our TI allowance guide.
Rent abatement periods on office space range from 3 to 9 months depending on term and landlord position. Justin stacks rent abatement on top of TI, rather than letting the landlord force a trade-off. Delivery condition — exactly what the landlord delivers versus what you build — is a separate negotiation that often gets overlooked.
Base year structures, gross-ups, caps on controllable operating expenses, and exclusions for capital improvements. In a full-service gross lease, this is where 3-5% annual hidden escalation happens without a clean OpEx negotiation.
Right of first refusal on adjacent space. Early termination options (typical: after year 3, with a fee). Contraction rights if your space need shrinks. These cost nothing to the landlord at signing but add real optionality to your business.
Most landlords demand a full personal guaranty. For tenants with stable financials, a good guy guaranty, a rolling year burn-off, or a capped-dollar guaranty is almost always negotiable. See our full breakdown on negotiating personal guaranties down.
Already in a lease? Send Justin your current terms — he'll tell you if there's mid-term renegotiation leverage or what to prep for at renewal.
Send Your Lease →"Justin at Mattis Advisors was incredible! He provided a thorough property review, helping me decide whether to sell, hold, or exchange into another property. His analysis and insights were spot-on, ensuring the best outcome for my family. Justin also invited me to a 1031 exchange luncheon, which gave me the knowledge to make a well-informed decision. I highly recommend Justin to anyone needing expert real estate advice!"
"Justin is truly exceptional. From start to finish, he made us feel like a top priority and handled every step with professionalism, care, and heart. It's hard to find someone who's not just doing a job, but genuinely invested, and that's Justin. He's one of the best advisers I've come across in Florida. If he's not already on your team, do yourself a favor and ask for him. You won't be disappointed!"
"Justin Crow helped us find my latest gallery/office and was extremely helpful. Highly recommend Mattis as a firm."
An office tenant rep represents you exclusively — never the landlord. That includes market analysis, touring pre-qualified spaces, drafting the letter of intent, negotiating every lease term (rent, TI, free rent, guaranty, renewal options, exit rights), and managing the lease through execution. Justin stays in the deal from first meeting to signed lease — no handoff.
Nothing to the tenant. Tenant rep commissions are paid by the landlord and are built into the economics of every commercial office lease. You receive professional representation at zero out-of-pocket cost. This is identical to how buyer's agents work in residential real estate.
For a new lease, engage a tenant rep before you've toured a single property or spoken to any listing broker. For a renewal, 12 to 18 months before your lease expiration is optimal. Earlier engagement always produces better terms because the landlord has not yet locked in their position.
For Class A office with a 5-to-7 year term, TI allowance ranges from $40 to $75 per rentable square foot depending on submarket, landlord financial condition, and the tenant's credit profile. Second-generation space with existing improvements runs lower. New construction and shell space runs higher.
Almost always yes. Full personal guaranties are the landlord starting position, but structures like a good guy guaranty, a rolling 12-month burn-off, or a capped dollar amount are standard negotiated outcomes. Tenants with audited financials and three years of tax returns have more leverage.
Full-service gross means the landlord pays operating expenses (taxes, insurance, CAM, utilities) and those costs are built into the rent. Triple net (NNN) means the tenant pays base rent plus a pro-rata share of those operating costs. South Florida office is mostly full-service gross. Read our deep dive on NNN leases.
Free consultation. No obligation. Justin will review your situation and lay out your options.
