Commercial Real Estate Guide
Leasing commercial space is a sequence: define the requirement, tour a real shortlist, negotiate a letter of intent, paper the lease, then build out. Rushing the front end is what causes expensive surprises at the back end.
Write down square footage range, target occupancy date, maximum total monthly cost, parking needs, power and infrastructure requirements, and any operational must-haves like dock doors, drive-in access or grease traps.
Include the deal-breakers. A clear requirement turns a scattered search into a short list of real candidates.
A proper survey shows every viable option in the submarket, not just what is easiest to show. Compare rate structure, net charges, escalations, condition and delivery timing side by side.
Tour the finalists in person. Photos hide ceiling heights, column spacing, loading realities and how a space actually flows.
The LOI is where leverage lives. Base rent, term, free rent, tenant improvement allowance, escalation percentage, renewal and expansion options, and who pays for what all get settled here.
Run competing LOIs when you have more than one workable option. Landlords price against alternatives.
Once terms are agreed, the lease document controls. Pay attention to CAM definitions and caps, maintenance and repair obligations, holdover penalties, assignment and subletting, and personal guaranty language.
Then plan the buildout honestly: permitting, contractor bids and long-lead materials routinely take longer than expected. Build float into your occupancy date.
Simple second-generation space: roughly 60 to 90 days from search to occupancy.
Space needing meaningful buildout: 120 days and up, sometimes considerably more with permitting.
Build-to-suit or ground-up: plan in quarters, not weeks.
Plan on 60 to 90 days for space needing little work, and 120 days or more when buildout and permitting are involved. Starting six to twelve months ahead gives you negotiating leverage.
You are not required to use one, but tenant representation is typically paid by the landlord out of the listing commission, so most tenants gain an advocate at no direct cost.
It is money the landlord contributes toward building out your space, usually quoted per square foot. It is negotiable and often trades off against base rent and term length.
Free rent, tenant improvement allowance, annual escalations, CAM caps, renewal and expansion options, exclusivity where relevant, and the scope of any personal guaranty.
Speak directly with a Flower Mound commercial real estate broker — no forms, no call centers.