Office Tenant Representation in the South Puget Sound
Office tenants in the South Puget Sound have more leverage than they think. Vacancy in suburban office has stayed elevated since 2020, and landlords are competing for credit tenants with concessions they will not volunteer. Our job is to make them.
What we do for office tenants
Requirement definition (headcount, growth, hybrid policy, parking, lab or showroom needs), market survey, tours, competitive proposals, financial analysis of every option on a net effective basis, and negotiation of the lease itself: base rent, escalations, free rent, tenant improvement allowance, expansion and contraction rights, termination options, and sublease rights.
How we run a search
We start early, often 18 months before expiration, and bring in the specialists a move needs: an architect or space planner, a construction consultant, a data systems consultant, and your attorney for the final lease. Every option is scored on the numbers (rental rate, floor plan efficiency, operating cost history, tenant improvements, term) and on the things that keep employees happy (image, amenities, commute times, and the quality of the landlord and property manager). The top choices, including your current building, then compete for your tenancy.
Renewals
A renewal negotiated without alternatives is not a negotiation. We build a real relocation option in parallel with every renewal so the landlord competes for your tenancy. For Tesoro in Federal Way, proposals from six landlords turned into a below-market renewal with turnkey improvements.
Medical and specialty office
We handle medical office, lab, and flex/office hybrid requirements, including subleases and direct leases with 2027 and later commencements.
See how we did this
Case studies from Mike Hemphill and The Andover Company.
Auburn Corporate Center I and II
99% occupancy across 266,000 SF
Represented by Mike Hemphill and Jim Bisset
Zones, Inc.
More than $1 million a year in facility cost savings
Represented by Mike Hemphill
Levi Strauss & Company
Below-market 38,000 SF Class A sublease
Represented by Mike Hemphill
Tesoro Corporation
Below-market renewal with turnkey improvements
Represented by Mike Hemphill
Frequently asked questions
Is office tenant representation free?
In the standard structure, the landlord pays the commission, so the tenant does not pay us directly.
How much free rent and TI can an office tenant get in Renton or Tukwila?
It depends on term, credit, and building, but in the current market multi-month free rent and meaningful improvement allowances on five-year terms are common. We will show you comparable deals so you know what market is.
Should I sublease or lease direct?
Subleases can be cheaper but carry the sublandlord's risk and shorter terms. We analyze both side by side on a net effective basis.